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HomeMy WebLinkAbout09-12-2024_ZA_Minutes Page 1 of 2 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 100 CIVIC CENTER DRIVE, NEWPORT BEACH ZOOM THURSDAY, SEPTEMBER 12, 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 Daniel Kopshever, Assistant Planner Melinda Whelan, Assistant Planner II. REQUEST FOR CONTINUANCES None. III. APPROVAL OF MINUTES ITEM NO. 1 MINUTES OF AUGUST 29, 2024 Action: Approved IV. PUBLIC HEARING ITEMS Zoning Administrator Zdeba reordered the public hearing items, such that Item No. 3 was reviewed prior to Item No. 2. ITEM NO. 3 Podley Residence Coastal Development Permit (PA2024-0134) Site Location: 1504 & 1504 ½ South Bay Front Council District 6 Daniel Kopshever, Assistant Planner, provided a brief project description stating that a coastal development permit (CDP) is being requested for the demolition of an existing two-story duplex and construction of a 2,501 square foot three-story single-unit dwelling with a junior accessory dwelling unit (JADU). The project includes an attached 397-square-foot garage and 269-square-foot JADU for a total structure area of 2,899 square feet. The project is located on Balboa Island on South Bay Front and is to the west of Abalone Avenue. The project is not located adjacent coastal view road, public accessway or coastal viewpoint. The nearest coastal viewpoint is the Park Avenue Bridge which is 350 feet northwest of the property and is not visible to the property due to intervening structures. The proposed design is consistent with the surrounding neighborhood. The project results in no changes to use or intensity which would impact public coastal access or recreation opportunities, nor will there be any negative impact on public views due to the project updating an older structure with a newer contemporary design. In response to written public comments, Assistant Planner Kopshever clarified the calculations of the proposed square footages, clarified the connectivity of the JADU as internal to the project, clarified the bulkhead elevation, and addressed the proposed waterproofing curb for the structure. He also noted that Condition of Approval No. 16 excludes approval of any development seaward of the property. Zoning Administrator Zdeba opened the public hearing. Applicant Ian Harrison, on behalf of the property owner, stated that he had reviewed the draft resolution and agrees with all the required conditions. Seeing that no one from the public wished to comment, the public hearing was closed. MINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 09/12/2024 Page 2 of 2 Action: Approved as amended ITEM NO. 2 ARDR Realty, LLC Residence Coastal Development Permit (PA2024-0085) Site Location: 1105 North Bay Front Council District 5 Melinda Whelan, Assistant Planner, provided a brief project description stating that a coastal development permit (CDP) is being requested to allow the demolition of an existing single-unit dwelling and the construction of a new three-story single-unit dwelling with detached two-car garage. The project is located on the Balboa Island Bay Front adjacent to the public walkway. The streets on Balboa Island are at an elevation of approximately 6.5 feet (NAVD 88). A public boardwalk provides public access around the Island. A new shoreline protective device is not needed to protect the proposed structure but necessary to protect the existing streets, boardwalk, and buildings on Balboa Island. The existing bulkhead is owned by the City of Newport Beach. The adjacent property owner is not able to increase the height of the bulkhead as a part of the CDP. The design includes a waterproofing curb of up to 10.9 feet to protect the structure according to the coastal hazards report. The project is the replacement of a single-unit dwelling with a new single-unit dwelling and meets appropriate height and setback requirements. It does not block or impede on existing public access opportunities. Vertical access to Newport Bay is 60 feet west of the property at the terminus of Apolena Avenue and 90 feet east at the terminus of Amethyst Avenue. Lateral access is available on the public boardwalk adjacent to the waterfront. The project does not include features that would obstruct access along the routes. The front and side of the residence is visible from the public boardwalk and has substantial architectural treatment with the design guidelines of the zoning code. In response to written public comments, Assistant Planner Whelan addressed the design features of the waterproofing curb and the proposed improvements beyond the private property line. Staff was able to make all the required findings and recommends approval from the Zoning Administrator. Zoning Administrator Zdeba opened the public hearing. Applicant Ian Harrison, on behalf of the property owner, stated that he had reviewed the draft resolution and agrees with all the required conditions. Seeing that no one from the public wished to comment, the public hearing was closed. Action: Approved as amended V. PUBLIC COMMENTS ON NON-AGENDA ITEMS None. VI. ADJOURNMENT The hearing was adjourned at 10:18 a.m. The agenda for the Zoning Administrator Hearing was posted on September 5, 2024, at 9:10 a.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 September 5, 2024, at 9:04 a.m.