HomeMy WebLinkAboutAERIE - 201-205 & 207 Carnation Ave. & 101CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
February 21, 2008
Agenda Item 3
SUBJECT: AERIE (PA 2005 -196)
201 -205 & 207 Carnation Avenue & 101 Bayside Place
• General Plan Amendment No. 2005 -006
• Coastal Land Use Plan Amendment No. 2005 -002
• Code Amendment No. 2005 -009
• Tract Map No. 2005 -004 (TT16882)
• Modification Permit No. 2005 -087
• Coastal Residential Development Permit No. 2005 -002
APPLICANT: Advanced Real Estate Services, Inc.
Richard Julian, President
CONTACT: James Campbell, Senior Planner
(949) 644 -3210 icamobelll (a�city.newport- beach.ca.us
INTRODUCTION
The Planning Commission considered the AERIE project at three public hearings and
on May 17, 2007, recommended approval of the project to the City Council.
On August 14, 2007, the City Council considered the project and identified a more
restrictive predominant line of existing development (PLOED) than that recommended
by the Planning Commission. The City Council returned the project back to the Planning
Commission for review after revisions consistent with the more restrictive PLOED.
The applicant has redesigned the project based upon the City Council's direction. Due
to the changes to the project, staff revised the mitigated negative declaration (MND) and
recirculated the document for public review.
RECOMMENDATION
1) Hold a public hearing; and,
2) Consider the revised draft MND; and,
3) Adopt the attached draft resolution recommending City Council adoption of the MND
and approval of the project (Exhibit #1).
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AERIE (PA 2005 -196)
February 21, 2008
Page 3 of 4
The City Council identified the predominant line of existing development as 50.7 feet
above mean sea level (MSL) and given that portions of the project extended below this
elevation, found that the was not project consistent with Coastal Land Use Plan (CLOP)
policies. The City Council directed staff to prepare an amendment to CLUP policies to
provide clarification of the relationship between the predominant line of existing
development and other resource protection policies such as the policy to minimize
alteration of a coastal bluff. That amendment was reviewed by the Planning
Commission and the City Council subsequently adopted CLUP Amendment No. 2007-
003 in November of 2007. The amendment states that the predominant line of existing
development is not the only factor in determining the extent of development on a coastal
bluff.
The City Council staff report and past Planning Commission staff reports are attached
as Exhibit #2 and #3 and they contain additional project background information and
analysis of the proposed General Plan Amendment, Code Amendment, tentative tract
map, Modification Permit and Coastal Residential Development Permit.
Revised Project
The original project is described in the prior staff reports to the Planning Commission
and City Council (attached). The following changes have been made to the project:
1. Reduction in the size of the building footprint consistent with the PLOED at 50.7 feet
MSL rather than at 30.5 feet MSL as previously proposed. The exception of an
access staircase that will lead down the bluff to the existing concrete landing and
docks. Two subterranean levels that would house storage and a fitness /pool area
will be below 50.7 feet MSL and will not be visible from Newport Bay.
2. Reduction from 9 dwelling units to 8 units.
3. Reduction of gross floor area from 76,333 to 62,823 square feet.
4. Elimination of one level of the proposed project from 7 levels to 6 levels.
5. Six of the seven on -site, guest parking spaces will be at street level rather than
below street level minimizing the need for guests to access the subterranean parking
area via the vehicle elevators. Additionally, the project how includes a service
vehicle parking space at the lowest storage /mechanical level.
6. Reduction of soil export from 32,400 to 25,240 cubic yards.
7. Increase in horizontal distance between the proposed building and the existing
building to the south, increasing the view angle from Carnation Avenue to the Bay
from 38 to 44 degrees.
AERIE (PA 2005 -196)
February 21, 2008
Page 4 of 4
8. Reduction in the setback of the upper levels from the adjacent property to the north
(215 Carnation Avenue) from 30 feet to 10 feet.
Proposed changes are consistent with the City Council's direction to minimize alteration
of the bluff by preserving the bluff face below the predominant line of existing
development (50.7 feet MSL). Reducing the visible extent of development on the bluff
face reduces the impact to public views from Newport Harbor from the south and west
and from Begonia Park. By providing 6 guest parking spaces on the street level should
decrease the likelihood that guests will use street parking. The decrease in the building
setback on the north places more building mass in the 10' -7" side yard setback;
however, the majority of the building provides a 10 -foot setback and consequently, does
not impact a public view to the Bay. In summary, staff believes that the changes are
positive and all findings for project approval can be made.
Draft Mitigated Negative Declaration (MND)
Staff revised the MND to reflect the revised project and the CLUP amendment regarding
the predominant line of existing development (Exhibit #4). Staff focused on visual
impacts, public views, land use and hazards. The mitigation measure related to
modifying the project to be consistent with the predominant line of existing development
as ultimately established by the City Council has been eliminated. In summary, the
analysis suggests that the revised project will create no more impacts to the
environment than the previous designs considering the reduction in the number of units,
reduced building area and reduced grading. The comment period for the MND expires
on February 21, 2008, and no comments have been received to date. Staff will provide
any comment received at the hearing.
Prepared by: Submitted by:
J mes Campb II, Senior Planner
EXHIBITS
David Lepo, a r g Director
1. Draft Resolution for project approval
2. Excerpt of meeting minutes from August 14, 2007 City Council hearing
3. City Council Staff Report dated August 14, 2007 (with past Planning Commission
Reports)
4. Revised Mitigated Negative Declaration
5. Additional correspondence received.
6. Revised floor plans (separate Fell of plans)
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