HomeMy WebLinkAbout10-26-2017_ZA_MinutesNEWPORT BEACH ZONING ADMINISTRATOR MINUTES 10/26/2017
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NEWPORT BEACH ZONING ADMINISTRATOR MINUTES
100 Civic Center Drive, Newport Beach
Corona del Mar Conference Room (Bay E-1st Floor)
Thursday, October 26, 2017
REGULAR HEARING
3:30 p.m.
I. 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
Chelsea Crager, Assistant Planner
Liz Westmoreland, Assistant Planner
Liane Schuller, Contract Planner
II. REQUEST FOR CONTINUANCES
None.
III. MINUTES of October 12, 2017
Action: Approved
IV. PUBLIC HEARING ITEMS
ITEM NO. 1 Corona del Mar Plaza Comprehensive Sign Program No. CS2017-011 and
Modification Permit No. MD2017-006 (PA2017-163)
Site Location: 810-984 Avocado Avenue Council District 5
Liane Schuller, Contract Planner, provided a brief project description stating that the applicant is requesting
approval of a comprehensive sign program and modification permit for the Corona del Mar Shopping Plaza,
located on Coast Highway, between MacArthur Boulevard and Avocado Avenue.
The sign program includes a new monument sign on Coast Highway near the Gulfstream Restaurant, new
wall signs identifying the shopping center at the corner of Avocado and Coast Highway, and an increase in
letter height for a number of the tenant identification signs located within center. A summary of the
modifications or deviations that are being requested has been included as Attachment No. ZA 3 to the staff
report.
The justification for the deviations includes the size of the site and number of tenants, and the location of the
site along wide roadways with high-speed traffic. These conditions make it difficult to effectively identify the
location of the shopping center and the businesses located therein. The increase in letter height and added
signs will serve to better direct pedestrian and vehicular traffic near and along the public streets and within
the shopping center itself.
Shawna Shaffner of CAA Planning, Inc., on behalf of the Irvine Company, stated that the applicants had
reviewed the draft resolution and agree with all of the required conditions.
In response to an inquiry from the Zoning Administrator, Ms. Shaffner confirmed that the Window Graphics
will be used as window displays for onsite merchandise and will not function as billboards.
The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment
the public hearing was closed.
Action: Approved
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ITEM NO. 2 il Barone Ristorante Minor Use Permit No. UP2017-009 (PA2017-082)
Site Location: 900 N. Bristol Street Council District 3
Chelsea Crager, Assistant Planner, provided a brief project description stating that the project was a minor
use permit to add a Type 47 ABC license to an existing restaurant, which is changing operators from Coco’s
Restaurant to il Barone Restaurant. Previously the restaurant had a Type 41 ABC license, which allowed for
the sale of beer and wine. A Type 47 ABC license would also authorize the sale of distilled spirits. There are
no late hours (after 11 p.m.) as a part of the application. There is no increase to gross floor area or net public
area, and the building has a private unshared parking lot. Staff received one written comment regarding the
impacted parking at the adjacent shopping center.
The Zoning Administrator asked staff to confirm the number of parking spaces onsite and the Zoning Code
required parking. Assistant Planner Crager confirmed that the Zoning Code requires one parking space per
40 square feet of net public area and there are 62 parking spaces provided onsite.
The applicant’s representative Michael Cho stated that he had reviewed the draft resolution and agrees with
all of the required conditions. Mr. Cho stated that the proposed size of the restaurant complies with parking
requirements. Mr. Cho confirmed, at the request of the Zoning Administrator, that the estimated maximum
number of employees is 11. The Zoning Administrator asked if there were plans for parking control. Mr. Cho
answered that the restaurant owners intend to put up signage and will consider other measures if necessary.
The applicant confirmed that the proposed restaurant will be open for breakfast, lunch, and dinner, and that
there are no reciprocal parking agreement with the adjacent shopping center.
The Zoning Administrator opened the public hearing.
Two members of the public, Harry Woloson and Kimberly Woloson, owners of the adjacent Plaza Newport
shopping center, spoke and stated that they were pleased that il Barone would be opening a restaurant at the
proposed location. Mr. Woloson stated that there was a parking problem at the subject location and Plaza
Newport due to other uses in the vicinity. There is no reciprocal parking agreement. Mr. Woloson stated that
the Plaza Newport owners have hired guards and purchased offsite parking to alleviate the problem. He
requested that il Barone be required to also purchase offsite parking for employees and share cost of parking
guards. Ms. Woloson stated that she would like potential parking impacts to be addressed prior to operation
of il Barone and that parking requirements should take the number of employees into account.
There were no other public comments.
Assistant Planner Crager responded to the Zoning Administrator’s questions and stated that the Zoning Code
parking requirement is intended to provide for both customers and employees and there is nothing about the
application (e.g. dancing, live entertainment) that would indicate a higher than normal parking demand.
Michael Cho responded to the public comments and stated that there are 11 employees at the current
restaurant location and that the proposed location will operate the same. The applicant intends to place
signage onsite and tow cars that do not belong to customers.
Action: Approved
ITEM NO. 3 Collins Residence Coastal Development Permit No. CD2017-073 (PA2017-177)
Site Location: 2148 East Ocean Front Council District 1
Gregg Ramirez, Senior Planner, provided a brief project description stating that the request was for approval
of a coastal development permit to allow the demolition of an existing single-family residence and
attached garage and the construction of a new three-story, 4,692-square-foot single-family residence with
an attached garage. The project also includes hardscape, drainage, and landscaping. He explained that
the proposed residence complies with all applicable development standards including height, setbacks,
floor area limits and minimum finished floor elevation. No deviations are requested. He explained that the
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applicant was not present and that he transmitted the draft conditions of approval to them. Senior Planner
Ramirez also requests an additional condition of approval be added to the resolution that read , “This
approval does not authorize any new or existing improvements, including landscaping, on State tidelands
or public beaches.”
The Zoning Administrator confirmed that the applicant representative was not present.
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. 4 715 West Balboa Boulevard Coastal Development Permit No. CD2017 -059 (PA2017-137)
Site Location: 715 West Balboa Boulevard Council District 1
Liz Westmoreland, Assistant Planner, provided a brief project description stating that the application is for a
coastal development permit to demolish an existing single-family residence with attached garage totaling
2,839 square feet. The design includes hardscape, walls, drainage facilities, and landscaping. The project
complies will all applicable development standards. The project would be eligible for a categorical exclusion
notice if it were built to 1.5 times the buildable area instead of 2.0 per development limitations in this area of
the peninsula. The finish floor elevation of the proposed dwelling is 11.0 MSL (NAVD88) in compliance with
the minimum of 9.0. The property is separated from the beach by a boardwalk, row of residences, and an
alley. No impacts to public access or views would occur. Staff recommended approval.
Applicant Michael Gonzalez of Urban Arena, 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. 5 325 Orchid Parcel Map No. NP2017-017 and Coastal Development Permit No. CD2017-066
(PA2017-156)
Site Location: 325 Orchid Avenue Council District 6
Liz Westmoreland, Assistant Planner, provided a brief project description stating that the application is for a
parcel map and associated coastal development permit for a lot and portions of a lot located at 325 Orchid
Avenue in Corona Del Mar. The existing property contains an aggregate of two standard Corona del Mar lots,
which would be divided into two legal lots as part of this project. Approval would allow each lot to be sold
individually and a single-family residence to be constructed on each individual lot. The density of the block
would not increase from the original tract, and there are no other single properties in the block that would be
able to revert to underlying legal lots to create additional density. The applicant requested deviations from
minimum lot area and minimum width requirements for new R-1 lots. However, staff believes the required
findings can be made and the new lots would be in keeping with typical lots in the original Corona del Mar
Tract. Any future development would require compliance with Title 21 and Title 20. Staff cited the redline edits
to the conditions of approval related to the demolition of the existing structure prior to recordation and minor
edits. Staff recommended approval of the revised resolution.
Applicant Lloyd Rucker, on behalf of the Owner, stated that he had reviewed the draft resolution and agrees
with all of the required conditions. Mr. Rucker asked Staff about the procedures for obtaining new addresses
and Assessor Parcel Numbers (APNs). Ms. Westmoreland provided clarity. The Applicant also asked if the
construction-related conditions could be deferred until building permits for the new residences are issued.
Senior Planner Gregg Ramirez stated that it may be possible in theory, but that it will be up to Public Works to
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determine what is acceptable and the proper procedures for completing the conditions. Staff directed Mr.
Rucker to discuss directly with Public Works staff.
The Zoning Administrator opened the public hearing. Seeing that no one from the public wished to comment
the public hearing was closed.
Action: Approved
E. PUBLIC COMMENTS ON NON-AGENDA ITEMS
None.
F. ADJOURNMENT
The hearing was adjourned at 4:29 p.m.
The agenda for the Zoning Administrator Hearing was posted on October 19, 2017, at 2:00 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 October 19, 2017, at 1:32 p.m.
Patrick J. Alford, Zoning Administrator