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CITY OF NEWPORT BEACH PLANNING COMMISSION AGENDA
CITY COUNCIL CHAMBERS – 100 CIVIC CENTER DRIVE
THURSDAY, FEBRUARY 18, 2021 REGULAR MEETING - 6:30 P.M. ERIK WEIGAND Chair LEE LOWREY
0BVice Chair
LAUREN KLEIMAN
Secretary 3BCURTIS ELLMORE
4BSARAH KLAUSTERMEIER 5BPETER KOETTING 6BMARK ROSENE Planning Commissioners are citizens of Newport Beach who volunteer to serve on the Planning Commission. They were appointed by the City Council by majority vote for four-year terms. At the table in front are City staff members who are here to advise the Commission during the meeting. They are:
1BSEIMONE JURJIS, Community Development Director
2BJIM CAMPBELL, Deputy Community Development Director
YOLANDA SUMMERHILL, Assistant City Attorney TONY BRINE, City Traffic Engineer CLARIVEL RODRIGUEZ, Administrative Support Specialist SPECIAL NOTICE REGARDING COVID-19 On March 4, 2020, Governor Newsom proclaimed a State of Emergency in California as a result of the threat of COVID-19. On March 12, 2020, Governor Newsom issued Executive Order N-25-20, which allows Council Members to attend City Council meetings telephonically. Please be advised that to minimize the spread of COVID-19, some, or all, of the Newport Beach City Council Members may attend this meeting telephonically.
Also, please be advised that on March 17, 2020, Governor Newsom issued Executive Order N-29-20, which allows for the
public to participate in any meeting of the City Council telephonically or by other electronic means. Given the health risks associated with COVID-19, the City of Newport Beach has decided to not have City Council Chambers open to the public for this meeting. As a member of the public, if you would like to participate in this meeting, you can participate via the following options: 1. You can submit your questions and comments in writing for Planning Commission consideration by sending them to the Planning Commissioners at planningcommissioners@newportbeachca.gov. To give the Planning Commission adequate time to review your questions and comments, please submit your written comments by Wednesday, February 17, 2021, at 5:00 p.m. 2. In addition, members of the public can participate in this meeting telephonically. Specifically, the meeting will be viewable on NBTV and live streamed on the City’s website. If you are watching the meeting on NBTV or via the live stream, during the meeting, phone numbers for the public to call and to comment on specific agenda items will be posted on the screen. When you call, you will be placed on hold until it is your turn to speak. Please note that only twenty (20) people can remain on hold at a time. If you call in to speak on an item and the line is busy, please call back after a few moments. The City will ensure that it allows enough time per item for everyone to call in to comment. 3. If you need special accommodations, you can attend and participate in the meeting by going to the Civic Center Community Room located at 100 Civic Center Drive where the meeting will be broadcasted, and you can address the Commission. The room has a limited occupancy of 10 people to ensure proper physical distancing. Please know that it is important for the City to allow public participation at this meeting. If you are unable to participate in the meeting via the process set forth above, please contact the Community Development Department at (949-644-3200 or CDD@newportbeachca.gov) and we will attempt to accommodate you.
The City of Newport Beach thanks you in advance for continuing to take precautions to prevent the spread of the COVID-19. virus.
Planning Commission Regular Meeting Agenda February 18, 2021
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NOTICE TO THE PUBLIC Regular meetings of the Planning Commission are held on the Thursdays preceding second and fourth Tuesdays of each month at 6:30 p.m. The agendas, minutes, and staff reports are available on the City's website at: http://www.newportbeachca.gov. If you have any questions or require copies of any of the staff reports or other documentation, please contact the Community Development Department, Planning Division staff at 949-644-3200. This Commission is subject to the Ralph M. Brown Act. Among other things, the Brown Act requires that the Commission’s
agenda be posted at least 72 hours in advance of each meeting and that the public be allowed to comment on agenda items before the Commission and items not on the agenda but are within the subject matter jurisdiction of the Commission. The Commission may limit public comments to a reasonable amount of time, generally three (3) minutes per person. All testimony given before the Planning Commission is recorded.
Please Note: All mail or written communications (including email) from the public, residents, or applicants regarding an agenda item must be submitted by 5 p.m. on the business day immediately prior to the meeting. This allows time for the Planning Commission to adequately consider the submitted correspondence. It is the intention of the City of Newport Beach to comply with the Americans with Disabilities Act (ADA) in all respects. If, as an attendee or a participant of this meeting, you will need special assistance beyond what is normally provided, the City of Newport Beach will attempt to accommodate you in every reasonable manner. Please contact Leilani Brown, City Clerk, at least 72 hours prior to the meeting to inform us of your particular needs and to determine if accommodation is feasible (949-644-3005 or lbrown@newportbeachca.gov). APPEAL PERIOD: Use Permit, Variance, Site Plan Review, and Modification Permit applications do not become effective until 14 days following the date of approval, during which time an appeal may be filed with the City Clerk in accordance with the provisions of the Newport Beach Municipal Code. Tentative Tract Map, Tentative Parcel Map, Lot Merger, and Lot Line Adjustment applications do not become effective until 10 days following the date of approval, during which time an appeal may be filed with the City Clerk in accordance with the provisions of the Newport Beach Municipal Code. General Plan, Zoning, and Local Coastal Program Amendments are automatically forwarded to the City Council for final action.
I. CALL TO ORDER II. PLEDGE OF ALLEGIANCE III. ROLL CALL IV. PUBLIC COMMENTS
Public comments are invited on non-agenda items generally considered to be within the subject matter jurisdiction of the Planning Commission. Speakers must limit comments to three (3) minutes. Before speaking, please state
your name for the record and print your name on the blue forms provided at the podium. Please call 949-270-8165 during the meeting to provide public comments on non-agenda items. V. REQUEST FOR CONTINUANCES VI. CONSENT ITEMS ITEM NO. 1 MINUTES OF JANUARY 21, 2021 To comment on this item during the meeting, please call 949-270-8165. Recommended Action: Approve and file.
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VII. DISCUSSION ITEMS ITEM NO. 2 CIRCULATION ELEMENT UPDATE STATUS REPORT To comment on this item during the meeting, please call 949-270-8165. Summary: A brief status report on the update of the General Plan Circulation Element.
Recommendation: Receive and file. VIII. PUBLIC HEARING ITEMS Speakers must limit comments to three (3) minutes on all items. Before speaking, please state your name for
the record and print your name on the blue forms provided at the podium.
If in the future, you wish to challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues, which you (or someone else) raised orally at
the public hearing or in written correspondence received by the City at or before the hearing. ITEM NO. 3 2510 WEST COAST HIGHWAY MIXED USE (PA2019-249) Site Location: 2510 And 2530 West Coast Highway To comment on this item during the meeting, please call 949-270-8165. Summary:
The proposed project will replace an existing marine sales facility with a mixed-use development consisting of 35 residential dwelling units, and an 11,266 square-foot boutique auto showroom. The
residential component will consist of 10 studio units, 16 one-bedroom units and 9 two-bedroom units. Three of the units will be set aside for workforce housing and made affordable to low income households. The commercial component of the project will consist of an 8,741 square-foot auto showroom, with a 1,484 square-foot mezzanine and a 750 square-foot office space. Recommended Action:
1. Conduct a public hearing;
2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15332 under Class 32 (in-fill Development Projects) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution No. PC2021-001 approving Coastal Development Review CD2019-062,
Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and Tentative Parcel Map No. NP2020-013 (Attachment No. PC 1).
ITEM NO. 4 BENIHANA DINING ROOM EXPANSION (PA2019-258) Site Location: 4250 Birch Street
To comment on this item during the meeting, please call 949-270-8165.
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Summary: An expansion of an existing 8,260-square-foot restaurant to include an additional 615-square-foot dining room. This expansion requests the modification of the required parking rate on site, from one space per
40 square feet of net public area to one space per 50 square feet of net public area. The restaurant proposes to continue an existing Type 47 (On-Sale General Eating Place) Alcoholic Beverage Control (ABC) License. No late hours or live entertainment are proposed. Recommended Action: Removed from calendar. ITEM NO. 5 AT&T CAMELBACK TELECOM UPGRADE (PA2020-152) Site Location: 1111 Camelback Street To comment on this item during the meeting, please call 949-270-8165. Summary:
The Applicant proposes a conditional use permit to modify and upgrade an existing wireless facility with improvements that are over the maximum height limit. The existing wireless facility is unscreened and located on top of the mini-storage building. Upgraded antennas would be installed at a lower height and relocated behind a new screen wall that exceeds the maximum height limit by 3 feet, 5 inches. The total
height of the project is 35 feet, 5 inches, including the building and the top of the new screening. Recommended Action:
1. Conduct a public hearing;
2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, Article 19, of Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the
environment and the exceptions to this exception do not apply; and
3. Adopt Resolution No. PC2021-004 approving Conditional Use Permit no. UP2020-132 (Attachment No. PC1).
ITEM NO. 6 SUPERIOR AVENUE PEDESTRIAN AND BICYCLE BRIDGE, PARKING LOT AND RECREATION AREA PROJECT APPEAL (PA2019-014) Site Location: Bridge to span Superior Avenue north of West Coast Highway Intersection – Parking lot and recreation area at northeast corner of intersection and bounded by West Coast Highway, Superior Avenue, Hoag Lower Campus and Sunset View Park
To comment on this item during the meeting, please call 949-270-8165. Summary: An appeal of the Zoning Administrator’s decision on December 10, 2020, to approve a coastal development permit and mitigated negative declaration allowing the demolition of the existing surface parking lot and the construction of a new 128-space surface parking lot, with pedestrian/bicycle concrete
bridge over Superior Avenue. The proposed bridge includes a staircase from the bridge down to the corner of Superior Avenue and West Coast Highway, and open space improvements to upper Sunset View Park.
The project would include earthwork, grading, retaining walls, and landscaping improvements. The project includes retaining walls that exceed the 8-foot maximum height permitted by Newport Beach Municipal Code Title 21 (Local Coastal Program Implementation Plan). As such, the project includes a request for relief from this Newport Beach Municipal Code Title 21 development standard, pursuant to Section
21.52.030. The project complies with all other applicable development standards. Recommended Action: Continue to the March 4, 2021, regular Planning Commission meeting.
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IX. STAFF AND COMMISSIONER ITEMS ITEM NO. 7 MOTION FOR RECONSIDERATION ITEM NO. 8 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON A FUTURE AGENDA. ITEM NO. 9 REQUESTS FOR EXCUSED ABSENCES X. ADJOURNMENT