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Home My WebLink About12 - Call for Review of Planning Commission's Approval of a Mixed -Use Project at 2510 West Coast Highway (PA2019-249) - PowerPoint (Staff)April 27, 2021 Item No. 12 O e u s cgtiFowN�P city Council Public Hearing April 27, 2021 • 2510 West Coast Highway Mixed -Use Residential Project • 35 Residential Units (3 affordable) • 11,266 sf. Boutique Auto Showroom Applications • Coastal Development Permit No. CD2019-062 • Conditional Use Permit No. UP2019-054 • Site Development Review No. SD2019-003 • Tentative Parcel Map No. NP2020-013 • Affordable Housing Implementation Plan No. AH2O21-001 Community Development Department - Planning Division Vicinity Map IA "I General Plan Map Zoning Map Wayn fi^ „41 44^ Project Site Project Site C- Y Mixed Use Horizontal 1 Mixed Use Mariners' Mile Community Development Department - Planning Division 4 ,,The General Plan MU -H1 designation allows mixed use development • The MU -MM zoning district allows multi unit residential, vehicle sales, marine services, office and retail uses • Residential component of mixed use projects allowed in the rear of the property above the ground floor Community Development Department - Planning Division 5 Site Photos - 4% .. it �� ` ►�� _ �� .� _ � - ullll � N�li,i. ® �IIIII �� iIIiIIP , '� Site previously used for Marine Sales t Vacant as of January 1, 2021 — i 45,372 Square -Foot Mixed -Use Project ■ Commercial —One story with Mezzanine • 8,741 square -foot Auto Showroom • 750 square -foot Office • 1,484 square -foot Mezzanine • 291 Egress/Stairwell ■ Residential - Three stories • 58 Space Parking lot -1St story • 18 Residential Units — 2nd story • 17 Residential Units — 3rd story • Three units designated affordable/workforce housing Community Development Department - Planning Division 7 Site Plan Community Development Department - Planning Division Perspective Commercial Frontage -West Coast Highway Community Development Department - Planning Division Perspective Driveway Access -West Coast Highway Community Development Department - Planning Division 10 Perspective Residential Frontage -Avon Street Community Development Department - Planning Division SP/�CEF2NO W. Coast Highway P 11 Community Development Department - Planning Division 12 Level 2 Residential 6 - Studio Units 8 - One Bedroom Units 4 -Two Bedroom Units 18 Total Units Project Plans Level 3 Residential 4 - Studio Units 8 - One Bedroom Units 5 -Two Bedroom Units 17 Total Units Community Development Department - Planning Division 4m ML 13 Project Plans Roof Deck i LJ— a Vr-----" LY Community Development Department - Planning Division 14 I_ Project Plans Parking Residential parking requirements prescribed by State Density Bonus Law _7�1 • Auto showroom parking rates established by a Parking Demand__ Evaluation Community Development Department - Planning Division 44 Residential spaces 14 Commercial Spaces 58 Total Spaces 15 State Densi Residential Bonus Parkin Requirements for • Studio & one -bedroom units — 1 parking space per unit • Two-bedroom units require — 1.5 parking spaces per unit • No guest parking required under State law • 44 residential parking spaces provided where 42 spaces are required Newport Beach Commercial Parking Requirements • Vehicle Sales — 1 parking space per 1,000 sq. ft. of lot area • Reduction of required off street parking requested by applicant • Parking Demand Study completed • 1 parking space per 876 sq. ft. of gross floor area • 13 parking spaces needed to meet peak parking demand • 14 spaces provided for auto showroom Community Development Department - Planning Division 16 West Coast Highway Frontage 32.3ft Elevations .2 BMIH ELIMMICN -CLR LMCML 32.8ft �C Avon Street Frontage Community Development Department - Planning Division NORTH ELEVATION - RESIDENTIAL 17 Elevations 34.1 Oft 32.2ft. Li - � a t 1 ,kLsr LLLvATKn% 35 ft. 25.2 ft. IF 11 F "—:—: i LAW !Ll VAI IM Community Development Department - Planning Division 3.8 Density Bonus Calculation Project Area 42,823. sq. ft. Minimum Lot Area Per Unit 3.,633. sq. ft. Maximum Allowable Units Before Density Bonus (Base Units) 26 Density Bonus Units Requested (35%) 9 Total Units Proposed 35 • 3 Very Low -Income Units will remain rent restricted for a minimum of 55 years Community Development Department - Planning Division :L9 • Project eligible for two incentives/concessions that result in identifiable cost reductions • One incentive requested to limit the mix of affordable units to 2 studio and 1 one -bedroom unit • Project is eligible for development standard waivers that if applied would physically preclude the development of density bonus units • One development standard waiver requested to allow a maximum height of 35 feet Community Development Department - Planning Division 20 ]oh AQQ- -1 - J1 08 Community Development Department - Planning Division 21 ,,Project is located in the Coastal Zone, outside the appeals jurisdiction ,,The Local Coastal the project site as Horizontal (MU -H) Plan designates Mixed Use — Community Development Department - Planning Division 22 �9nrai�R-�care•�mslr ,*_ rs-- - --� e�� - s711 -ter-- O r 1 mow. • Vehicle Sales Use and parking reduction of 29 spaces require a CUP • Parking Demand Study Completed • Concluded 13 spaces needed to meet peak parking demand • Conditions of Approval •Appointment Only • No mechanical service/repair permitted • No vehicles stored/displayed outside • Test drives prohibited on residential streets Community Development Department - Planning Division 24 • The City's Traffic Phasing Ordinance establishes standards for evaluating traffic impacts for development projects • Projects that generate up to 300 average daily trip are not required to complete a traffic study and are exempt from the provisions of the Traffic Phasing Ordinance • The City's Traffic Engineer has reviewed the project and estimated it will generate 295 average daily trips Community Development Department - Planning Division 25 • Project is subject to the Housing Accountability Act ,,At least two-thirds of the project square footage is designated for residential use • City required to follow specific procedures and required to make specific findings to deny or reduce the density of the project • Housing Accountability Act does not relieve project from complying with the California Coastal Act Community Development Department - Planning Division 26 Pro 1'ect qualifies for exemption _pursuant to CEC�A Section 15332, Class 32 Project qualifies as infill under 5 acres in size development, Air Quality and GHG Assessment, Noise Study, and Preliminar Water Quality Management Plan di not identify any significant impacts Community Development Department - Planning Division 27 • January 21, 2021 -Planning Commission • Continued to allow for additional outreach • February 18, 2021 — Planning Commission -Approved 5-1 with one Commissioner absent • February 22, 2021 — Call for Review filed Community Development Department - Planning Division 28 *Conduct a public hearing; •Find the project exempt from CEQA pursuant to Section 15332, under Class 32; and • Adopt Resolution No. 2021-36, approving CD2019-062,SD2019-003,UP2019-054, and AH2O21-001 Community Development Department - Planning Division 29 For more information Contact Matt Schneider 949-644-3219 mschneider@newportbeachca.gov www.newportbeachca.gov D Lj p- -qt -I C