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HomeMy WebLinkAbout03/12/2015 - Zoning Administrator NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 03/12/2015 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 100 Civic Center Drive, Newport Beach Corona del Mar Conference Room (Bay E-1st Floor) Thursday, March 12, 2015 REGULAR HEARING 3:30 p.m. A. CALL TO ORDER—The meeting was called to order at 3:30 p.m. Staff Present: Brenda Wisneski, Zoning Administrator James Campbell, Principal Planner Jaime Murillo, Senior Planner Fern Nueno, Associate Planner B. MINUTES of February 26, 2015 Action: Approved C. PUBLIC HEARING ITEMS Per Zoning Administrator Wisneski, Item Nos. 1 and 2 would be heard out of order. ITEM NO.2 Lido Live Signs (PA2015-011) 3459 Via Lido CD 1 Fern Nueno, Associate Planner, provided a brief project description stating that the location of the subject property is within Lido Plaza Shopping Center. She stated that the request is for a Comprehensive Sign Program to allow three (3) signs for the tenant, including two (2) marquee signs and one (1)wall sign, and a Modification Permit to allow the signs to deviate from the maximum allowed size. Ms. Nueno continued that the marquee and the "Lido" portion of the wall sign at the front entrance are existing signs. She stated that staff believes the proposed signs are appropriately positioned for wayfinding and visibility, and are complementary to the art deco architecture of the building. She further stated that staff believes that the proposed project meets the requirements of the Zoning Code and that the findings for approval can be made. Ms. Nueno stated that the applicant had reviewed the draft conditions and requested that Condition No. 2 regarding the electronic marquee be amended to include a specific minimum time for each message and proposed five (5) minutes. She stated that the marquee is supposed to be static so that it is not animated, and staff agrees that once every 5 minutes could be appropriate to ensure the marquee is not scrolling. She continued that not a lot of examples are present in the City as marquees are only allowed for theaters, so there is no standard for the minimum time to avoid scrolling. Ms. Nueno stated that the applicant further requested that the condition allow for logos, and that staff believed that the proposed change would be appropriate. She introduced Don Howard and Thomas Fanning, representing the Fritz Duda Company. Applicant Don Howard of Fritz Duda Company reiterated and explained the requested changes discussed regarding Condition No. 2. In response to a question from Zoning Administrator Wisneski, Mr. Howard described the need for a marquee with different messages and the desire to include a logo for Lido Plaza or Lido Live. Mr. Howard stated that the conditions do not include a limit on the lighted sign for the "Live" wall sign, but that the intent is to only have it lit at night during a live event. Ms. Wisneski stated that it does not need to be included in the conditions and that it is up to the applicant. Ms. Nueno continued that the sign program should not be too restrictive as it should be able to address future signs. Ms. Wisneski clarified the proposed changes to Condition of Approval No. 2 and asked if the applicant had any further comment. Page 1 of 4 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 03/12/2015 Don Howard stated that they appreciate the thoroughness and promptness of the staff review and asked for clarification on the building permit timing. Ms. Wisneski responded that the permit could be issued after the close of the appeal period. Ms. Nueno provided further clarification regarding timing of future permits. The Zoning Administrator opened the public hearing. One member of the public, Jim Mosher, spoke and stated that the most recent comparable sign that he could think of was an approval near Cliff Drive of the Newport Theatre Arts Center that has a changeable copy sign. He stated that the previous approval was precedent and that the Lido Live sign should not be too different regarding scrolling. There were no other public comments and the Zoning Administrator closed the public hearing. In response to Mr. Mosher's comments, Ms. Wisneski stated that the City reviews similar cases for consistency and that staff reviewed a comparable sign approved for the Port Theater. She stated that the City is adamant about restricting sign animation, which leads to the question of what defines animation. Ms. Wisneski stated that she initially considered fifteen (15) minutes, but that ten (10) minutes was a compromise and confirmed that the applicant had the technology to ensure compliance with this condition. Ms. Wisneski approved the project with changes to Condition No. 2 requiring that the message not change more than once every ten (10)minutes and adding that logos are allowed as part of the changeable copy. Action: Approved ITEM NO. 1 Verizon Wireless Telecommunications Facility (PA2014-208) 4302 Ford Road CD 5 James Campbell, Principal Planner, provided a brief project description stating that the applicant proposed a new wireless telecommunication facility at the existing AT&T switch building located at the western end of Ford Road near the intersection of MacArthur Boulevard and Bonita Canyon. The building has several other wireless telecommunication facilities by other carriers at the site. The site abuts Bonita Canyon Sports Park and there is existing landscaping that partly screens the site. He noted that the proposed design blended in with the existing architecture of the building and the antennas would not project above the roof and that fact was critical to the finding that the project meets applicable standards of the Zoning Code. Staff recommends approval subject to the draft conditions of approval. Applicant Rachael Davidson of Jacobs Engineering, on behalf of Verizon Wireless, stated that she had reviewed the draft resolution and the required conditions. She indicated a discrepancy in the project description as it relates to the number of proposed raycaps. Verizon proposes eight (8) raycaps, not six (6). Staff indicated no objection to the change. The Zoning Administrator opened the public hearing. One member of the public, Jim Mosher asked if the permit was transferable and whether the aesthetics of the remainder of the site could be improved. Mr. Campbell indicated that the permit would be transferable to a different carrier even if the property changed hands. Zoning Administrator Wisneski indicated that it was not possible to require additional changes to the site of other wireless telecommunication facilities as those facilities are not part of the application. Seeing that no one else from the public wished to comment,the public hearing was closed. The Zoning Administrator eliminated Condition No. 8 requiring slats in the fencing around the equipment enclosure as it might become a maintenance issue in the future and draw additional attention to the area. Action: Approved Page 2 of 4 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 03/12/2015 ITEM NO. 3 Big Canyon Lot Line Adjustment (PA2014-222) 10 Big Canyon Drive and 11 Rue Biarritz CD 5 Jaime Murillo, Senior Planner, provided a brief project description stating that the application request was to adjust the boundaries between two (2) residential properties in the Big Canyon Planned Community area. The purpose of the request is to address existing deck improvements that are constructed on 11 Rue Biarritz but cross beyond the existing property line onto the 10 Big Canyon property. The lot line adjustment will shift the property line between the two (2) properties to the west and would result in a reallocation of 562 square feet. The resulting boundaries will allow the existing deck to be located entirely within the 11 Rue Biarritz property. Both lots will continue to exceed the minimum required lot size standard and will not result in any changes in density. The applicant's representative, Rhonda Kreger, stated that she had no further comments. 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 Lemon and Honey Day Spa (PA2015-014) 4101 Birch Street, Suite 130 CD4 Jaime Murillo, Senior Planner, provided a brief project description stating that the application request was for a minor use permit to establish a day spa within the airport area of the City. The day spa would occupy an approximately 1,000-square-foot vacant commercial suite within a multi-tenant, two-story office building. The operation would consist of three (3) treatment rooms offering a combination of facials, waxing and ancillary massage services. Although another massage establishment is located approximately 150 feet to the south, staff is in support of waiving the 500-foot location separation standard for massage establishments given that massage is an ancillary component of the use, and because both locations are within multi-tenant office buildings that are well maintained. In addition, conditions of approval have been added requiring the applicant to obtain an Operator's Permit from the Police Department and prohibiting the establishment from operating as an independent massage business. The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment, the public hearing was closed. Action: Approved D. PUBLIC COMMENTS ON NON-AGENDA ITEMS None. E. ADJOURNMENT The hearing was adjourned at 3:55 p.m. /A"'11 re d Wisneski, AI P, Zoning Administrator Page 3 of 4 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 03/12/2015 The agenda for the Zoning Administrator Hearing was posted on Thursday, March 5, 2015, at 12:45 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 Thursday, March 5, 2015, at 1:17 p.m. Page 4 of 4