Loading...
HomeMy WebLinkAbout20191114_ZA_MinutesMINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 11/14/2019 Page 3 of 7 ITEM NO. 4 Shokuh Patisserie Minor Use Permit No. UP2019-047 (PA2019-180) Site Location: 1735 Westcliff Drive Council District 3 Liane Schuller, Planning Consultant, provided a brief project description stating that the applicant is seeking approval to establish an eating and drinking establishment with primarily take-out service and a maximum of six seats. The location is a tenant space in the Westcliff Court commercial center previously occupied by a retail shoe store. The required parking for restaurant with limited seating is same as retail. A minor use permit is required because the subject property is located within 500 feet of a residential zoning district. The multi-tenant commercial center includes a variety of retail, service and restaurant uses, which share surface parking lots with access from Westcliff Drive or Sherington Place. Staff believes that the proposed use is consistent with the Zoning and General Plan designation for this property, and that the proposed use is compatible with surrounding permitted commercial uses. Conditions of approval are proposed to ensure operational characteristics of the business are not impactful to neighboring tenants or nearby residential uses. No late hours or alcohol service are proposed. The Zoning Administrator opened the public hearing. Applicant Ali Shoar stated that he had reviewed the draft resolution and agrees with all of the required conditions. Property manager Kathy Sickles stated they try to maintain a mix of complementary uses and are very excited about the addition of this quality business to the center. Seeing that no one from the public wished to comment, the public hearing was closed. The Zoning Administrator requested additional language be added to the findings under Section E, clarifying that the use, as conditioned, will not be impactful to surrounding uses. Action: Approved ITEM NO. 5 Pickup Residence Coastal Development Permit No. CD2019-011 (PA2019-051) Site Location: 23 Harbor Island Council District 5 Chelsea Crager, Associate Planner, provided a brief project description stating that the project is a coastal development permit to demolish an existing single-family residence and construct a new, two-story single- family residence. The project includes accessory structures, and a reinforced bulkhead with a cap, which is located within the Harbor Island Tidelands. The project complies with all applicable development standards with no deviations requested. Portions of the project within the Harbor Island Tidelands are subject to a coastal development permit processed by the California Coastal Commission. The finished floor of the project is high enough to protect the development from projected sea level rise, however the bulkhead is proposed to be raised to protect accessory structures as well as other low-lying properties on Harbor Island. The project is conditioned to ensure the bulkhead is engineered to accommodate a higher cap if necessary. One letter of support was received from a resident of Harbor Island. The Zoning Administrator confirmed with staff that the finished floor of the house is proposed at an elevation above the medium-high sea level rise projection and the project therefore does not require the bulkhead to be raised to protect the residence. The purpose of raising the bulkhead would be to protect other parts of the island that may be at a lower elevation. He stated that the project could proceed forward even if the Coastal Commission does not permit the bulkhead to be modified. The Zoning Administrator opened the public hearing. The Zoning Administrator asked the Applicant, Ron Ritner, what improvements were proposed in the backyard. Mr. Ritner noted that accessory improvements in the tidelands area had been removed from the application. A future approval in concept application will be submitted to the City, followed by a request for a coastal development permit from the California Coastal Commission for future accessory improvements in this area.