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HomeMy WebLinkAbout06-29-2017_ZA_Minutes NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 06/29/2017 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 100 Civic Center Drive, Newport Beach Corona del Mar Conference Room (Bay E-1 st Floor) Thursday, June 29, 2017 REGULAR HEARING 3:30 p.m. A. CALL TO ORDER—The meeting was called to order at 3:30 p.m. Staff Present: Patrick J. Alford, Zoning Administrator Gregg Ramirez, Senior Planner Makana Nova, Associate Planner Benjamin Zdeba, Associate Planner David Lee, Planning Technician B. REQUEST FOR CONTINUANCES None. C. MINUTES of June 15, 2017 Action: Approved D. PUBLIC HEARING ITEMS ITEM NO. 1 109 Onyx Avenue Tentative Parcel Map No. NP2017-010 and Coastal Development Permit No. CD2017-023 (PA2017-057) Site Location: 109 Onyx Avenue Council District 5 Gregg Ramirez, Senior Planner, provided a brief project description stating that the request was for approval of a tentative parcel map and coastal development permit to subdivide a 60-foot wide lot into two 30-foot wide lots. He stated that there are two detached homes currently under construction and that the homes were designed to comply with zoning code and building code standards using the proposed interior property line. He explained that the request includes a deviation from the minimum lot width; however, the subdivision code allows deviations and staff believes the findings for approval for the deviation can be made since the proposed 30-foot wide lots are consistent with the existing pattern of development in the area. He also added a fact in support of Coastal Development Permit finding A of the draft Resolution, which clarified that no street parking would be eliminated as a result of the proposed subdivision and that vehicle access would be from the alley. Applicant Ray Thimens, on behalf of the 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. 2 Lumpkin Residence Coastal Development Permit No. CD2017-017 (PA2017-042) Page 1 of 3 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 06/29/2017 Site Location: 1519 E. Bay Avenue Council District 1 Makana Nova, Associate Planner, provided a brief project description of the request to demolish an existing single-family residence and construct a new 4,069-square-foot, 3-story residence with an attached 692-square- foot, 3-car garage. Ms. Nova noted that the property is a waterfront property adjacent to the H Street termination. Since this is a waterfront property, the Coastal Hazards Report was reviewed closely with this application. Staff considered the low range for sea level rise (projected at 1.25 feet increase) for the 75-year economic life of the proposed structure and found that this sea level rise would exceed the height of the existing bulkhead elevation at 8.0 feet (NAVD88). Thus, staff recommends a condition of approval requiring the existing bulkhead to be raised or replaced to a height of 10.0 feet (MLLW), consistent with the current City standard. Alternatively, the applicant may provide a similar flood protective device at the patio location with a similar top of wall elevation to the satisfaction of the Public Works Department. The applicant has also provided a Construction Pollution Prevention Plan and Water Quality Management Plan that will be approved by the City's Engineer Geologist prior to issuance of building permits. Adequate public access to this coastal area is provided on the site by the H Street termination, which is adjacent to this site. Applicant William Guidero of William Guidero Design, on behalf of the property owners, Keith and Lenni Lumpkin, 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. The Zoning Administrator inquired if the spa area at the waterfront patio was analyzed as part of this Coastal Development Permit application. Ms. Nova indicated that this feature had been reviewed and was consistent with Zoning Code development standards, which allow for these structures up to 42 inches in height in the front patio area. The project plans include a note indicating that a separate building permit will be required for this structure. Ms. Nova then clarified that it was the City and the applicant's intent to include this feature in the scope of the Coastal Development Permit under review. Action: Approved ITEM NO. 3 Balboa Pharmacy Sign Replacement Modification Permit No. MD2017-004(PA2017-104) Site Location: 716 East Balboa Boulevard Council District 1 Benjamin Zdeba, Associate Planner, provided a brief project description stating that this Modification Permit would allow the replacement of a previously existing nonconforming projecting sign that was involuntarily damaged by inclement weather. He noted the request includes deviating from the amount of sign area and projection over the public sidewalk allowed for a projecting sign as well as an allowance to project above the parapet/roofline. He stated the intention of the applicant is to replicate the previous sign, which had existed since the mid-1900s. The project is located within Balboa Village, which has design guidelines that encourage these types of signs to maintain the character of the Village. He added that the sign to be replicated is in fact pictured in the Guidelines as a good example of signage. Lastly, he recommended the following changes to the draft Resolution for approval: Revise Fact in Support of Finding A3 to state "The proposed replica sign would maintain the same character and remain compatible with surrounding signage, but will be more conforming to the current standards for signage as it will be in good repair with improved energy efficiency." Omit Condition of Approval No. 6 related to the required removal of existing mounting brackets. Applicant Mike Martin of the Balboa Pharmacy noted the sign was damaged and unsafe, so it had to be removed. He stated that he had reviewed the draft resolution and agrees with all of the required conditions. Page 2 of 3 NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 06/29/2017 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 Tower 48 Deli Minor Use Permit No. UP2017-010 (PA2017-084) Site Location: 4525 W. Coast Highway, Unit A Council District 1 David Lee, Planning Technician, provided a brief project description stating that the request for a minor use permit is for a sandwich shop to operate within an existing 650-square-foot retail tenant space. Mr. Lee stated that the subject property is located within the Commercial Neighborhood Zoning district, where a take-out service, limited, eating and drinking establishment is permitted subject to the approval of a minor use permit. Mr. Lee stated that the property is located within the Coastal Zone, but is exempt from the requirements of a Coastal Development Permit. Mr. Lee also explained that, due to a residential development located to the east of the subject property, hours of operation from 8 a.m. to 10 p.m. have been conditioned to minimize any disturbances. Mr. Lee stated that no late hours or alcohol service are proposed as part of the application and that there is a proposed 122 square feet of net public area with a maximum of 6 seats. Mr. Lee discussed the parking on site, which has a 122-space parking lot. The parking requirement for the proposed use is consistent with the parking requirement of the previous retail use and, therefore, no additional parking is required. Mr. Lee indicated that the existing trash enclosure will be improved to have three walls and a self-latching gate, as conditioned. Applicant Daniel Biello of Tower 48 stated that he 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, Michael Clem, spoke and stated that he was in support of the proposed eating and drinking establishment. There were no other public comments. Action: Approved E. PUBLIC COMMENTS ON NON-AGENDA ITEMS Michael Clem, a member of the public, inquired about recent City action regarding Accessory Dwelling Units (ADU). The Zoning Administrator responded that, following recent changes in state law, amendments to the Zoning Code and Local Coastal Program establishing regulations related to ADUs have gone to the Planning Commission and will now be considered by the City Council for approval. Mr. Clem further asked about locations and the lot sizes of where ADU would be allowable under the newly proposed amendment. The Zoning Administrator answered that a draft map of affected properties can be referenced in the Planning Commission staff report and upcoming City Council staff report. F. ADJOURNMENT The hearing was adjourned at 3:51 p.m. The agenda for the Zoning Administrator Hearing was posted on June 23, 2017, at 9:50 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 June 23, 2017, at 9:45 a.m. Patrick J. Alford, Zoning Administrator Page 3 of 3