HomeMy WebLinkAboutPA2019-023_Incomplete Ltr_2F:\Users\PLN\Shared\PA's\PAs - 2019\PA2019-023\Correspondence\PA2019-023_Incomplete Ltr_2.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
April 23, 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.
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 corridor. 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.
The following documentation is required to complete the application:
1. Application. A modification permit is required to authorize a tandem parking
configuration for the size or location of parking spaces, and access to parking
spaces within the parking structure in accordance with Section 20.52.050
(Modification Permits) of the Zoning Code. Consider removing the tandem parking
configuration and returning the design to its original conf iguration to eliminate the
need for valet operations on-site or apply for a modification permit.
2. Valet Operation Plan. A valet operations plan should be provided to support the
proposed tandem configuration and operation of the structure. The valet
operations plan will be reviewed by the Public Works Department to their
satisfaction.
3. Project Description. The Mariners’ Mile Design Guidelines suggest that buildings
should incorporate nautical materials and elements (Refer to Page 59-60 of Pdf).
Please update the project narrative to describe how the project is consistent with
F:\Users\PLN\Shared\PA's\PAs - 2019\PA2019-023\Correspondence\PA2019-023_Incomplete
Ltr_2.docx
Page 2
this style. Discuss the proposed building materials and architectura l style in more
detail.
4. 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. Remove the proposed gates to the parking structure. The locations pose a
queuing issue to gain entry to the structure.
b. Identify and dimension the awning projections on the site plan and floor plans.
Dimension the clearance below each awning on the exterior elevations.
c. Consider adding additional landscaping to screen the site and parking areas
from Cliff Drive Park. Please update the view simulation from Cliff Drive Park,
Sheet A.2, to show the revised project. Consider adding additional landscape
screening from this viewpoint and update the landscape planting plan
accordingly.
d. 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.
5. Supporting Studies.
a. CPPP. Provide a Construction Pollution Prevention Plan (CPPP) for the
proposed project in addition to the preliminary WQMP.
b. Noise Study. Revise the noise study to consider potential valet operations and
car alarms, particularly during the evening hours.
6. Electronic copy. All of the above submittal items are required to be submitted in
electronic format (i.e., CD-ROM or PDF via email). Include an electronic copy of the
project description and justification as well.
Please note, project plans have been routed to Building, Public Works, and Fire and their
comments are will be routed once they are received (comments requested by May 7,
2019).
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:
F:\Users\PLN\Shared\PA's\PAs - 2019\PA2019-023\Correspondence\PA2019-023_Incomplete
Ltr_2.docx
Page 3
Attachments:
Planning Division redlines (available for pick-up)
c:
215 Riverside LLC.
660 Newport Center Drive #200
Newport Beach, CA 92660