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HomeMy WebLinkAbout08-09-2018_ZA_MinutesNEWPORT BEACH ZONING ADMINISTRATOR MINUTES 08/09/2018 Page 1 of 4 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 100 Civic Center Drive, Newport Beach Corona del Mar Conference Room (Bay E-1st Floor) Thursday, August 9, 2018 REGULAR MEETING 3:00 p.m. I. CALL TO ORDER – The meeting was called to order at 3:00 p.m. Staff Present: Patrick J. Alford, Zoning Administrator Benjamin Zdeba, Associate Planner Liz Westmoreland, Assistant Planner Melinda Whelan, Assistant Planner II. REQUEST FOR CONTINUANCES III. APPROVAL MINUTES ITEM NO. 1 Minutes of July 26, 2018 Action: Approved IV. PUBLIC HEARING ITEMS ITEM NO. 2 Malek Tentative Parcel Map No.NP2018-019 (PA2018-125) Site Location: 710 and 701-1/2 Narcissus Avenue Council District 6 Melinda Whelan, Assistant Planner, provided a brief project description stating that the proposed Tentative Parcel Map is for two-unit condominium purposes. An existing duplex has been demolished and a new two-unit dwelling is currently under construction. No waivers of Title 19 (Subdivisions) are proposed. The Tentative Parcel map would allow each unit to be sold individually. Applicant Pravaneh Golafshan, on behalf of the Owner, stated that she had reviewed the draft resolution and agrees with all of the required conditions. The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment the public hearing was closed. Action: Approved ITEM NO. 3 Sailhouse Newport Island, LLC Residences and Tentative Parcel Map No. NP2018-017 and Coastal Development Permit No. CD2018-051 (PA2018-117) Site Location: 411 39th Street Council District 1 Melinda Whelan, Assistant Planner, provided a brief project description stating that the request is for a coastal development permit for the construction of a new three-story duplex. The design complies with all applicable development standards and no deviations are requested. The request also includes a tentative parcel map for condominium purposes. The Tentative Parcel Map would allow each unit to be sold individually. No waivers of Title 19 (Subdivisions) are proposed. Although the site has always been zoned R- 2, the site historically has only been developed with a surplus garage for the single-family development at 413 39th Street. Now the owner proposes to utilize the allowed development regulations in the R-2 Zoning District with the proposed two units on this lot and the tentative parcel map to sell each unit separately. The finished floor elevation of the proposed residence meets the minimum requirement of 9-foot NAVD88. W ater quality is addressed with an erosion control plan. The project site is considered to be located between the NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 08/09/2018 Page 2 of 4 public road and the sea but the existing development neither provides nor inhibits public coastal access. Coastal access is provided along the public streets and street ends throughout the neighborhood. The project site is not adjacent to a coastal view road, public viewpoint, public park or beach, or public access way as identified in the Coastal Land Use Plan. Whelan concluded for the record there have been additional comment letters received regarding the general concern of parking and access to the area and an over concentration of construction on Newport Island. The proposed project meets access requirements and provides the minimum required parking on-site. Further investigation by staff with the City Traffic Engineer concluded that the project does not inhibit safety or access, nor is it anticipated to cause construction hazards with additional vehicles. The construction management will be required to follow standard Municipal Code regulations and vehicles are not permitted to block red curb areas. A condition of approval was added requiring the assessment of a park fee for two additional units. The applicant confirmed they had reviewed the conditions of approval including the added condition. The applicant was unexpectedly unable to attend the hearing but had confirmed through email agreement with the conditions of approval. The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment the public hearing was closed. Action: Approved ITEM NO. 4 Birch Street Lot Merger No. LM2018-003 (PA2018-113) Site Location: 4301 and 4321 Birch Street Council District 3 Benjamin Zdeba, Associate Planner, provided a brief project description stating that the applicant requests to merge two lots that are identically zoned Office Airport (OA). He noted that both lots are 100 feet in width by 290 feet in depth with a resultant area of 29,000 square feet. If combined, the lots would comprise a 58,000- square-foot parcel that is 200 feet in width. The newly created parcel would comply with the development standards for new subdivisions in the OA District. He discussed other parcel and lot sizes within the Campus Tract and stated that the proposed parcel would be well within the range of existing sizes. Therefore, it would be compatible and consistent with the neighborhood pattern of development. Lastly, he provided an overview of two General Plan policies that encourage a project of this type. The property owner, Brad Barrett of 4321 Birch Partners Ltd., stated that he had reviewed the draft resolution and agrees with all of the required conditions. The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment the public hearing was closed. The Zoning Administrator approved the project as submitted. Action: Approved ITEM NO. 5 Stupin Demolition and Parcel Map No. NP2018-012 and Coastal Development Permit No. CD2018-045 (PA2018-100) Site Location: 3312-3318, 3322, and 3324 Via Lido Council District 1 Liz Westmoreland, Assistant Planner, provided a brief project description stating that the application is a request for a coastal development permit and tentative parcel map to demolish the existing two-unit condominium structure and four-unit apartment structure, and consolidate the two properties into one parcel for future use as a single-building site. She noted that no new construction is included in this application. Subsequent construction of a new residential structure will require the approval of a separate coastal development permit. The subject property consists of two lots containing two structures with a total of six units. The parcel map serves to create one ownership where there are currently three ownerships. The parcel map and coastal development permit are for properties within a developed neighborhood on the shoreline of Newport Bay. The project design addresses water quality with a construction erosion control plan. The NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 08/09/2018 Page 3 of 4 proposed subdivision and improvements are consistent with the density of the RM zone and General Plan. The property is accessible from Via Lido and adequately served by utilities. There is no sensitive habitat onsite. The project does not involve a change in land use density or intensity that would result in increased demand on public access and recreation opportunities. Removal of the existing interior lot line between the two properties would allow a new structure to be built in the center of the two properties. There are currently side setbacks along the interior line where there are narrow views of the bay from the street. However, any existing views lost from the construction in the center of the properties would be offset by the increase in side setbacks which would be 8 percent of the new lot width per the RM standards. Prior to the recordation of the parcel map, the existing structures shall be demolished. Lastly, staff added a Statement to the Statement of Facts on page one of the resolution reflecting the previous Staff Approval related to the project. Zoning Code Chapter 20.34 and IP Section 21.34 relate to the demolition of affordable housing within the coastal zone per the MELO act. Because the project includes the demolition of more than three units in the coastal zone, the staff approval analysis was required to ensure compliance. Statement 6 on page one reads as follows: On March 16, 2018, the Community Development Director approved Staff Approval No. SA2018-006 (PA2018-051) finding the demolition of a four-unit residential structure is in compliance with the Zoning Code Chapter 20.34 and Local Coastal Program Implementation Plan Chapter 21.34 (Conversion or Demolition of Affordable Housing). The staff approval concluded that there will be no conversion of residential to nonresidential uses, and none of the units are and/or were occupied by low- and moderate-income families or persons. With the inclusion of this additional fact, staff is recommending approval of the project. The applicant’s representative, Anne Fox is here today and we are happy to answer any questions. Applicant Anne Fox of MIG Entitlement Advisors, on behalf of the Owner, stated that they supported the inclusion of the additional fact regarding the previous administrative approval. She stated that they had reviewed the draft resolution and agree with all of the required conditions. The architect from Brandon Architects asked if the condition pertaining to streetlights is required if the future design conflicts with it. Ms. Fox stated that the street light condition relates to the current application, the demolition and parcel map, not future development. The Zoning Administrator opened the public hearing. One member of the public, Jim Mosher, spoke and asked for clarification as to why a parcel map was required for this application and not a lot merger like the previous application. An unidentified member of the public asked if this was the meeting for the Newport Island construction permits. The Zoning Administrator responded that the item was already heard and approved. There were no other public comments. Ms. Westmoreland responded that under existing conditions there is one lot with a parcel map for condominiums containing two ownerships, and a lot containing four apartments. In order to create one ownership from three ownerships, a parcel map is requested. Action: Approved E. PUBLIC COMMENTS ON NON-AGENDA ITEMS None. NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 08/09/2018 Page 4 of 4 F. ADJOURNMENT The hearing was adjourned at 3:22 p.m. The agenda for the Zoning Administrator Hearing was posted on August 3, 2018, at 2:57 p.m. in the Chambers binder and 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 3, 2018, at 2:35 p.m. Patrick J. Alford, Zoning Administrator