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HomeMy WebLinkAbout02_02-01-2024_ZA_Minutes - DRAFT Page 1 of 3 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 100 CIVIC CENTER DRIVE, NEWPORT BEACH ZOOM THURSDAY, FEBRUARY 1, 2024 REGULAR MEETING – 10:00 A.M. I. CALL TO ORDER – The meeting was called to order at 10:00 a.m. Staff Present (Remote): Benjamin M. Zdeba, AICP, Zoning Administrator Jenny Tran, Assistant Planner II. REQUEST FOR CONTINUANCES None III. APPROVAL OF MINUTES Action: Minutes will not be heard at this meeting. IV. PUBLIC HEARING ITEMS ITEM NO. 1 Genesis Automobile Minor Use Permit, Minor Site Development Review, Modification Permit and Tentative Parcel Map (PA2023-0094) Site Location: 320, 400, 410, 500, and 600 West Coast Highway Council District 2 Jenny Tran, Assistant Planner, used a presentation to review the project location and description, applicant’s requests, curb realignment, site plan, floor area ratio, roofing, setbacks, encroachment, parking rate, auto reliant strip of Mariner’s Mile, landscape plan, lot consolidation, specialization in EV cars, parking, test driving, conditions of approval, and allowed property use concerns. She relayed that staff recommended the project be approved. Prior to opening the public hearing, Zoning Administrator Zdeba referenced written correspondence and stated the City makes every effort to accommodate in-person hearing requests; however, given the short notice of this request, the City was unable to provide accommodations at City Hall to allow equal access for both in- person attendees and virtual participants. Zoning Administrator Zdeba opened the public hearing. Shawna Schaffner, CEO of CAA Planning representing the applicant, used a presentation to review the project site, description, site plan, components, rendering, site elevation, landscape plan, parking, and curb relocation. She relayed the property use concerns, comparisons to the design for a previous project, public outreach, CEQA exemptions, and project impacts, and agreed to the conditions of approval. In response to Zoning Administrator Zdeba’s inquiry, Ms. Schaffner confirmed that the trash enclosure will be covered consistent with the City’s requirement. She used the site plan to explain how the tandem inventory parking will work and explained why the surface parking was not covered. She also expressed acceptance with a possible condition of approval to limit service hours. Zoning Administrator Zdeba opened the public hearing. One member of the public, Jim Mosher thought the matter should be referred to the Planning Commission because of the project square footage and commented on the hillside slope and coastal bluff references, grading, preservation area, and repair facility operations. One member of the public, Mark Anelli, expressed concern for safety measures to contain combustible batteries. MINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 02/01/2024 Page 2 of 3 Another member of the public, Maryam Parman requested a continuance of the hearing due to lack of notice, objected to a virtual meeting, questioned if traffic and noise studies have been completed to address CEQA exemptions, and did not support the project. One member of the public, Constance Esposito questioned the current height of the existing buildings, expressed support for the project, and questioned how soon the existing buildings can be demolished. A member of the public, Francis Tran inquired about the current phase of the project and expressed a concern about lack of public noticing. Russ Fluter, a member of the public and owner of the property, emphasized the distinction between the current project and the previous Porsche project. He encouraged support for the proposed project. Prior to closing the public hearing, Zoning Administrator Zdeba requested that Assistant Planner Tran and Ms. Schaffner address the comments made. Assistant Planner Tran stated that no battery storage will be allowed on site per Condition of Approval No. 30 and the Fire Department would need to approve any changes. She clarified the CEQA exemption Class 1 and that no traffic study is required for this project based on the trip generation analysis. Lastly, she outlined the steps and potential timeline for the demolition of the building. Ms. Schaffner confirmed that no batteries will be stored on site. She added that noticing regarding the hearing was provided per the City’s requirements and beyond with additional notice being provided by the applicant, clarified CEQA exemptions Class 1 and 32, and thought the categories for CEQA exemptions are met and well established and there is substantial evidence in the record that the CEQA exemption applies here. Zoning Administrator Zdeba closed the public hearing. Zoning Administrator Zdeba requested that City Traffic Engineer Brad Sommers briefly share about his review of the proposed project. He noted that the project does not meet the criteria for a further traffic study under the City’s Traffic Phasing Ordinance, and recognized concerns for a challenging area along the heavily traveled Coast Highway, but reviewed the project’s efforts to improve the efficiency, safety, and queuing process. Zoning Administrator Zdeba stated that, should the project be approved, he will include that Condition of Approval No. 1 be revised to indicate an initial building maximum of 19,999 square feet, in alignment with the threshold allowing for a minor site development review. In response to Zoning Administrator Zdeba’s question, Assistant Planner Tran confirmed that the project design is intended to maintain the hillside area to the west of the property to limit the amount of grading, the hearing was noticed in accordance with the Newport Beach Municipal Code, as well as three notices posted at the site and another in the Daily Pilot, the CEQA exemption Class 1 addresses the improvement to Coast Highway/curb realignment and CEQA exemption Class 32 addresses the automobile dealership, and water quality was addressed through the preparation of a water quality management plan (WQMP). Zoning Administrator Zdeba requested Assistant Planner Tran work with the applicant to identify a condition of approval to establish limitations on the operational service hours. He recognized the project as a smaller boutique dealership given its limited on-site inventory and smaller footprint, discussed the intended zoning uses for the property, the appropriateness of the minor site development review, the project’s alignment with the General Plan goals and Mariner’s Mile Strategic Vision and Design Framework, the current degrading site condition and redevelopment benefits, facts to support the required findings, that the CEQA exemptions are substantiated in the resolution with supportive studies. Lastly, he emphasized that the project’s compliance and compatibility are important stating that the application was reviewed by multiple City departments that each provided conditions of approval to ensure a quality project that is harmonious with the surrounding area. MINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 02/01/2024 Page 3 of 3 Action: Approved as amended V. PUBLIC COMMENTS ON NON-AGENDA ITEMS None VI. ADJOURNMENT The hearing was adjourned at 10:57 a.m. The agenda for the Zoning Administrator Hearing was posted on January 25, 2024, at 3:35 p.m. on the digital display board located inside the vestibule of the Council Chambers at 100 Civic Center Drive and on the City’s website on January 25, 2024, at 3:31 p.m. Benjamin M. Zdeba, AICP Zoning Administrator