HomeMy WebLinkAbout09 - Appeal of Planning Commission Approval for The Garden Office and Parking Structure Proposed at 215 Riverside Ave - PowerPoint (Applicant)April 28, 2020
Item No. 9
215 Riverside
City Council
April 28, 2020
215 Riverside
• Conforms to General Plan and
Zoning: General Commercial
Overall reduction in intensity of
use by reducing area, removing
restaurant use and limiting new
use to professional office only.
• 65% reduction in building area
from 8,056 sf to 2,751 sf
• 33% reduction in site coverage
• Maximum height of proposed
structure no higher than
existing structure
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Increased Parking Supply
• 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
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Revisions to Project since Planning
Commission Approval
The maximum height of proposed new structure is
28.25 ft - no higher than the existing building height
• The overhead trellis structure has been extended to
cover the entire row of upper level parking facing Avon
Street
• Air conditioning units relocated to the lower garage to
reduce height and noise
• Increased
setback for portion
of parking
structure along
Avon and
added landscaping
along Avon
frontage
Concessions since April 14,
2020 Council meeting
•
Trellis on the upper level of the parking structure
will be extended to all currently uncovered parking
spaces.
Trellis shall be completed foliage with vines and
other organic material.
All vehicle will stop entering and exiting the upper
level of parking after 10 pm.
• Lighting reduced to minimum required for security
City's arborist to review plans for conformity with
applicable City regulations.
Project Enhancements to the
Mariner's Mile Area
Improved aesthetics
• Use of high-quality materials and details consistent
with adjacent buildings
Community support for improved aesthetics
• Demo of existing structure
Increases parking supply
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
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Height — No higher than existing
Exlslfnp Uphill ll
View from uphill residence - existing
Increase in Landscaping
150% increase in site
landscaping from 2,765 sf
to 7,065 sf
• Additional 200 sf
landscaping strip along
Avon where none currently
exists
• Landscape buffer to
adjacent residences
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Landscape buffer to uphill residences
Street View
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Aerial View
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Upper Level Parking Trellis Extended to
Buffer Views of Cars
Overhead trellis structure
along the upper level of
the parking structure has
been extended to cover the
spaces row of spaces
along Avon
• Condition of approval
adopted by the Planning
Commission to improve
aesthetics
Upper Level Parking Trellis Expanded to
Cover all Parking Spaces with Vines
Street View
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Aerial View
Close Up
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Riverside Avenue Exit
Conformance with Public
Works standards
• Exit moved closer to Avon
Reduced ramp slopes
• Improved site lines for
vehicles exiting Riverside
Site Lines Diagram
Review of Existing Oak Tree Location
Aerial View
Plan View
It
Based on the location of the existing oak tree the development of the site should not have any impact of
the existing oak tree. The root system within the drip zone (outer edge of the crown) protects the
macrobiotic and symbiotic relationship for the tree. The tree appears to be in an ornamental setting of
which is not ideal for this California native oak. The root system itself will naturally seek subsurface water
and with the existing retaining wall adjacent to the proposed development / would not anticipate any root
intrusion into the site. Please note during construction the client should have an arborist on site during
any grading while protecting any potential need for root pruning. Please also note that transplanting any
Oak tree only requires the protection of 213 of the root zone underneath the canopy.
Community Outreach
Open house in July 2019
300' radius noticed
Community support of more than 130 letters of
support from local residents
Community supports improved aesthetics and
revitalization of Mariners Mile
Project Benefits
• Development consistent with the General Plan and
Zoning and Mariners Mile Strategic Plan and Design
Framework
• Height of proposed structure no higher than existing
- Increases parking
Reduced footprint and intensity
Increase in landscaping and high quality materials
• Improved aesthetics and revitalization of existing
underutilized i nfi I I property
Next Steps
Uphold the approval of the Planning Commission
for 215 Riverside and deny appeal. Commission
approved the project in October 2019.
Generate building permit fees and increase
property tax revenue through increased valuation
Construction and engineering jobs
Promote revitalization and investment in
community at a time of economic uncertainty