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HomeMy WebLinkAbout20200924_ZA_MinutesMINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 09/24/2020 Page 3 of 4 The Zoning Administrator asked the Applicant to briefly explain the design of the project. The applicant described the different aspects of the design. The Zoning Administrator explained that the Balboa Village has design guidelines and requested design revisions to be conditioned on the final resolution (bulkheads under the windows, solid railing on second-level storefront, and awnings) to better comply with the design guidelines. The Applicant agreed to the additional conditions of approval. The Zoning Administrator opened the public hearing. One member of the public, Jim Mosher, spoke and stated that Balboa Village Parking Management Overlay District was recently approved by the Coastal Commission. Mr. Mosher questioned if there should be a condition that limits the uses to certain commercial uses stated in the Balboa Village Parking Management Overlay Plan. Another member of the public, Shelly Catrelli, spoke and stated her concerns regarding the noise and traffic in the alleyway that will be caused by the proposed project. The alley is already congested, and an additional development project will affect the neighborhood economically, especially with the ongoing pandemic. She also asked how long the construction process will take. Another member of the public, Steven Zabona, spoke and stated his concerns related to the lack of studies that would mitigate the potential impacts of the new mixed-use project. Mr. Zabona specifically asked about a traffic study to analyze impacts to the street. The Zoning Administrator clarified that all parking for new projects need to be accessed through alleys, if available. Mr. Lee stated that Public Works has reviewed and supported the design. The Zoning Administrator asked staff to add a condition of approval that prohibits certain uses which are more intensive for parking. The Zoning Administrator discussed the parking situation during the summer season and off-season and why a parking waiver can be supported. The Zoning Administrator explained the development’s increase in traffic does not exceed the City’s threshold for a traffic study under the Traffic Phasing Ordinance. The Zoning Administrator explained that conditions of approval are included to minimize construction impacts, and that Code Enforcement is available if there are any complaints regarding construction practices. The Zoning Administrator closed the public hearing. Action: Approved as amended ITEM NO. 5 Pham Wellness Building Minor Use Permit No. UP2019-057 (PA2019-261) Site Location: 4463 Birch Street Council District 1 Liz Westmoreland, Associate Planner, provided a brief project description stating that the application is for a minor use permit to allow variance personal services, restricted land uses as well as massage uses within an existing commercial building near the airport. The existing building includes medical office, vacant space, and standard professional office. The building is considered nonconforming because it does not provide the minimum number of parking spaces per the Zoning Code. The intent with the conditions of approval are to make sure that the parking does not become any more nonconforming than existing conditions. The ultimate design of the tenant spaces may change, and staff-built flexibility into the minor use permit for this purpose. The minor use permit includes a cap for the maximum amount of personal services, restricted land uses and massage use that can be in the building. The Police Department reviewed the project and provided conditions of approval. There is also a condition of approval that limits the maximum amount of square footage for uses that require a parking rate of one space per 200 square feet of floor area. The Zoning Administrator stated that the minor use permit provides flexibility and that there is a good amount of parking provided on site. The Zoning Administrator asked if the conditions of approval Nos. 30-35 from Code Enforcement and the Police Department applied to the massage uses or any personal service uses. Ms. MINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 09/24/2020 Page 4 of 4 Westmoreland stated that those conditions only apply to the massage uses and that staff can revise the resolution to clarify that. Applicant and Owner Linda Pham 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, Mr. Jim Mosher, commented on the project asking if this site was included in the recently approved Newport Airport Village Project which included residential uses. The Zoning Administrator confirmed that the subject property was not included in the adjacent Newport Airport Village project. The Zoning Administrator closed the public hearing. Action: Approved as amended V. PUBLIC COMMENTS ON NON-AGENDA ITEMS One member of the public, Mr. Mosher, commented about the City’s case log and suggested that it will be easier for the Public if it is consistent. VI. ADJOURNMENT The hearing was adjourned at 11:09 a.m. The agenda for the Zoning Administrator Hearing was posted on September 17, 2020, at 2:30 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 September 17, 2020, at 3:00 p.m.