HomeMy WebLinkAbout08-15-2019_ZA_MinutesNEWPORT BEACH ZONING ADMINISTRATOR MINUTES
100 CIVIC CENTER DRIVE, NEWPORT BEACH
CORONA DEL MAR CONFERENCE ROOM (BAY EAST FLOOR)
THURSDAY, AUGUST 15, 2019
REGULAR MEETING — 3:00 P.M.
CALL TO ORDER — The meeting was called to order at 3:00 p.m.
Staff Present: Rosalinh Ung, Zoning Administrator
Melinda Whelan, Assistant Planner
David S. Lee, Assistant Planner
Joselyn Perez, Planning Technician
Liane Schuller, Planning Consultan
If. REQUEST FOR CONTINUANCES
None.
III. APPROVAL OF MINUTES
ITEM NO. 1 MINUTES OF JULY 25, 2019
Action: Approved
IV. PUBLIC HEARING ITEMS
ITEM NO.2 Pleasantville Road Partners, LLC Residential Condominiums Coastal Development
Permit No. CD2019-022 and Tentative Parcel Map No. NP2019-007 (PA2019-071)
Site Location: 319 Jasmine Avenue Council District 6
Melinda Whelan, Assistant Planner, provided a brief project description stating that the request is for a tentative
parcel map for two -unit condominium purposes. A duplex has been demolished and a new duplex is currently
under construction. No waivers of Title 19 (Subdivisions) are proposed. The Tentative Parcel Map would allow
each unit to be sold individually. The Tentative Parcel Map also requires the approval of a Coastal Development
Permit pursuant to Title 21 Local Coastal Program Implementation Plan in the Municipal Code.
Applicant Nanci Glass of Nicholson Company, stated that she had reviewed the draft resolution and agrees
with all of the required conditions.
The Zoning Administrator opened the public hearing. One member of the public, Jim Mosher, referenced a
typographical error in the resolution. Seeing that no one else from the public wished to comment, the public
hearing was closed.
Action: Approved
ITEM NO. 3 Jack's Surfboards/Jack's Girls Outdoor Sales Limited Term Permit No. XP2019-008
(PA2019-125)
Site Location: 2727 Newport Boulevard, Suite 101 Council District 1
Melinda Whelan, Assistant Planner, provided a brief project description stating that the request is for a Limited
Term Permit for a period of 12 months to allow outdoor sales of store merchandise within three parking spaces
of the on -site parking lot in front of the Jack's Surfboards/Jack's Girls location. Outdoor sales may take place
on various dates requested by the applicant, up to nine times throughout the 12-month period beginning with
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MINUTES OF THE MEETING OF THE
NEWPORT BEACH ZONING ADMINISTRATOR 08/15/2019
the date of the first sale requested in August 2019. Each sale would last up to four consecutive days. The
property is within the Coastal Zone, however, these temporary events authorized by a Limited Term Permit are
exempt from the requirement of a Coastal Development Permit pursuant to Section 21.52.035 D. (Special and
Temporary Events) of the Municipal Code.
Applicantlowner Jamal Abdelmuti, stated that he had reviewed the draft resolution and agrees with all of the
required conditions.
The Zoning Administrator opened the public hearing. One member of the public, Jim Mosher, questioned as to
whether this is the correct process for this type of use. Seeing that no one else from the public wished to
comment, the public hearing was closed.
Staff explained that the Limited Term Permit process is the correct process that is intended for special amenities
for a limited amount of time outside the usual operation but in conjunction with the existing retail operation. A
Special Event Permit would not allow reoccurring sales throughout a year. Ms. Whelan confirmed there is no
restriction on the number of Limited Term Permits allowed and this type of permit is required to go through the
public hearing process.
Action: Approved
ITEM NO. 4 Fluter -Collins Residence Coastal Development Permit No. CD2019-023 (PA2019-097)
Site Location: 2104 East Ocean Front Council District 1
Liane Schuller, Planning Consultant, provided a brief project description stating that the project site is located
in the R-1 zone and is currently developed with a single-family residence and garage. The applicant is
requesting to demolish the existing residence and construct a new approximately 3,600-square-foot single-
family residence with an attached three -car garage. A coastal development permit is required because the
property is located in the coastal zone. The project complies with all development standards. Public coastal
access is provided and will continue to be provided by street ends throughout the neighborhood. There is no
intensification of use that creates increased demand for access or recreation opportunities. Ms. Schuller added
additional language to the resolution to clarify the proposed California Environmental Quality Act exemption.
Applicant Ryan McDaniel of Brandon Architects, on behalf of the owner, stated that they had reviewed the draft
resolution and agree with all of the required conditions.
The Zoning Administrator opened the public hearing. One member of the public, Jim Mosher, commented on
the two existing Palm trees oceanward of the project site that should be removed. Seeing that no one else from
the public wished to comment, the public hearing was closed.
Staff explained the City is currently in discussions with the Coastal Commission regarding the status of such
landscape improvements. Condition No. 25 has been included in the resolution requiring the property owner's
cooperation in removing unpermitted development if deemed appropriate in the future.
Action: Approved
ITEM NO. 5 Steckler Residence Coastal Development Permit No. CD2019-032 (PA2019-119)
Site Location: 132 South Bay Front Council District 5
David S. Lee, Assistant Planner, provided a brief project description stating that the request is for a coastal
development permit to demolish an existing single-family residence and construct a new single-family
residence and attached garage. Mr. Lee described the project zoning and stated that it complies with all
development standards. No modification to the existing City -owned bulkhead is proposed with this project, and
the project does not affect public views or access of the bay. Mr. Lee added additional language to the resolution
to clarify the proposed California Environmental Quality Act exemption
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Applicant Ian Harrison, on behalf of the owner, stated that he had reviewed the draft resolution and agrees with
all of the required conditions.
The Zoning Administrator opened the public hearing. One member of the public, Jim Mosher, expressed
concerns with the amount of floor area and massing that is achieved while the floor area standards of the
Zoning Code allow for 1.5 times the buildable area plus 200 square feet for parking. Mr. Mosher asked staff
how floor area is regulated. Seeing that no one else from the public wished to comment, the public hearing was
closed.
Staff explained that the proposed floor area is consistent with the Zoning Code allowance and has been
reviewed by staff. Additionally, the applicant has provided floor area calculation sheets in the plans to
demonstrate compliance.
Action: Approved
ITEM NO. 6 Mulflur Residential Condominiums Coastal Development Permit No. CD2019-031
and Tentative Parcel Map No. NP2019-010 (PA2019-104)
Site Location: 512 and 5121/2 Begonia Avenue Council District 6
Joselyn Perez, Planning Technician, provided a brief project description stating that the request is fora tentative
parcel map for two -unit condominium purposes. An existing duplex will be demolished and a new duplex will
be constructed. The Tentative Parcel Map would allow each unit to be sold individually. The Tentative Parcel
Map also requires the approval of a Coastal Development Permit pursuant to Title 21 Local Coastal Program
Implementation Plan in the Municipal Code. The proposed project will be consistent with all development
standards in the zoning code and the local coastal implementation program including height, setbacks, parking,
and floor area. Additionally, the project is conditioned to have public improvements.
Applicant William Rolph of Civilscapes Engineering, Inc., on behalf of the owner, stated that he had reviewed
the draft resolution and asked for clarification for the undergrounding of all utilities in Condition No. 9.
The Zoning Administrator clarified that the undergrounding of utilities applies to private utilities on the subject
lot to the point of City's connection. Mr. Rolph concurred with all of the required conditions of resolution.
The Zoning Administrator opened the public hearing. One member of the public, Jim Mosher, commented that
there is an undergrounding utility district in Corona Del Mar. Mr. Mosher also commented that Finding K on
page 11 of the staff report should be updated to reference the California Code of Regulations rather than Title
24. Seeing that no one else from the public wished to comment, the public hearing was closed.
Action: Approved
ITEM NO. 7 944 Via Lido Nord House Demolition Coastal Development Permit No. CD2018-111
(PA2018-279)
Site Location: 944 Via Lido Nord Council District 1
Joselyn Perez, Planning Technician, provided a brief project description stating that the request is for a Coastal
Development Permit to allow the demolition of an existing single-family residence and the improvement of a
private lawn area. The proposed lawn improvements consist of the installation of approximately 4,000 square
feet of both landscape and hardscape areas. The existing property line walls, cantilevered patio, dock, and
existing bulkhead will not be demolished and will be left in their current locations. Subsequent construction of
a replacement dwelling or any development not included in this coastal development permit will require a
separate coastal development permit at a later date.
Ms. Perez then stated that staff received correspondence in support of the project and that the document is
available for review as supplemental material.
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Ms. Perez clarified that the draft resolution requires a minor correction: remove Item No. 2 on page 6, Section
2 as CEQA language is not applicable to a Class 1 Exemption.
Applicant Randy Beers of WT Durant, on behalf of the owner, stated that he had reviewed the draft resolution
and agrees with all of the required conditions.
The Zoning Administrator opened the public hearing. One member of the public, Jim Mosher, commented on
minimum density for the subject zoning district; the impact on coastal access; forcing future development to
occur in other coastal areas by not developing the property with a residence; public view easement for subject
property; development fees for a new residence; and length of time the subject property may remain vacant
before any subsequent development of a residence is subject to City fees. The Zoning Administrator closed
the public hearing. The Zoning Administrator asked the applicant to clarify the future plans of the property.
Mr. Beers stated that the homeowner initially wanted the property to be improved with landscaping, for his
private enjoyment, however, the adjacent property is now being redeveloped into a 2-story residence and
privacy is a concern. The homeowner is contemplating in designing a 2,100-square-foot guest house for the
subject property that will obscure the view of the neighboring home into their private yard area. Mr. Beers then
asked how long may the lot remain vacant before City fees are applied.
The Zoning Administrator indicated that there is no time limit for the vacancy and development fees for any
new single-family home will be assessed and applied at the time of building permit issuance. She then clarified
that a guest house would be a free-standing single-family residence with its own garage and separate access.
Action: Approved
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Mr. Jim Mosher, a member of the public, asked if the Local Coastal Program amendment has been or will be
initiated to waive public hearing requirements and to allow the Zoning Administrator to sign off on coastal
development permits. The Zoning Administrator indicated that she has not been briefed about a change to the
current coastal development permit process and there have been no waived hearings to date.
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The hearing was adjourned at 3:45 p.m.
The agenda for the Zoning Administrator Hearing was posted on August 9, 2019, at 3:00 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 August 9, 2019, at 3:20 p.m.
os linh Ung
ig Administrator
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