HomeMy WebLinkAbout12 - Call for Review of Planning Commission's Approval of a Mixed -Use Project at 2510 West Coast Highway (PA2019-249) - PowerPoint (Applicant)2510 West Coast Highway
Mixed Use Project
City Council: April 27, 2021
Prosect Features
• Redevelopment of former marine
sales facility/outdoor storage yard.
• Two interconnected structures with
shared ground level parking facility.
Commercial (Coast Highway):
111266 sf boutique auto
showroom (minimum required
FAR for mixed use).
• Operates by
appointment only
• No repair services
• Vehicles will not be
stored on the exterior of
the building
• No test drives
Residential (Rear of Property):
35 residential units including 3
affordable units (Very Low Income
for 55 years).
if
4&
0
T -�
Maximum
Maximum
Utility
Affordable
Bedrooms
Annual Rent
Monthly Rent
Allowance
Rent
Studio
$101815
$901
$119
$182
1 Bedroom
1 12,360
1 1,030
1 132
1 898
ft
77,
elm 11ind 11110h
ffm
• California Coastal Modern architecture, similar to Quay
Work.
• Undulating roof line reminiscent of a rolling wave.
• Wood, glass, and metal siding.
• Varied articulation and massing.
•
January 2021 Plan
Revisions
Plans were modified in January in response
to community input:
• Height of the residential building
limited to 35 feet as allowed in Mixed -
Use H1 MM zone with a site
development review application
• The western side elevation was
updated to incorporate same "wave"
design as eastern side elevation
• The height of the vegetation at Coast
Highway was reduced
• Added an exterior green wall at the
residential stairs off Avon
• Added permeable pavers to Avon
driveway
February 17, 2021 Height reduction for the project's commercial
Plan Revision facade of over five feet to 25'2", below
adjacent Rolfs Wine sign
Consistency with the City's
General Plan
• No General Plan Amendment
• The Project site is designated MU -H1, which
contemplates a horizontal intermixing of uses.
• Highway -oriented general commercial uses
are contemplated on the inland side of
Coast Highway.
• Multi -family is contemplated to the rear of
the commercial frontage.
• Consistent with the General Plan's intensity and
density limitations (0.5 FAR max for the
commercial component and 20.1-26.7 units per
acre for multi -family portion).
ffiol I I to] 9 11 ro &Mora 641 rMF I ILW91 a 0 10 a I WWI is
0 No LCP Amendment
Consistency The City's certified Local Coastal Plan designates the site
as Mixed -Use Mariners Mile (MU -MM).
with the City S This category is intended to provide for a horizontally
Local Coastal distributed mix of uses, including general or
neighborhood commercial and multi -family
Plan residential.
The Project will be consistent by providing a boutique
auto showroom along West Coast Highway and a multi-
family residential building to the rear.
ip �. �'R, &. E aETAi L
Consistency
with City's
Zoning
r
CFS
•k*
1-4
• No Zone Change
FT - PC �'1 . HP
Pte_.:
L.11 Nin I
ii i} —nTnomimilrL
PC4B
• The Project site is zoned Mixed Use Mariners' Mile,
which allows non-residential along Coast Highway
and multi -family residential units to the rear of
commercial frontages.
• The Project complies with all applicable standards
of the Zoning Code.
iw r -
California
Environmental
Qua I itV Act
• The Project is exempt from
CEQA.
• The Class 32 exemption
category applies because the
Project is an infill development
with no potential to have a
significant effect on the
environment.
• Substantial evidence
demonstrates that no
exceptions apply.
Housin
Accountability Act
• The HAA applies to all mixed-use
projects with at least 2/3 of the
project's square footage
designated for residential use.
. See Applicant's February 1, 2021
letter to the Planning
Commission.
• A City cannot reject or reduce the
density of a project if it meets
objective general plan and zoning
standards unless the City makes
written findings based on a
preponderance of the evidence
t
{ - that the Project will have a
specific, adverse impact on public
health and safety
Three New View Simulations: April 2021
-IW' NIN I W
y\ % \ yf j� — •G
i -tip- x 4
Jr '?Wayre Fark�
- 5
Propo
n
t
'� project
Context: How to Consider Vie w Sim ula tions?
• It's entirely subjective. Per the Staff Report, "Applicable public view protection policies are
subjective, and they do not provide any objective standard as to when development may be
contrary to the policy."
5 feet; additional lowering infeasible per April 9 memo from
n parking would result in significant construction impacts under
The principal of Visual Impact Group LLC co-founded Focus360 and has been preparing real
estate view simulations for nearly 30 years.
• Lido House EIR: One view location (Viewpoint #2), no impact.
S
r
-. --••-•------ . .�...-� ..r t-. -_ �_ . _, - _ J4" � 1 yrs -r;. �{F ��'.T` Ci.. _ ���.r wSr�r j�,�y i�� _ _
v� `_l : �` ..�` � � � \ter. �� - -- � _.. - - �-_•
_ '•�^ — �� - L`- � � _ _.. - � .=.'an a.' .. -. T4s• y
mow— a .�.�. g r•
...... ....
. . . . . . . . . .
...... .....
4.4,
Community Q
• Public Views/View Simulations?
• View simulations prepared by Protect Mariners Mile and widely shared on social media are inaccurate by T-8' in height and based
on outdated Project design.
• Community Compatibility? ,: JF t
��4 R ` -- ' PYA S,
• Project adheres to community vision as set forth in General Plan, Zoning Code, and LC
• Impact on the Marine Industry? '� �`4 '~'
'M* _
• Bayport Yachts already relocated to an office on Riverside Avenue near Avon and did not want to extend its lease.
• Environmental review?
• Noise, Air Quality and Greenhouse Gas technical reports by Urban Crossroads support CEQA Class 32 exemption.
• Height Variance?
• Project is consistent with heights established by LCP; No height variance was ever requested.
• Rooftop Air Conditioning Units and Solar? 1
• Neither are proposed. –
•
No ParkingAnalysis?
• Extensive parking analysis was prepared by Urban Crossroads in coordination with City Public Works staff to support boutique auto
sales rate.
—
• Traffic?
• Relative to the prior boat sales use, the proposed project would result in a net increase of 8 AM peak hour trips and 13 PM peak
hour trips.
• A single medical or dental office at the allowed development intensity would result in more than twice the number of daily trips as
the Project per Urban Crossroads February 16, 2021 Trip Generation Assessment.
• Applicant/ Owner- Mark Moshayedi, 2510 W. Coast Hwy LLC &
2510 W. Coast Hwy Eat LLC
• Attorney- Sean Matsler, Cox, Castle & Nicholson LLP
Project Team • Architects - Shazad Ghanbari, Kenneth Ong and Joshua Smith,
Westgroup Design
• Parking/Noise/AQ/GHG - Bill Lawson, Urban Crossroads
• Landscape Design — Mark Schattinger and Dan Delle, MJS
• Visual Simulations — Brent Chase, Visual Impact Group
M