HomeMy WebLinkAbout20200702_Applicant Justification for CD ReliefCosi Designs 1
June 2020
City of Newport Beach
Attn. Community Development
100 Civic Center Drive
Newport Beach, CA 92660
Project Name: Balboa Development
Project Address: 503-505 Balboa Blvd., Newport Beach, CA 92660
RELIEF FROM IMPLEMENTATION PLAN DEVELOPMENT STANDARDS.
The requested relief is to reduce the amount of commercial parking from eight to one.
Required Findings and Justification
1. The granting of the modification is necessary due to practical difficulties associated
with the property and that the strict application of the Implementation Plan results in
physical hardships.
The lot area is 5130 SF; per zoning code, a minimum of a 1795.5 SF for a
commercial is required, and a maximum of 5130 SF of residential at the upper
level. The remaining ground lot area cannot accommodate eight parking spaces,
including one Van Accessible for commercial and seven residential parking
spaces.
2. The granting of the variance is necessary due to special circumstances applicable to
the property, including location, shape, size, surroundings, topography, and/or other
physical features, the strict application of the development standards otherwise applicable
to the property denies the property owner privileges enjoyed by other property owners in
the vicinity and in the same coastal zoning district.
No onsite commercial parking is provided on the south side of Balboa Blvd. on
the neighborhood. A Public Parking lot is located 250 feet from the building.
3. The modification or variance complies with the findings required to approve a
coastal development permit in Section 21.52.015(F)
Other than the amount of parking needed for commercial, the project Conforms to
all applicable sections of the certified Local Coastal Program: Setbacks, Height, Floor
area, and residential parking.
DESIGN & CONSTRUCTION MANAGEMENT
433 N. Camden Dr. 4th Floor
Beverly Hills, CA 90210
310-734-4764
claudio@cosidesigns.com
Cosi Designs 2
4. The modification or variance will not result in development that blocks or
significantly impedes public access to and along the sea or shoreline and to coastal parks,
trails, or coastal bluffs.
The development will be setback about 250 feet from the shoreline, and it will not
block any access to the sea or shoreline and coastal parks, trails, or coastal bluffs.
5. The modification or variance will not result in development that blocks or
significantly impairs public views to and along the sea or shoreline or to coastal bluffs
and other scenic coastal areas.
The development will be setback about 250 feet from the shoreline with other
developments in between.
6. The modification or variance will not result in development that has an adverse
effect, either individually or cumulatively, on coastal resources, including wetlands,
sensitive habitat, vegetation, or wildlife species,
The development will be located on a site that is already developed and has no
adverse effect on coastal resources.
7. The granting of the modification or variance will not be contrary to, or in conflict
with, the purpose of this Implementation Plan, nor to the applicable policies of the
certified Local Coastal Program. (Ord. 2019-5 § 6, 2019)
The relief requested will not be contrary to, or in conflict with, the purpose of this
Implementation Plan. It does not affect the environment, coastal resources, and
public access to the coast.
Due to the location and proximity to the shoreline, a public parking lot will
compensate for the parking missed on the development.
Sincerely,
Claudio Cosi
Principal, Designer
Cosi Designs, Inc.