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HomeMy WebLinkAbout03-15-2018_ZA_MinutesNEWPORT BEACH ZONING ADMINISTRATOR MINUTES 3/15/2018 Page 1 of 6 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 100 Civic Center Drive, Newport Beach Corona del Mar Conference Room (Bay E-1st Floor) Thursday, March 15, 2018 REGULAR MEETING 3:30 p.m. I. CALL TO ORDER – The meeting was called to order at 3:30 p.m. Staff Present: Patrick J. Alford, Zoning Administrator Ben Zdeba, Associate Planner Chelsea Crager, Assistant Planner Liz Westmoreland, Assistant Planner Liane Schuller Contract Planner David Lee, Planning Technician II. REQUEST FOR CONTINUANCES None. III. APPROVAL OF MINTES ITEM NO. 1 MINUTES of February 27, 2018 Action: Approved IV. PUBLIC HEARING ITEMS ITEM NO. 2 McDonald’s Demolition and Temporary Public Parking Lot Coastal Development Permit No. CD2018-021 and Limited Term Permit No. XP2018-001 (PA2018-048) Site Location: 2807 Newport Boulevard Council District 1 Liz Westmoreland, Assistant Planner, provided a brief project description stating that 2807 Newport Boulevard is bordered by parking lots, commercial uses, and Newport Boulevard on each side. The proposed project includes two applications. A coastal development permit to allow the demolition of the existing vacant McDonald’s building and associated features. This coastal development permit would also include repairs to the existing lot, such as slurry sealing and restriping. Ms. Westmoreland also noted the addition of a condition requiring Community Development Director review of the final design of any parking control structures as well as the parking layout. The applicant also requests approval for a limited term permit to allow the existing site to be used as a temporary or interim parking lot. The project is located in the CV - Commercial Visitor Serving Zone which allows temporary uses with the approval of a limited term permit. Approval of the project would allow the site to be utilized as a parking lot for up to one year, with the possibility of an extension for one more year subject to procedures outlined in the Zoning Code and Implementation Plan Ms. Westmoreland stated a few key facts in support of the findings: The parking lot is a passive use and no new buildings are proposed as part of this application. The existing building is vacant and the site is underutilized. She continued: the site does not currently provide any public access or views. Demolition of the existing structure could result in the elimination of potential blight. There are no improvements proposed off the NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 3/15/2018 Page 2 of 6 property and no demolition materials would be stored offsite that could impede access. As discussed in greater depth in the staff report, the project would not affect the public’s ability to gain access to, use or view the coast and nearby recreational facilities. The proposed temporary parking lot is not supporting a specific use that would generate traffic and vehicular access would remain the same. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that include drainage and percolation features. Ms. Westmoreland concluded that staff was able to make all of the required findings and recommended approval to the Zoning Administrator. Public Works staff was also available to answer questions. The Zoning Administrator opened the public hearing. One member of the public, Dennis Haller, spoke and stated that he lives near this site and that he would like to see the parking lot remain as a permanent use and not a fire station. He agreed with Mr. Mosher’s written comments, asking if parking would be metered and how this process would work. There were no other public comments. Ms. Westmoreland responded, stating that for a general response to the concerns that have been outlined, this is a temporary use that is seen as a bonus where the City can utilize the site in the interim for parking. In terms of the specifics for metering, the site will most likely be metered. The final plan is still in the works and will need to be reviewed and approved by the Community Development Director. The Zoning Administrator stated for the record that the coastal development permit is limited to the parking lot and anything beyond the application would require another coastal development permit. With the additional condition stated by staff, the zoning administrator approved the project. Action: Approved ITEM NO. 3 Clarizio Live-Work Coastal Development Permit No. CD2017-077, Site Development No. SD2017-006, and Tentative Parcel Map No. NP2017-020 (PA2017-182) Site Location: 500 East Balboa Boulevard Council District 1 Ben Zdeba, Associate Planner, provided a brief project description stating that the applicant requests approval of a minor site development review, tentative parcel map, and coastal development permit to allow the demolition of an existing single-story commercial building and the construction of a new mixed-use development with one live-work unit and two residential units. The property is designated Mixed-Use Vertical (MU-V), which encourages residential and nonresidential uses that are vertically integrated. If approved, the proposed project will require a deed restriction on the live-work unit to help ensure the nonresidential space is not leased separately from the residential space above. The project complies with all required development standards in the General Plan Land Use Element, Zoning Code, and Local Coastal Plan Implementation Program, as discussed in the staff report. He noted that there are other taller structures in the area and along the East Balboa Boulevard corridor. He gave examples of the Balboa Theater, the building formerly occupied by Mithrush, and the Newport Landing parking structure. The proposed project has been analyzed against the Balboa Village Design Guidelines and complies with the overarching principles, as discussed in the draft resolution for approval. The project site is an inland lot that does not provide opportunities for enhanced public access to coastal resources. The proposed design would close a curb cut on East Balboa Boulevard, which has been reviewed by the City’s Public Works Department and would eliminate a potential traffic conflict point; however, there is no opportunity for new on-street parking given the existing boulevard width. He added that the design proposes a new curb cut on Adams Street, but that the frontage has a red curb for safety reasons and, therefore, there is no elimination of on-street parking. The proposed project would improve an underutilized property at a street corner and would help to enhance the visual quality of the Coastal Zone. Given the distance of the project site from the bay and from the shoreline, as well as the minimum finish floor elevation of 9.00 feet based on the North American Vertical Datum 1988 (NAVD88), the NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 3/15/2018 Page 3 of 6 project will be safe for the economic life of the structure. The applicant prepared a Water Quality Management Plan, which was approved by the City’s Engineer Geologist and will address all potential on-site water issues. Lastly, he noted the project is exempt from the California Environmental Quality Act (CEQA) under Sections 15303 (New Construction or Conversion of Small Structures) and 15315 (Minor Land Divisions). Mr. Zdeba addressed written comments received from Jim Mosher, resident, and recommended incorporating some of his suggested changes. He also presented revised language for the Facts in Support of Finding B in the draft Resolution for Approval; the language states that the new driveway on Adams Street will not remove existing on-street parking. The property owner’s representative, Chris Clarizio, stated that he had reviewed the draft resolution and agrees with all of the required conditions. The Zoning Administrator opened the public hearing. Jim Stratton, resident and member of the Balboa Village Advisory Committee, expressed support for the redevelopment of the property, but offered concerns that the proposed design is inconsistent with the Balboa Village Design Guidelines. The Zoning Administrator requested clarification as to whether Mr. Stratton is representing the Balboa Village Advisory Committee or himself. In response, Mr. Stratton stated he was representing himself, but noted he had been involved in the creation of the Design Guidelines. W.R. Dildine, resident, expressed concern as to the feasibility of the project and opined that the project design may substantially change. He also expressed agreement with Mr. Stratton with respect to the inconsistency with the Balboa Village Design Guidelines. Roger Gorsky, resident, expressed concern as to the garages backing onto Adams Street. The Zoning Administrator questioned whether Mr. Stratton is asking for denial of the project or for a continuance, so that the Balboa Village Advisory Committee could review it. In response, Mr. Stratton stated he would request a continuance. There were no other public comments and the Zoning Administrator closed the public hearing. In response to Mr. Stratton’s concern, Mr. Zdeba noted that the architect submitted a written narrative addressing the Balboa Village Design Guidelines. He added that on handwritten page 15 of the draft Resolution, there is a detailed analysis of the Design Principles 1, 3, 4, 5, 6, 7, 9, 11, 12, 13, and 14. In response to Mr. Dildine’s concern, Mr. Zdeba noted that Condition of Approval No. 1 requires substantial conformance with the approved project plans. He added that Conditions of Approval No. 22 and 23 required all trash storage to be on-site within the designated areas. In response to Mr. Gorsky’s concern, Associate Planner Zdeba stated that the Public Works Department had reviewed the project plans. He also clarified that there is no garage parking on Adams Street. The Zoning Administrator asked Mr. Zdeba whether anything in the Design Guidelines prohibits a modern architectural styling. In reply, Mr. Zdeba stated there is nothing prohibiting a modern approach to the architectural styles in the guidelines. He further added that there are overarching design principles that are to be followed and reiterated that the principles had been evaluated in the draft resolution. The Zoning Administrator stated staff had adequately addressed all comments and questions, and stated that all findings had been made. Action: Approved NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 3/15/2018 Page 4 of 6 ITEM NO. 4 Haupert Residence Coastal Development Permit No. CD2017-086 (PA2017-200) Site Location: 1556 Ocean Boulevard Council District 1 Chelsea Crager, Assistant Planner, provided a brief project description stating that the project was a coastal development permit to allow the demolition of an existing single-family dwelling and the construction of a new, 3,302-square-foot, three-story single-family residence including an attached 537-square-foot 2-car garage. The project includes hardscape, drainage, and landscaping improvements. The project complies with all applicable development standards and no deviations are requested Applicant Ana Sachse, on behalf of the Owner, stated that she had reviewed the draft resolution and agrees with all of the required conditions. She clarified that the project was two stories with a covered roof deck only on the third floor. The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment the public hearing was closed. Action: Approved ITEM NO. 5 Hagan Residence Coastal Development Permit No. CD2017-087 (PA2017-202) Site Location: 1703 Ocean Boulevard Council District 1 David Lee, Planning Technician, provided a brief project description stating that the applicant is requesting approval to demolish an existing single-family residence and construct a new three-story, single family residence with an attached two-car garage. The proposed development is consistent with the Single-Unit Residential zoning designation for the lot. The project is consistent with all applicable Zoning Code standards including height, setbacks, and floor area. Since the development is set back approximately 450 feet from the water, a water quality management plan was not required. However, a drainage system will be installed to ensure that the project will not impact water quality. The project is located on the Balboa Peninsula between the nearest public road and the sea. The project is designed not to block any existing public access opportunities and does not have the potential to degrade the visual quality of the Coastal Zone. Applicant Marc Reusser, on behalf of the owner, stated that he had reviewed the draft resolution and agrees with all of the required conditions. The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment the public hearing was closed. Action: Approved ITEM NO. 6 Segerstrom Residence Coastal Development Permit No. CD2017-090 (PA2017-205) Site Location: 818 West Bay Avenue Council District 1 Liane Schuller, Contract Planner, provided a brief project description stating that the applicant is requesting approval to demolish an existing single-family residence and construct a new three-story, single-family residence with attached three-car garage. The existing development includes two curb cuts - a single- width driveway leading to a one-car garage, and a double-width driveway leading to a two-car garage. The proposed new floorplan will combine these separate driveways and garages into a single driveway leading to a three-car garage. The net curb cut width will remain essentially the same, and the revised driveway design will not result in the loss of any on-street parking. The site is located in the R-1 Zoning NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 3/15/2018 Page 5 of 6 District, and the proposed residence is consistent with all applicable standards, including parking, height, setbacks and floor area restrictions. She continued: the proposed development also complies with the standards and approval requirements of the City’s Local Coastal Program. While the property is located between the nearest public road and the shoreline, the proposed project does not involve a change in land use, density or intensity that would affect public coastal access. Lateral coastal access is provided by a public beach area west of the site, and by smaller nearby public beach areas accessible from the water. Vertical access is provided at various street ends throughout the neighborhood, with the nearest vertical access provided at the 9th Street street-end approximately 120 feet west of the project site. The project complies with all applicable LCP development standards and maintains a building envelope consistent with the pattern of neighborhood development. The project will therefore not degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. She concluded: the existing development includes a private bulkhead along the waterway, which has been inspected and deemed to be in good condition, and will be reinforced and repaired in conjunction with the project. Applicant Aaron Easton of Richard Krantz Architects, on behalf of the property owner, stated that they had reviewed the draft resolution and agree with all of the required conditions. He added that the applicant has agreed to implement vibration monitoring during the construction phase of the project to provide an added sense of security for the neighbor. The Zoning Administrator opened the public hearing. One member of the public, Wayne Bodier, spoke on behalf of neighbor Joyce Mack, and asked about the equipment and anticipated timing of the planned bulkhead repair. The applicant stated that this had not yet been determined. There were no other public comments. Action: Approved ITEM NO. 7 315 Jasmine Avenue Condominiums Coastal Development Permit No. CD2018-005 and Tentative Parcel Map No. NP2018-001 (PA2018-011) Site Location: 315 & 315 ½ Jasmine Avenue Council District 6 Liane Schuller, Contract Planner, provided a brief project description stating that the applicant is requesting approval of a tentative parcel map and associated coastal development permit for condominium purposes. The project site has been approved for the construction of a new duplex, to replace an existing residential duplex. The general plan and zoning designations for the property allow two-unit residential development. Public improvements are required in conjunction with the tentative parcel map. The Public Works department has reviewed the project and provided conditions of approval which are included in the draft resolution. The proposed development complies with the standards and approval requirements of the City’s Local Coastal Program. Applicant Nanci Glass of Nicholson Companies, on behalf of the property owner, thanked staff for its assistance and stated that they had reviewed the draft resolution and agree with all of the required conditions. The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment the public hearing was closed. Action: Approved NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 3/15/2018 Page 6 of 6 ITEM NO. 8 Cooper Lot Merger No. LM2018-001 (PA2018-013) Site Location: 624 Seaward Road Council District 6 Liane Schuller, Contract Planner, provided a brief project description stating that the applicant is requesting approval of a lot merger application to combine two adjacent lots which are currently owned and developed as a single site. Similar applications have been processed and approved for adjacent properties to the north and south of the project site. If approved, the lot merger would result in a single parcel similar in size and configuration to those in the vicinity and neighborhood. The application has been reviewed by the Planning Division and Public Works staff and it was determined to meet the requirements of the City’s Subdivision Code. Conditions of approval from Public Works are included in the draft resolution. The applicant was unable to attend the hearing, but had confirmed to staff that he had reviewed the draft resolution and agreed with all of the required conditions. The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment the public hearing was closed. Action: Approved V. PUBLIC COMMENTS ON NON-AGENDA ITEMS None. VI. ADJOURNMENT The hearing was adjourned at 4:15 p.m. The agenda for the Zoning Administrator Hearing was posted on March 8, 2018, at 4:37 p.m. in the Chambers binder and on the digital display board located inside the vestibule of the Council Chambers at 100 Civic Center Drive and on the City’s website on March 8, 2018, at 4:05 p.m. Patrick J. Alford, Zoning Administrator