Loading...
HomeMy WebLinkAboutPA2019-023_Incomplete LtrF:\Users\PLN\Shared\PA's\PAs - 2019\PA2019-023\Correspondence\PA2019-023_Incomplete Ltr.docx Tmplt. 02/09/11 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov NOTICE OF INCOMPLETE FILING March 6, 2019 Laidlaw Schultz Architects Attn: Jonathan Yee 3111 Second Avenue #1 Newport Beach, CA 92625 Application No. Coastal Development Permit No. CD2019-003 (PA2019-023) Address 215 Riverside Avenue Please be advised that after reviewing the subject application, your submittal has been deemed incomplete and further information is required before we are able to proceed with the application process. Please note, the conditional use permit application has been closed for this project application since a conditional use permit application has already been filed related to proposed off-site parking for 2902 West Coast Highway (PA2019-006). At this time, the project application requires the approval of a coastal development permit for new construction within the Coastal Zone. Please submit a written request via email to close this application. A refund will be processed for the fee difference in the amount of ($3,545.00). City staff recommends covering or alternatively screening the parking areas to minimize view impacts from Cliff Drive Park, which is identified as a public view corrido r. Pursuant to NBMC 20.30.100 (Public View Protection) staff’s preliminary assessment based upon field observations concludes there may be a potential impact to public views. Section 21.30.100 (Scenic and Visual Quality Protection), subsection D(7) suggests that landscaping, fencing, parked cars, and other nonstructural elements that block views and access to the harbor should be minimized. Since this parking structure may potentially be utilized during late night hours, staff recommends enclosing the second level or adding a carport cover and additional landscaping to reduce noise and visual impacts from Cliff Drive Park and adjacent residential properties. Further, the Mariners’ Mile Design Guidelines suggest that buildings should be designed with four-sided architecture, encouraging roofs and roof elements to respond to views from above. The following documentation is required to complete the application: 1. Project Description. Provide a narrative that discusses how the proposed project’s architectural style and site design/landscaping will adhere to the Mariners’ Mile «HearingDATE» F:\Users\PLN\Shared\PA's\PAs - 2019\PA2019-023\Correspondence\PA2019-023_Incomplete Ltr.docx Page 2 Design Guidelines. The subject property is located within the Mariners’ Village study area per the guidelines. 2. Project plans. Please provide three full size (24-inch by 36-inch) and four reduced (11-inch by 17-inch) sets of revised plans, which include the following updated information: a. Indicate the square-footage of proposed new landscape area on the site plan, Sheet A1.00. b. Provide a parking summary on the project data sheet, A1.00. Identify the existing number of stalls on-site as well as a the proposed handicapped and standard stall count for each level. c. Add the missing property line dimension (29.71’). Refer to redlines on sheet (A1.00). d. Add dimensions to existing retaining wall as shown on the existing record of survey (attached) on Sheet A1.00. e. Identify the square footage of the proposed trash area on the floor plans. A minimum of 32 square feet of trash area is required in accordance with Section 20.30.120 (Solid Waste and Recyclable Materials Storage. f. Add the additional grade elevations to the grade exhibit (use closest available per the topo survey) and number the grade points per the redlines. g. Calculate the property slope and dimension overall building height from existing grade at the building corner. h. Identify the location of proposed mechanical equipment to serve the building (on the roof-top?). Identify the material and color proposed for the rooftop area to demonstrate this will not cause a glare issue for surrounding residential properties in accordance with the Mariners’ Mile Design Guidelines. i. Provide a signed copy of the topographic survey. j. Number parking spaces on the floor plans. k. Remove the European Olive tree from the landscape plan since this is considered an invasive species, which is not permitted within the Coastal Zone. The Mariners’ Mile Design Guidelines suggests that palms such as the Washingtonia Filifera (the non-invasive relative to the Washingtonia Robusta) with a minimum 8-foot trunk height should be used along Riverside Avenue. l. Consider adding additional landscaping to screen the site and parking areas from Cliff Drive Park. 3. Supporting Studies. a. Geotechnical Report. Please provide a report that includes a statement of preparer’s qualifications, an analysis of the geologic conditions on-site, certifying the suitability of the site for development, and identifying necessary mitigation measures. b. Noise study. This study is recommended to accompany the conditional use permit application for The Garden restaurant at 2902 West Coast Highway (PA2019-006). An acoustical analysis report, prepared by an acoustical engineer, should be submitted describing the acoustical design features of the structure that will satisfy the exterior and interior noise standards. Projects shall be attenuated in compliance with the report. Commercial projects shall comply with the noise standards in Chapter 10.26 (Community Noise Control) of the NBMC. «HearingDATE» F:\Users\PLN\Shared\PA's\PAs - 2019\PA2019-023\Correspondence\PA2019-023_Incomplete Ltr.docx Page 3 c. Utility Demand Analysis. Please prepare and submit a qualitative memorandum discussing the utility demand analysis for water, sewer, electricity, and natural gas. The analysis must also address the capacity of existing systems and describe any necessary upgrades to serve the proposed project. d. Visual Impact Analysis. Provide a written evaluation to accompany the visual simulations provided in accordance with Section 21.30.100 (Scenic and Visual Quality Protection) of the NBMC. The analysis shall include recommendations to avoid or minimize impacts to public views from the identified public view points and corridors identified in Policy 4.4.1-6 and Map 4-3 of the Coastal Land Use Plan. e. WQMP/CPPP. Provide a Construction Pollution Prevention Plan for the proposed project. Please provide a hard copy of the Water Quality Management Plan as well. Please also submit a fee of $1500 deposit to defray the cost of review for these documents. 4. Electronic copy. All of the above submittal items are required to be submitted in electronic format (i.e., CD-ROM or PDF via email). Please note, project plans have been routed to Building, Public Works, Fire, and Code Enforcement and their comments are attached with this letter. Upon verification of completion, the application will be processed and scheduled for a Zoning Administrator Hearing. Should you have any questions regarding submittal requirements, please contact Makana Nova, Associate Planner at 949-644-3249, mnova@newportbeachca.gov. By: Attachments: Record of survey, 2014-1000 Department comments (Building, Public Works, and Fire) Planning Division and Public Works redlines (available for pick-up) c: 215 Riverside LLC. 660 Newport Center Drive #200 Newport Beach, CA 92660 CITY OF NEWPORT BEACH FIRE DEPARTMENT Life Safety Services Division 100 Civic Center Drive │P.O. Box 1769 │Newport Beach, CA 92658-8915 www.newportbeachca.gov 949- 644-3200 Planning Project Review Conditions for Approval DATE: March 4, 2019 PROJECT LOCATION: 215 Riverside Ave Conditions: 1. Two exits from the upper level will be required if the occupant load for the upper level is over 29 persons or the common path of egress travel distance is 75 feet or greater. California Fire Code (CFC) Section 1006.3.2 2. Fire Sprinklers will be required as per CFC Section 903. 3. Fire access roads will be required as per CFC Section 503.1.1 and Newport Beach Fire Department Guideline C.01 and C.02. 4. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities and buildings are hereafter constructed or moved into or within the jurisdiction. CFC Section 507.1 5. Fire flow shall be determined as per City of Newport Beach Guideline B.01. CFC Section 507.3. 6. Fire hydrants shall be provided and located within 400 feet of all portions of the building. CFC Section 507.5.1 7. Public Safety Radio Coverage will be required as per CFC Section 510.1 and City of Newport Beach Guideline D.05. 8. Standby power shall be provided for emergency responder radio coverage systems as required in Section 510.4.2.3. The standby power supply shall be capable of operating the emergency responder radio coverage system for a duration of not less than 24 hours. CFC Section 604.2.3.