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HomeMy WebLinkAbout11/12/2015 - Zoning Administrator NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 11/12/2015 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 100 Civic Center Drive, Newport Beach Corona del Mar Conference Room (Bay E-1st Floor) Thursday, November 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 Melinda Whelan, Assistant Planner David Lee, Planning Technician Jason Van Patten, Assistant Planner Rosalinh Ung,Associate Planner B. MINUTES of October 29, 2015 Action: Approved C. PUBLIC HEARING ITEMS ITEM NO. 1 612 Acacia Avenue Tentative Parcel Map No. NP2015-018 (PA2015-177) Site Location: 612 Acacia Avenue Council District 6 Melinda Whelan, Assistant Planner, provided a brief project description stating that this request is for a tentative parcel map for two-unit condominium purposes.A single-family dwelling has been demolished and a new duplex is currently under construction. Whelan explained that the new duplex is being built to current condominium specifications and no waivers of Title 19 are proposed. The Tentative Parcel map would allow each unit to be sold individually. Applicant James "Buzz" Person, on behalf of the owners, 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. 2 429 Larkspur Avenue Tentative Parcel Map No. NP2015-016 (PA2015-170) Site Location: 429 Larkspur Avenue Council District 6 David Lee, Planning Technician, provided a brief project description stating that the applicant is requesting approval of a tentative parcel map for condominium purposes and no waivers of Title 19 are proposed. An existing single family residence has been demolished and will be replaced with a new duplex being built to condominium specifications. Mr. Lee explained that staff was able to make all of the required findings to recommend approval of the parcel map to the Zoning Administrator. Applicant James "Buzz" Person, on behalf of the owners, 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 Page 1 of 3 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 11/12/2015 ITEM NO. 3 Cafe Gratitude To-Go Minor Use Permit No. UP2015-038 (PA2015-163) Site Location: 1617 Westcliff Drive, Unit 114 Council District 3 Jason Van Patten, Assistant Planner, provided a brief project description stating that the proposal was for a take-out service limited, eating and drinking establishment serving prepackaged foods. He indicated there would be no late hours, no alcohol service, and that the establishment would be limited to a maximum of six seats. He noted that adequate parking was provided on-site and that a condition was included requiring a gate and solid cover for the existing trash enclosure. The Zoning Administrator inquired whether the requirement for the gate and cover for the trash enclosure was typical. Mr. Van Patten clarified that it was for tenant improvements. Applicant Victor Corona, on behalf of Cafe Gratitude, stated that he had reviewed the draft resolution and agreed with all of the required conditions. He further noted that all of the food would be prepackaged. 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 Starline Live-Work Lofts Minor Site Development No. SD2015-006 and Tentative Parcel Map No. NP2015-019 (PA2015-174) Site Location: 421 29`h Street Council District 1 Rosalinh Ung, Associate Planner, provided a brief project description stating that the applicant is requesting an approval of a minor site development permit for the development of live-work residential units and tentative parcel map to allow each unit to be sold separately. The development consists of a 3-story building at 31 feet in height, and divided by a common wall to create two separate, live-work units of approximately 3,800 square feet in size for each. A total of 4 enclosed and 4 open parking spaces will be provided for the live-work units. The development is consistent with the General Plan designation and complies with the zoning requirements. The project is located within the Coastal Zone and is subject to a coastal development permit. The tentative parcel map complies with the standards as required by the Subdivision Map Act and the applicant is required to pay a park fee for the proposed two live-work residential units. The proposed development is categorically exempt per California Environmental Quality Act. Ms. Ung requested amendments to Condition Nos. 7, 9 and 17 and they have been revised as follows: Condition 7: "Prior to the issuance of certificate of occupancy, the applicant shall record a deed restriction stating that each commercial space located on the ground floor shall not be leased and/or occupied separately from the above residential unit." Condition 9: "The air conditioning units proposed to be located on the east side of the building along Villa Way shall be relocated within the structure or on the roof top." Condition 17: "Prior to the issuance of building permits, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. The landscape plans shall include the areas within the front setback adjacent to each commercial unit and incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division." Ms. Ung noted that she received an email from Mr. Ken Scofield, owner of 510 through 516 29th Street and 2811 through 2817 Lafayette Street, commenting on the project's architectural design, landscaping and the enforcement of the live-work arrangement. Page 2 of 3 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 11/12/2015 Applicant James "Buzz" Person, on behalf of the property owner, stated that he had reviewed the draft resolution and agrees with all of the required conditions including the amendments proposed by staff. He is also in agreement with the deed restriction requirement placed on the subject property. The Zoning Administrator commented that the amendment to Condition No. 17 will satisfy the required common open space requirement and provide additional aesthetic to the subject property. She further noted that Condition No. 7 be revised to include the deed restriction requirement. The Zoning Administrator opened the public hearing. One member of the public, Ms. Stephanie Falls, commented positively on the project's architectural design, underground utility, screened AC units, and landscaping. Ms. Falls also stated that the proposed development will be aesthetically pleasing and add value to the existing neighborhood. There were no other public comments. Zoning Administrator commented on the amended conditions and agreed they are important to ensure the project not only meets the requirements of the Zoning Code, but also complies with the modified parking requirement for live-work residential units. She then clarified that the building's roof design must be sloped in order to meet the height requirement. Action: Approved D. PUBLIC COMMENTS ON NON-AGENDA ITEMS None. E. ADJOURNMENT The hearing was adjourned at 3:46 p.m. The agenda for the Zoning Administrator Hearing was posted on October 29, 2015, at 11:00 a.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 October 29, 2015, at 12:00 p.m. re d Wisneski, AI P, Zoning Administrator Page 3 of 3