The URL can be used to link to this page

Home My WebLink About4.0_22nd_Street_Lofts_Staff Presentation_PA2022-01122nd Street Lofts Planning Commission June 9, 2022 Liz Westmoreland, Associate Planner Jim Campbell, Deputy Director Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Construction of new 3-story mixed-use development •3 commercial suites on ground floor •3 residential units on 2nd and 3rd levels Project Overview 2 Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Vicinity Map 3 Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Vicinity Map Blackies Taco Bell Cantina District Lounge 21 Oceanfront 4 Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Existing Development 110 22nd St. Nonconforming Single-Family Dwelling 106-108 22nd St. Mixed-Use Development, including 1 apartment 5 Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Site Plan ALLEY ALLEY22ndSTREETProject Amenities: •2’ alley easement •Communal trash enclosure Parking: 7 residential 3 commercial 6 Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) 7Community Development Department •3 suites of approximately 663 SF •4 bike racks •Bathrooms/utility areas •Glass storefronts 22nd Street Commercial Component 22nd St Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Residential Component 8Community Development Department Unit A (2nd Floor) 1,989 SF 3 bedrooms/4 bathrooms Unit B (2nd Floor) 1,913 SF 3 bedrooms/4 bathrooms Unit C (3rd Floor) 2,807 SF 3 bedrooms/4 bathrooms Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Entitlements •Site Development Review •Mixed-use construction •Height increase from 31’ to 35’ (sloped roofs) •Conditional Use Permit •Waive 7 commercial parking spaces •Coastal Development Permit •Construction in coastal zone and height increase •CCC appeal area •Parcel Map •Merge lots and sell units separately (condominiums) 9Community Development Department Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) SB478 (Wiener) FAR •SB 478 prohibits local governments from imposing a floor area ratio (FAR) of less than 1.0 for housing development projects 3-7 units •Proposed project has an FAR of approximately 1.0, where the MU-W2 zone allows FAR of 0.75 •“SB 478 will be an effective tool to combat our housing shortage by ensuring there is truth in zoning, by allowing the development of 3–10-unit buildings in places already approved for them”. 10Community Development Department Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Height Increase 11Community Development Department Flat Roof Elements •Base height limit: 26 feet for flat roofs (compliant) Sloping Roof Elements •Base height limit: 31 feet •Proposed increase: 35 feet (35.5’ elevator) Findings: •Project amenities •Enhanced architecture •Scale and relationship to adjacent structures •No more floor area Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Project Amenities - Alley 12Community Development Department •2-foot alley easement dedicated to City •Increase width from 9 feet to 11 feet •Increase visibility •Increase maneuverability •Condition of approval for window to see through corner of building Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Project Amenities -Trash Oversized trash enclosure •Minimum 32 SF required vs. 149 SF proposed •Serve surrounding buildings •No existing trash enclosures within the block •Improve water quality •Improve nuisances from odors 13Community Development Department Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Visual Analysis 14Community Development Department •Terraced design with stepbacks from street and alley •Mid-block location with gradual increase from Taco Bell Cantina Building to Blackie’s building •High quality architectural design (wood, glass, stone) •4 times required private open space •No views of water or beach blocked Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Scale Exhibit- Looking South 15Community Development Department Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Scale Exhibit- Looking North 16Community Development Department Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Scale Exhibit- Looking West 17Community Development Department Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Rendering - Daytime 18Community Development Department Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Rendering at Dusk 19 Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Commercial Parking Waiver •Existing conditions: 8-space deficiency •Proposed 7-space waiver •One accessible space proposed •Substantial walk-in traffic •Not a destination use •Physical limitations •Min. FAR for commercial •Parking for residential •Turning radii (no tandem parking) 20Community Development Department Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Parcel Map •Merge 3 underlying legal lots •Each residential unit sold separately •Ground floor commercial under one ownership •Public improvements 21 Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Coastal Development Permit •No public access through site •No views blocked from sidewalks •Additional residential unit provided •No loss of street parking •No curb cuts •Visitor serving or marine related uses within commercial suites •Improves alley access •Improves water quality by updating drainage and providing covered trash areas 22 Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) Recommended Action •Conduct a public hearing •Find project categorically exempt under CEQA •Class 3 (New Construction or Conversion of Small Structures) •Class 15 (Minor Divisions of Land) •Approve Resolution with Conditions of Approval 23Community Development Department Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011) 24 Questions and Discussion Liz Westmoreland, Associate Planner lwestmoreland@newportbeachca.gov Planning Commission, Public Hearing June 9, 2022 Planning Commission - June 9, 2022 Item No. 4c - Additional Materials Presented at Meeting by Staff 22nd Street Lofts (PA2022-011)