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HomeMy WebLinkAbout3.0_Mother's Market_Staff Presentation_PA2022-101Mother’s Market 2510 West Coast Highway Traffic Study and Coastal Development Permit Planning Commission Public Hearing March 9, 2023 David Lee, Senior Planner Planning Commission - March 9, 2023 Item No. 3d - Additional Materials Presented at the Meeting by Staff Mother's Market (PA2022-101) Vicinity Map Subject Property Planning Commission - March 9, 2023 Item No. 3d - Additional Materials Presented at the Meeting by Staff Mother's Market (PA2022-101) Approved Mixed-Use Development •2/18/21: Approved by the Planning Commission •7/27/21: Upheld by the City Council •Final approved mixed-use development: •36 dwelling units •5,096 sq. ft. office •65-space covered parking lot 3Community Development Department Planning Commission - March 9, 2023 Item No. 3d - Additional Materials Presented at the Meeting by Staff Mother's Market (PA2022-101) Project Request •Traffic Study •Conversion to grocery store generates over 300 average daily trips (ADT) •Traffic study required by Traffic Phasing Ordinance •Coastal Development Permit •Intensification of use in the Coastal Zone 4Community Development Department Planning Commission - March 9, 2023 Item No. 3d - Additional Materials Presented at the Meeting by Staff Mother's Market (PA2022-101) Proposed Project Development Feature Approved Proposed Commercial Floor Area 5,096 sq. ft. 5,096 sq. ft. Commercial Use Office Grocery Store (Retail) Parking Rate 1 space per 250 sq. ft. 1 space per 250 sq. ft. Parking Required (Commercial)21 spaces 21 spaces Planning Commission - March 9, 2023 Item No. 3d - Additional Materials Presented at the Meeting by Staff Mother's Market (PA2022-101) Site Plan Planning Commission - March 9, 2023 Item No. 3d - Additional Materials Presented at the Meeting by Staff Mother's Market (PA2022-101) Traffic Study •Grocery store increases trips above 300 ADT threshold •Prepared by LSA, dated February 2023 •Studies 12 primary intersections •Concludes that grocery store conversion would not create significant impacts to analyzed intersections •No improvements required •Reviewed and approved by City Traffic Engineer Approved development (res + office)292 new trips Proposed project (res + market)690 new trips Planning Commission - March 9, 2023 Item No. 3d - Additional Materials Presented at the Meeting by Staff Mother's Market (PA2022-101) Summary of Findings •Conversion of use for previously approved commercial space in mixed-use development •Relatively small grocery store intended to serve local neighborhood •Traffic study concludes no impact to level of service in studied intersections •No impact to coastal resources (views or access), consistent with LCP 8Community Development Department Planning Commission - March 9, 2023 Item No. 3d - Additional Materials Presented at the Meeting by Staff Mother's Market (PA2022-101) Change to Condition 20 Box trucks,trailers,and/or other large delivery vehicles ofsimilarsizeshall not access the Property from West CoastHighwayandshallaccessthe Property from Avon Street.Inaddition, no delivery vehicles of any size shall park or load onWestCoastHighwayanypublicright-of-way. Planning Commission - March 9, 2023 Item No. 3d - Additional Materials Presented at the Meeting by Staff Mother's Market (PA2022-101) Recommended Action 10Community Development Department •Conduct a public hearing; •Find project exempt from CEQA (Class 32) •Approve Mother’s Market Traffic Study /CDP (PA2022-101) Planning Commission - March 9, 2023 Item No. 3d - Additional Materials Presented at the Meeting by Staff Mother's Market (PA2022-101) 11 Questions and Discussion David Lee, Senior Planner 949-644-3225, dlee@newportbeachca.gov Planning Commission Public Hearing March 9, 2023 Planning Commission - March 9, 2023 Item No. 3d - Additional Materials Presented at the Meeting by Staff Mother's Market (PA2022-101)