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HomeMy WebLinkAbout20190329_Project Description," /· I 215 Riverside Avenue f r Proiect Description, View Impact Analysis and Letter of Justification CJ7YOF '0& ~ The project proposes to demolish the existing 8,000 sf building, parking facilities, and r· BE~ encroachments located at 215 Riverside A venue ("Project Site") and construct a new two-story building with just less than 3,000 square feet of commercial office/retail space and 50 total parking spaces (the "Project"). The parking would be accessed from two separate entry/exit drives, one on Avon Street accessing the first level of parking and the second on Riverside Avenue accessing the second level of parking. Twelve (12) of the parking spaces would be required to serve the commercial office/retail uses of the building. The remaining parking spaces (38) are intended to serve off-site uses. Twenty-three (23) of those spaces are located at the first level and are primarily subterranean. The remaining twenty-seven (27) spaces are located at the upper level with twelve (12) of the spaces along the back cut into the hillside approximately ten (10) feet below natural grade, five (5) spaces along the front and covered by a trellis structure with the remaining ten (10) spaces uncovered. Based upon the allowable 0.5F AR for the site, 7,500sf of office/retail would be permitted requiring and allowing by right 30 on-site parking spaces, more than the proposed twenty-seven (27) spaces. The Project Site is a single parcel located at the northwest comer of Riverside A venue and Avon Street. The Project Site is 16,290 square feet with approximately 35 feet of elevation change. The current uses of the 215 Riverside building total approximately 8,056 square feet, and include (1) approximately 2,910 square feet of ground floor restaurant space (currently unoccupied), (2) approximately 5,146 square feet of second and third floor office space, and (3) 16 on grade parking spaces. The Project proposes to reduce the intensity of commercial development of the Project Site by approximately 5,000 square feet and The Project would also reduce the overall visual impact of development on the Project Site. The Project would be constructed to a maximum height of 32 feet, which is consistent with the Newport Beach Municipal Code's ("NBMC") height maximum. However, only 50% of the commercial component of the structure would be constructed to 32 feet, with the parking component constructed to a maximum height of approximately 18 feet above finished grade. Perthe city's requirements for Scenic and Visual Quality Protection, the proposed landscape has been designed and plant materials selected to complement and extend the adjacent park landscaping. Proposed trees have been sized to provide screening of the parking below (refer to attached site section diagram) without impacting ocean views. As demonstrated in the existing site photos with before and after images, the proposed design will not only minimize, but reduce overall visual impact from Cliff Drive Park and the adjacent residences and will not block views or impede access to the harbor. The proposed project is outside of the Shoreline Height Limitation Zone, between 600' and 700' feet away from the two closest Public View Points as shown on Map 4-3 of the Coastal Land Use Plan and will have no impact to public views of the coastline consistent with the requirements of Policy 4.4 1-6 of the Coastal Land Use Plan. ( The Project is within the coastal zone and is subject to the City's Local Coastal Program. The City's General Plan designates the Project Site as General Commercial. The City's Local Coastal Land Use Plan ("CLUP") designates the Project Site as General Commercial. The coastal zoning district is Commercial General. These designations and zoning are intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The Commercial General zone permits both business offices, retail and professional offices (above the second floor). The Project Site is located approximately 500 feet from Pacific Coast Highway, a major thoroughfare in the City. The project is located in the Mariner's Village section of Mariner's Mile. The Project design follows the key objectives of the Mariners' Mile Design Guidelines with: 1. A design that fits into its surroundings which is consistent with and identifies with the adjacent development (The Garden) which it serves 2. An approach to massing and articulation which is five sided with the "two interlocking block" massing evident from each elevation as well as the roof. 3. A site plan approach which is oriented to the street and the village with the commercial space at the comer. 4. A site plan approach which addresses the need for parking as a key ingredient for the success of the area. 5. A landscape approach which integrates the building into the surrounding landscape as well as providing pedestrian oriented planting at the street. 6. A lighting approach for the parking that uses predominately low level wall mounted light sources. 7. A signage program that will be integrated into the architecture. The Project will provide business office space and/or ground floor retail near numerous commercial uses, such as restaurants and retail establishments. The Project is seen as an extension of the development across Avon Street (The Garden) which is envisioned as a pedestrian-oriented mixed-use village containing food service, retail businesses and offices contributing to the revitalization of the area. Architecturally, the structure will have a similar material palette and scale as The Garden, the existing shopping center located directly across Avon Street. A combination of tumbled brick, painted steel and wood would ensure consistency with The Garden. As discussed above, the Project would reduce the overall massing and height of construction on the Project Site, improving the aesthetics of the Project Site in relation to the residential uses and open space areas located nearby. The Project complies with all applicable development standards, including floor area ratio ("FAR"), height, and ~a~ In response to the comments from the~ Review Committee meeting to review the Project held December 2ot\ a number of modifications have been made. These include; 1. Removal of existing encroachments from the adjacent parklands. 2. Redesign of the Avon Street parking entrance to remove impact to existing city metered parking. 3. Redesign of the commercial space to improve site lines from the Riverside A venue driveway. 4. Increase in driveway width to 24 feet minimum. I- \ ( 5. Increase in parking space width to 9' minimum when adjacent to a wall. 6. Redesign of the parking structure to reduce its footprint and allow for a terrace to support landscape to provide visual screening of the proposed upper level parking. This last change was made in response to the city's concern over the visual impact of the parking to the residences above. Please find attached a scaled section diagram illustrating existing and proposed site lines from the upslope residences to both the existing and proposed parking. Currently, all 16 existing parking spaces located on two levels are visible from the residences above. The proposed design locates all of the proposed parking further away from the residences, down at the same elevation as the lowest level of the existing parking and provides landscape screening to reduce the number of vehicles visible from the residences from sixteen (16) to nine (9). The nine (9) spaces that are visible are significantly further away from the residences than the existing and would not be effectively screened by an overhead structure. The submittal package includes; preliminary architectural plans (site plan, floor plans, sections and elevations), preliminary landscape plan, preliminary grading/drainage/ WQMP plans, area overlays, before/after view shed images from the adjacent parkland and surrounding streets, a noise study and a sewer/water study. Based upon the results of the noise and sewer/water study the proposed project falls within acceptable city guidelines and no mitigation is required. Required Entitlements 1. Coastal Development Permit ("CDP") to permit the demolition and construction. ~ Conditional Use Permit ("CUP") to permit the parking structure component of the Project ~;~~te ~=-o a residential zoning district. The Planning Commission is the municipal body with authority to review and approve the requested entitlements. / ( ( Letter of Justification Coastal Development Permit (NBMC Section 21.52.015) The Project is within the Coastal Zone and, therefore, requires approval of a coastal development permit ("CDP"). Finding 1 The project conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding 1. The CLUP desigpates the Project Site as General Commercial, which provides for a wide variety of commercial activities to serve citywide or regional needs. The Project would provide for office uses and parking, both of which serve needs of the City. 2. The CLUP imposes a FAR range from 0.0 -0. 75 FAR for the Project Site. The NBMC limits FAR to 0.50 (per the City's Zoning Map). The Project's total floor area is 3,030 square feet, which amounts to a FAR of 0.18, which is well below the maximum. 3. The Project structure complies with the setback requirements of the NBMC, which are zero feet on all lot lines, but for the rear and side lines that abut residential uses. A five-foot setback applies to portions of the Project Site abutting residential uses. 4. The Project's proposed uses -office and parking -are permitted by the NBMC, General Plan, and CLUP. 5. The Project Site is not within any of the CLUP's identified districts or corridors, although it is located adjacent to the Mariners' Mile area. Mariners' Mile is characterized by the CLUP as proper for restaurants, residential, office, and other commercial uses. Thus, the Project would be consistent with the intended development of the Mariners' Mile area, as outlined in the CLUP. 6. The Project is protective of coastal resources because it proposes the redevelopment of a parcel with existing development, consistent with CLUP Policies 2.2.1-1, 2.2.1-2, and 2.2.1- 2, all of which promote redevelopment of developed areas with adequate public services. 7. The existing uses (restaurant, office, and parking) are not coastal dependent. The Project will not eliminate coastal dependent uses in favor of non-coastal dependent uses. (CLUP Policy 2.4.1-3.) 8. The Project Site is outside of the Shoreline Height Limit Zone and, therefore, is permitted a maximum height of 32 feet with a flat roof. The Project complies with this maximum height and actually proposes substantially lesser height across the majority of the structure. The Project would lessen development intensity on the Project Site. ( ( 9. The building is designed with a high level of architectural quality and is compatible with other buildings in the immediate vicinity, including the adjacent The Garden shopping center. 10. The Project Site is not readily visible from West Coast Highway, a coastal view road (per the General Plan). A designated public view point exists northwest of the Project Site at the public park on Cliff Drive. However, the Project Site is also not in the line of sight of Newport Bay from the public park on Cliff Drive. Therefore, no impact to coastal views would result from the Project. 11. The Project will re-develop the site with structures that are generally of a lesser overall height than existing structures, which would benefit adjacent residences. Therefore, the Project is consistent with the General Plan and the CLUP's polices related to protection of coastal views from West Coast Highway. (e.g., CLUP Policy 4.4.1-6.) 12. The building's parking areas, access points, and on-site circulation are designed to provide adequate drive aisles and minimum vehicle turning areas to provide safe access for guests, emergency vehicles, and refuse collection vehicles. 13. The Project will establish office uses, which will contribute to the revitalization of the area by bringing in workers that will patronize area restaurants. Finding 2 The project conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding 1. The Project Site is not located between the nearest public road and the sea or shoreline. 2. The Project would not conflict with the Coastal Act's public access and public recreation policies because (1) it would redevelop a property with existing non-coastal dependent uses or uses that facilitate access to the waterfront, (2) would not obstruct access to Newport Bay or the waterfront, and (3) is served by adequate parking. 'th the General Plan and any applicable specific plan. ( 1. oject is consistent with applicable zoning and the General Plan, both of which design te the Project Site for commercial uses. The Project Site is not subject t an adopted Specific Ian. 2. The Project ould redevelop an underperforming site with office space, contribute to t local economy and enhance the neighborhood, whic s intended as a mix of office, commerc 1, retail, and residential uses. (General Plan Polici s LU 1.5 and LU 3.2.) 3. The Project would n impact any important or protected public iews. (General Plan Policy LU 1.6.) 4. Architecturally, the Project ould be consistent with adja nt commercial uses located at The Garden, an existing shop ·ng center. This would e ure compatibility within the corridor/district center. (Gener I Plan Policy LU 5.2. . 5. The Project would reduce physical croachment ward adjacent residential uses, would incorporate robust landscaping, inclu decorati e walls, and lower the overall height of structures on the Project Site. Thus, the roje is designed to be compatible with and minimize impacts to adjacent residences. neral Plan Policies LU 5.2.2 and LU 5.6.1.) Finding 2 The use is allowed within the applicable provisions of this Zoning Code and the Facts in Support of Finding ning dis~ and complies with all other applicable unicipal Code. 1. The use is allowed within the pplicable zoning district, wh1 permits development of General Commercial prope · es with office and commercial u s. Finding 3 The design, location, size, nd operating characteristics of the use are co allowed uses in the vicin · 1. The Project is c mpatible with the surrounding uses of the area, which include r tail, automobile sa s, restaurants, and other commercial uses. The adjacent residential uses are located subs ntially above the Project Site on a bluff, minimizing any potential impact. Moreover, e Project would be of a lesser overall height and massing than existing developm nt. ( I ( The Project building complies with all development standards of the NMBC, inclu mg setbacks and height. 3. T e Project would reduce the intensity of uses existing on the Project Site b app oximately 5,000 square feet of commercial uses. 4. All ac ss points are designed to ensure vehicular and pedestrian safe , and abide by all NBMC <lards. Finding 4 The site is physically uitable in terms of design, location, shape size, operating characteristics, and the provision of pu ic and emergency vehicle (e.g., fire an medical) access and public services and utilities. Facts in Support of Finding 1. Appropriate sight distance is pr· ided at each drive ay. The Project's parking areas, access points, and on-site circulation are · signed to prov· e adequate drive aisles and minimum vehicle turning areas to provide safe cess for g sts, emergency vehicles, and refuse collection vehicles. 2. The Project provides access for emergency NBMC. Finding 5 Operation of the use at the location propos d would not be imental to the harmonious and orderly growth of the City, nor endanger, eopardize, or otherw · e constitute a hazard to the public convenience, health, interest, safe , or general welfare of rsons residing or working in the neighborhood of the proposed use. Facts in Support of Finding 1. The Project would enhance vie s of the Project Site from nearby bluff-t residences by eliminating impervious surfa s and paving on the site, and introducing ar hitectural elements and substantial Ian scaping. 2. The Project will re-develo the site with structures that are generally of a lesse height than existing struc res, which would benefit adjacent residences. 3. The Project has been d igned to ensure that potential conflicts with surrounding and uses are minimized to the e tent possible to maintain a healthy environment for both businesses and residents by prov: ding an architecturally pleasing project with articulation and building elements that enhan e the urban environment. ( ( 4. The Project will include exterior lighting. However, the site is already developed with an · ting building that includes exterior lighting. Moreover, all exterior lighting will comply with C Section 20.30.070, which requires outdoor lighting fixtures be desi aimed, located, an aintained to shield adjacent properties from light spillage. 5. nstructed to a maximum height of 32 feet, whi is consistent with the heights of other comm ial structures in the vicinity and the pro · sions of the NBMC. The Project's height will not i act adjacent residences because se residences are located substantially above the Projec ite on a bluff. 6. of the area, which include retail, 7. m cial uses. The adjacent residential uses are a bluff, minimizing any potential impact. eight and massing than existing 8. The Project will rema e existing minor encroachments into the public Drive (to the west d east of the Project Site). 321713082.1