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HomeMy WebLinkAbout08-28-2025_ZA_Minutes Page 1 of 3 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 100 CIVIC CENTER DRIVE, NEWPORT BEACH ZOOM THURSDAY, AUGUST 28, 2025 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 Oscar Orozco, Associate Planner Cameron Younger, Planning Technician II. REQUEST FOR CONTINUANCES None. III. APPROVAL OF MINUTES ITEM NO. 1 MINUTES OF AUGUST 14, 2025 Zoning Administrator Zdeba acknowledged receiving one written comment and he agreed with the suggested edit to correct a typographical error. No further comments were provided by members of the public in attendance. Action: Approved as amended IV. PUBLIC HEARING ITEMS ITEM NO. 2 424 Orchid LLC Residential Condominiums Tentative Parcel Map and Coastal Development Permit (PA2025-0081) Site Location: 321 and 321 ½ Larkspur Avenue Council District 6 Cameron Younger, Planning Technician, stated that the project is a tentative parcel map and coastal development permit (CDP) for property located at 321 and 321 ½ Larkspur Avenue in the R-2 Coastal Zoning District with a lot size of 3,540 square feet. Planning Technician Younger stated that the property is within the Categorical Exclusion Area of the Coastal Zone and a Categorical Exclusion Order was issued for construction; however, based on the requirements of Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code, the Tentative Parcel Map requires a CDP. Planning Technician Younger stated that the project, intended for condominium purposes, is consistent with the neighborhood pattern as the area is predominantly developed with two and three-story single- and two-unit residences. Furthermore, Planning Technician Younger stated the property is currently under construction and conforms to all applicable development standards, including floor area limit, height, and off-street parking, adding that the property is accessible from Larkspur Avenue and the rear alleyway and that vehicular access will be taken from the alley. The draft resolution includes conditions of approval related to public improvements to reconstruct any damaged sidewalk panels, curbs, and gutters along the Larkspur Avenue frontage as needed. Finally, Planning Technician Younger stated that the property is not located near the designated Coastal View Roads or Public Viewpoints. The nearest viewpoint is 1,300 feet southeast at Inspiration Point Park. Vertical access to the nearby Corona del Mar State Beach is available adjacent to the site along Larkspur Avenue and lateral beach access may be taken from the main ramp leading to the beach where there is an access point approximately 1,100 feet away from the property. The proposed project does not affect any public coastal access or the visual quality of the coastal zone. MINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 08/28/2025 Page 2 of 3 Applicant Matthew Watson of Watson Legal Group, on behalf of the Owner, 424 Orchid LLC, stated that he had reviewed the draft resolution and agrees with all the required conditions. Zoning Administrator Zdeba opened the public hearing. Seeing that no one from the public wished to comment, the public hearing was closed. Action: Approved ITEM NO. 3 DeMore Residence Coastal Development Permit (PA2025-0032) Site Location: 600 West Ocean Front Council District 1 Oscar Orozco, Associate Planner, provided a brief project description stating that the request is for a coastal development permit (CDP) for the property at 600 West Ocean Front, located in the R-1 Coastal Zoning District. The project involves demolishing an existing single-unit home and building a new three-story, 2,557-square- foot residence with an attached 469-square-foot two-car garage, along with landscaping, hardscaping, and drainage improvements. The proposed development meets all zoning requirements, including floor area, setbacks, building height, and parking, with no deviations requested. The surrounding neighborhood consists mainly of two- and three-story single-unit residences, and the new design matches the area's scale and character. The finished floor elevation is 13 feet (NAVD 88), which is above the required minimum of 9 feet. There are no changes to land use, density, or intensity, and the project will not increase demand for public access or recreation. The property is not located next to an alley and currently has access via a curb-cut on 6th Street. A new driveway will be built to reduce the existing opening and meet the City’s standards for two-car garages and there will be no impact to the existing on-street public parking space. The site does not offer public coastal access. Vertical access is available at the 6th and 7th Street ends, and lateral access is available on the beach to the south. The property is not adjacent to any designated coastal view roads, parks, or public accessways; however, it is visible from the beach. The visible portions of the structure along the front and side will include architectural detailing and visual interest consistent with zoning design guidelines. The design includes setback compliance, volume modulation, and articulation, especially along the front and 6th Street side, which features an open deck. The project is not expected to degrade coastal views or visual quality. The project is categorically exempt from CEQA under Class 3 (New Construction). Associate Planner Orozco added that one public comment was received about the rear property line and application of rear setback. Associate Planner Orozco then clarified that before submitting, the applicant consulted with City staff due to the irregular lot shape. Staff determined the rear lot line is the furthest one and parallel to the front lot line, per the definitions of a “rear lot line” and “rear setback area” in Chapter 20.70 (Definitions) of the Newport Beach Municipal Code (NBMC). Therefore, the project was designed to comply with side and rear setbacks accordingly. Associate Planner Orozco concluded by stating that staff recommends approval of the CDP, subject to the conditions listed in the draft resolution. Before opening the public hearing, Zoning Administrator Zdeba asked Associate Planner whether there are two existing on-street public parking spaces or if it is only one per the requirements in the related City Standard. Associate Planner Orozco confirmed that the existing on-street parking measures approximately 37 feet while the City standard requires 22 feet in length per vehicle space. Therefore, since the existing curb length does not currently provide the full 44 feet per the City Standard requirement, there is only one legal on-street public parking space. As such, there is no loss of on-street public parking spaces. Zoning Administrator Zdeba followed up and asked if the curb-cut that is being closed would be painted red. Associate Planner Orozco added that Public Works Department staff confirmed they would determine whether it is appropriate for the resulting curb area to be painted red during plan check. MINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 08/28/2025 Page 3 of 3 Zoning Administrator Zdeba asked a follow up question related to the existing entitlement history for the property to allow the current footprint, and why it may not be necessary to continue that based on the current reading of the code. Associate Planner Orozco confirmed that the existing building and its footprint were approved in the late 1980s with a modification permit. Since that approval, the City’s Zoning Code has been updated several times. As part of the project review, staff analyzed the site by the current definition of a “rear lot line” and “rear setback area” and determined the project’s design was the most appropriate application. Therefore, the application of the current requirements did not necessitate continued use of the existing Modification Permit. Notwithstanding the fact that the proposed structure maintains the same footprint as the existing structure, Associate Planner Orozco concluded by stating the project conforms to the definitions of the current NBMC. Zoning Administrator Zdeba opened the public hearing. Applicant Ryan Oldham of Oldham Architects, on behalf of the Owner, stated that he had reviewed the draft resolution and agrees with all the required conditions. Zoning Administrator Zdeba turned to members of the public wishing to make comments on the public item. Seeing that no one from the public wished to comment, the public hearing was closed. Zoning Administrator Zdeba concluded by requesting changes to the Resolution under Finding (A), Fact (1) Sub-fact (b), to clarify what the rear property line is by identifying it as the 20-foot portion parallel to the front lot line. In addition, he pointed out an error in the number of Facts in Support of Finding B. Lastly, he asked to provide more detail on the fact that the project is not displacing any on-street public parking spaces. Action: Approved as amended V. PUBLIC COMMENTS ON NON-AGENDA ITEMS None. VI. ADJOURNMENT The hearing was adjourned at 10:17 a.m. The agenda for the Zoning Administrator Hearing was posted on August 21, 2025, at 3:05 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 August 21, 2025, at 3:01 p.m.