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Home My WebLink About3.0_Arc Balboa Island_Staff Presentation_PA2021-276Arc Balboa Island (PA2021-276) Planning Commission Public Hearing January 5, 2023 Benjamin Zdeba, Principal Planner Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) Vicinity Map Newport Harbor 224 Marine AvenueBalboa Island Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) Vicinity Map 224 Marine Avenue Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) Land Use Designation 224 Marine Avenue Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) Land Use Designation 224 Marine Avenue Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) 6Community Development Department Existing Conditions •2,250-sq.-ft. property •1,170-sq.-ft. two-story nonresidential building •Occupied by retail uses •Unstriped open area used for parking and trash in rear Front Rear Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) 7Community Development Department Applicant’s Request •Demolish the existing nonresidential building •Construct a new nonresidential building •Establish a new restaurant (Arc Balboa Island) 999 sq. ft. outdoor customer area (34 seats) Beer and wine (Type 41 ABC License) 10 p.m. closing hour No live entertainment or dancing •Waive all required parking Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) Required City Entitlements •Coastal Development Permit Demolition and construction Changing intensity of use Waiving parking •Conditional Use Permit Establishing a restaurant Waiving parking 8Community Development Department Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) 9Community Development Department Proposed Building – Site Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) 10Community Development Department Proposed Building – Floor Plans Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) 11Community Development Department Proposed Building – Floor Plans 13.5’ Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) 12Community Development Department Proposed Building – Elevations Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) 13Community Development Department Proposed Building –Artist Rendering Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) 14Community Development Department Proposed Building –Artist Rendering Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) 15Community Development Department Proposed Restaurant Operational Characteristics Gross Floor Area 1,102 square feet Interior Net Public Area (NPA)None Outdoor Dining Area (NPA)999 square feet Number of Seats 34 Hours of Operation 7 a.m. to 10 p.m., daily Live Entertainment Not proposed Dancing Not proposed ABC License Type 41 –Beer/Wine, Eating Place Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) Parking Waiver •Current use requires 5 off-street parking spaces •Proposed restaurant requires 25 parking spaces •Waiver of 20 off-street parking spaces •Parking Surveys and Analysis by Urban Crossroads (Attachment No. PC 4) •Parking management plan for employees •City Traffic Engineer reviewed and accepted 16Community Development Department Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) Required Findings •Sale and service of alcohol Lower crime, no undue concentration, NBPD does not object •Consistency with GP, ZC, and LCP Allowed land use aligns with several GP and LCP policies •Compatibility and detriment No late hours, no live entertainment, no dancing Sound attenuation measures taken Restaurant faces Marine Avenue, limited activity in rear Building complies with all development standards •Off-street parking waiver Professional analysis accepted by City Traffic Engineer 17Community Development Department Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) Required Findings (cont.) 18Community Development Department Not visible from LCP viewpoints Enhances visual quality Does not impact LCP access Provides new visitor-serving commercial use Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) Conditions of Approval •COA#1 and #6, Substantial conformance •COA#7, Hours of operation •COA#8, No live entertainment or dancing •COA#9, Parking management for employees •COA#13, Reiterates compliance with noise •COA#21, Limits delivery/trash pickup hours •All NBPD recommended conditions included 19Community Development Department Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) 20Community Development Department Recommendation •Conduct a public hearing •Find the project exempt from CEQA (Class 1) •Adopt Resolution No. PC2023-001 for approval Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) Additional Conditions •Patrons shall not enter or exit through the alley entrance •Employees of the restaurant shall not use the alley as a break area or smoking area •Drop-off and pick-up of employees shall be prohibited in the alley 21Community Development Department Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276) 22 Questions and Discussion Benjamin Zdeba, Principal Planner bzdeba@newportbeachca.gov Planning Commission Public Hearing January 5, 2023 Planning Commission - January 5, 2023 Item No. 3d - Additional Materials Presented at the Meeting Arc Balboa Island (PA2021-276)