HomeMy WebLinkAboutPA2022-101_20220516_Project Description2510 and 2530 West Coast Highway – Proposed Grocery Store
A.Project Description
On July 27, 2021, the City Council approved a mixed-use development project (the “Original Project”)
consisting of 36 residential dwelling units (inclusive of three affordable housing units), and a 5,096
square foot commercial office located at 2510 and 2530 West Coast Highway (the “Property”).
Specifically, the City Council approved the Original Project’s Coastal Development Permit (No. CD2019-
062); Site Development Review Permit (No. SD2019-003); Tentative Parcel Map (No. NP2020-013); and
Affordable Housing Implementation Plan (No. AH2021-001).
The applicant SMM 2600 PCH LLC, hereby proposes to modify the Original Project by changing the
proposed commercial uses from office to retail (grocery) uses (the “Proposed Project”). The Proposed
Project would solely consist of the proposed change in uses for the 5,096 square foot commercial
portion of the Property. The Proposed Project would not involve any changes to the footprint of the
Original Project.
The requested entitlements are a Coastal Development Permit and Traffic Study.
B.Findings
The required findings for a change to an approved Coastal Development Permit are set forth in Newport
Beach Municipal Code Section 21.52.015.F, which provides as follows:
“The review authority may approve or conditionally approve a coastal development permit, only
after finding that the proposed development:
1. Conforms to all applicable sections of the certified Local Coastal Program;
2. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.”
i.The Proposed Project Would Conforms to All Applicable Sections of the Certified Local Coastal
Program
The Proposed Project would conform to all applicable sections of the certified Local Coastal Program.
The Coastal Land Use Plan designates the Property as MU-H (Mixed-Use – Horizontal) which is intended
to provide a horizontally distributed mix of uses, which may include general or neighborhood
commercial, commercial offices, multifamily residential, visitor-serving and marine-related uses, and/or
buildings that vertically integrate residential with commercial uses. The Proposed Project would be
consistent with the MU-H Coastal Land Use Plan designation by developing a neighborhood-serving
commercial grocery store along Coast Highway
The Proposed Project site is zoned MU-MM (Mixed-Use Mariners’ Mile), which allows properties
fronting on Coast Highway to be developed for nonresidential uses only. The Proposed Project would
PA2022-101
comply with this restriction by providing neighborhood-serving commercial grocery store uses at the
portion of the Property that fronts Coast Highway.
The Property is located in an area known for the potential of seismic activity and liquefaction. All
projects are required to comply with Title 24 of the California Code of Regulations and Building Division
standards and policies. Geotechnical investigations specifically addressing liquefaction are required to
be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent
on the inclusion of design mitigation identified in the geotechnical investigations. Construction plans are
reviewed for compliance with approved investigations and the California Code of Regulations prior to
permit issuance.
A preliminary Water Quality Management Plan has been reviewed and approved by the City. The
preliminary Water Quality Management Plan concludes that implementation of the Project would not
result in potentially significant impacts to the drainage patters on-site. Project storm water must comply
with all applicable requirements to ensure that impacts to surface and ground water quality do not
occur. Water quality objectives would be achieved through the incorporation of Best Management
Practices identified in the preliminary Water Quality Management Plan during construction and post-
project implementation.
The new drainage pattern would match the existing drainage pattern, which drains southerly towards
Coast Highway. The flow would be collected into the cross gutter and directed toward a new
stormwater treatment system. The Proposed Project would be designed to minimize impervious areas
by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the
impervious areas by directing runoff to landscaping. It would also involve plantings in disturbed areas
with native and drought tolerant plans and trees. Approval of the Proposed Project would not result in
any significant effect related to water quality or drainage.
The Property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility
that is entirely paved, with the exception of minor non-native decorative vegetation. There is no
potential for special-status plants or animals to exist on the Property. The Proposed Project would not
encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The
Property does not contain any wetland area. There would be no significant direct or indirect impacts to
wetland environmentally sensitive habitat area associated with the Proposed Project. For these reasons,
the Proposed Project site has no value as habitat for endangered, rare or threatened species. Given the
urban character of the surrounding area, no significant impacts to biological resources would occur.
ii.The Proposed Project Is Not Located Between the Nearest Public Road and the Sea or Shoreline
of Any Body of Water Located Within the Coastal Zone
The Property is located in the Mariners’ Mile corridor area and is not located between the nearest public
road and the sea or shoreline of any body of water located within the Coastal Zone.
The Proposed Project does not impact public access in that the closest public viewpoint is above the
Property to the northeast at John Wayne Park. View simulations were provided as part of the approved
Original Project plans. The inland location of the Proposed Project site combined with the elevated and
sloping location of the adjacent park minimize coastal view impacts.
PA2022-101
The closest coastal view road is West Coast Highway, which is to the south, as designated in the Coastal
Land Use Plan. The Proposed Project is located entirely on private property and would not inhibit coastal
views from the road since the proposed development would be constructed on the inland side of West
Coast Highway. The building architecture is designed to provide an attractive appearance that is
compatible with the surrounding area with high quality materials, neutral colors, and architectural
treatments to prevent building monotony. Therefore, the Proposed Project does not have the potential
to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views.
PA2022-101