HomeMy WebLinkAbout20191212_ZA_MinutesMINUTES OF THE MEETING OF THE
NEWPORT BEACH ZONING ADMINISTRATOR 12/12/2019
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ITEM NO. 3 Bay House 2100, LLC Lot Line Adjustment No. LA2019-002 (PA2019-229)
Site Location: 2021 East Bay Avenue and 2100 East Balboa Boulevard
Council District 1
David Lee, Assistant Planner, provided a brief project description stating that the proposed project is a lot line
adjustment to adjust the boundary between two contiguous parcels. Mr. Lee described the location and zoning
of the lot. Mr. Lee described the adjustment, which would shift a 99-lineal-foot section of the common property
line approximately 15.5 feet easterly into the 2100 East Balboa Boulevard lot and reallocate approximately
1,535 square feet of land from 2100 East Balboa Boulevard to 2021 East Bay Avenue. Both lots exceed the
minimum width and area for interior lots as required by the Zoning Code. The lot line adjustment is for the
purpose of constructing a new swimming pool. Mr. Lee read a revision to the resolution regarding a statement
of fact which clarified that the lot line adjustment does not need a coastal development permit. Mr. Lee also
clarified that it is for construction of a new pool, not the enlargement of an existing pool.
Applicant Paul Shaver of CAA Planning, 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.
One member of the public, Frank Train, spoke and asked to view the exhibit for the lot line adjustment. Mr. Lee
showed the exhibit and Mr. Train stated that he had no objections.
The Zoning Administrator closed the public hearing.
Action: Approved
ITEM NO. 4 Home Sweet Home LLC Residence Coastal Development Permit No. CD2019-038
(PA2019-145)
Site Location: 417 and 417 1/2 Edgewater Place Council District 1
Liane Schuller, Planning Consultant, summarized the report prepared by Liz Westmoreland, Assistant Planner.
The applicant is requesting approval to demolish the existing duplex and construct a new approximately
2,500-square-foot, single-family residence and attached two-car garage which, is an allowed use in the R-
2 zoning district. The plans include a waterproofing curb around the perimeter of the new structure to protect
against flooding and sea level rise. A condition of approval has been included in the draft resolution requiring
the waterproofing curb. She explained that the property is separated from the bay by a public walkway and
City-owned bulkhead which is part of a larger bulkhead system that exists in sections of the peninsula. Any
modifications to the existing bulkhead would be part of an area-wide project, and no modifications to the
bulkhead are proposed in conjunction with the project. Furthermore, the project does not affect or alter
current coastal access conditions. Vertical and lateral access to the oceanfront is provided and will continue
to be provided by street ends throughout the neighborhood with access to the public walkway and sandy
beach areas along the waterfront. The project complies with all applicable development standards, including
the standards and approval requirements of the City’s Local Coastal Program, and is consistent with the
existing pattern of development in the vicinity.
Architect Brad Smith, 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.
Marianne Zippi of 420 East Bay Avenue, expressed concerns related to parking and the potential future
use of the property as an Airbnb or residential care facility. Zoning Administrator Ramirez clarified the
standards of review for the coastal development permit and new single-family residence. Based on a follow-
up question from Ms. Zippi, Mr. Ramirez explained how to obtain information should she wish to appeal the
approval of the coastal development permit.
MINUTES OF THE MEETING OF THE
NEWPORT BEACH ZONING ADMINISTRATOR 12/12/2019
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The Zoning Administrator closed the public hearing.
Action: Approved
ITEM NO. 5 Larkin Residence Coastal Development Permit No. CD2019-053 (PA2019-217)
Site Location: 2541 Circle Drive Council District 3
Liane Schuller, Planning Consultant, provided a brief project description stating that the project site is located
within the private community of Bayshores in the R-1 zoning district. The property is currently developed
with a single-family residence, which the applicant proposes to demolish and replace with a new
approximately 3,900-square-foot, single-family residence and attached two-car garage. The project
complies with all applicable development standards, including the standards and approval requirements of
the City’s Local Coastal Program.
Architect Eric Olsen, on behalf of the property 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 Avocado, LLC Residence Coastal Development Permit No. CD2019-055 (PA2019-220)
Site Location: 407 North Bay Front Council District 5
Liane Schuller, Planning Consultant, provided a brief project description stating that the project site is located
on Balboa Island and is currently developed with an existing single-family residence. The applicant is
requesting approval to demolish the existing single family development and construct a new approximately
2,500-square-foot, single-family residence and attached two-car garage. Ms. Schuller further explained that
there is no intensification of use that would create an increased demand for access and recreation
opportunities, and the project does not affect or alter current coastal access conditions. Vertical and lateral
access to the oceanfront is provided and will continue to be provided by street ends throughout the
neighborhood with access to the public boardwalk and sandy beach areas along the waterfront. The project
complies with all applicable development standards, including the standards and approval requirements of
the City’s Local Coastal Program, and is consistent with the existing pattern of development in the vicinity.
The property is separated from the ocean by a public boardwalk and City-owned concrete bulkhead which
is part of a larger bulkhead system that surrounds Balboa Island.
Applicant Caitlin Smith of Brandon Architects, on behalf of the property owner, stated that she 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. 7 Kelegian Residence Coastal Development Permit No. CD2019-049 (PA2019-205)
Site Location: 612 Via Lido Nord Council District 1
Planning Consultant Liane Schuller summarized the report prepared by Consultant David Blumenthal. The
applicant is requesting approval to demolish the existing single-family residence and construct a new 3,988
square-foot, single-family residence and attached two-car garage. A coastal development permit is required
for the removal and replacement of a single-family residence on a site located within the coastal zone. The
proposed work is located entirely within the confines of the private property, and is consistent with the