HomeMy WebLinkAboutPA2019-023_PRR_2_PW Comments PROJECT REVIEW REQUEST
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Please Distribute to: Date: April 23, 2019
Building/Dan Kennedy
Life Safety Services/Susan Guzzetta Please return PRR and Plans to Staff Planner
Public Works—Bri ne/Keely/Al mend ra lo/Cooke Makana Nova, Associate Planner
949-644-3249, mnova(D-newportbeachca.gov
Applicant: Laidlaw Schultz Architects Contact: Jonathan Yee of Laidlaw Architects
949-645-9982
jyee@lsarchitects.com
Project Name The Garden Office and Parking Structure
Address: 215 Riverside Avenue
PA2019-023 CD2019-003
A coastal development permit to demolish an existing restaurant/office building, and associated surface
parking lot and the construction of a new 50-space two level parking structure and 2,921-square-foot
office building. A modification permit is required to authorize 16 tandem parking spaces on the first and
second floor levels. The project includes hardscape, drainage, and landscaping improvements. The
proposed development complies with all applicable development standards including height, setbacks,
and floor area limits. No deviations are requested. The project is proposed to provide valet off-site
parking for employees to serve The Garden Shopping Center located directly to the south of the project
site. Refer to PA2019-006 for 2902 West Coast Highway.
REPORT REQUESTED BY: May 7, 2019
ZONING ADMINISTRATOR HEARING DATE: TBD
Check all that apply: Notes:
❑ No comments on the project
as presented.
❑ Application of Standard Code
requirements are not
expected to alter the project
design.
❑ Recommended conditions of
Vapproval are attached.
pplication of Standard Code
requirements or the attached
conditions of approval will
substantially impact or alter
the design of the project.
❑ I contacted the applicant on
❑ To schedule an appt. for
Code review
❑ To discuss the following
(see notes) Signature Ext. Date
Please indicate the approximate time spent on reviewing this project: Z -
Tmplt: 10/10/12
City of Newport Beach
PUBLIC WORKS DEPARTMENT
March 5, 2019
TO: PLANNING DIVISION
FROM: David Keely
Senior Civil Engineer
SUBJECT: FINDINGS, CORRECTIONS, & CONDITIONS OF APPROVAL FOR
PA2019-023, CD2019-003
215 Riverside Ave — New Office Building
CORRECTIONS AND COMMENTS:
1. Show existing and proposed utilities. Please be advised that new sewer laterals
and clean outs will be necessary as part of this project.
5/6/19 — Comment not addressed. See comments on sewer and water studies.
2. Both the first and second level parking layout results in a dead end parking
situation. Remove the head in parking spaces at the end of the dead end.
Provide a dedicated turn around space and minimum 5-foot drive aisle
extension/hammerhead. Clarify where the walls or obstructions are located
within the parking lots (see mark ups). Parking spaces adjacent to wall or other
obstructions shall be 9-foot-wide minimum (6-inches wider on the side of the
obstruction). Provide a fully dimensioned parking layout.
5/6/19 — Ensure all proposed dead ends provide a turnaround space and 5 foot
hammerhead. Push back columns and walls a minimum of 2 feet from the end
of stalls and turnarounds to ease access into the stalls.
3. The proposed driveway approaches shall be installed per City Standard. A
minimum 4-foot wide accessible path shall be provided across the driveway
approach. The proposed driveway shall be within the prolongation of the
property lines. Show the driveway slopes.
5/6/19 — Comment not addressed.
4. The driveways shall be designed to accommodate adequate sight distance per
City Standard STD-110-L.
5/6/19 — Comment not addressed.
1 of 2
5. The ramp slopes are not consistent between the architectural and civil drawings.
Please clarify the ramp slopes. Provide slopes to the gutter flow line.
5/6/19 — Ramp slopes are not consistent. Slopes are too steep for the driveway
approach and ticket dispenser areas. See comments.
6. Clarify the proposed design of the driveway on Avon Street and the parking
areas. The proposed design should not impact the potential to extend the City
sidewalk along Avon Street.
5/6/19 — Comment not addressed.
7. The proposed private drainage improvement along the Avon Street right of way
and within the park property shall be relocated to private property.
5/6/19 — It appears that portions of the site drainage with within the park
property. Please clarify.
8. The proposed project plans to construct a wall and drainage devices within
easement#2. Is this in compliance with said easement.
5/6/19 — Comment not addressed.
9. Please clarify the use of the gated entry. Since turnaround areas are not
provided prior to the gated entry a grace period shall be provide. Please provide
a narrative regarding the gate operation.
10. See mark ups.
11. Conditions of approval will be provided upon resubmittal.
2 of 2
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WATER DEMAND MEMORANDUM
215 Riverside Avenue
Newport Beach, CA 92663
PREPARED BY:
Fuscoe Engineering, Inc.
16795 Von Karman, Suite 100
Irvine, CA 92606 CEIV��
(949) 474-1960 6 F04%,,"o
V eOPMOV
RAR r
2019
Project Number:
1843-002-01 � ��
Iwo
Project Manager:
Joshua Ruiz
Date Prepared:
March 27, 2019
Water Demand Memorandum
215 RIVERSIDE AVENUE
Newport Beach, CA March 27,2019
Conclusion
The water demand calculations show that the proposed project will require approximately
0.8 ac-ft of water per year.
Attachments:
1. Water Atlas Map G7-W
2. IRWD Water Demand Factors
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SEWER CAPACITY MEMORANDUM
215 Riverside Avenue
Newport Beach, CA 92663
PREPARED BY:
Fuscoe Engineering, Inc. RECalV�
16795 Von Karman, Suite 100 cQ
Irvine, CA 92606 ® L4fut,
(949) 474-1960 44
R�9?
Project Number:
1843-002-01 ,
Project Manager:
Joshua Ruiz
Date Prepared:
March 27, 2019
Sewer Capacity Memorandum
215 RIVERSIDE AVENUE
Newport Beach, CA March 27,2019
tiw op TV� tJP`
Proposed Development
The proposed development includes demolition of the is'
buildin , and construction
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of the new retail building. It is assumed that t e existing 6" latera Avon Street will
continue to be utilized. The total proposed commercial bui ing area wi e 3,106 square
feet. The area calculations for the proposed project are as follows:
Main Level: 2nd Level:
Commercial Area
1 56 sf
2 878 sf
Commercial Area _3 504 sf
1 37 sf
Total- 1 ,438 sf
2 693 sf
3 185 sf Deck Area
4 504 sf
5 64 sf A 185 sf
Total, 1 ,483 sf Total, 185 sf
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