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Home My WebLink About5.0.2 - Attachment 2 - 5 - PA2014-110 Attachment No. PC 2 Applicant's Project Description 49 V� Q� `-� �,P �� P ,`�O �� o June 18, 2015 City of Newport Beach Community Development Department, Planning Division 100 Civic Center Drive PO Box 1768 Newport Beach, CA 92658 SUBJECT: 1560 PLACENTIA AVENUE,SITE DEVELOPMENT REVIEW AND TENTATIVE TRACT MAP APPLICATION, REVISED PROJECT DESCRIPTION Proiect Setting The proposed project consists of the demolition of 73 mobile homes spaces, three fixed structures (a central business office with laundry room, a resident club room with adjacent swimming pool, and a small residence), and related surface improvements to accommodate the development of 81 single family condominium dwelling units on a 4.7 acre site. The subject property is located at 1560 Placentia Avenue within the West Newport Mesa area and is generally bounded by 15th Street and 1616 Street to the north and the south, and Placentia Avenue and Superior Avenue to the west and the east. A chain link fence separates the property from the current light industrial sites to the north and the institutional and commercial sites to the east. A 5' block wall separates the property from residential sites to the south. The properties directly to the north are within the City of Costa Mesa's 19 West Urban Plan and are identified as areas of potential revitalization by encouraging the development of missed-use urban villages. The area is targeting live/work units and allows for densities up to 20 dwelling units per acre and heights up to 60 feet. The property to the southwest is an apartment development facing Placentia Avenue and is two stories with sloped roofs and heights estimated at 28 feet. The property to the southeast is an adjacent mobile home site. Within 400 feet of the southerly property line and 250 feet of the easterly property line there are four story medical office buildings exceeding 38 feet in height. 51 71if The property is currently designated by the Land Use Element of the General Plan and the Zoning Code for Multiple Unit Residential (RM)with a density of 18 dwelling units per acre. As stated in the General Plan "the West Newport Mesa area would benefit from revitalization" Project Description The underlying legal lot is 330 feet wide by 620 feet deep. The project proposes to redevelop the site as a multi-family detached residential development with 81 for sale, single family condominium homes ranging in size from approximately 1,750 square feet to 2,150 square feet. The community design provides the 81 unit residential neighborhood with both private and public open space areas offering opportunities for social gathering within an open space setting. Each unit is topped with a flat roof deck at 341"with an approximate overall height of 377' to the top of the roof deck parapet or guardrail. The units will provide between 2 to 4 bedrooms depending upon plan type and room options and each is similar in design with three levels of living area above grade and a roof top deck. All of the units will feature an office/den (or optional bedroom)on the first floor. The guiding design principles for the community include the following: • Feature coastal contemporary architectural designs utilizing enriched materials that both enhance and preserve the City of Newport Beach's unique character. • Provide an enjoyable outdoor experience through private open space, including roof top decks and balconies,and the common area gathering space. • Promote sustainable development practices addressing energy efficiency. As proposed the site provides over 115,000 square feet of open space with 9,061 square feet being community open space,exceeding the required 6,075 square feet of community open space required per Newport Beach Municipal Code Section 20.18.030. Approximately 4,340 square feet of the open space is designated as Community Open space. The space is intended to be a gathering place for residents and will include amenities such as an pool and spa, lounge areas, seating and gathering areas, shade structures, and an outdoor kitchen area. Per the direction of the City Engineering Department the project entrance along Placentia Avenue is aligned with the centerline of Production Place Street with two 14' drive aisles separated by an 8' median for a total 36'wide entrance. The main interior private streets are 26' curb face to curb face. Gates are not proposed at the entrance to the project. A private sewer system will be installed connecting to the existing sewer line which runs in Placentia Ave towards Superior Avenue. Sewer capacity has been verified by the District. 52 Currently, the site drains from front to back and is draining onto Placentia Avenue utilizing a series of small sumps and pumps. There are currently no Storm Drain facilities in Placentia Avenue. We are proposing to install a 30" system from an existing junction structure in 15'h Street to the front of the project site. Private Storm Drain facilities would be installed within the project site and connect to the new main in Placentia Avenue. At the request of the City Engineering Department a culvert will be added at the entrance into the site on Placentia Avenue to collect storm water from Placentia Avenue. No public funds will be utilized for the proposed mainline infrastructure. The site is currently being served by Edison for electric, So Cal Gas for gas,Time Warner for cable, and AT&T for phone. All of these providers will continue to offer services to the site. All of the proposed improvements will be complete prior to the first Occupancy. Height Increase The subject site is zoned RM, Height Overlay(H). Per Newport Beach Municipal Code 20.30.060 we are proposing a structure height of+/-37'6" at the top of the parapet or guard rail. The height of the roof deck is at 34'1". The height increase is integral to the design of the community and offers the following significant project amenities: • The additional parapet and roof deck railing height would allow for modern floor to ceiling heights expected in today's marketplace. The first and second floors would provide 10 foot plate heights, and the third floor would provide 9 foot plate heights. • The additional building height allows floor area to move from the first floor to the third floor. This transition of floor area space allows for a significant increase in private open space. RM zoning requires that the private open space be 5%of the gross floor area. Units in the gross floor area range of 2,150 sf to 2,500 sf(as currently proposed) would require between 107 sf and 125 sf of open space. The proposed project design provides for, on average, 733 sf of on grade open space exceeding the requirement by 580%to 680%and thus providing a significant project amenity. • The additional building height accommodates large private roof decks above each unit that complement the active coastal lifestyle and provide exceptionally usable outdoor living space. Additionally, the roof decks, as defined in the Newport Beach Zoning Code, are considered private open space. The private roof decks range in size from approximately 393 sf to 846 sf, exceeding the private open space requirements by an additional 370% to 670% over the on grade open space. 153 • In total, the additional building height allows the project, as currently designed, to provide for approximately 10 times over the RM Zoning requirements for private open space per unit. • The roof top decks are a significant enhancement to resident views. • The flat roof tops would allow, should a resident choose, for any home within the community to install photovoltaic solar panels in an area greatly exceeding what would be achievable with sloped roofs. The proposed architecture takes into account the density and height of the structures. The elevations provide exceptional visual interest through the use of light and shadow, pop out sections, recessed planes, material changes,vertical elements, as well as articulation in the roof parapet. The high quality details and materials are characterized by carefully detailed wood like siding, steel elements,and clean sleek design lines. A typical front elevation contains,on average, five material changes and seven variations in horizontal planes. The increased height will not result in abrupt scale changes or relationships between adjacent developments as outlined in the project setting narrative. It is also important to note that the structures will have no more floor area than could have been achieved without the approval of the height increase. Parking A total of 162 garage parking spaces are required and provided by the proposed project at a rate of two garage spaces per dwelling unit. In addition,44 guest parking spaces are provided at a rate of 0.6 space per dwelling unit while only 41 are required per RM Zoning. Restrictive Covenants The proposed project is intended to be a common interest development. A Homeowner's Association (HOA)will be formed with a Declaration of Covenants, Conditions, and Restrictions (CC&R's) recorded with the county recorder. Restrictive Covenants will be developed to augment the Planned Community Development Plan for implementation and continuation of the residential dwelling units as originally intended. These Restrictive Covenants will include: • Parking. Uncovered parking spaces will be restricted to guest use. No long term parking will be Permitted. • Wet Utilities. All onsite sewer,water, and storm drains will be private systems. Provisions for long term maintenance and upkeep will be included. 54 • Street Improvement. All onsite streets will be private. Provisions for long term maintenance, upkeep, and emergency vehicle access will be included. • Open Space. Provisions for long term maintenance and upkeep of all community open space will be included. • Community Open Space. The main community open space will be designated for community amenities. Provisions for maintenance and upkeep will be included. • Community Rules and Regulations. Rules and regulations will be put in place by the Board of Directors for the HOA. The rules and regulations will govern items such as guest parking provisions, pet restrictions, noise regulation of the community open space, and other items determined by the Board of Directors. Sincerely,, Sunti Kumjim Ebb Tide, LLC 55 V� Q� `-� �,P �� P ,`�O �� Attachment No. PC 3 Visual Simulation 57 V� Q� `-� �,P �� P ,`�O �� g ,c� �Alll x.. � �• nux° 9- r, I...'fit(•� I i r� p9 ' . rtov V� Q� `-� �,P �� P ,`�O �� o Attachment No. PC 4 Materials and Color Scheme O1 V� Q� `-� �,P �� P ,`�O �� Y 1 f it Y fill a �y 1 J Y 1 Y ` a r� i -- 3 <fit t 61 a V� Q� `-� �,P �� P ,`�O �� Attachment No. PC 5 Tentative Tract Map 05 V� Q� `-� �,P �� P ,`�O �� F S E IN 9y �ry A '9 Oy K It - L e a €1� g $v I g�� € 1 i€ 3 HH'W s i a 9 € a xa Z e 3 'ixs p.gi h Y aa^ C'V b 2-U + w z6 F- o¢w0 - r ` ` 0Om // 00 f LLI &gr Y H rk- 71 � �� Ig39t9 0a`a a19 aa146� �€:v�i a _ — t MW 8`Sa@111aa� s1� T,. mnzs i, m„oD,a�oou — a ��51s3691813Es6 �iz9e�Ino 31N3Ad VI O•dld oa o9s 9 _ ��a p < s Y _Z- -.✓ �` �( /� ✓✓ ..� � � 'tit Kk � ze 5 Eby e F� Pia �' �133Y153ItlNLL1 — - — 133HIS 3LV/JL+d - �� u i I� �,., ', v� _ `' a.� ✓� _ _- �� as "� G- Q tiS gp� {I ¢y �c��3�19��8 _ L a W ZQ¢ > o I e, LLJ — � ' - I •;. 6 ° Lim ssssssss rLl 133FllS3LtlMk _ �a - 4 3 s�vqu� 3 }.xPm 1�1� s�tivee 3 Pow Im 3 ® ® � ---- .x �� iT � a ❑ � ^=h $� o a F S E � n yy gys `J y tl 9 r b FF E• s � Z _________ ------------- EMB ___________EMB 31YAM9 C mid 04 Ba O V LL J J33LS 3LYAUd I J.Q ZUU H ZZ, o a W Uo i a € oo e 1�19RLYAW A A 6 �1 14 sw�c 31YAYNI . - 133NL531YAFH — � _ ' A � Q J I _T40-1 i1 .wool- 317AHAYYlfimvw »•» '^ V� Q� `-� �,P �� P ,`�O �� o