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HomeMy WebLinkAbout09 - CalTrans West PropertyCITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item No. 9 February 14, 2006 TO: Honorable Mayor and Members of the City Council FROM: Planning Department Jaime Murillo, Associate Planner (949) 644 -3209, imurillo(aicitV.newport- beach.ca.us SUBJECT: General Plan Amendment No. 2006 -001 Local Coastal Program Amendment No.2006 -001 Code Amendment No. 2006 -001 Caltrans West Property, 4850 W. Coast Highway (PA2006 -016) INITIATED BY: City of Newport Beach On February 9, 2006, the Planning Commission adopted the attached resolution _ recommending approval of the referenced applications, which supports the ongoing efforts to implement Sunset Ridge Park at the Caltrans West site. The Commission added a finding referencing Senate Bill 124, Chapter 761 of the Statutes of 2001 that directs Caltrans to transfer the site to the Department of Parks and Recreation, which would ultimately result in the City controlling the site. This finding has been included in a revised Council resolution (attached) that is recommended for adoption. Prepared by: Submitted by: R4x,qa-X-,1piu4- Patricia L. Tempe, Inning Director 1. Planning Commission Resolution No. 1686 (unsigned) recommending approval. 2. Revised Council Resolution BLANK c� DI Attachment I RESOLUTION NO. 1686 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING ADOPTION OF GENERAL PLAN AMENDMENT NO. 2006 -001, LOCAL COASTAL PROGRAM AMENDMENT NO. 2006 -001, AND CODE AMENDMENT NO. 2006 -001 (PA2006 -016). WHEREAS, The City Council initiated an amendment to the General Plan (GPI 2006 -001) on January 24, 2006, to change the land use designation of the site, known as Caltrans West, located at the northwest corner of the intersection of West Coast Highway and Superior Avenue, from Single Family Attached to Recreational & Environmental Open Space, and a Code Amendment repealing the existing Planned Community text and to change the zoning designation to Open Space- Active; and WHEREAS, a public hearing was held by the Newport Beach Planning Commission on February 9, 2006 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place, and purpose of the meeting was given in accordance with the Municipal Code and State Law. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting; and WHEREAS, The Caltrans West property is located within Sub Area 2 of Statistical Area A2 (Northwest Newport) of the Land Use Element of the General Plan and is currently designated for Single Family Attached residential use and allocated a total of 160 dwelling units; and WHEREAS, The Caltrans Residual property is located within Sub Area 3 of Statistical Area A3 (Hoag Hospital Area) of the Land Use Element of the General Plan and is currently designated for Recreational and Environmental Open Space, however contains language providing for the allocation of 8 dwelling units to the Caltrans West site; and WHEREAS, The City's preferred land use for the site is parktopen space active recreational use, as identified by the Land Use Element and the Recreation & Open Space Element; and WHEREAS, This site is located within the West Newport area, which is identified in the Recreation and Open Space Element of the General Plan as Service Area 1, which is illustrated to be significantly deficient in park and recreation facilities and is currently deficient by 21.6 park acres and projected to be deficient by 27.8 park acres by the year 2010; and WHEREAS, Senate Bill 124, Chapter 761 of the Statutes of 2001, directed the State Department of Transportation to transfer 15.05 acres of land to the Department of Parks and Recreation to be transferred to the City for the development of the Sunset City of Newport Beach Planning Commission Resolution No. 1686 Page 2 of 4 Ridge Park on the Caltrans West property. This General Plan Amendment, Code j Amendment and rescission of the Caltrans West Planned Community Developments Regulations implements the planned use of the site as a public park. WHEREAS, The Local Coastal Program sets forth goals, objectives, and policies that govern the use of land and water in the coastal zone and addresses land use and development, public access and recreation, and coastal resources protection. Policies within the Local Coastal program encourage the City to designate lands to provide recreational facilities and view parks within the coastal zone, to provide park and recreational facilities to accommodate the needs of new residents, to expand the use of bikeways and trails systems, and to provide public trails, recreational areas and viewing areas adjacent to public coastal view corridors; and WHEREAS, The General Plan Amendment to change the land use designation from Single Family Attached to Recreational & Environmental Open Space will clearly set forth the City's goal for the site to be used for public recreational uses; and WHEREAS, For consistency with the proposed General Plan Amendment, a Local Coastal Plan Amendment is required to change the land use designation from Medium Density Residential (RM -B) to Open Space (OS) and a Code Amendment is required to repeal the Caltrans West Planned Community text and change the zoning designation of the site to Open Space - Active (OS -A) ; and . WHEREAS, This project has been reviewed, and it has been determined that the proposed action qualifies for an exemption under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. The general rule applies where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment and . no development is authorized by this action; and NOW, THEREFORE, BE IT RESOLVED Section 1. The Planning Commission hereby recommends that the City Council of the City of Newport Beach adopt General Plan Amendment No. 2006 -001 to change the land use designation of the subject site as depicted on the land use map from Single Family Attached to Recreational & Environmental Open Space and revise language contained within the Land Use Element pertaining to the change in designation, as shown in Exhibit A. Section 2. The Planning Commission hereby further recommends that the City Council of the City of Newport Beach adopt Local Coastal Program Amendment No. 2006 -001 to change the land use designation as depicted on the land use map from. Medium Density Residential (RM -B) to Open Space (OS). �' City of Newport Beach Planning Commission Resolution No. 1686 Paqe 3 of 4 Section 3. The Planning Commission hereby further recommends that the City Council of the City of Newport Beach adopt Code Amendment No. 2006 -001 to repeal the existing Caltrans West Planned Community text and change the zoning designation of the site from Planned Community (PC) to Open Space- Active (OS -A). PASSED, APPROVED AND ADOPTED THIS 9TH DAY OF FEBRUARY 2006. AN AM Michael Toerge, Chairman Barry Eaton, Secretary AYES: Eaton, Henn, Hawkins, McDaniel, Toerge, Tucker NOES: ABSENT: Cole City of Newport Beach Planning Commission Resolution No. 1686 Page 4 of 4 EXHIBIT "A" Proposed Land Use Element Changes 1) Sub -Area 2 of Statistical Area A2 (Northwest Newport) located on page 29 of the Newport Beach Land Use Element is hereby amended to read as follows: Caltrans West. The site consists of approximately 14.25 acres of vacant land and is located west of Superior Avenue, north of Pacific Coast Highway, and south of the Newport Crest Condominium complex. It is designated Recreational and Environmental Open Space, and is proposed to include a new neighborhood park with active sports fields and support facilities 2) Sub -Area 7 of Statistical Area A3 (Hoag Hospital Area) located on page 31 of the . Newport Beach Land Use Element is hereby amended to read as follows: Cal Trans Residual Parcel. The parcels owned by the Califomia State Department of Transportation and the City of Newport Beach on the easterty side of SuperiorAvenue created by the realignment of SuperiorAvenue are designated for Recreational and Environmental Open Space. The site is intended to be added to the existing 0.8 acre Sunset View Park in order to increase its area and add new turf areas, benches, and walkways. The addition will extend the view park, to the public parking lot off Superior. All other provisions of the Land Use Element of the Newport Beach General Plan shall remain unchanged. D Attachment 2 RESOLUTION NO. _ A RESOLUTION.OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH ADOPTING GENERAL PLAN AMENDMENT NO. 2006 -001 AND LOCAL COASTAL PROGRAM AMENDMENT NO. 2006 -001 RELATED TO THE CALTRANS WEST AND CALTRANS RESIDUAL SITES. WHEREAS, the City Council initiated an amendment to the General Plan (GPI 2006 -001) on January 24, 2006, to change the land use designation of the CalTrans West site, located at the northwest corner of the intersection of West Coast Highway and Superior Avenue, from Single Family Attached to Recreational & Environmental Open Space, and a Code Amendment repealing the existing Planned Community text and to change the zoning designation to Open Space - Active; and WHEREAS, the Planning Commission on February 9, 2006, held noticed public meeting regarding the proposed General Plan Amendment, and related Local Coastal Program Amendment and Code Amendment. At the conclusion of the meeting, the Planning Commission voted 6 -0 to recommend approval of the amendments to the City Council; and WHEREAS, the City Council on February 9, 2006, held noticed public meeting regarding this General Plan Amendment and Local Coastal Program Amendment; and WHEREAS, the Caltrans West property is located within Sub Area 2 of Statistical Area A2 (Northwest Newport) of the Land Use Element of the General Plan and is currently designated for Single Family Attached residential use and allocated a total of 160 dwelling units; and WHEREAS, the Caltrans Residual property is located within Sub Area 3 of Statistical Area A3 (Hoag Hospital Area) of the Land Use Element of the General Plan and is currently designated for Recreational and Environmental Open Space, however contains language providing for the allocation of 8 dwelling units to the Caltrans West site; and WHEREAS, the City's preferred land use for the Caltrans West site is park/open space active recreational use, as identified by the Land Use Element and the Recreation & Open Space Element; and WHEREAS, this site is located within the West Newport area, which is identified in the Recreation and Open Space Element of the General Plan as Service Area 1, which is currently deficient by 21.6 park acres and projected to be deficient by 27.8 park acres by the year 2010. The proposed amendment will ensure 14.25 acres to be developed for park and open space purposes, which assists the City in providing additional acreage for park purposes ; and City of Newport Beach City Council Resolution No. Paae 2 of 4 WHEREAS, Senate Bill 124, Chapter 761 of the Statutes of 2001, directed the State Department of Transportation to transfer 15.05 acres of land to the Department of Parks and Recreation to be transferred to the City for the development of the Sunset Ridge Park on the Caltrans West property. This General Plan Amendment, Code Amendment and rescission of the Caltrans West Planned Community Developments Regulations implements the planned use of the site as a public park; and WHEREAS, the Local Coastal Program sets forth goals, objectives, and policies that govem the use of land and water in the coastal zone and addresses land use and development, public access and recreation, and coastal resources protection. Policies within the Local Coastal program encourage the City to designate lands to provide recreational facilities and view parks within the coastal zone, to provide park and recreational facilities to accommodate the needs of new residents, to expand the use of bikeways and trails systems, and to provide public trails, recreational areas and viewing areas adjacent to public coastal view corridors; and WHEREAS, the General Plan Amendment to change the land use designation from Single Family Attached to Recreational & Environmental Open Space will clearly set forth the City's goal for the site to be used for public recreational uses; and WHEREAS, for consistency with the proposed General Plan Amendment, a Local Coastal Plan Amendment is required to change the land use designation from Medium Density Residential (RM -B) to Open Space (OS) ; and WHEREAS, this project has been reviewed, and it has been determined that the proposed action qualifies for an exemption under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. The general rule applies where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment and no development is authorized by this action; and NOW, THEREFORE, BE IT RESOLVED Section 1. The City Council hereby approves the adoption of General Plan Amendment No. 2006 -001 to change the land use designation of the CalTrans West site as depicted on the land use map from Single Family Attached to Recreational & Environmental Open Space and revise language contained within the Land Use Element pertaining to the change in designation, as shown in Exhibit A. City of Newport Beach City Council Resolution No. Page 3 of 4 Section 2. The City Council hereby further approves the adoption of Local Coastal Program Amendment No. 2006-001 to change the land use designation of the CalTrans West site as depicted on the land use map.from Medium Density Residential (RM-B) to Open Space (OS). PASSED, APPROVED AND ADOPTED THIS 14TH DAY OF FEBRUARY 2006. AYES; 'MAYOR ATTEST: CITY CLERK 10 NOES; ABSENT: City of Newport Beach City Council Resolution No. Page 4 of 4 EXHIBIT "A" Proposed Land Use Element Changes 1) Sub -Area 2 of Statistical Area A2 (Northwest Newport) located on page 29 of the Newport Beach Land Use Element is hereby amended to read as follows: Caltrans West. The site consists of approximately 14.25 acres of vacant land and is located west of Superior Avenue, north of Pacific Coast Highway, and south of the Newport Crest Condominium complex. It is designated Recreational and Environmental Open Space, and is proposed to include a new neighborhood park with active sports fields and support facilities 2) Sub -Area 7 of Statistical Area A3 (Hoag Hospital Area) located on page 31 of the Newport Beach Land Use Element is hereby amended to read as follows: Cal Trans Residual Parcel. The parcels owned by the California State Department of Transportation and the City of Newport Beach on the easterly side of Superior Avenue created by the realignment of Superior Avenue are designated for Recreational and Environmental Open Space. The site is intended to be added to the existing 0.8 acre Sunset View Park in order to increase its area and add new turf areas, benches, and walkways. The addition will extend the view park to the public parking lot off Superior. All other provisions of the Land Use Element of the Newport Beach General Plan shall remain unchanged. l� } February 4, 2006 '06 FES 10 A11:29 Mayor Don Webb and Members of the City Council City of Newport Beach �F IC i F 'fi : r, CL R 3300 Newport Blvd. C!i Y DF ?,: -WiTRT KPOi Newport Beach, CA 92663 Re: CalTrans West PA2006 -16 General Plan Ammendment /4850 West Coast Hwy Dear Mayor and Members of the City Council, .................. I recently received a notice of a public hearing pertaining to the development of the northwest corner of West Coast Highway and Superior Avenue to a recreational use. It is my understanding that a park is planned to be constructed. In the absence of construction of a wall along the Newport Townhomes Development (4401 -4465 West Coast Hwy) at the cost of whoever is developing the park, I object to the approval of the general plan amendment and zone change. I understand that the results of developing the property recreationally. will be significant traffic, noise, bright light from automobile headlights and fight stanchions and increased recreational pedestrian traffic, resulting in an increase of people jumping our walls. As a condition of approval of the action referenced in the notice, we request that the City require as a condition of approval that the applicant replace the current 5 foot 9 inch block wall along the entire frontage with a 10 foot block wall. We have serious reservations whether no environmental analysis needs to be done, as the above concerns will be increased as this property is developed recreationally. Respectfully, 01 r ni z- v �....� i �_.� \_� CITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item No. 9 February 14, 2006 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Planning Department Jaime Murillo, Associate Planner (949) 644 -3209, imurilloacity.newport- beach.ca.us SUBJECT: General Plan Amendment No. 2006 -001 Local Coastal Program Amendment No.2006 -001 Code Amendment No. 2006 -001 CalTrans West Property, 4850 W. Coast Highway (PA2006 -016) INITIATED BY:City of Newport Beach ISSUE Should the City approve a General Plan Amendment to change the land use designation of the CalTrans West property from Single Family Attached to Recreation & Environmental Open Space? In addition, a Local Coastal Program Amendment is proposed to change the coastal land use designation from Medium Density Residential (RM -B) to Open Space (OS), and a Code Amendment is proposed to repeal the CalTrans West Planned Community text and change the zoning designation of the site from Planned Community (PC) to Open Space- Active (OS -A). RECOMMENDATION Staff recommends the City Council adopt the attached resolution approving General Plan Amendment No. 2006 -001 and Local Coastal Program Amendment No. 2006 -001, and introduce the attached ordinance adopting Code Amendment No. 2006 -001. DISCUSSION The intent of this General Plan Amendment is to clearly state the City's goal to remove the residential development possibilities from the site and emphasize that the City's land use goal for the site is development of an active park and preservation of open space consistent with the Recreation and Open Space Element. The CalTrans West site, located at 4850 West Coast Highway, more specifically at the northwest comer of the intersection of Superior Avenue and West Coast Highway, is currently designated by the Land Use Element of the General Plan for Single Family Attached residential use and permits a maximum of 160 dwelling units. However, the Land Use Element also states a preference of recreation /open space use for the property, and includes a complex system to transfer the residential development and facilitate the eventual open space use. The proposed amendment will change the land use designation to Recreational and Environmental Open Space and add language in the Land Use Element specifically removing the residential possibilities of the site and designating the site for a neighborhood park with active sports fields and support facilities. Additionally, to maintain consistency with the proposed General Plan Amendment, a Local Coastal Program Amendment is required to change the coastal land use designation of the site from Medium Density Residential (RM -B) to Open Space (OS). The action will also require a Code Amendment to repeal the existing CalTrans West Planned Community Text and change the zoning designation from Planned Community (PC) to Open Space - Active (OS -A). On January 24, 2006, the City Council approved the initiation of this General Plan Amendment. The Planning Commission will have reviewed this project at their February 9, 2006 meeting, and their recommendation will be provided to the Council Friday February 10, 2006 in a supplemental Council report. Additionally, an update of the Planning Commission's decision will be provided orally at the City Council hearing. A detailed staff report was prepared for the Planning Commission meeting describing the background of the site and an in -depth analysis of the proposed land use changes. The report has been attached as Attachment 3 for reference. Charter Section 423 (Measure S) The amendments consist of a change in land use designation from Single Family Attached to Recreational and Environmental Open Space and will result in a net loss in the number of permitted dwelling units by 160 within Statistical Area A2 of the Land Use Element of the General Plan. Additionally, using a more conservative County Park trip generation rate identified in Council Policy A -18, the conversion of 160 dwelling units to 14.25 acres park, will result in a net decrease of 112 AM peak hour trips and 114 PM peak hour trips. Therefore, none of the three thresholds to require a vote pursuant to Measure S (Greenlight) are exceeded. Environmental Review This project has been reviewed, and it has been determined that the proposed action qualifies for an exemption under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. The general rule applies where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The guidelines further encourage agencies to adopt a list of project types that would qualify for an exemption under the general rule. Council Policy K -3 (Implementation Procedures for CEQA) identifies, "Minor changes to the Municipal Code which do not authorize physical development', as a project type which qualifies for an exemption under the general rule. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property and posted at the site a minimum of 10 days in advance of this hearing consistent with the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Alternatives The City Council may deny the amendments. Prepared by: e Murillo, Associate Planner Submitted by: l —� R� Q Patricia L. Temple, Plani mg Director Attachments: 1. Resolution No. _ 2. Ordinance No. 3. February 9, 2006 Planning Commission Staff Report ATTACHMENT 1 Resolution No. RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH ADOPTING GENERAL PLAN AMENDMENT NO. 2006 -001 AND LOCAL COASTAL PROGRAM AMENDMENT NO. 2006 -001 RELATED TO THE CALTRANS WEST AND CALTRANS RESIDUAL SITES. WHEREAS, the City Council initiated an amendment to the General Plan (GPI 2006 -001) on January 24, 2006, to change the land use designation of the CalTrans West site, located at the northwest corner of the intersection of West Coast Highway and Superior Avenue, from Single Family Attached to Recreational & Environmental Open Space, and a Code Amendment repealing the existing Planned Community text and to change the zoning designation to Open Space- Active; and WHEREAS, the Planning Commission on February 9, 2006, held noticed public meeting regarding the proposed General Plan Amendment, and related Local Coastal Program Amendment and Code Amendment. At the conclusion of the meeting, the Planning Commission voted (to be inserted) of the amendments to the City Council; and WHEREAS, the City Council on February 9, 2006, held noticed public meeting regarding this General Plan Amendment and Local Coastal Program Amendment; and WHEREAS, the CalTrans West property is located within Sub Area 2 of Statistical Area A2 (Northwest Newport) of the Land Use Element of the General Plan and is currently designated for Single Family Attached residential use and allocated a total of 160 dwelling units; and WHEREAS, the CalTrans Residual property is located within Sub Area 3 of Statistical Area A3 (Hoag Hospital Area) of the Land Use Element of the General Plan and is currently designated for Recreational and Environmental Open Space, however contains language providing for the allocation of 8 dwelling units to the CalTrans West site; and WHEREAS, the City's preferred land use for the CalTrans West site is park/open space active recreational use, as identified by the Land Use Element and the Recreation & Open Space Element; and 5 City of Newport Beach City Council Resolution No. Page 2 of 4 j WHEREAS, this site is located within the West Newport area, which is identified in the Recreation and Open Space Element of the General Plan as Service Area 1, which is currently deficient by 21.6 park acres and projected to be deficient by 27.8 park acres by the year 2010. The proposed amendment will ensure 14.25 acres to be developed for park and open space purposes, which assists the City in providing additional acreage for park purposes ; and WHEREAS, the Local Coastal Program sets forth goals, objectives, and policies that govern the use of land and water in the coastal zone and addresses land use and development, public access and recreation, and coastal resources protection. Policies within the Local Coastal program encourage the City to designate lands to provide recreational facilities and view parks within the coastal zone, to provide park and recreational facilities to accommodate the needs of new residents, to expand the use of bikeways and trails systems, and to provide public trails, recreational areas and viewing areas adjacent to public coastal view corridors; and WHEREAS, the General Plan Amendment to change the land use designation from Single Family Attached to Recreational & Environmental Open Space will clearly set forth the City's goal for the site to be used for public recreational uses; and WHEREAS, for consistency with the proposed General Plan Amendment, a Local Coastal Plan Amendment is required to change the land use designation from Medium Density Residential (RM -B) to Open Space (OS) ; and WHEREAS, this project has been reviewed, and it has been determined that the proposed action qualifies for an exemption under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. The general rule applies where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment and no development is authorized by this action; and NOW, THEREFORE, BE IT RESOLVED Section 1. The City Council hereby approves the adoption of General Plan Amendment No. 2006 -001 to change the land use designation of the CalTrans West site as depicted on the land use map from Single Family Attached to Recreational & Environmental Open Space and revise language contained within the Land Use Element pertaining to the change in designation, as shown in Exhibit A. U City of Newport Beach City Council Resolution No. Page 3 of 4 Section 2. The City Council hereby further approves the adoption of Local Coastal Program Amendment No. 2006 -001 to change the land use designation of the CalTrans West site as depicted on the land use map from Medium Density Residential (RM -B) to Open Space (OS). PASSED, APPROVED AND ADOPTED THIS 14TH DAY OF FEBRUARY 2006. AYES: NOES; ABSENT; MAYOR ATTEST: CITY CLERK 1 City of Newport Beach City Council Resolution No. _ Pace 4 of 4 EXHIBIT "A" Proposed Land Use Element Chances 1) Sub -Area 2 of Statistical Area A2 (Northwest Newport) located on page 29 of the Newport Beach Land Use Element is hereby amended to read as follows: Caltrans West The site consists of approximately 14.25 acres of vacant land and is located west of Superior Avenue, north of Pacific Coast Highway, and south of the Newport Crest Condominium complex. It is designated Recreational and Environmental Open Space, and is proposed to include a new neighborhood park with active sports fields and support facilities 2) Sub -Area 7 of Statistical Area A3 (Hoag Hospital Area) located on page 31 of the Newport Beach Land Use Element is hereby amended to read as follows: Cal Trans Residual Parcel. The parcels owned by the Califomia State Department of Transportation and the City of Newport Beach on the easterly side of Superior Avenue created by the realignment of Superior Avenue are designated for Recreational and Environmental Open Space. The site is intended to be added to the existing 0.8 acre Sunset View Park in order to increase its area and add new turf areas, benches, and walkways. The addition will extend the view park to the public parking lot off Superior. All other provisions of the Land Use Element of the Newport Beach General Plan shall remain unchanged. ATTACHMENT 2 Ordinance No. ORDINANCE NO. _ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH REPEALING THE EXISTING CALTRANS WEST PLANNED COMMUNITY TEXT AND CHANGING THE ZONING DESIGNATION OF THE CALTRANS WEST SITE FROM PLANNED COMMUNITY TO OPEN SPACE - ACTIVE (CODE AMENDMENT NO. 2006 -001). WHEREAS, the City Council initiated an amendment to the General Plan (GPI 2006 -001) on January 24, 2006, to change the land use designation of the site, known as CalTrans West, located at the northwest corner of the intersection of West Coast Highway and Superior Avenue, from Single Family Attached to Recreational & Environmental Open Space, and a Code Amendment repealing the existing Planned Community text and to change the zoning designation to Open Space - Active; and WHEREAS, the Planning Commission on February 9, 2006, held noticed public meeting regarding the proposed General Plan Amendment, and related Local Coastal Program Amendment and Code Amendment. At the conclusion of the meeting, the Planning Commission voted to (to be inserted) amendments to the City Council; and WHEREAS, the City Council on February 9, 2006, held noticed public meeting regarding this Code Amendment; and WHEREAS, this site is located within the West Newport area, which is identified in the Recreation and Open Space Element of the General Plan as Service Area 1, which is currently deficient by 21.6 park acres and projected to be deficient by 27.8 park acres by the year 2010. The proposed amendment will ensure 14.25 acres to be developed for park and open space purposes, which assists the City in providing additional acreage for park purposes; and WHEREAS, the City's preferred land use for the site is park/open space active recreational use, as identified by the Land Use Element and the Recreation & Open Space Element; and WHEREAS, the General Plan Amendment to change the land use designation from Single Family Attached to Recreational & Environmental Open Space has been approved by the City Council and will clearly set forth the City's goal for the site to be used for public recreational uses; and WHEREAS, for consistency with the approved General Plan Amendment, a Code Amendment is required to repeal the CalTrans West Planned Community text and change the zoning designation of the site to Open Space- Active (OS -A) ; and i6 City of Newport Beach City Council Ordinance No. _ Paqe 2 of 4 WHEREAS, This project has been reviewed, and it has been determined that the proposed action qualifies for an exemption under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. The general rule applies where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment and no development is authorized by this action; and THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: Repeal Ordinance No. 83 -20 and Resolution No. 95 -11 which established the existing CalTrans West Planned Community Development Regulations. SECTION 2: Adopt Code Amendment No. 2006 -001 changing the zoning designation of the CalTrans West site from Planned Community (PC) to Open Space - Active (OS -A). SECTION 3: Title 20 (Zoning Code) of the Newport Beach Municipal Code shall be amended to revise Districting Map No. 46 of Part VII (Districting Maps) as illustrated in Exhibit A. All other provisions of the Title 20 of the Newport Beach Municipal Code shall remain unchanged. SECTION 4: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on February 14, 2006, and adopted on the , day of 2006, by the following vote, to wit: AYES: NOES; ABSENT: City of Newport Beach City Council Ordinance No. Paqe 3 of 4 MAYOR ATTEST: CITY CLERK 1� City of Newport Beach City Council Ordinance No. _ Pape 4 of 4 EXHIBIT "A" Districting Map No. 46 Land Use Change 15. 2 x� ( kl § �} � � �? \ |■ � \ _ �2 /gi� ƒ . m;| « U d V ! Z J!] V �`a 4 !AA � | �,/ r x � ` e � cc \ |j a � • | § |` §� � | | |!■_ & &..� �u 2 , �t = o f ƒƒnom ATTACHMENT 3 February 9, 2006 Planning Commission Staff Report CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT Agenda Item No. 4 February 9, 2006 TO: PLANNING COMMISSION FROM: Planning Department Jaime Murillo, Associate Planner (949) 644 -3209, jmuri lloa)city.newport- beach.ca.us SUBJECT: General Plan Amendment No. 2006 -001 Local Coastal Program Amendment No.2006 -001 Code Amendment No. 2006 -001 CalTrans West Property, 4850 W. Coast Highway (PA2006 -016) INITIATED BY: City of Newport Beach ISSUE Should the City approve a General Plan Amendment to change the land use designation of the CalTrans West property from Single Family Attached to Recreation & Environmental Open Space? In addition, a Local Coastal Program Amendment is proposed to change the coastal land use designation from Medium Density Residential (RM -B) to Open Space (OS), and a Code Amendment is proposed to repeal the CalTrans West Planned Community text and change the zoning designation of the site from Planned Community (PC) to Open Space- Active (OS -A). RECOMMENDATION Staff recommends the Planning Commission adopt the attached resolution recommending approval of General Plan Amendment No. 2006 -001, Local Coastal Program Amendment No. 2006 -001, and Code Amendment No. 2006 -001 to the City Council. DISCUSSION Background On January 24, 2006, the City Council approved the initiation of this subject General Plan Amendment with the intent to clearly state the City's goal to remove the residential CalTrans West GPA February 9, 2006 Page 3 development possibilities of the site and emphasize that the City's land use goal for the site is development of an active park and the preservation of open space consistent with the Recreation and Open Space Element. The site was originally acquired in the 1960's by the State Department of Transportation (CalTrans) in anticipation of the construction of the Coast Freeway. The Coast Freeway has since been removed from the State Highways and Freeways Master Plan, and the site is considered excess right -of -way at this time by CalTrans. CalTrans now plans to dispose of site. The first City of Newport Beach planning document, which established future land use for the site, was the 1957 Master Plan. This plan showed the site for single family residential development in recognition of the Melrose Mesa Tract approved by the County of Orange along the bluff top. This tract was never developed. Shortly after the annexation of the area into the City in January of 1964, Master Plan Amendment No. 9 was adopted, which changed the designation of the site to a commercial office and multi - family designation. In 1973, the City adopted the General Plan, as required by State planning law. The site was designated for Multi - Family Residential use, with the bluff faces along Coast Highway designated for Recreational and Environmental Open Space. The site was not specifically discussed in either the Land Use Element or the Recreation and Open Space Element. In 1976, the General Plan was amended to place the property into a specific plan area, along with other nearby rights -of way; however, a specific plan was never implemented. In 1978, the site was designated for Recreational and Environmental Open Space. This amendment, part of GPA 78 -2, was done for the purpose of encouraging an eligible state agency (State Fish and Game Department, Department of Parks and Recreation, Coastal Conservancy, or Wildlife Conservation Board) to acquire the parcel pursuant to the provisions of Proposition 3. Proposition 3 was a constitutional amendment which allowed the State legislature to transfer coastal property acquired with gas tax funds to other state agencies at acquisition cost. None of the eligible state agencies acquired the site as authorized; however, the amendment was approved by the City Council over objections of the Legal Division of the State Department of Transportation in order to promote the creation of a park and open space. In 1981, the City initiated a General Plan Amendment, requested by CalTrans, to change the land use designation back to Multi - Family Residential. GPA 81 -2 was adopted in May of 1983 and permitted a maximum of 152 dwelling units at the site. This amendment was done in conjunction with a right -of -way exchange between the City and CalTrans, allowing the City to widen Superior Avenue to its Master Plan 4 lane divided cross section and realign the roadway to create a better intersection with Coast CalTrans West GPA February 9, 2006 Page 4 Highway. The Multi - Family Residential designation was later changed to a newly established Single Family Attached designation in 1988 as part of the comprehensive update to the Land Use Element. In 1994, the site had yet to be developed and the City began working with CalTrans regarding the designation of the site to facilitate the possible acquisition of the site by the City for park and open space purposes. The Land Use Element language developed by the City, and agreed to by CalTrans, would allow for the possibility of transferring the existing entitlement to other sites in the City with the result of allowing CalTrans to retain a residential value of the site. These negotiations resulted in the approval of General Plan Amendment No. 94 -3(A) on January 23, 1995 that established the development of a park as the preferred land use for the site while allowing the transfer of the residential units, subject to specific criteria set forth in the Land Use Element. The site retained the Single Family Attached land use designation however. During the public hearings on the CalTrans West General Plan Amendment, members of the public raised questions regarding a residual parcel also owned by CalTrans on the easterly side of Superior Avenue, which was created by the realignment of that roadway. The site became known as the CalTrans Residual parcel and, although the site carried no entitlement, there was interest that the parcel be acquired for open space. The residual site was then redesignated from Governmental, Educational and Institutional Facilities, with no square footage allocation or development intensity entitlement, to the Recreational and Environmental Open Space (REDS) designation under the approval of GPA 95 -1(A) on January 8, 1996. In consideration for the REOS designation, an additional entitlement of 8 dwelling units was allocated to the CalTrans West parcel, for a total of 160 dwelling units. It was the intent that if residential development occurred on the CalTrans West site, the CalTrans residual site could partially be used to satisfy the park dedication requirements of the residential development. In 1998, the City adopted a comprehensive revision to the Recreation and Open Space Element of the General Plan by adopting GPA 94 -2(E) that designated the CalTrans West site for a 6 to 14 acre "neighborhood and view" park. To date, the property remains under the ownership of CalTrans and is yet to be developed. Site Overview CalTrans West The CalTrans West parcel is located at 4850 West Coast Highway, more specifically at the northwesterly corner of Superior Avenue and West Coast Highway. The site is currently vacant and is approximately 14.25 acres in size. To the north of the site is the Newport Crest townhouse development. To the east, across Superior Avenue, is the CalTrans West GPA February 9, 2006 Page 5 lower campus of Hoag Hospital and the Sunset View Park. To the south, across Coast Highway, is the Lido Sands single family home development. The undeveloped Banning Ranch property is located to the west. CalTans Residual Parcel The CalTrans Residual parcel is located at the northeast of Superior Avenue and West Coast Highway adjacent to the Sunset View Park. The site is currently vacant and is approximately 0.8 acres in size. To the north of the site is Villa Balboa Condominium development. To the east, is the lower campus of Hoag Hospital. To the south, across Coast Highway, is a retail commercial shopping center. And directly to the west is the Sunset View Park, and across Superior Avenue is the CalTrans West parcel. Analysis Although the intent of the Land Use Element is to develop the CalTrans West site as a park and facilitate the transfer of residential units to another possible site, there remains a remote possibility that the site could eventually be developed for residential use, which would preclude the development of a park pursuant to the Recreation and Open Space Element. Proposed General Plan Amendment CalTrans West The CalTrans West property is located within Sub -Area 2 of Statistical Area A2 (Northwest Newport) of the Land Use Element of the General Plan, and as previously mentioned, is currently designated for Single Family Attached residential use and permits a maximum development of 160 dwelling units total to be transferred to another site within the City. The existing Land Use Element text has been attached for reference as Exhibit 2. The proposed amendment will change the land use designation to Recreational and Environmental Open Space and add language in the Land Use Element specifically removing the residential possibilities of the site and designating the site for a neighborhood park with active sports fields and support facilities. The proposed Land Use Element Text (Sub -Area 2 of Statistical Area A2) has been revised as follows: Caltrans West The site consists of approximately 14.25 acres of vacant land and is located west of Superior Avenue, north of Pacific Coast Highway, and south of the Newport Crest Condominium complex. It is designated Recreational and Environmental Open Space, and is proposed to include a new neighborhood park- with active sports fields and support facilities. CalTrans West GPA February 9, 2006 Page 6 CalTrans Residual The CalTrans Residual parcel is located within Sub -Area 7 of Statistical Area A3 (Hoag Hospital Area) of the Land Use Element of the General Plan, and is designated for Recreational and Environmental Open Space. However, the language in the Land Use Element also includes discussion related to the allocation of 8 dwelling units to the CalTrans West site (Exhibit 2). Therefore, for consistency with the land use changes to the CalTrans West site, the Land Use Element must also be amended to eliminate discussion pertaining to the 8 additional dwelling units allocated to CalTrans West. The Proposed Land Use Element Text (Sub -Area 7 of Statistical Area A3) has been revised as follows: Cal Trans Residual Parcel. The parcels owned by the California State Department of Transportation and the City of Newport Beach on the easterly side of Superior Avenue created by the realignment of Superior Avenue are designated for Recreational and Environmental Open Space. The site is intended to be added to the existing 0.8 acre Sunset View Park in order to increase its area and add new turf areas, benches, and walkways. The addition will extend the view park to the public parking lot off Superior. Land Use Element The Land Use Element of the General Plan sets forth objectives, policies and limitations for development in the City and designates the general distribution and location of land uses and residential and commercial densities. During its review, staff found that Policy A should be considered. Land Use Element Policy A states: "The City shall provide for sufficient diversity of land uses so that schools, employment, recreation areas, public facilities, churches and neighborhood shopping centers are in close proximity to each resident of the community." Growth Management Element The Growth Management Element is intended to mandate that growth and development be based upon the City's ability to provide an adequate circulation system pursuant to the Orange County Division, League of California Cities: Countywide Traffic Improvement and Growth Management Plan Component. During its review, Staff found that Policy No. 6 should be considered. Growth Management Policy No. 6 (Balanced Land Use) states: "7t is the policy of the City to foster balanced land use as a means of creating opportunities for people to live, work, shop, and play within the same general area, thereby reducing demands on the circulation system." CalTrans West GPA February 9, 2006 Page 7 Both, Land Use Element Policy A and Growth Management Policy No. 6, discuss balancing land uses and providing recreational areas in close proximity to residential areas that will prove useful in connection with each other. Designating the site REOS will ensure the future development of the site for park and recreational purposes to serve the needs of the residents in the West Newport area. A detailed discussion of the park and recreational needs of the West Newport area is provided below. Recreation and Open Space Element The goal of the Recreation and Open Space Element of the General Plan is to "maintain a recreation and open space system which meets the recreational needs of the citizens of Newport Beach and which enhances the unique recreational and environmental resources of the City ". The two sites are located within the West Newport area, which is identified in the Recreation and Open Space Element of the General Plan as Service Area 1, and is significantly deficient in park and recreation facilities. The parkland acreage needs for Service Area 1 have been significantly deficient since 1998 even when combining the park and beach acreage for West Newport. A majority of the existing recreational land in West Newport is comprised of beaches, which results in an even larger deficiency in the need for sports fields within a community or neighborhood level park. The total rate of park acreage deficiency is projected to increase to 27.8 % by the year 2010 as identified in the table below: Source: Recreation and Open Space Element: Table 2 -1 Parkland Acreage The Facilities Plan of the Recreation and Open Space Element describe the CalTrans West site as a potential site for a neighborhood park and a view park. The site is proposed to include a neighborhood park with active sports fields and support facilities. The facility will also serve some existing and future residents in adjacent service areas. The Facilities Plan also describes the CalTrans Residual site as a potential site for the Sunset View Park addition to be added to the existing .8 acre Sunset View park in order to increase its area and add new turf areas, benches, and walkways. The addition will extend the view park to the public parking lot off Superior Avenue. Additionally, the Facilities Plan has described a possible Coast Recreation Trail, which will cross Superior Avenue and link Sunset View Park, the CalTrans West Park, and the PARKILAND • . EXISTING PARKAGREAGE; JUFfE 199$ I FUTURE; PARK ACREAGE: 2010 Park Park Active Curtibined Projected Existing Projected School Service Area - Acres Acres Beach Park/. Deficit ( -) Park Park/ Deficit ( -) Recreation Needed Existing Recreation. Beach Excess Need Beach. Excess( +) Acreage Acreage: Acrea e + Acreage 1: west 64.7 9.1 34 43.1 -21.6 70.9 43.1 -27.8 0 Newport Source: Recreation and Open Space Element: Table 2 -1 Parkland Acreage The Facilities Plan of the Recreation and Open Space Element describe the CalTrans West site as a potential site for a neighborhood park and a view park. The site is proposed to include a neighborhood park with active sports fields and support facilities. The facility will also serve some existing and future residents in adjacent service areas. The Facilities Plan also describes the CalTrans Residual site as a potential site for the Sunset View Park addition to be added to the existing .8 acre Sunset View park in order to increase its area and add new turf areas, benches, and walkways. The addition will extend the view park to the public parking lot off Superior Avenue. Additionally, the Facilities Plan has described a possible Coast Recreation Trail, which will cross Superior Avenue and link Sunset View Park, the CalTrans West Park, and the CalTrans West GPA February 9, 2006 Page 8 future West Newport blufftop bicycle trail. Therefore, the proposed amendment is consistent with the goals Recreation and Open Space Element. Pa.ks and EmAronntenWj 44 �� w N° • I � ........iC \\ (P.ubeLaationz i ��� E { �R i Semini SbigM1) • ' f murky[ /• •• Newpa-t 5m.ee ••• Wesc Nerpgt 9rt � k O • ww • xc . \ Local Coastal Plan Amendment SERVICE AREA 1 WEST NEWPORT ��.a..� „a a '. � Newport Beach Recreation & Open Space Plan PSCPFAPON 0 0 woroscu ...... xrzHa Aau eauNawr — •. cm eouNan The Coastal Land Use Plan of the Local Coastal Program (LCP) sets forth goals, objectives, and policies that govern the use of land and water in the coastal zone within NP xegpAw.n w x cc ta.,.r•�.�n, s oPtn ss+a M Omrbze GB (.ee.M11 PVRIC MAp1 0 0 woroscu ...... xrzHa Aau eauNawr — •. cm eouNan The Coastal Land Use Plan of the Local Coastal Program (LCP) sets forth goals, objectives, and policies that govern the use of land and water in the coastal zone within CalTrans West GPA February 9, 2006 Page 9 the City and addresses land use and development, public access and recreation, and coastal resource protection. Currently, the CalTrans West site is designated as Medlum Density Residential (RM -B). Therefore, an amendment to the LCP is required to change the designation to Open Space (OS), to maintain consistency with the proposed General Plan Amendment. During its review, staff found that several of the policies contained within the LCP should be considered and are discussed below: Land Use and Development Policies 2.3.1 -6 Where feasible, reserve upland areas necessary to support coastal recreational uses for such uses. 2.3.2 -1. Continue to designate lands to provide visitor- serving and recreational facilities and view parks on or adjacent to the shoreline- 2.3.3-1. Encourage visitor- serving and recreational developments that provide public recreational opportunities. 2.3.3 -2. Continue to provide and protect public beaches and parks as a means of providing free and lower -cost recreational opportunities. 2.9.2 -1. Maintain, expand, and encourage the use of bikeways and trails as alternative circulation routes. 2.9.2 -2. Design and site new development to provide connections to existing and proposed bikeways and trail systems. Public Access and Recreation Policies 3.1.1 -1. Protect, and where feasible, expand and enhance public access to and along the shoreline and to beaches, coastal waters, tidelands, coastal parks, and trails. 3.2.1 -1. Protect, and where feasible, expand and enhance recreational opportunities in the coastal zone. 3.2.1 -2. Continue to provide opportunities for a wide range of recreational activities at City parks and beaches. 3.2.1 -3. Provide adequate park and recreational facilities to accommodate the needs of new residents when allowing new development. Coastal Resource Protection Policies 4.4.1 -1. Protect and, where feasible, enhance the scenic and visual qualities of the coastal zone, including public views to and along the ocean, bay, and harbor and to coastal bluffs and other scenic coastal areas. 4.4.1 -2. Where feasible, provide public trails, recreation areas, and viewing areas adjacent to public coastal view corridors. CalTrans West GPA February 9, 2006 Page 10 The sites are recognized in the LCP as proposed park locations (Coastal Views Map 4- 3- Attached as Exhibit 3) and are also identified as "public view points ". Additionally, the map identifies the portion of Superior Avenue bisecting the two park locations as a "coastal view road ". The proposed amendment will ensure the preservation of the CalTrans West site for public recreational and open space uses and will remove any possibility of the site to be residentially developed, which could preclude the attainment of the LCP objectives. The project will expand the City's availability of visitor- serving/public recreational parks and will create additional free recreational opportunities in the coastal zone. As discussed in the Recreation and Open Space Element section of this report, the West Newport Service Area is significantly deficient in park and recreational facilities, specifically a neighborhood park with sports fields and support facilities. Preservation of the sites will also ensure the preservation of the public views that are currently available and will create an opportunity to take advantage of coastal views. The development of the sites will enhance the scenic and visual qualities of the coastal zone by facilitating the development of parks on them and eliminate the possibility of residential development that would degrade the visual qualities of the existing open space. Additionally, the preservation of the sites will facilitate the development of the Coast Recreation Trail, which will cross Superior Avenue linking the Sunset View park and the proposed CalTrans West park, and provide for a continuous blufftop bikeway in West Newport. For these reasons, the General Plan Amendment will assist in the attainment of the LCP policy goals. Zoning Code Amendment For consistency with the General Plan and Local Coastal Plan amendments, a Code Amendment is required to repeal the existing CalTrans West Planned Community Text and change the zoning designation from Planned Community (PC) to Open Space - Active (OS -A) to facilitate park development. The existing PC text contains modest development standards applicable to residential development of the site and allows 15 units per buildable acre. Specific access, view preservation, affordable housing, and park requirements are included as part of the development standards. The proposed OS -A zoning designation is consistent with the proposed General Plan and LCP land use designations. If approved, future development on the site would be required to comply with all standard OS -A zoning district development standards and land use regulations. Charter Section 423 (Measure S) The amendments consist of a change in land use designation from Single Family Attached to Recreational and Environmental Open Space and will result in a net loss in CalTrans West GPA February 9, 2006 Page 11 the number of permitted dwelling units by 160 within Statistical Area A2 of the Land Use Element of the General Plan. Additionally, using a more conservative County Park trip generation rate identified in Council Policy A -18, the conversion of 160 dwelling units to 14.25 acres park, will result in a net decrease of 112 AM peak hour trips and 114 PM peak hour trips. Therefore, none of the three thresholds to require a vote pursuant to Measure S (Greenlight) are exceeded. Environmental Review This project has been reviewed, and it has been determined that the proposed action qualifies for an exemption under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. The general rule applies where it can be seen with certainty that there is no possibility that the activity in question may have a significant affect on the environment. The guidelines further encourage agencies to adopt a list of project types that would qualify for an exemption under the general rule. Council Policy K -3 (Implementation Procedures for CEQA) identifies, "Minor changes to the Municipal Code which do not authorize physical development ", as a project type which qualifies for an exemption under the general rule. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property and posted at the site a minimum of 10 days in advance of this hearing consistent with the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Alternatives The Planning Commission may recommend that the amendment be declined. Prepared by: Jc<jme Murillo, Associate Planner Exhibits: 1. Resolution No. _ 2. Existing Land Use Element Text 3. LCP Coastal Views Map Submitted by: Lila' 1�OA Patricia L. Temple, PI nning Director EXHIBIT 1 Draft Resolution N�- RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING ADOPTION OF GENERAL PLAN AMENDMENT NO. 2006- 001, LOCAL COASTAL PROGRAM AMENDMENT NO. 2006 -001, AND CODE AMENDMENT NO. 2006 -001. WHEREAS, The City Council initiated an amendment to the General Plan (GPI 2006 -001) on January 24, 2006, to change the land use designation of the site, known as CalTrans West, located at the northwest corner of the intersection of West Coast Highway and Superior Avenue, from Single Family Attached to Recreational & Environmental Open Space, and a Code Amendment repealing the existing Planned Community text and to change the zoning designation to Open Space- Active; and WHEREAS, a public hearing was held by the Newport Beach Planning Commission on Feburay 9, 2006 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place, and purpose of the meeting was given in accordance with the Municipal Code and State Law. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting; and WHEREAS, The CalTrans West property is located within Sub Area 2 of Statistical Area A2 (Northwest Newport) of the Land Use Element of the General Plan and is currently designated for Single Family Attached residential use and allocated a total of 160 dwelling units; and WHEREAS, The CalTrans Residual property is located within Sub Area 3 of Statistical Area A3 (Hoag Hospital Area) of the Land Use Element of the General Plan and is currently designated for Recreational and Environmental Open Space, however contains language providing for the allocation of 8 dwelling units to the CalTrans West site; and WHEREAS, The City's preferred land use for the site is park/open space active recreational use, as identified by the Land Use Element and the Recreation & Open Space Element; and WHEREAS, This site is located within the West Newport area, which is identified in the Recreation and Open Space Element of the General Plan as Service Area 1, which is illustrated to be significantly deficient in park and recreation facilities and is 0 City of Newport Beach Planning Commission Resolution No. Page 2 of 4 currently deficient by 21.6 park acres and projected to be deficient by 27.8 park acres by the year 2010; and WHEREAS, The Local Coastal Program sets forth goals, objectives, and policies that govern the use of land and water in the coastal zone and addresses land use and development, public access and recreation, and coastal resources protection. Policies within the Local Coastal program encourage the City to designate lands to provide recreational facilities and view parks within the coastal zone, to provide park and recreational facilities to accommodate the needs of new residents, to expand the use of bikeways and trails systems, and to provide public trails, recreational areas and viewing areas adjacent to public coastal view corridors; and WHEREAS, The General Plan Amendment to change the land use designation from Single Family Attached to Recreational & Environmental Open Space will clearly set forth the City's goal for the site to be used for public recreational uses; and WHEREAS, For consistency with the proposed General Plan Amendment, a Local Coastal Plan Amendment is required to change the land use designation from Medium Density Residential (RM -B) to Open Space (OS) and a Code Amendment is required to repeal the CalTrans West Planned Community text and change the zoning designation of the site to Open Space- Active (OS -A) ; and WHEREAS, This project has been reviewed, and it has been determined that the proposed action qualifies for an exemption under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. The general rule applies where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment and no development is authorized by this action; and NOW, THEREFORE, BE IT RESOLVED Section 1. The Planning Commission hereby recommends that the City Council of the City of Newport Beach adopt General Plan Amendment No. 2006 -001 to change the land use designation of the subject site as depicted on the land use map from Single Family Attached to Recreational & Environmental Open Space and revise language contained within the Land Use Element pertaining to the change in designation, as shown in Exhibit A. City of Newport Beach Planning Commission Resolution No. Paqe 3 of 4 Section 2. The Planning Commission hereby further recommends that the City Council of the City of Newport Beach adopt Local Coastal Program Amendment No. 2006 -001 to change the land use designation as depicted on the land use map from Medium Density Residential (RM -B) to Open Space (OS). Section 3. The Planning Commission hereby further recommends that the City Council of the City of Newport Beach adopt Code Amendment No. 2006 -001 to repeal the existing CalTrans West Planned Community text and change the zoning designation of the site from Planned Community (PC) to Open Space- Active (OS -A). PASSED, APPROVED AND ADOPTED THIS 9TH DAY OF FEBRUARY 2006. MIN Lim Micheal Toerge, Chairman Barry Eaton, Secretary AYES: NOES: 0 City of Newport Beach Planning Commission Resolution No. _ Page 4 of 4 EXHIBIT "A" Proposed Land Use Element Changes 1) Sub -Area 2 of Statistical Area A2 (Northwest Newport) located on page 29 of the Newport Beach Land Use Element is hereby amended to read as follows: Caltrans West. The site consists of approximately 14.25 acres of vacant land and is located west of Superior Avenue, north of Pacific Coast Highway, and south of the Newport Crest Condominium complex. It is designated Recreational and Environmental Open Space, and is proposed to include a new neighborhood park with active sports fields and support facilities 2) Sub -Area 7 of Statistical Area A3 (Hoag hospital Area) located on page 31 of the Newport Beach Land Use Element is hereby amended to read as follows: Cal Trans Residual Parcel. The parcels owned by the California State Department of Transportation and the City of Newport Beach on the easterly side of Superior Avenue created by the realignment of Superior Avenue are designated for Recreational and Environmental Open Space. The site is intended to be added to the existing 0.8 acre Sunset View Park in order to increase its area and add new turf areas, benches, and walkways. The addition will extend the view park to the public parking lot off Superior. All other provisions of the Land Use Element of the Newport Beach General Plan shall remain unchanged. \14 EXHIBIT 2 Existing Land Use Element Text �1 EXHIBIT 2 Existing Land Use Element Text (Sub -Area 2 of Statistical Area A2) Caltrans West. Cal7rans West consists of approximately 14.25 acres of vacant land located west of Superior Avenue, north of Pacific Coast Highway, and south of the Newport Crest Condominium complex. The preferred future use of the site is recreationlopen space with active recreational uses accommodated on the site. Specific park improvements and the possible phasing ofpark uses if entitlement is transferred off -site ,shall be consistent with the Recreation and Open Space Element. The site is presently allocated 160 dwelling units subject to provisions intended to facilitate the transfer of all of this entitlement to other properties with special incentives relative to the transfer of entitlement to properties within the C:al7rans West service area (as specified in the Recreation and Open Space Element) combined with a commitment of the owner of the transferee parcel to construct park improvements on -site. Eight (8) of these units are derived from the Cal7rans Residual Parcel on the easterly side of Superior Avenue. in consideration for the designation of that site for Recreational and Environmental Open Space. [GPA 95- 1(A)] The transfer of entitlement shall generally proceed in accordance with the following: a. The property owner shall be entitled to transfer all or a portion of the residential entitlement to any other parcel within the City subject to the approval of a traffic study in the event of a transfer of 35 units or more and a City Council finding of General Plan consistency,' b. The property owner shall be entitled to convert the residential entitlement to any other land use on a traffic equivalency basis and transfer the modified entitlement to any other parcel within the City subject to a traffic study (pursuant to Chapter 15.40 of the Newport Beach Municipal Code) in the event the transferred entitlement would generate more than 300 average daily trips and subject to a City Council finding of General Plan consistency; C. The transfer of entitlement shall constitute a permanent reduction in the entitlement allocated to the site and shall be accompanied by a written agreement signed by the property owner acknowledging that the reduction does not constitute a taking ofproperty; d. The transfer of entitlement to any site within service area 1, accompanied by a commitment on the part of the owner of the transferee parcel to construct park improvement shall, subject to City Council approval, entitle the owner of the transferee parcel to park dedication, or park in lieu fee credit as determined by the City Council but in no event less than a credit equal to the number of acres improved. The development entitlement shall be subject to strict compliance with the conditions, mitigations, and findings adopted by the City Council of the City ofNerxport Beach in conjunction with the approval of Resolution No. 83 -43 to the extent that Resolution was applicable to Cal Trans 11'est. The designation of single family attached shown on the Land Use Plan (lLIP) represents only the housing type anticipated to be constructed and is not intended to restrict the type of development approved on -site or off-site. This parcel may be developed with a mixed use project incorporating some or all of the residential product types authorized by the Land Use Element. [GPA 94 -3 (A)]. (Sub -Area 7 of Statistical Area A3) Cal Trans Residual Parcel. The parcels owned by the California State Department of Transportation and the City of Nexport Beach on the easterly side of Superior Avenue created by the realignment of Superior Avenue are designated for Recreational and Environmental Open Space. This designation is in consideration for eight (8) additional units allocated to the CalTrans West site. Should the residential entitlement be exercised on the Cal Trans West site, this site may be used to partially satisfy the park dedication requirements of the project. [GPA 95 -1(A)] z' s NAME q ij4f x S 0 o f D t N c0 d> N c -o N R] O= C O c0 a W V n N N m M" m 0 G O p U n a U U U in o m z' s NAME O �O P U C A d d z N E c A �a om a� m �v U y t � O _ m m b V R o JU Z q ij4f uY I i f O �O P U C A d d z N E c A �a om a� m �v U y t � O _ m m b V R o JU Z NEWPORT BEACH TOWN HOMES ASSOC. 4403 West Coast Highway Newport Beach, CA 92663 February 4, 2006 949 -675 -8580 Mayor Don Webb and Members of the City Council City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92663 Re: CalTrans West PA2006 -16 General Plan Ammendment/4850 West Coast Hwy Dear Mayor and Members of the City Council, 1 recently received a notice of a public hearing pertaining to the development of the northwest corner of West Coast Highway and Superior Avenue to a recreational use. It is my understanding that a park is planned to be constructed. In the absence of construction of a wall along the Newport Townhomes Development (4401 -4465 West Coast Hwy) at the cost of whoever is developing the park, I object to the approval of the general plan amendment and zone change. I understand that the results of developing the property recreationally will be significant traffic, noise, bright light from automobile headlights and light stanchions and increased recreational pedestrian traffic, resulting in an increase of people jumping our walls. As a condition of approval of the action referenced in the notice, we request that the City require as a condition of approval that the applicant replace the current 5 foot 9 inch block wall along the entire frontage with a 10 foot block wall. We have serious reservations whether no environmental analysis needs to be done, as the above concerns will be increased as this property is developed recreationally. or Febr nary 4. 200 Mayor Don Webb and Members of the City Council City of Newport Beach 3300 Newport Blvd. Newport Beach. CA 92663 Re: CalTrans West PA2006 -16 General Plan Ammendment /4850 West Coast Hwy Dear Mayor and Members of the City Council, I recently received a notice of a public hearing pertaining to the development of the northwest comes of West Coast Highway and Superior Avenue to a recreational use. It is my understanding that a park is planned to be constructed. In the absence of construction of a wall along the Newport Townhomes Development (4401.4465 West Coast Hwy) at the cost of whoever is developing the park. i object to the approval of the general plan amendment and zone change. I understand that the results of developing the property recreationally will be significant traffic, noise, bright light from autornobile headlights and light stanchions and increased recreational pedestrian traffic. resulting in an increase of people jumping our walls. As a condition of approval of the action referenced in the notice, we request that the City require as a condition of approval that the applicant replace the current 5 foot 9 rocs. block wall along the entire frontage with a 10 foot block wall. We have serious, reservations whether no environmental analvsis needs to be +.'',one, as the above concerns will be increased as this property is developed recd'entionaliy. Resp ally, .7 r 1/-\ 1 1��1 i �(( r� c� February 4. 2006 Mayor Don Webb and Members of the City Council City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92663 Re: CalTrans West PA2006.16 General Plan Ammendmentl4850 West Coast Hwy Dear Mayor and Members of the City Council, i recently received a notice of a public hearing pertaining to the development of the northwest corner of West Coast Highway and Superior Avenue to a recreational use. It is my understanding that a park is planned to be constructed. in the absence of construction of a wall along the Newport Townhomes Development (4401 -4465 (Brest Coast Hwy) at the cost of whoever is developing the park, i object to the approval of the general plan amendment and zone change. 1 understand that the results of developing the property recreationally will be significant traffic. noise. bright light from automobile headlights and light stanchions and increased recreational pedestrian traffic. resulting in an increase of people jumping our walls. As a condition of approval of the action referenced in the notice, 4ve request that the City require as a condition of approval that the applicant replace the current 5 foot 9 inch block wall along the entire frontage with a 10 foot block wall. We have serious reservations whether no environmental analysis needs to be done. as the above concerns will be increased as this property is developed recreationaliy. Respectfully, February 4, 2006 Mayor Don Webb and Members of the City vouncil City of Newport Beach 3300 Newport Blvd, Newport Beach, CA 92663 Re: CalTrans West PA2006-16 General plan Ammeridment/4850 West Coast Hwy Dear Mayor and Members of the City Council. I recently received a notice of a public hearing pertaining to the development of the northwest corner of West Coast Highway and Superior Avenue to a recreational use. It is my understanding that a park is planned to be constructed. In the absence of construction of a wall along the Newport Townhomes Development (4401 -4465 West Coast Hwy) at the cost of whoever is developing the park, It abject to the approval of the general plan amendment and zone change. I understand that the results of developing the property recreationally will be significant traffic, noise, bright light from automobile headlights and light stanchions and increased recreational pedestrian traffic, resulting in an increase of people jumping our walls. As a condition of approval of the action referenced in the notice, we request that the City require as a condition of approval that the applicant replace the current 5 foot 9 inch block wall along the entire frontage with a 10 foot block wa +I. We have serious reservations whether no environmental analysis needs to be done. as the above concerns will be increased as this property is developed recreationally. Respectfully, 4. a " Doil Vvebb and, f'1e` "t i"rt t €iE ;13TH' Co'Uncil Beach, CA 92663 G. -ar rans West PA2006 -i13 General Plan Animendment %'4650 West Coast 4wv Dear l< ?i ayor and N'lembers of th c City `;ounce recently received a notice of a public hearing pertaining to the development of tile northwest corner of Vilest Coast highway and Superior Avenue to a recreational use. It is my understanding that a park is planned to be constructed. In the absence of construction of a wall along the Newport i ownhomes Development (4401 -4465 Ye`est Coast Hwy? at the cost of whoever is developing the park, 1 object to the approva! of the general plan as iendment and zone change ? understan! khat the sesuits .zf developing the piCop crty ievYeationaily '-°.sli be significant traffic, noise. bright light from automobile headlights and light stanchions and increased recreational pedestrian traffic, resulting in an increase of people „urnping our walls. As a condition of approva! of the action referenced it, the notice. Side request that the City require as a condition of approval that the applicant replace the current 5 foot c inch blocii reran along the entire frontage with a 10 foot block wail, Elie have serious resefvaati©n s whether no envivonviental analysis needs to 'x dolle, c s the above concerns will be incl,eased as tt is prone, t'y' is developed recreationally. Respectfully, February 4, 2006 Mayor Don Webb and Members of the City Council City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92663 Re: CalTrans West PA2006 -16 General Plan Ammendment/4850 West Coast Hwy Dear Mayor and Members of the City Council, I recently received a notice of a public hearing pertaining to the development of the northwest corner of West Coast Highway and Superior Avenue to a recreational use. It is my understanding that a park is planned to be constructed. in the absence of construction of a wall along the Newport Townhomes Development (4401 -4465 West Coast Hwy) at the cost of whoever is developing the park, I object to the approval of the general plan amendment and zone change. I understand that the results of developing the property recreationally will be significant traffic, noise, bright light from automobile headlights and light stanchions and increased recreational pedestrian traffic, resulting in an increase of people jumping our walls. As a condition of approval of the action referenced in the notice, we request that the City require as a condition of approval that the applicant replace the current 5 foot 9 inch block wall along the entire frontage with a 10 foot block wall. We have serious reservations whether no environmental analysis needs to be done. as the above concerns will be increased as this property is developed recreationally. Respectfu y, f" i,P {v 4,Y Newport Bleach r'-�e—vriort BNd. u w Newoor: reach, CA 9266:> Re: L.- Fra!is West F.A2005 -1 General rPla rl t'o Din- eridment:'48'. 0 West Coast Hwy Dear y-iyor and Members of th ^ C it`yr o;.Iriiriil i recently received a notice of a public hearing pertaining to the development of the northwest corner of West Coast Highway and Superior ?venue to a recreational use. It is my understanding that a parr is planned to be constructed. in the absence of construction of a wall along the Newport T ownhomes Development (4401 -4455 Test Coast Hwy) at the cost of whoever is developing the park, l object to the approval of the general flan amendment and zone change, unde.'stand that the esuits vt develophig the property recreationally will be significant traffic, noise. bright light from aUtorlobile headlights and light stanchions and increased recreational pedestrian traffic, resulting in an increase of people jumping our walls. As a condition of approval of the ntion referenced in the notice, vie request that tile, City require as a condition of approval thaf the applicant replace the current 5 foot 9 inch block. wall along the entice frontage with a 10 foot block.. wai . .4 y`,e have serious reservations v`vhether no envirollrr entai aiF;i l`iciS i;f3eCiS to be uGn6', as ?:n? above concerns will be increased as this t rope''ty i5 d?'::lie,flj.`,ed recreitionally. RICHARD BERGSTROM 4405 W COAST HWY NEWPORT BEACH CA 92663 -2614 )Ors 'Alehl_ tali s'lsv?'nbem o' the City" Cound City 4f Newport Sea(;,h 33`0, Nevvpod B1, Newport Beac €l, CA Y2363 Re: "al-I rans West RA2306 -1 s General Plan Ammendment {4850 West Coast Hwy Dear Mfavot' and !`Vlembers of the City Council, f'ec .ntly received a notice of a public hearing pertaining to the development of the northwest corner of West Coast Highway and Superior Avenue to a recreational use. It is my understanding that a park is planned to be constructed. In the absence of construction of a wall along the Newport iownhomes Development (4401 -4465 'vilest Coast Diwy) at the cost of whoever is developing the park, I object to the approval of the general plan amendment and zone change. understan . that the results of developing the property recreationally will be significant traffic. noise, bright light from automobile headlights and light stanchions and increased recreational pedestrian traffic. resulting in an increase of people jumping our walls. As a condition of approval of the action referenced in the notice. we request that the City require as a condition of approval that the applicant replace the current 5 foot 9 inch block wall along the entire frontage with a 19 foot block wall, M?. i:ave serious esea'vations whether no environmenial analysis needs to be done, as the above concerns will be increased as this property is de.=elot)ed moreationally. Respectfully. - V C_ RICK CA,1R_V T Februzir, 4, 2000 l't'iayor on Webb and Members of the City~ QUii-uil Citv of Newport Beach 3300 Nev.—port Blvd, Nevvport Beach, CA 92663 Re; CalTrans West P.A2006 -16 General Plan Ammend.ment /4550 West Coast Hwy Dear Mayor and Members of the City Council. € recently received a notice of a public hearing pertaining to the development of the northwest corner of West Coast Highway and Superior Avenue to a recreational ease. It is my understanding that a park is planned to be constructed. In the absence of construction of a wall along the Newport Townhomes Development (4401 -4465 West Coast Hwy) at the cost of whoever is developing the park, ; object to the approval of the general plan amendment and zone change, I understand that the results of developing the property recreationally will be significant traffic, noise, bright light from automobile headlights and light stanchions and increased recreational pedestrian traffic. resulting in an increase of people jumping our walls. As a condition of approval of the action referenced 'M thie notice. ° -.vr, reciuest that 11"e. City require as a condition of approval that the applicant replace the current 5 foot 9 inch block wall along the entire frontage with a 10 foot block wall. We have serious reservations whether no environmental anaivs'ss needs to be ;lone, as the above concerns will be increased as this property is developed recreationally. Respecttulky, 4--"—� C s-vsrs --av M�Ca6tTItY h , ,"^n 'or! web7,, C � I'vs4 ?e ?lier� if e,€ ?e Ss't )' it VttilyEi vfiV cf ike`,amori ?:each Newpors Beach i;.A tu26-63 `'Re, 'Caifsans West PIA-2006-16 General Plan FarnmeiidiTent /4850 West Coast Hwy ,fear mayor and lvennoers of the City Counril, i recently received a notice of a public hearing pertaining to the development of the northwest corner of West Coast Highway and Superior Avenue to a recreational use. It is my understanding that a park is planned to be constructed. to the absence of construction of a wai! along the Newport Townhomes Development (4401 -4465 West Coast Hwyv at the cast of whoever is developing the park, l object to tile approval of the general plan amendment and zone change. I understand that t1,e results of developing the property recreationally will be significant traffic. noise. bright light from automobile headlights and fight stanchions and l€ :creased recreational pedestrian traffic. resulting in an increase of people jumping our walls. As a rondiLion of approval of the ;action referenced in the notice, we request that the City require as a condition of approval that the applicant replace the current 5 foot 9 inch block wall along the entire frontage with a 10 foot block wall. We tU n s� ' €}' Cr1irll i € YY ?} '5 needs to be done. as the above concerns v {ill be increased as this property is developed ecreationaily. Respectfully, yyy3 w. d45, Hwy fl"'Jeo=cr icw"` Gi2G61 V- hB- bb -Lbbb bk"4y PM reoruary 4, zuuo Mayor Don Webb and Members of the City Council City of Newport Beach 3300 Newport Blvd, Newport Beach, CA 92663 Re: Calirens West PA2006 -16 General Plan Ammw4ment 14850 West Coast Hwy i Dear Mayor and Members of the City Counall, j 1 recently received a notice of a public hearing pertaining tO the developmerd of the northwest comer of Went Coast Highway and Superior Avon a to a recreational use.. It Is my understanding that a park Is planned to be consta clad. In the absence of construction of a wall along the Newport townhomes Do velopmont (44014466 West Coast Hwy) at the cast of whoever Is developing tie park, i object to the! approval of the general plan amendment and Sane change. I understand that the results of developing On props recreetlon ally wUl be, slgniflcont traffic, nolos, bright light from automobli headlights and light stanchions and Increased recreational pedestrian traffic, r ulting in an Ir►orea09 ci! people Jumping our wslb. As a condition of approval of the sedan referenced In the "ee, we request that t1w, City require as a condition of approval that the applicant roquas the currant 5 ioot 9' Inch block wall along Me entire frontage with a 10 toot bloc wall. We have serious reservations whother no environmental a lysts needs to be done . as the above concerns will be Increased as this property IsBveloped recreationally. Itoapeotfully. /� lJa3 /-V S� Y'P4dt—t;7.e' 4�19x� wog-- c�sr�.s> Y /�/� � OD 2.y' 1���Gf ✓� G�i r1_ei NOTICE OF PUBLIC HEARING CalTrans West (PA2006 -016) NOTICE IS HEREBY GIVEN that the City Council of the City of Newport Beach will hold a public hearing on the City initiated General Plan Amendment No. 2006 -001, Code Amendment No. 2006 -001, and Local Coastal Plan Amendment No. 2006 -001 for the CalTrans West property located at 4850 West Coast Highway, more specifically the northwesterly comer of West Coast Highway and Superior Avenue. The action consists of amending the current General Plan land use designation of the site from Single Family Attached (SFA) residential to Recreational & Environmental Open Space (REOS). For consistency with the proposed General Plan Amendment, a Code Amendment is required to repeal the Planned Community text and change the zoning designation of the site to Open Space- Active (OS -A), and a Local Coastal Plan Amendment is required to change the coastal land use designation from Medium Density Residential (RM -B) to Open Space (OS). NOTICE IS HEREBY FURTHER GIVEN that this project has been reviewed, and it has been determined that the proposed action qualifies for an exemption under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. NOTICE IS HEREBY FURTHER GIVEN that said City Council public hearing will be held on February 14. 2006, at the hour of 7:00 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport Boulevard, Newport Beach, California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City at, or prior to, the public hearing. For information call (949) 644 -3200. fwd -� mcrli tt— I Jml o p DAi. I11 p1 (ot —1/30 1� X10 - ij�01c& I%DOA C� I Ioc+ tw,s- 113o J�� D f AL� Lai/onne M. Harkless, City Clerk City of Newport Beach NOTICE OF PUBLIC HEARING CalTrans West (PA2006 -016) NOTICE IS HEREBY GIVEN that the City Council of the City of Newport Beach will hold a public hearing on the City initiated General Plan Amendment No. 2006 -001, Code Amendment No. 2006 -001, and Local Coastal Plan Amendment No. 2006 -001 for the CalTrans West property located at 4850 West Coast Highway, more specifically the northwesterly corner of West Coast Highway and Superior Avenue. The action consists of amending the current General Plan land use designation of the site from Single Family Attached (SFA) residential to Recreational & Environmental Open Space (REDS). For consistency with the proposed General Plan Amendment, a Code Amendment is required to repeal the Planned Community text and change the zoning designation of the site to Open Space- Active (OS -A), and a Local Coastal Plan Amendment is required to change the coastal land use designation from Medium Density Residential (RM -B) to Open Space (OS). NOTICE IS HEREBY FURTHER GIVEN that this project has been reviewed, and it has been determined that the proposed action qualifies for an exemption under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. NOTICE IS HEREBY FURTHER GIVEN that said City Council public hearing will be held on February 14, 2006, at the hour of 7:00 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport Boulevard, Newport Beach, California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City at, or prior to, the public hearing. For information call (949) 644 -3200. I- onne M. Harkless, City Clerk City of Newport Beach Jam Free Printing Use Avery® TEMPLATE 57600 AARON HODGES 18 ARIES CT NEWPORT BEACH CA, 92663 ALEX I HOROWITZ 542 SANTIAGO CANYON WAY BREA CA, 92821 www.avery.com 1- 800-GO -AVERY ALBERT LIGHTNER 100 COLUMBIA ST NEWPORT BEACH CA, 92663 ALLAN FORSTER 8 SUMMERWIND CT NEWPORT BEACH CA, 92663 QAVERY® 51600 ALEC R PARKER 10 SERENA CT NEWPORT BEACH CA, 92663 ALLEN E DOBY 24 IMA LOA CT NEWPORT BEACH CA 92663 ALVARO I VASCO ANDY BHARATH ANGELA DOHENY 200 PARIS LN #110 200 PARIS LN #204 5023 LIDO SANDS DR NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 ANIL PATEL ANITA A SEIVELEY ANITA R CODORI 228 11TH ST 11 BARUNA CT 1966 PORT WEYBRIDGE PL HUNTINGTON BEACH CA, 92648 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA 92660 • ANNA M THAMES ANNE M ALEXANDER ANNE PHILLIPS 28 IMA LOA CT #143 PO BOX 215 200 PARIS LN #117 NEWPORT BEACH CA, 92663 RANCHO MIRAGE CA, 92270 NEWPORT BEACH CA, 92663 ANTHONY & MEGHAN PADUANO ANTOINETTE RUTLEDGE ARTHUR SHAPIRO 17 BARUNA CT 200 PARIS LN #203 200 PARIS LN #112 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 AVI LEE KAPLAN BALBOA COMMUNITY VILLA BALBOA COMMUNITY VILLA 4433 W COAST HWY #15 260 CAGNEY LN PO BOX 4708 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 IRVINE CA, 92616 BARBARA L HYATT BATTAGLIA FAMILY TRUST BEATRIZ G SOTO 5 BARUNA CT 200 PARIS LN #305 17 ARIES CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 BENJAMIN COHEN BERNARD GREENE BILL & SHOKO BENNETT 21 ESCAPADE CT 30 VALERIO 10 ODYSSEY CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92660 NEWPORT BEACH CA, 92663 BILL BUNNELL BILLY B MURRAY BRAIN D JACOBS 3 SUMMERWIND CT 7 TRIBUTE CT 26 ODYSSEY CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 AWAV-OD-008-L eWL5 aixwmi oketl an �09LS ® 3Ad Q urwAAsAe Amm VFW eam umr NOTICE OF PUBLIC HEARING CalTrans West (PA2006 -016) NOTICE IS HEREBY GIVEN that the City Council of the City of Newport Beach will hold a public hearing on the City initiated General Plan Amendment No. 2006 -001, Code Amendment No. 2006 -001, and Local Coastal Plan Amendment No. 2006- 001 for the CalTrans West property located at 4850 West Coast Highway, more specifically the northwesterly corner of West Coast Highway and Superior Avenue. The action consists of amending the current General Plan land use designation of the site from Single Family Attached (SFA) residential to Recreational & Environmental Open Space (REDS). For consistency with the proposed General Plan Amendment, a Code Amendment is required to repeal the Planned Community text and change the zoning designation of the site to Open Space - Active (OS -A), and a Local Coastal Plan Amendment is required to change the coastal land use designation from Medium Density Residential (RM -B) to Open Space (OS). NOTICE IS HEREBY FURTHER GIVEN that this project has been reviewed, and it has been determined that the proposed action qualifies for an exemption under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. NOTICE IS HEREBY FURTHER GIVEN that said City Council public hearing will be held on February 14, 2006, at the hour of 7:00 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport Boulevard, Newport Beach, California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City at, or prior to, the public hearing. For information call (949) 644 -3200. LaV nne M. Harkless, City Clerk City of Newport Beach NOTICE OF PUBLIC HEARING CalTrans West (PA2006 -016) NOTICE IS HEREBY GIVEN that the City Council of the City of Newport Beach will hold a public hearing on the City initiated General Plan Amendment No. 2006 -001, Code Amendment No. 2006 -001, and Local Coastal Plan Amendment No. 2006- 001 for the CalTrans West property located at 4850 West Coast Highway, more specifically the northwesterly corner of West Coast Highway and Superior Avenue. The action consists of amending the current General Plan land use designation of the site from Single Family Attached (SFA) residential to Recreational & Environmental Open Space (REDS). For consistency with the proposed General Plan Amendment, a Code Amendment is required to repeal the Planned Community text and change the zoning designation of the site to Open Space- Active (OS -A), and a Local Coastal Plan Amendment is required to change the coastal land use designation from Medium Density Residential (RM -B) to Open Space (OS). NOTICE IS HEREBY FURTHER GIVEN that this project has been reviewed, and it has been determined that the proposed action qualifies for an exemption under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. NOTICE IS HEREBY FURTHER GIVEN that said City Council public hearing will be held on February 14, 2006, at the hour of 7:00 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport Boulevard, Newport Beach, California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City at, or prior to, the public hearing. For information call (949) 644 -3200. LaVonne M. Harkless, City Clerk City of Newport Beach Jam Free Printing www.averycom Q AVERY® 51600 Use Avery® TEMPLATE 51600 14100-GO -AVERY BRIAN & JEANETTE THUNE BRIAN G SAYLIN BRIAN S HOLLABAUGH 31 IMA LOA CT 1 CITY BLVD W #1400 304 COLUMBIA ST NEWPORT BEACH CA, 92663 ORANGE CA, 92868 NEWPORT BEACH CA, 92663 BRIAN SCOTT WEISS BRUCE A HAAS BRYAN MCQUILKIN 16 KAMALII CT 11041 GOLD STAR LN 2 KAMALII CT NEWPORT BEACH CA, 92663 SANTA ANA CA, 92705 NEWPORT BEACH CA, 92663 C A FALCONER C H& RUTH DEVRIES CAMILLE M CALLAHAN 4403 W COAST HWY 103 COLUMBIA ST 23 LAND FALL CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 CARL CHEADLE CARMEN C DOOBENEN CAROL B DEROCHE 25 ENCORE CT 505 COLUMBIA ST 351 N NEWPORT BLVD NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 CAROLINE NGUYEN CAROLYN R CANCILLA CATHERINE KARCHER 200 PARIS LN #106 10 LAND FALL CT 5 ARIES CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 CATHERINE SCHWEDA CATHERINE SCHWEDA CHARLES DONALD BRUNER 5 IMA LOA CT 25 ESCAPADE CT #284 11 SERENA CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 CHARLES F ALBERTALLI CHARLES F JR PIHAK CHARLES M SHARP PO BOX 3747 6786 TURF DR 5 SERENA CT HUNTINGTON BEACH CA, 92605 HUNTINGTON BEACH CA, 92648 NEWPORT BEACH CA, 92663 CHIZUKO BERLINER CHRIS CARLSON CHRIS FENNER 14 LAND FALL CT 21 BARUNA CT #64 22 BARLOVENTO CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 CHRIS GOVORKO CHRISTINE A MCKEEN CHRISTOPHER JAMES BIBEAU 31 ENCORE CT 8811 E BANNER RIDGE DR 21 ARIES CT #69 NEWPORT BEACH CA, 92663 ANAHEIM CA, 92808 NEWPORT BEACH CA, 92663 CHRISTY FLESVIG CITY OF NEWPORT BEACH CLIFF ATKINSON 9 LAND FALL CT 3300 NEWPORT BLVD 5009 LIDO SANDS DR NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 )LI13AV-O9-009-L 009LS UVWW3J. �etl 8M OWLS oAUSAV wwti4anarwlnM suIWLW "uwr Jam Free Printing i www.avery.com Q AVERY® 51600 Use Avery® TEMPLATE 51600 1- 800 -GO -AVERY COLANDREA FAMILY TRUST CONOR O'DONOGHUE CONRAD E MAHER 14 IMA LOA CT 11 LAND FALL CT 16 ESCAPADE CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 CORDELIA BUTLER CRAIG A LIND CREELA BELLE DAVIS 220 NICE LN #315 3 KAMALII CT 15 KAMALII CT NEWPORT BEACH CA 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 CRH D J HERZOG DAL KWON LEE 1 BARLOVENTO CT 17 KAMALII CT 200 PARIS LN #210 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 DALE C FATE DANIEL E CALLAHAN DARYL BROTMAN 2 SUMMERWIND CT 26 ESCAPADE CT 8839 ADAMS AVE NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 HUNTINGTON BEACH CA, 92646 DAVE TAKEMOTO DAVID A JAFFE DAVID A MARGOLIN 12 IMA LOA CT 200 PARIS LN #102 4423 W COAST HWY NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 DAVID FELDBERG DAVID L PETRAY DAVID M COOLEY 34 ENCORE CT #217 25 ODYSSEY CT #109 3 LAND FALL CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 DAVID M SQUIRE DAVID W SUTHERLAND DENISE WHITE 12 BARLOVENTO CT 12 SUMMERWIND CT 21 KAMALII CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 DEREK E RAUCHENBERGER DIANE G ALESHIRE DIANE WEINSHEIMER 50 MONTROSE RD 220 NICE LN #304 5 ENCORE CT YONKERS NY, 10710 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 DICK R HOLSINGER DOLORES MARKS -MYERS DON A UDALL 1132 MAINSAIL LN 2327 N SLATER AVE 1000 WHITE SAILS WAY ANACORTES WA, 98221 COMPTON CA, 90222 CORONA DEL MAR CA, 92625 DONALD A FUNK DONALD G SKREDE DONALD L VAUGHT 18 TRIBUTE CT 25 IMA LOA CT 306 COLUMBIA ST NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 its ®J1t13AV AWAY- 09.008.1 BLS muwi �v esn w03'fJ9AWMMM buBoFld"tuff Jam free Printing www.avery.com Q AVERY® 51600 Use Avery® TEMPLATE 51600 1- 800.60 -AVERY DONALD R STEELE DONNA NARCIZO DORENE M CHRISTENSEN 220 NICE LN #110 16 IMA LOA CT 19 BARUNA CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 DOUG TAMKIN 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PFISTER SAMEH A SOLIMAN SAMIR KAISSI PO BOX 242 4 TRIBUTE CT 5782 CABROSA PL NEWPORT BEACH CA, 92662 NEWPORT BEACH CA, 92663 ALTA LOMA CA, 91737 SANDRA CHOUGH SANDRA SELLANI SANDRA SPRING 18 LAND FALL CT 200 PARIS LN #316 201 COLUMBIA ST NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 SANFORD & SANDRA B ARCHER SCHOOL COSTA MESA UNION SCOTT MEDNICK 200 PARIS LN #109 PO BOX 1368 2125 COLINA DEL ARCO IRIS NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92659 SAN CLEMENTE CA, 92673 SCOTT THERIAULT SEAN FALLOWFIELD SELBY C SPELL 5104 NEPTUNE AVE 109 COLUMBIA ST #251 7 ODYSSEY CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 SHELDON SUNDEAN SHERALIN P CONKEY SHERRY HOFFMAN 220 NICE LN #202 4 KAMALII CT 8 IMA LOA CT NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 SNYDER SOUFI SIADAT STACEY SUZANNE ROBBINS 5926 ROD AVE PO BOX 2483 32 ENCORE CT WOODLAND HILLS CA, 91367 NEWPORT BEACH CA, 92659 NEWPORT BEACH CA, 92663 STAN & SHERRI MOORE STANLEY ROSENTHAL STEFANI TAJIK 200 COLUMBIA ST 7 VISTA MIRAGE WAY 7 ENCORE CT NEWPORT BEACH CA, 92663 RANCHO MIRAGE CA, 92270 NEWPORT BEACH CA, 92663 STEPHEN & LYNDA BADUM STEPHEN A DOSTER STEPHEN J RODRIGUEZ 4835 LIDO SANDS DR 200 PARIS LN #304 18 SWIFT CT #200 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 NEWPORT BEACH CA, 92663 l5 ®mod Q A113AV-O�094 ems uvidwu oketl as8 woo-fivAe•MMM OW4W ORM WW Jam Free Printing www.averycom © AVERY® 51600 Use Avery® TEMPLATE 51600 1- 800 -GO -AVERY STEPHEN K MCCARTHY 12 ENCORE CT NEWPORT BEACH CA, 92663 STEVE SAMBERG 15 ENCORE CT #236 NEWPORT BEACH CA, 92663 SUE A HUMMEL 9 TRIBUTE CT NEWPORT BEACH CA, 92663 TERRY BENSON 200 PARIS LN #209 NEWPORT BEACH CA, 92663 THOMAS H JR FISHER 8 ARIES CT NEWPORT BEACH CA, 92663 TIMOTHY J LYNCH 200 PARIS LN #107 NEWPORT BEACH CA, 92663 TOM CHEIM -TORNG CHEN 1064 SILVERTIP WAY SUNNYVALE CA, 94086 VICTOR A ROSSI 4827 LIDO SANDS DR NEWPORT BEACH CA, 92663 VIRGINIA R HACKETT 200 PARIS LN #311 NEWPORT BEACH CA, 92663 WILLIAM BLAIR 1 SERENA CT NEWPORT BEACH CA, 92663 ®O9L8 ®AUMd M STEPHEN OSTERMAN 4425 W COAST HWY NEWPORT BEACH CA, 92663 STEVEN JJONES PO BOX 1412 NEWPORT BEACH CA, 92659 SUMIRAH BAKKELO 220 NICE LN #106 NEWPORT BEACH CA, 92663 THIERRY BONIN 1 ARIES CT NEWPORT BEACH CA, 92663 THOMAS M MATHEUS 220 NICE LN #113 NEWPORT BEACH CA, 92663 TIZIANA TROVATI PO BOX 2052 NEWPORT BEACH CA, 92659 TONY K & LYNN D EDMONDSON 6 SERENA CT NEWPORT BEACH CA, 92663 VILMA A SAENZ 22 KAMALII CT NEWPORT BEACH CA, 92663 WALDEMAR R MOOSMANN 20 IMA LOA CT NEWPORT BEACH CA, 92663 WILLIAM E CARDWELL 7 BARLOVENTO CT NEWPORT BEACH CA, 92663 ANW-09-008-1, woofJoArr Mm STEPHEN P BERGEN 105 COLUMBIA ST #253 NEWPORT BEACH CA, 92663 STEVEN S SASAKI PO BOX 29 LAGUNA BEACH CA, 92652 TAREK ZEITOUNE 200 PARIS LN #315 NEWPORT BEACH CA, 92663 THOMAS G HARRIS 1840 WEDGEWOOD AVE UPLAND CA, 91784 TIMOTHY GRUBB 5 KAMALII CT NEWPORT BEACH CA, 92663 TODD PALMATEER 10 ESCAPADE CT NEWPORT BEACH CA, 92663 VERNA D MATTOX 200 PARIS LN #218 NEWPORT BEACH CA, 92663 VIRGINIA L ANDERSON 4439 W COAST HWY #18 NEWPORT BEACH CA, 92663 WILEY BLAIR III 24 ODYSSEY CT NEWPORT BEACH CA, 92663 WILLIAM H REVEAL 33692 BLUE LANTERN ST #1 DANA POINT CA, 92629 ®09L5 BJ.vwwu g Kow asO BUBUJrd gay Umf Jam Free Printing Use AveryO TEMPLATE 51600 WILLIAM J & LINDA JANOWSKI 210 LILLE LN #112 NEWPORT BEACH CA, 92663 WOOD LLC JAK 1925 CENTURY PARK E #940 LOS ANGELES CA, 90067 YATES 201 N BAY FRONT NEWPORT BEACH CA, 92662 John Barra, CTC Director 1120 N Street Room 2233 (MS -52) Sacramento, CA 95814 Newport Crest Homeowners Assoc. Attn: Pamela Bashline 23726 Birtcher Dr. Lake Forest, CA 92630 Van Tran District Office: 1503 South Coast Drive, Suite 205 Costa Mesa, CA 92626 www.avery.com 1 -8W-GO -AVERY WILLIAM L KROEGER 4831 LIDO SANDS DR NEWPORT BEACH CA, 92663 WORTHINGTON HOUGHTON 4419 W COAST HWY #9 NEWPORT BEACH CA, 92663 ZEYNEL HOSAFCI 200 PARIS LN #217 NEWPORT BEACH CA, 92663 Will Kempton, Caltrans Director 1120 N Street Sacramento, CA 95814 Orange Coast River Park Friends of Harbors, Beaches & Parks Jean Watt P.O. Box 9256 Newport Beach, CA 92658 a AVERY® 5160® WILLIAM N VILLARD 18 BARUNA CT NEWPORT BEACH CA, 92663 Y JOE KWON 200 PARIS LN #214 NEWPORT BEACH CA, 92663 ZIEMANN JOYCE A 1999 TRUST 301 COLUMBIA ST NEWPORT BEACH CA, 92663 Orange Coast River Park Friends of Harbors, Beaches & Parks Nancy Gardner P.O. Box 9256 Newport Beach, CA 92658 AV3AV-09-008-t ®0915 3IVldWU @�+OAV esn 9091IS OA MV a UMAJOArMMM 60RUMd eay wel NOTICE OF PUBLIC HEARING CalTrans West (PA2006 -016) NOTICE IS HEREBY GIVEN that the City Council of the City of Newport Beach will hold a public hearing on the City initiated General Plan Amendment No. 2006 -001, Code Amendment No. 2006-001, and Local Coastal Plan Amendment No. 2006- 001 for the CalTrans West property located at 4850 West Coast Highway, more specifically the northwesterly corner of West Coast Highway and Superior Avenue. The action consists of amending the current General Plan land use designation of the site from Single Family Attached (SFA) residential to Recreational & Environmental Open Space (REDS). For consistency with the proposed General Plan Amendment, a Code Amendment is required to repeal the Planned Community text and change the zoning designation of the site to Open Space- Active (OS -A), and a Local Coastal Plan Amendment is required to change the coastal land use designation from Medium Density Residential (RM -B) to Open Space (OS). NOTICE IS HEREBY FURTHER GIVEN that this project has been reviewed, and it has been determined that the proposed action qualifies for an exemption under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. NOTICE IS HEREBY FURTHER GIVEN that said City Council public hearing will be held on FehruanL114, 2006, at the hour of 7:00 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport Boulevard, Newport Beach, California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City at, or prior to, the public hearing. For information call (949) 644 -3200. �� c M. X�� LaVonne M. Harkless, City Clerk City of Newport Beach Office of the City Clerk CITY HALL 3300 Newport Blvd. Newport Beach, CA 92663 -3884 IMPORTANT PUBLIC HEARING NOTICE Authorized to Publish Advertisements of all kinds including public notices by Decree of the Superior Court of Orange County. California. Number A -6214, September 29. 1961, and A -24831 June 11. 1963. PROOF OF PUBLICA FJ,0 d1-r I (1 i- STATE OF CALIFORNIA) ) ss. COUNTY OF ORANGE ) I am a Citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years, and not a party to or interested in the below entitled matter. I am a principal clerk of the NEWPORT BEACH - COSTA MESA DAILY PILOT, a newspaper of general circulation, printed and published in the City of Costa Mesa, County of Orange, State of California, and that attached Notice is a true and complete copy as was printed and published on the following dates: FEBRUARY - 04,2006 I declare, under penalty of perjury, that the foregoing is true and correct. Executed on FEBRUARY 04,2006 at Costa Mesa, California. Signature :'0 HOME OF PUNK HEARING (dTrans West TA2006 -016) NOTICE IS HEREBY GIVEN that the City Council of the City of Newport Beach will hold a public hearing on the City initiated General Plan Amendment No. 2006 -001, Code Amend. ment No. 2006 001, and Local Coastal Plan Amendment No. 2006 001 for the C lTrans West property located at 4850 West Coast Highway, more specifi- cally the northwesterly corner of West Coast Highway and Superior amending the current General Plan land use designation of the site from Single Family Attached (SEA) resit dential to Recreational & Environmental Open Space (REDS). For consistency with the proposed General Plan Amendment, a' Code Amendment is required to repeal the Planned Community text and change the zoning des- ignation of the site to . Open Space - Active (OS- A), and a Local Coastal Plan Amendment is required to change the coastal land use desig- nation from Medium Density Residential (RM -. B) to Open Space (OS). NOTICE IS HEREBY FURTHER GIVEN that this project has been reviewed, and it has been determined that the proposed action qualifies for an exemp. bon under the general rule contained in Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines. NOTICE IS HEREBY FURTHER GIVEN that said City Council public hearing will be held on February 14, 2006, at the hour of 7:00 p.m, in the Council Chambers of the Newport Beach- City Hall, 3300 Newport Boulevard, Newport Beach. California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at t public hearing described in this notice or in written corre- spondence delivered to the City at, or prior to, the public hearing. For information call (949) 644 -3200. LaVonne M. Harkless, City Clerk City of Newport Beach Published Newport Beach /Costa Mesa Daily Pilot February 4, 2006 Sa447