HomeMy WebLinkAbout20190409_Project_DescriptionApril 08, 2019
City of Newport Beach
Attn. Community Development
100 Civic Center Drive
Newport Beach, CA 92660
Project Name: Ford Road Residential
Project Address: 4302 Ford Road, Newport Beach, CA 92660
To Whom It May Concern:
This Project Description and Justification is for the proposed multi-family residential project located at 4302 Ford Road,
Newport Beach, CA 92660. The project will comprise of 21 dwelling units housed within a 2-3 story above grade building over
1 level of below grade parking. The project goal is to deliver dwelling units for downsizing families within the surrounding
neighborhoods. The 21 dwelling units will benefit from custom home amenity features such as a pool and spa, a pool house
with dining and BBQ areas, a club room, and a 3rd story amenity deck taking in sweeping views from North Orange County to
Saddleback Mountain.
Residents along with resident guests will park in a 1 level subterranean secured parking garage that is non-accessible to the
public. Guests of the tenants are compelled to park in in the designated subterranean garage given the security and ease of
access to the resident they are visiting. The project will provide over the amount of code required parking in the secured 1
level subterranean parking garage. The excess parking provided along with corresponding wayfinding signage will prevent
residents and guests from parking in the adjacent park use. In addition, conversations have commenced with the neighboring
AT&T Switch Station in order to propose a reciprocal parking agreement during events on a given number per year basis.
Public benefit is being considered for the immediate area particularly at the Arroyo Canyon trailhead. The case study of
Canyon Watch Park on San Juaquin Hills Road is being studied as a possible solution to mark the trailhead at the start of
Arroyo Canyon leading down to Arroyo Park below with further connections to the ‘Mountains to the Sea’ trail and bikeway
that runs along the Newport Back Bay.
The project design recalls architecture prevalent in the adjacent Port Streets neighborhood. The interplay between cedar
shingles and clapboard siding will make up the exterior material palette in a more traditional take on architecture. Wood
shutters, expansive decks, and eyebrow window rooftop dormers will all add additional character details to the design. Finally,
iconic corner Lighthouse forms will connect the building as a nautical theme that ties into the Port concept of the adjacent
neighborhood.
The proposed project is applying for a Major Site Development Review, a General Plan Amendment, a Zoning Amendment, a
Lot Line Adjustment, and a Tract Map.
The General Plan and Zoning Code Amendment is to change the existing Public Facilities (PF) Zone to a Multiple Residential
(RM) Zone. The subject site is currently part of the neighboring AT&T Switch Station and therefore the site as it exists today,
Ford Road Residential
4302 Ford Road, Newport Beach, CA 92660
April 08, 2019
underused neglected land, will remain as the front door of the iconic Port Streets Neighborhood as you turn from the main
intersection of Bonita Canyon Drive and MacArthur Boulevard. The zone change to Multiple Residences allows the site to
improve the front door image of the Port Streets Neighborhood as well as provide for an alternative housing option for
downsizing home owners and families who live in the area. The proposed architecture and massing is complimentary to site
adjacencies and will only add to the already existing value of the neighborhood.
The Site Development Review application aims to achieve the findings set forth the Newport Beach Municipal Code
(20.52.080 F). The project will only add value to the harmonious and orderly growth of the City. The proposed project will not
only enhance the existing use and site conditions but it will provide for alternate housing solutions to one of Newport Beach’s
most iconic and family oriented neighborhoods.
The Tentative Tract Map application aims to achieve the findings set for the in the Newport beach Municipal Code
(19.12.070). Due to the site adjacencies and constrictions, the proposed project is physically suitable for the type and density
of the development. The massing respects surrounding building heights and view corridors and the implied ‘pride of
ownership’ will promote tenants who only aim to enhance the existing neighborhood. The proposed project will avoid harm to
any existing wildlife or their habitat as well as promote new construction that avoids any cause of public health problems.
The Lot Line Adjustment application aims to achieve the findings set forth in the Newport Beach Municipal Code (19.76.020).
A proposed Lot Line Adjustment will reconfigure the lot line shared between the proposed project as well as the AT&T Switch
Station to the projects East. The proposed Lot Line Adjustment will not prove in any way detrimental to the general welfare of
people residing or working in the neighborhood or of the City. As a result, the same number of parcels will remain but with a
more optimal size and configuration given the use of the proposed project and existing Switch Station. Legal access and
vehicular access will remain in-tact and the proposed Lot Line Adjustment will not result in any reduction of the street side
setbacks.
Please review and inform us of your findings.
Sincerely,
Pieter Berger
Senior Associate Partner, Senior Designer
MVE + Partners