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HomeMy WebLinkAbout08/27/2015 - Zoning Administrator NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 08/27/2015 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 100 Civic Center Drive, Newport Beach Corona del Mar Conference Room (Bay E-1st Floor) Thursday, August 27, 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 Fern Nueno, Associate Planner Jason Van Patten,Assistant Planner B. MINUTES of August 13, 2015 Action: Approved C. PUBLIC HEARING ITEMS ITEM NO. 1 Echo 56 Temporary Sales Office Limited Term Permit (PA2015-142) Site Address: 5515 River Avenue Council District 1 Jason Van Patten, Assistant Planner, stated that the request was for a temporary sales office for the approved Echo 56 residential project. He indicated that the sales office would be located towards the interior of the property, specifically in the garage of one of three model homes on site. He noted that the office would run for a period of one year. Applicant Yvonne Benschop of Taylor Morrison of California stated that she had reviewed the draft resolution and the required conditions, and had no comments. The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment the Zoning Administrator closed the public hearing. Action: Approved ITEM NO.2 Go Greek Yogurt Minor Use Permit (PA2015-121) Site Address: 3500 E. Coast Highway Council District 6 Fern Nueno, Associate Planner, stated that the subject property is located in Corona del Mar at the intersection of East Coast Highway and Narcissus Avenue in the Corridor Commercial (CC) Zoning District, which is intended for neighborhood-serving retail and service uses. Nearby uses include restaurants, banks, salons, and retail stores, with residential uses across the alley to the north. The applicant, Go Greek Yogurt, proposes to convert a vacant 793-square-foot suite within a new commercial building into a fresh and frozen yogurt shop. This use is considered a take-out service, limited, which is allowed in the zoning district subject to approval of a minor use permit. There would be a maximum of six seats, and no late hours (after 11:00 p.m.) or alcohol sales would be allowed. Staff believes the proposed project meets the requirements of the Zoning Code and the findings for approval can be made, as demonstrated in the draft resolution. Applicant Laura Stopani, on behalf of Go Greek Yogurt, stated that she had reviewed the draft resolution and the required conditions. She stated that they are a health-conscious business and that they have no further comments. The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment, the Zoning Administrator closed the public hearing. Page 1 of 4 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 08/27/2015 Action: Approved ITEM NO. 3 Harbor View Mobil Service Station Comprehensive Sign Program (PA2015-136) Site Address: 2500 San Joaquin Hills Road Council District 7 Fern Nueno, Associate Planner, stated that the Mobil Service Station is located within the Harbor View Shopping Center, which is developed with a grocery store, a freestanding bank, restaurants, and retail sales uses. Signage for the Center, including the service station, is currently regulated by a Comprehensive Sign Program and Modification Permit, which were approved in 2013. The applicant requests the subject Comprehensive Sign Program to allow changes to the approved service station wall signs. The fuel price monument signs and canopy signs would not change as a result of the amendment. The proposed project would allow for two wall signs to identify the service station and three walls signs over the service bays to identify the services offered, where the Zoning Code limits the number of wall signs to one per building frontage. The amended Comprehensive Sign Program would regulate the service station signs consistent with the requirements of Zoning Code Sign Standards. The draft Sign Matrix would regulate the service station signage, and includes the requirements carried over from the previous sign approval. Staff believes the proposed signs are appropriately designed for visibility, wayfinding, and safety. The signs are designed to be compatible with the signs in the area and should not contribute to excessive signage or visual blight. As demonstrated in the attached draft resolution, staff believes the proposed project meets the requirements of the Zoning Code. Applicant Greg Grover of Donco & Sons, Inc., on behalf of the Irvine Company, stated that he had reviewed the draft resolution and the required conditions, and had no comments. The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment the Zoning Administrator closed the public hearing. Action: Approved ITEM NO.4 2908 Ocean LLC Lot Line Adjustment (PA2015-127) Site Address: 2908 and 2914 Ocean Boulevard Council District 6 Jason Van Patten, Assistant Planner, stated that the request was to shift the property boundary between two properties along Ocean Boulevard. He indicated that 2908 Ocean Boulevard was developed with a dwelling unit commonly referred to as the Halliday House and that 2914 Ocean Boulevard contained two structures. The proposal would create two through lots with land reallocated from 2908 Ocean Boulevard to 2914 Ocean Boulevard. He noted that the proposed parcels were wider than the original lots on the block. Mr. Van Patten then addressed conditions of approval stating that the applicant would be required to remove the curb cut access along Ocean Boulevard so that primary access be taken from the alley at the rear. He also clarified an amendment to Condition No. 6 stating that, although the Halliday House was listed on the City's Historic Resource Inventory, the structure was not determined to be a significant historic resource that would require a historic assessment prior to demolition or alteration. Applicant Tom Nicholson of Nicholson Companies, on behalf of the property owner, stated that he had reviewed the draft resolution and the required conditions. He added that the removal of the curb cut would benefit the project by providing additional on-street parking along Ocean Boulevard. The Zoning Administrator opened the public hearing. One member of the public, Albert Jobe, spoke and had four general comments. He indicated that he owned both properties, felt the staff presentation misrepresented the use of the properties, stated that it was an original house, and asked whether the property owner 2908 Ocean LLC was from Nevada or California. Page 2 of 4 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 08/27/2015 A second member of the public, Jim Mosher, spoke and asked for assistance in locating the existing lot line to be adjusted on the exhibits. There were no other public comments. Zoning Administrator Wisneski responded to the comments from Mr. Jobe indicating that the City Attorney's Office looked into the ownership and had advised that action could be taken on the lot line adjustment application. Ms. Wisneski clarified that the action before her was a request for a boundary adjustment and that the type of structures on the property, whether two dwellings or not, had no relevance. She further noted that the Halliday House is listed on the City Historic Inventory, distinct from the City's Historic Resource List. She clarified that the Historic Resource List consists of significant historic resources and that the Historic Inventory provides guidance regarding other historic properties. She made clear the difference, noting that the Halliday House was recognized as a historic property by the City Inventory, but not determined to be one of significance,which would require a higher level of review or a historical assessment. Mr. Jobe noted that he was in court regarding the property and stated that the applicant should wait until the court case was resolved. A third member of the public, Shirley Jobe, asked for clarification regarding the historic value. The Zoning Administrator stated that the City's Historic Inventory did not recognize the property as a significant historic resource. The Zoning Administrator then asked Mr. Nicholson if he cared to respond. He stated he had no comments. Ms.Wisneski then assisted Mr. Mosher in identifying the existing lot line to be adjusted. Action: Approved ITEM NO. 5 Big Canyon Lot Line Adjustment (PA2015-090) Site Address: 1 Big Canyon Drive and 29 Rue Grand Vallee Council District 5 Jason Van Patten, Assistant Planner, stated that the request involved a residential property and the Big Canyon Country Club Golf Course. He indicated that the residential property contained a pool and block wall at the rear of the property that were partially constructed across the property line onto the golf course property. He indicated that the proposal would shift the lot line shared by the two properties such that the pool and wall would be located entirely on the residential property. Mr. Van Patten indicated that both parcels would comply with development standards and there would be no change in the number of parcels. Applicant Rhonda Kreger of Newmeyer and Dillion, LP, on behalf of the Big Canyon Country Club, stated that she had reviewed the draft resolution and the required conditions, and had no 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 D. PUBLIC COMMENTS ON NON-AGENDA ITEMS None. E. ADJOURNMENT The hearing was adjourned at 3:54 p.m. Page 3 of 4 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 08/27/2015 The agenda for the Zoning Administrator Hearing was posted on August 20, 2015, at 4:05. 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 20, 2015, at 4:09 p.m. red Wisneski, AI P, Zoning Administrator Page 4 of 4