HomeMy WebLinkAbout03_Bay Shores Hotel Lot Merger_PA2022-139
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 13, 2022
Agenda Item No.3
SUBJECT: Bay Shores Hotel (PA2022-139)
▪ Lot Merger
SITE LOCATION: 1800 and 1806 West Balboa Boulevard
APPLICANT: Bay Shores Hotel
OWNER: Spencer Samuelian and Stephen Marriott representing Bay ShoreRE, LLC
PLANNER: Makana Nova, Senior Planner
949-644-3249 or mnova@newportbeachca.gov
LAND USE AND ZONING
• General Plan Land Use Plan Category: CV (Visitor Serving Commercial) and RT
(Two Unit Residential)
• Zoning District: CV (Commercial Visitor-Serving) and R-2 (Two-Unit Residential)
• Coastal Land Use Plan Category: CV-A (Visitor Serving Commercial - 0.0-0.75 FAR)
and RT-D (Two Unit Residential - 20.0-29.9 DU/AC)
• Coastal Zoning District: CV (Commercial Visitor-Serving) and R-2 (Two-Unit
Residential)
PROJECT SUMMARY
A lot merger to consolidate four underlying parcels into a single 10,000-square-foot
building site. The lot merger does not necessitate a change of land use density/intensity
that would require a coastal development permit as the resulting FAR limitations remain
the same.
The proposed project (currently undergoing ministerial plan check review) includes an
interior and exterior renovation of the existing 25-room Bay Shores Hotel including a
1,400-square-foot expansion of roof deck areas. The lot merger is conditioned to require
recordation before the issuance of building permits for the renovation. A new bridge is
proposed across the lot lines to connect the two existing buildings to a new roof deck. An
existing roof deck stair access will be modified to accommodate a new elevator and a
dedicated equipment area for an existing telecommunications facility. The existing
surface parking spaces will be maintained on-site.
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RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15305 under Class 5 (Minor Alterations in Land Use Limitations)
of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter
3, because it has no potential to have a significant effect on the environment; and
3)Adopt Draft Zoning Administrator Resolution No. __ approving a Lot Merger
(Attachment No. ZA 1).
DISCUSSION
•The subject properties are located on the Balboa Peninsula on a relatively flat site
at the intersection of West Balboa Boulevard and 18th Street. The 100-foot by 100-
foot site consists of four relatively flat contiguous lots totaling 10,000 square feet
and developed with two separate hotel buildings and parking spaces. The
properties are surrounded by single-family and duplex dwellings to the north,
south, and west. Marina Park is located to the east across 18th Street.
•The building was originally constructed in 1960 as a six-unit apartment building
under Use Permit No. UP0636, allowing the construction of one building on three
lots, crossing internal lot lines facing an existing apartment building to the east. In
1961, Use Permit No. UP0796 allowed for the construction of 10 motel rooms,
three apartments with kitchens, and 16 parking spaces.
•In 1998, General Plan Amendment No. 98-1, Local Coastal Program Amendment
No. 50, Use Permit No. UP3629, and Coastal Development Permit No. 5-18-149
were approved to change the land uses at 1806 West Balboa Boulevard from an
R-2 designation to RSC (Retail Service Commercial). The use permit allowed for
an existing two-family structure at 1806 West Balboa Boulevard to be converted
into five additional motel rooms in addition to the existing 21-room motel. Ten
required parking spaces were waived. While the land use change was approved
and adopted by the City and the Coastal Commission at the time, the General Plan
and Zoning land use maps were never updated. The correct land use and zoning
categories will be updated for consistency as a part of the upcoming General Plan
Land Use update. For the time being, one 25-foot by 100-foot lot will retain its
existing residential land use designation until the land use maps can be updated
for consistency.
•The Land Use Element of the General Plan designates the subject lots as CV
(Visitor Serving Commercial) and RT (Two Unit Residential) with the maximum
floor area to land area ratio (“FAR”) of 0.75 (CO-G 0.75) for the CV portion of the
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site. The existing development is nonconforming as the existing hotel is developed
at 1.23 FAR. The existing building will remain with no net increases to gross floor
area.
• The subject property is located within the R-2 (Two-Unit Residential) and CV
(Commercial Visitor Serving) zoning districts. The R-2 zoning district is intended
to provide for a maximum of two residential dwelling units (i.e., duplexes) located
on a single legal lot. The CV zoning district is intended to provide areas appropriate
for accommodations, goods, and services intended to serve primarily visitors to
the City. According to Section 20.20.020 (Commercial Zoning Districts Land Uses
and Permit Requirements), Visitor Accommodations, Hotels and Motels are a
principal permitted use subject to the approval of a conditional use permit. The
project will maintain the existing visitor accommodation use on-site consistent with
the existing Use Permit No. UP3629, which authorized the motel rooms with on-
site parking spaces.
• The project site is located in the coastal zone. The lot merger does not necessitate
a change of land use density/intensity that would require a coastal development
permit as the resulting FAR limitations remain the same.
• The lot merger is consistent with the purpose and intent of Title 19 (Subdivisions).
The proposed lot merger to combine four existing parcels by removing the interior lot
lines between them will not result in the creation of additional parcels and will
recognize the existing development pattern of the area. The four underlying lots
are under common fee ownership and all necessary utilities are already in place.
The site will maintain legal access from West Balboa Boulevard, 18th Street, and
the rear alley. The project is in an area with an average slope of less than 20
percent and merging the four lots would create one parcel that meets the minimum
60-foot lot width and 6,000-square-foot lot area requirements in the RT Zoning
Regulations. The CV Zoning district does not identify a minimum lot width or area.
• The existing hotel is nonconforming to several development standards in the
Zoning Code including floor area limit, setbacks, height, and off-street parking as
evidenced by the project plans and UP3629. The hotel remodel will maintain the
existing development by the limitations of Chapter 20.38 (Nonconforming Uses
and Structures) and will not further exacerbate any non-conformities.
• The architectural design of the proposed remodel creates visual interest through
updated building materials, articulation, and window treatments. The exterior
facade will consist of coastal colors (primarily gray and white) with smooth coat
plaster, fiber cement siding panels, fabric awnings, and decorative glass and steel
guardrails. The mechanical equipment and refuse will be screened from view.
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ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15305 under Class Class 5 (Minor Alterations in Land Use Limitations) of the
CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment. The Class 5 exemption
includes minor alterations in land use limitations in areas with an average slope of 20
percent or less, which do not result in any changes in land use or density including minor
lot line adjustments. This exemption includes a minor lot merger not resulting in the
creation of any new parcel or change in density that complies with the conditions specified
above. The proposed lot merger is consistent with the parameters described above and
therefore, qualifies for the Class 5 exemption.
The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within a
state scenic highway, and is not a hazardous waste site, and is not identified as a
historical resource.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Newport Beach
Municipal Code (NBMC). Additionally, the item appeared on the agenda for this meeting,
which was posted at City Hall and on the City website.
APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within 10 days
following the date of the action. For additional information on filing an appeal, contact the
Planning Division at (949) 644-3200.
Prepared by:
JWC/mkn
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2022-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A LOT
MERGER LOCATED AT 1800 AND 1806 WEST BALBOA
BOULEVARD (PA2022-139).
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Spencer Samuelian and Stephen Marriott representing
BayshoreRE, LLC, with respect to property located at 1800 and 1806 West Balboa
Boulevard, and legally described as Lots 1, 2, 3, and 4 of Block 118, Section B, Newport
Beach Tract, requesting approval of a lot merger.
2. The applicant requests a lot merger to merge four (4) underlying parcels into a single
10,000-square-foot building site.
3. The subject property is designated CV (Visitor Serving Commercial) and RT (Two Unit
Residential) by the General Plan Land Use Element and is located within the CV
(Commercial Visitor Serving) and R-2 (Two-Unit Residential) Zoning Districts.
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
categories are CV-A (Visitor Serving Commercial - 0.0-0.75 FAR) and RT-D (Two Unit
Residential - 20.0 – 29.9 DU/AC) and the property is located within the CV (Commercial
Visitor-Serving) and R-2 (Two-Unit Residential) Coastal Zoning Districts. The lot merger
does not result in a change of land use density/intensity that would require a coastal
development permit as the resulting FAR limitations remain the same.
5. A public hearing was held on October 13, 2022, online via Zoom. A notice of time, place,
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to and considered by,
the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15305 under Class 5 (Minor Alterations in Land Use Limitations) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has
no potential to have a significant effect on the environment.
2. The Class 5 exemption includes minor alterations in land use limitations in areas with
an average slope of 20 percent or less, which do not result in any changes in land use
or density including minor lot line adjustments. This exemption includes a minor lot
merger not resulting in the creation of any new parcel or change in density that complies
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with the conditions specified above. The proposed lot merger is consistent with the
parameters described above and therefore, qualifies for the Class 5 exemption.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, and is not a hazardous waste site, and is not identified as a
historical resource.
SECTION 3. REQUIRED FINDINGS.
Lot Merger
In accordance with Sections 19.68.030 (Lot Mergers) of the Newport Beach Municipal Code,
the following findings and facts in support of such findings are set forth:
Finding:
A. Approval of the merger will not, under the circumstances of this particular case, be
detrimental to the health, safety, peace, comfort, and general welfare of persons
residing or working in the neighborhood of such proposed use or be detrimental or
injurious to property and improvements in the neighborhood or the general welfare of
the City, and further that the proposed lot merger is consistent with the legislative intent
of this title.
Facts in Support of Finding:
1. The proposed lot merger to combine four (4) existing parcels by removing the interior lot
lines between them will not result in the creation of additional parcels.
2. The project is a relatively flat site in an area with an average slope of less than 20
percent.
3. The lot merger is consistent with the purpose and intent of Title 19 (Subdivisions).
4. Any future development on the proposed parcel will be subject to the Zoning Code
development standards, which are intended to promote orderly development, protect
neighborhood character, and preserve public health, safety, and general welfare of the
City.
Finding:
B. The lots to be merged are under common fee ownership at the time of the merger.
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Fact in Support of Finding:
1. The four (4) lots to be merged are under common fee ownership.
Finding:
C. The lots as merged will be consistent or will be more closely compatible with the
applicable zoning regulations and will be consistent with other regulations relating to the
subject property including, but not limited to, the General Plan and any applicable
Coastal Plan or Specific Plan.
Facts in Support of Finding:
1. In 1998, General Plan Amendment No. 98-1, Local Coastal Program Amendment No.
50, Use Permit No. UP3629, and Coastal Development Permit No. 5-18-149 were
approved to change the land uses at 1806 West Balboa Boulevard from an R-2
designation to RSC (Retail Service Commercial). While the land use change was
approved and adopted by the City and the Coastal Commission at the time, the General
Plan and Zoning land use maps were never updated. The correct land use and zoning
categories will be updated for consistency as a part of the upcoming General Plan Land
Use update. For the time being, one 25-foot by 100-foot lot will retain its existing
residential land use designation until the land use maps can be updated for consistency.
2. The Land Use Element of the General Plan designates the subject site as RT (Two Unit
Residential), which provides for a range of two (2) family residential dwelling units such as
duplexes and townhomes. The CV (Visitor Serving Commercial) land use designation is
intended to provide for accommodations, goods, and services intended to primarily serve
visitors to the City of Newport Beach. The existing hotel land use will remain the same and
the land uses will be updated at the next citywide opportunity for consistency with the
previously approved discretionary applications.
3. The merged parcels will retain the CV (Commercial Visitor-Serving) and R-2 (Two-Unit
Residential) zoning designations. The R-2 zoning district is intended to provide for a
maximum of two (2) residential dwelling units (i.e., duplexes) located on a single legal
lot. The CV zoning district is intended to provide areas appropriate for accommodations,
goods, and services intended to serve primarily visitors to the City. Pursuant to Section
20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements), Visitor
Accommodations, Hotels, and Motels, are a principal permitted use subject to the
approval of a conditional use permit. The project will maintain the existing uses on-site
consistent with the existing Use Permit No. UP3629, which authorized a two (2)-unit
residential structure to be converted to five (5) additional rooms in addition to the existing
21-room hotel.
4. The project site includes Lots 1-4, of Block 118 in Section B of the Newport Beach Tract,
where the existing hotel is developed across the underlying lot lines. The consolidation of
the lots into one (1) parcel will clean up the underlying lot lines to match the development
site owned in common.
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5. The existing parcels are consistent with the original tract development pattern at 25-foot in
width and 2,500 square feet each. Merging the four (4) lots would create one (1)
approximately 100-foot by 100-foot, 10,000-square-foot parcel and reflect the existing
development pattern of the site.
6. The Public Works Department has reviewed the proposed lot merger and has concluded
it is consistent with the Subdivision Code.
Finding:
D. Neither the lots as merged nor adjoining parcels will be deprived of legal access as a
result of the merger.
Facts in Support of Finding:
1. Legal access will continue to be provided from West Balboa Boulevard, 18th Street, and
the rear alley.
2. The site does not currently provide access to any other properties. Thus, no adjoining
parcels will be deprived of legal access as a result of the merger.
Finding:
E. The lots as merged will be consistent with the pattern of development nearby and will
not result in a lot width, depth or orientation, or development site that is incompatible
with nearby lots. In making this finding, the review authority may consider the following:
a. Whether the development of the merged lots could significantly deviate from the
pattern of development of adjacent and/or adjoining lots in a manner that would result
in an unreasonable detriment to the use and enjoyment of other properties.
b. Whether the merged lots would be consistent with the character or general
orientation of adjacent and/or adjoining lots.
c. Whether the merged lots would be conforming or in greater conformity with the
minimum lot width and area standards for the zoning district.
Facts in Support of Finding:
1. Orientation and access to the parcel will be provided via West Balboa Boulevard, 18th
Street, and the alley to the rear. Thus, the resulting lot configuration will not change the
existing pattern of development in the area.
2. Properties in the vicinity consist of a relatively consistent tract of 25-wide lots. Marina
Park, located to the east across 18th street breaks this development pattern with a large
park and community center totaling 7.22 acres. The merged lots will reflect the existing
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development pattern of the site and integrate it into the area as intended by Use Permit
No. UP3629.
3.The proposed parcel size is 10,000 square feet in area, which meets the R-2
requirement for lot size (6,000 square feet for a corner lot). The CV zoning district doesnot have a minimum lot width or depth.
Waiver of Parcel Map
In accordance with Section 19.08.30.(A).(3) (Waiver of Parcel Map Requirement) of the Newport Beach Municipal Code, the Zoning Administrator may approve a waiver of the parcel
map requirement in cases where no more than three (3) parcels are eliminated. The following finding and facts in support of such findings are set forth:
Finding:
F.The proposed division of land complies with requirements as to area, improvement anddesign, flood water drainage control, appropriate improved public roads and property
access, sanitary disposal facilities, water supply availability, environmental protection,
and other applicable requirements of this title, the Zoning Code, the General Plan, and
any applicable Coastal Plan or Specific Plan.
Facts in Support of Finding:
1.Approval of the proposed lot merger would remove the existing interior lot lines and allowthe property to be used as a single site. The proposed parcel would comply with all design
standards and improvements required for new subdivisions by Title 19, General Plan,Coastal Land Use Plan, and Zoning Code.
2.The proposed lot merger combines the properties into a single parcel of land and does not result in the elimination of more than three (3) parcels.
3.The subject property is accessible from East Balboa Boulevard, 18th Street, and thealley. The site is served by all necessary public utilities.
4.The subject property is not subject to a Specific Plan.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project iscategorically exempt from the California Environmental Quality Act pursuant to Section15305 under Class 5 (Minor Alterations in Land Use Limitations) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potentialto have a significant effect on the environment.
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2. The Zoning Administrator of the City of Newport Beach hereby approves the requested lot
merger (PA2022-139), subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
3. This action shall become final and effective 10 days after the adoption of this Resolution
unless within such time an appeal or call for review is filed with the Director of
Community Development in accordance with the provisions of Title 19 (Subdivisions),
of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 13TH DAY OF OCTOBER, 2022.
____________________________
Jaime Murillo, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
SEE PC STANDARD CONDITIONS.DOC
(Project-specific conditions are in italics)
Planning Division
1. The development shall be in substantial conformance with the approved lot merger exhibits
stamped and dated with the date of this approval (except as modified by applicable
conditions of approval).
2. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
3. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this lot
merger.
4. Prior to the issuance of building permits for construction across the existing interior lot
lines, a lot merger shall be recorded with the County recorder.
5. All easements shall be plotted, and all easement documents provided upon final map
review.
6. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
7. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach
Municipal Code.
8. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities,
costs, and expenses (including without limitation, attorney’s fees, disbursements, and court
costs) of every kind and nature whatsoever which may arise from or in any manner relate
(directly or indirectly) to City’s approval of the Bay Shores Hotel, including, but not limited
to, Lot Merger (PA2022-139). This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorney’s fees, and other
expenses incurred in connection with such claim, action, causes of action, suit, or
proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing
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the such proceeding. The applicant shall indemnify the City for all of the City's costs,
attorneys' fees, and damages which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Lot Merger (PA2022-139)
1800 and 1806 West Balboa Boulevard
Subject Lots to
be Merged
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Attachment No. ZA 3
Project Plans
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