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NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 100 CIVIC CENTER DRIVE, NEWPORT BEACH ZOOM WEDNESDAY, NOVEMBER 27, 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 Laura Rodriguez, Planning Technician
II. REQUEST FOR CONTINUANCES None.
III. APPROVAL OF MINUTES ITEM NO. 1 MINUTES OF NOVEMBER 14, 2024
Zoning Administrator Zdeba acknowledged receiving written public comments regarding the minutes. He
agreed with the suggested changes and provided clarification on the intention of a portion related to sea level rise and coastal hazards for a new residential structure.
Action: Approved as amended
IV. PUBLIC HEARING ITEMS ITEM NO. 2 Bell Residence Coastal Development Permit (PA2024-0080) Site Location: 2742 Bay Shore Drive Council District 2
Daniel Kopshever, Assistant Planner, provided a brief project description stating that a coastal development
permit is being requested to raise an existing seawall. The existing seawall ranges in height from 9.15 (NAVD 88) to 9.35 feet (NAVD 88) and would be increased to a height of 11.42 feet (NAVD 88) with adaptability to be
raised to 14.40 feet (NAVD 88) without further encroachment into the bay. The project includes a proposed guardrail made of bird protective glass, which has been conditioned to have a maximum top-of-rail elevation of
14.25 feet (NAVD 88). Assistant Planner Kopshever clarified that the project has been reviewed to ensure that public access, recreation opportunities, and public views are not adversely impacted. The nearest coastal viewpoint is 1,500
feet north of the property at Castaways Park. The nearest coastal view road is West Coast Highway which is 800 feet north of the property. The project will not negatively impact views as it complies with all development
standards. Each neighboring property is protected by bulkheads of similar heights and designs. The bulkhead design contains no unique features. The property is in the Bayshores Community, which is a private community not accessible to the public. The project will not impact public access.
In response to written public comments, Assistant Planner Kopshever discussed the proposed bird protective glass on the new guardrail, the name change of the Newport Bay Bridge to reflect Marian Bergeson Memorial,
and addressed a question on Condition of Approval No. 7. Assistant Planner Kopshever also confirmed that the Building Division determined that the seawall will serve as adequate fall protection if it is raised to 14.40 feet (NAVD 88). Condition of Approval No. 7 was slightly
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modified to clarify that the height restriction pertains to the proposed guardrail only and does not impact future adaptability projects.
In response to an inquiry by Zoning Administrator Zdeba, Assistant Planner Kopshever clarified the Condition of Approval regarding the 3-foot-wide planter adjacent to the waterfront. Zoning Administrator Zdeba opened the public hearing. Applicant Cade Christensen of Dig Landscape Construction, on behalf of the 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
ITEM NO. 3 Santaniello Residence Coastal Development Permit (PA2024-0014) Site Location: 1206 Blue Gum Lane Council District 3
Laura Rodriguez, Planning Technician, provided a brief project description stating that a coastal development permit is being requested for demolition of an existing single-family residence and construction of a new two-
story, single-unit residence with an attached two-car garage. The living area of the single-unit residence will be 4,440-square-feet and the garage will be 643-square-feet. The property is in the Westcliff Grove Planned
Community (PC-22). The project is compliant with all development standards of the PC-22 Development Plan and is further consistent with the pattern of development in the neighborhood. The proposed finished floor
elevation is 82 feet (NAVD 88), which exceeds the minimum 9-foot (NAVD 88) elevation standard for new structures.
Planning Technician Rodriguez clarified that the property is not located on the shoreline nor is it near coastal
waters. The project will not impede public access or coastal views. The nearest coastal viewpoint is Westcliff Park, which is approximately 900 feet north of the property and Castaways Park which is 1,620 feet west of the
property.
In response to written public comments, Planning Technician Rodriguez clarified the living area square footage, corrected an error in Fact 1B of Finding A regarding the property abutting an alley, clarified the garage label on
the floor plan noting that the two-car garage meets the PC-22 development standards for required parking, and discussed the orientation of Castaways Park from the property.
Zoning Administrator Zdeba opened the public hearing.
Applicant David Hohmann, on behalf of the 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
ITEM NO. 4 Callas Lot Line Adjustment (PA2024-0148)
Site Location: 700 and 714 Saint James Road Council District 4 Laura Rodriguez, Planning Technician, provided a brief project description stating that a lot line adjustment is being requested to adjust the shared interior property line between two contiguous parcels (700 Saint James
Road and 714 Saint James Road). If approved, the lot line adjustment will result in 1,900 square feet being reallocated from 700 Saint James Road to 714 Saint James Road. The common lot line will be shifted 35 feet westerly into 700 Saint James Road. The configuration will not result in changes in the number of parcels, nor
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will it create changes in density or intensity of development. Both properties are in the Single-Unit Residential (R-1) Zoning District.
Planning Technician Rodriguez noted the properties will continue to meet the required development standards, including the minimum site area identified in the Newport Beach Municipal Code, the structures will continue to meet the required setbacks, and neither lot will be deprived of legal access. She addressed written public comments clarifying the labeling of the properties in an aerial image included as part of the staff report and noting the pool that was called into question as potentially crossing a lot line has
been demolished. Zoning Administrator Zdeba opened the public hearing.
Adrianna Callas, the property owner, stated that she had reviewed the draft resolution and agrees with all the required conditions. However, she sought clarification on the ability to obtain a building permit prior to
recordation. In response, Planning Technician Rodriguez and Zoning Administrator Zdeba provided additional detail regarding the purpose and intent of the Conditions of Approval. If the proposed scope of work is not affecting
an area that is being altered through the lot line adjustment, then it should not be an issue. Planning Technician Rodriguez encouraged the property owner to work with the Planning and Building Divisions closely on any
proposed work.
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 10:20 a.m.
The agenda for the Zoning Administrator Hearing was posted on November 21, 2024, at 6:00 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 November 21, 2024, at 5:40 p.m.