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Home My WebLink About2.0_Pine Knot Motel Appeal_Staff Presentation_PA2023-0027APPEAL OF PINE KNOT MOTEL COASTAL DEVELOPMENT PERMIT Planning Commission, December 07, 2023 Joselyn Perez, Associate Planner Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) VICINITY MAP 2 Project Site Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) EXISTING MOTEL 3 Pine Knot Motel 2017 Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) 2018 FIRE 4 Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) 5 •Repair damaged portions of motel •Reconfigure floor plan •Construct new building where red tagged rooms were demolished •Add a partial second story at the front of the property PROJECT DESCRIPTION Prospect St Alley West Coast HighwayPlanning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) COASTAL DEVELOPMENT PERMIT 6 •Increasing height by greater than 10% •Reducing parking spaces Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) ZONING ADMINISTRATOR HEARING & APPEAL •On September 28, the Zoning Administrator held a public hearing for the Project. •Zoning Administrator adopted Resolution No. ZA2023-060 approving the Coastal Development Permit. •Appeal filed on October 12, 2023. 7 Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) PARKING REDUCTION 8 EXISTING LAYOUT PROPOSED LAYOUT 1 1 2 3 4 5 6 7 8 9 2 3 4 5 6 7 Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) PARKING REDUCTION 9 Must demonstrate a reduced parking demand & lack of impact to coastal access •Not every guest will arrive by personal vehicle •Rideshare •Street parking available •Municipal lots available •Bicycles & bike parking Location of Municipal Lots Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) VISITOR ACCOMMODATIONS IMPACT ANALYSIS 10 •Must consider the Project’s ability to protect, encourage, or provide low cost overnight visitor accommodations (LCOVA) and recreational facilities •A feasibility and impact assessment was prepared by PFK Hospitality Group •Proposed motel would need to charge an Average Daily Rate (ADR) of $325 to operate successfully. This is above the statewide ADR of $188 dollars •Infeasible to provide LCOVA. Mitigation required for 25% of the new rooms Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) VISITOR ACCOMMODATIONSMITIGATION FEE SUPPORTS FIIN •The Applicant and Community Development Director determined a fee of $25,000 per room (for a total of $75,000) fee for failure to provide LCOVA. •Benefits the Fostering interest in Nature (FiiN) program and will fulfill the provision of lower-cost overnight opportunities. 11 5th Graders in the FIIN program Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) APPEAL The appeal contests: •Proposed $25,000 per room mitigation fee •Number of rooms requiring mitigation fee (3 rooms versus 12 rooms) •If current proposal qualifies as diligent pursuit of a restoration plan within 12-months of damage •Loss of 2 parking spaces. 12 Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) STAFF RESPONSE TO APPEAL 13 In-Lieu Fee •The mitigation fee for Lido House Hotel is not a fair comparison to Pine Knot Motel •Different sized development, different amenities, different ADR Low Cost Overnight Visitor Accommodations •2018 fire significantly damaged the motel and is responsible for its closure and ending the availability of 12 LCOVA units at the site •For the purpose of the impact analysis, these are new accommodations. Code requires 25% of new rooms be mitigated Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) STAFF RESPONSE TO APPEAL 14 Reestablishing the Nonconforming Use •Pine Knot was a nonconforming use •Code allows for 12 months to establish unless allowed by the Director •Director considers efforts by owner to be a diligent pursuit Reduction in Parking •Reduction is not voluntary and is to comply with current parking lot and disabled access standards •Adequate facts exist to support the parking reduction Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) RECOMMENDATION 1.Conduct a public hearing; 2.Find this project exempt from the California Environmental Quality Act (CEQA) under Class 2 (Replacement or Reconstruction) of the CEQA Guidelines; and 3.Adopt Resolution No. PC2023-041 denying the appeal and upholding and affirming the Zoning Administrator’s approval of a Coastal Development Permit 15 Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027) THANK YOU Planning Commission, Public Hearing December 7, 2023 Joselyn Perez, Associate Planner 949-644-3312 jperez@newportbeachca.gov Planning Commission - December 7, 2023 Item No. 2d - Additional Materials Presented at the Meeting Pine Knot Motel Appeal (PA2023-0027)