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HomeMy WebLinkAbout20190530_MinutesMINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 05/30/2019 Page 2 of 6 Property owner Geoffrey Stack, stated that he had reviewed the draft resolution including the added condition and agrees with all of the required conditions. The Zoning Administrator opened the public hearing. One member of the public, Barry Steele of 223 Evening Canyon Road, questioned the existing footprint of the home compared to the proposed footprint of the new structure. Staff confirmed the proposed footprint is larger than the existing. He also questioned the potential effects to private views Mr. Stack noted that story poles were up for the project as a requirement of the homeowners association. Two members of the public, Fred Couples of 208 Evening Canyon Road and Helen Holland of 212 Evening Canyon Road, stated their concerns of property views being affected by the project’s chimneys. The Zoning Administrator closed the public hearing. The Zoning Administrator explained that the scope of review of the coastal development permit is limited to consistency with the City’s certified Local Coastal Program and consistency with Chapter 3 of the Coastal Act. The Local Coastal Program and the Coastal Act do not protect private views, and the scope of review is limited to public views to and along the shoreline and the overall visual quality of the coastal zone. The Zoning Administrator confirmed with staff that the project’s chimneys are consistent with the coastal zoning district development standards and did not affect public views. Action: Approved ITEM NO. 4 The Milan Panic Family Trust Residence Coastal Development Permit No. CD2019-013 (PA2019-033) Site Location: 2104 East Balboa Boulevard Council District 1 Chelsea Crager, Associate Planner, provided a brief project description stating that the project is a coastal development permit for the demolition of an existing single-family residence and the construction of a new 14,273–square-foot single family residence including an 897–square-foot attached at-grade three-car garage and an 8,559–square-foot subterranean basement. The project also includes a reinforced bulkhead and height extensions to address coastal hazards protection. The project complies with all applicable development standards and no deviations are requested. The property is bisected by the California Coastal Commission’s permit jurisdiction boundary resulting in a portion of the project and bulkhead improvements being within the Coastal Commission’s permit jurisdiction and requiring Coastal Commission review. Staff updated the draft resolution to include a condition requiring that the project obtain authorization from the California Coastal Commission for portions of the project within their permit jurisdiction. Ms. Crager stated that public comments were received on the project. The adjacent property owner, expressed concern about the methods of construction of the project. Mr. Jim Mosher, a member of the public, stated that the project does not meet the minimum density required by the Coastal land use designation; questioned the need for the bulkhead to be raised, and questioned the staff report’s reference to a three-car garage. Staff responded that the project is located in the R-1 Coastal Zoning District and only one dwelling unit is permitted on the property. Additionally, the bulkhead is required to be raised pursuant to the coastal hazards report prepared for this project. Finally, that the three-car garage is at-grade parking with additional parking and car storage is provided in the subterranean garage. Applicant Scott Hudgins of Hudgins Design Group, stated that he had reviewed the draft resolution and agrees with all of the required conditions, including the added condition. He also stated that he had reached out to the neighbor that had submitted the written comment and noted that the concerns were primarily regarding the building process and that the applicant’s team has been proactive in ensuring the project is built correctly. MINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 05/30/2019 Page 3 of 6 The Zoning Administrator opened the public hearing. One member of the public, Howard Hull of 2106 East Balboa Boulevard, stated that he was concerned about the construction of a large basement. The Zoning Administrator asked Mr. Hull if he was concerned with the design of the extension of the seawall that might interfere with the natural shoreline process or that it simply would not protect his property. Mr. Hull replied he was concerned that the Coastal Commission may require mitigation for the loss of public access. Another member of the public, David Cline of 2102 East Balboa Boulevard, stated that he did not know of the project until the notice of public hearing. He stated there were no story poles for this project. He stated that the proposed development has a smaller front setback than the surrounding properties. Mr. Cline confirmed the size of the project with staff and his concerns regarding the duration of time for construction. He stated that the seawall is in good condition and that the project’s additional height may weaken the existing seawall and neighboring property seawalls. Mr. Kline stated that he concurred with the letter submitted by the 2106 East Balboa Boulevard property owner. The Zoning Administrator asked Mr. Kline if he believed that the project could impact public views. Mr. Kline stated that view corridors for the public may be impacted, but he could not answer the question without further study. The Zoning Administrator stated that the seawall extension is necessary to protect the development from coastal hazards over the economic life of the development and is based upon the best available science. The Zoning Administrator closed the public hearing. The Zoning Administrator confirmed with staff that the application and hearing was properly noticed. The project conforms to all setbacks. The subterranean basement is not included in the calculation of floor area limit and concluded that the finished floor elevation of the first floor of the structure is 11.00 NAVD88, which would protect the structure in the event that the adjacent properties flooded. Action: Approved ITEM NO. 5 Martin Residence Coastal Development Permit No. CD2019-008 (PA2019-039) Site Location: 18 Balboa Coves Council District 6 Patrick Achis, Planning Technician, provided a brief project description stating that the request is for a coastal development permit to demolish an existing single-family residence and construct a new three-story, 5,373- square-foot, single-family residence, including three-car garage parking. The proposed project complies with all development standards both in the Zoning Code and Implementation Plan. The subject site is located between the nearest public road and sea; however, its location inside the existing gated community of Balboa Coves does not provide nor inhibit public coastal access opportunities. Public comment was received by Mr. Jim Mosher, a member of the public, regarding the project’s consistency with the Local Coastal Program’s density range and a formatting error in the staff report. Staff confirmed the project does not involve a change in density as the proposal replaces an existing single-family residence with a new single-family residence and that the scrivener’s error would be addressed. Applicant Brad Smith of Bradford Smith Architect, 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