HomeMy WebLinkAbout20191212_ZA_MinutesMINUTES OF THE MEETING OF THE
NEWPORT BEACH ZONING ADMINISTRATOR 12/12/2019
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The Zoning Administrator closed the public hearing.
Action: Approved
ITEM NO. 5 Larkin Residence Coastal Development Permit No. CD2019-053 (PA2019-217)
Site Location: 2541 Circle Drive Council District 3
Liane Schuller, Planning Consultant, provided a brief project description stating that the project site is located
within the private community of Bayshores in the R-1 zoning district. The property is currently developed
with a single-family residence, which the applicant proposes to demolish and replace with a new
approximately 3,900-square-foot, single-family residence and attached two-car garage. The project
complies with all applicable development standards, including the standards and approval requirements of
the City’s Local Coastal Program.
Architect Eric Olsen, on behalf of the property owner, 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.
Action: Approved
ITEM NO. 6 Avocado, LLC Residence Coastal Development Permit No. CD2019-055 (PA2019-220)
Site Location: 407 North Bay Front Council District 5
Liane Schuller, Planning Consultant, provided a brief project description stating that the project site is located
on Balboa Island and is currently developed with an existing single-family residence. The applicant is
requesting approval to demolish the existing single family development and construct a new approximately
2,500-square-foot, single-family residence and attached two-car garage. Ms. Schuller further explained that
there is no intensification of use that would create an increased demand for access and recreation
opportunities, and the project does not affect or alter current coastal access conditions. Vertical and lateral
access to the oceanfront is provided and will continue to be provided by street ends throughout the
neighborhood with access to the public boardwalk and sandy beach areas along the waterfront. The project
complies with all applicable development standards, including the standards and approval requirements of
the City’s Local Coastal Program, and is consistent with the existing pattern of development in the vicinity.
The property is separated from the ocean by a public boardwalk and City-owned concrete bulkhead which
is part of a larger bulkhead system that surrounds Balboa Island.
Applicant Caitlin Smith of Brandon Architects, on behalf of the property 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. 7 Kelegian Residence Coastal Development Permit No. CD2019-049 (PA2019-205)
Site Location: 612 Via Lido Nord Council District 1
Planning Consultant Liane Schuller summarized the report prepared by Consultant David Blumenthal. The
applicant is requesting approval to demolish the existing single-family residence and construct a new 3,988
square-foot, single-family residence and attached two-car garage. A coastal development permit is required
for the removal and replacement of a single-family residence on a site located within the coastal zone. The
proposed work is located entirely within the confines of the private property, and is consistent with the
MINUTES OF THE MEETING OF THE
NEWPORT BEACH ZONING ADMINISTRATOR 12/12/2019
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existing pattern of development in the vicinity. The site is protected by an existing private bulkhead that has
been inspected and determined to be in generally good condition. If future improvements to the bulkhead
are needed, a separate review and permits will be required. Public coastal access will not be affected or
altered by the proposed development. The project complies with all applicable development standards,
including the standards and approval requirements of the City’s Local Coastal Program.
Applicant Bill Guidero, on behalf of the property owner, 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.
Action: Approved
ITEM NO. 8 100 Bayview Circle Comprehensive Sign Program No. CS2019-005 and Modification
Permit No. MD2019-002 (PA2019-093)
Site Location: 100 Bayview Circle Council District 3
Joselyn Perez, Planning Technician, provided a brief project description stating that the request is for a
Comprehensive Sign Program and a Modification Permit to authorize design parameters for eight different sign
types at an existing office building. The Comprehensive Sign Program contains four deviations from the Zoning
Code: 1) the installation of wall signs above the second story; 2) the installation of wall signs outside the middle
50 percent of building or tenant frontage; 3) tenant identification signs located on adjacent walls on the same
building and separated by a distance of less than 30 feet whereas the Zoning Code requires a minimum
separation of 30 feet; and 4) the installation of up to four freestanding monument signs on one site whereas
the Zoning Code allows a maximum of one freestanding sign per site. A Modification Permit is required because
the program proposes two sign types that exceed the maximum sign area allowed by the Zoning Code. The
Modification Permit is for Sign Type 1 and Sign Type 7. Sign Type 1 is a primary tenant ID sign, proposed in
multiple locations, and would have a maximum sign area of 252 square feet. Sign Type 7, a building entry
address, is a window sign with a maximum sign area of approximately 450 square feet. It would be located on
the windows above the building entrance and would face the private street Bayview Circle.
Ms. Perez stated that staff is able to make the required modification findings for Sign Type 1. The largest
maximum sign area allowed on any of the surrounding development in the area is 330 square feet and the
requested maximum sign area for Sign Type 1 is less. Additionally Sign Type 1 maintains visual compatibility
with the scale of signs on the other tall buildings in the vicinity.
Ms. Perez explained that staff is unable to make the required findings for Sign Type 7. The proposed sign area
for Sign Type 7 exceeds the allowable sign area of any signs in the immediate area and it specifically exceeds
the largest allowed sign area for the neighboring twin building by 120 square feet. Ms. Perez added that vehicle
speeds along Bayview Circle are not accelerated enough to require an increased sign area to ensure visibility.
While the applicant has stated that the requested sign will provide shade and sun protection for the building
lobby, staff believes there are feasible alternatives to the proposed sign. Specifically, an artistic image that does
not communicate a message could be used. Staff recommends that Sign Type 7 be reduced in size to a
maximum of 48 square feet which is the maximum sign area the Zoning Code allows for on a secondary
frontage.
Zoning Administrator Ramirez clarified that staff’s recommendation is for approval of all the sign types with the
exception of Sign Type 7 and Sign Type 7 may be included in the approval if it is reduced in size to 48 square
feet. Zoning Administrator Ramirez then stated that the building at the project site has multiple sides and the
plans show signage at the top level of the building, middle level, and bottom. Zoning Administrator Ramirez
asked Ms. Perez if she believed this amount of signage would allow individuals to locate the building. Ms. Perez
stated that she believed there would be adequate signage and added that there would also be monument signs
with the building address.
Zoning Administrator Ramirez stated that public comments had been received by staff regarding the project.
Comments addressed both sign type size and illumination concerns. Ms. Perez explained that a resident of the