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HomeMy WebLinkAbout5.0_Hanna Residences_Staff Presentation_PA2020-060Hanna Residences 3014 Balboa Boulevard Planning Commission Public Hearing January 5, 2023 David Lee, Associate Planner Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Vicinity Map Subject Property Lot Size: 3,466 SF Land Use:CN Zoning:CN Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Background •Constructed in 1902 as a 750 sq. ft. single-family residence (previously zoned for residential) •GPA/LCPA approved in 1986 to change to commercial •Food use authorized in 1996 •“Sancho’s Tacos” operating since 2013 Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Project Request •General Plan Amendment •Change land use (CN to RT) •Local Coastal Program Amendment •Change Coastal Land Use (CN to RT-E) •Amend setback map •Zoning Code Amendment •Change zone (CN to R-2) •Amend setback map •Coastal Development Permit •Demolish restaurant and construct two-unit residence •Tentative Parcel Map •Condominiums for separate sale 4Community Development Department Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Land Use Compatibility R-2 R-2 Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) 6Community Development Department Project Request Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Project Request Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) R-2 Development Standards 8Community Development Department Development Standard Standard Proposed Setbacks (min.) Front 5 feet 5 feet Rear 10 feet 10 feet Left Side 3 feet 4 feet Right Side 3 feet 3 feet Allowable Floor Area 4,485 sq.ft.3,586 sq.ft. Open Space (min.)336 sq.ft.422 sq.ft. Parking (min.)4 spaces 4 spaces Height (max.)24 feet flat roof 29 feet sloped roof 29 feet sloped roof Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Coastal Commission Staff Concerns •Concerns: •Low amount of lots zoned Commercial Neighborhood (CN) on Balboa Peninsula •Elimination of affordable visitor-serving use (restaurant) •Cumulative loss of commercial uses when reviewing previous LCPA’s •Commission Staff suggests denial of the project Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Commercial Neighborhood Properties 10Community Development Department 1 of 5 CN lots in area 3,466 SF / 189,562 SF (1.8 percent) Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Surrounding CommercialPlanning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Surrounding Visitor-Serving Restaurants 12Community Development Department Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Cumulative Effects of Past LCPAs Subject Property 1800 Balboa Blvd. 205 Orange St. 129 Agate Ave. Old City Hall Converted to Residential 0.99 acres Converted to Commercial 4.23 acres 3303 Via Lido Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Setback Map Amendments 14Community Development Department Existing Amendment Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Findings •Lot was originally developed as residential, proposed change is consistent with surrounding R-2 zone •Proposed condos comply with R-2 standards and provide required parking, where existing restaurant has nonconforming parking •Project does not change character of Peninsula as there are numerous lower-priced restaurants nearby •Significant amount of commercial remains Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) Recommended Action 16Community Development Department •Conduct a public hearing; •Find project exempt from CEQA (Class 3) •Recommend approval of Hanna Residences to City Council (tentatively scheduled for 2/14/23) Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060) 17 Questions and Discussion David Lee, Associate Planner 949-644-3225, dlee@newportbeachca.gov Planning Commission Public Hearing January 5, 2023 Planning Commission - January 5, 2023 Item No. 5b - Additional Materials Presented at the Meeting Hanna Residences (PA2020-060)