HomeMy WebLinkAbout17 - 813 E Balboa Avenue - GPI 2003-002 - PA2003-050CITY OF NEWPORT BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. 17
March 25, 2003
TO: CITY COUNCIL
FROM: Gregg B. Ramirez, Associate Planner
(949) 644 -3219, gramirezaa citv.newport- beach.ca.us
SUBJECT: 813 East Balboa Avenue
General Plan Amendment Initiation No. 2003 -002 (PA2003 -050)
Request to initiate a General Plan Amendment and an amendment to the
Local Coastal Program to change the land use designation on a single lot
from Retail and Service Commercial to Two Family Residential.
APPLICANT NAME: Steven Legere, Property Owner
ISSUE:
Should the City Council initiate a General Plan Amendment, Local Coastal Program
Amendment and Zoning Code Amendment?
RECOMMENDATION:
Staff recommends that the City Council approve the proposed General Plan
Amendment and Local Coastal Program Amendment initiation request.
DISCUSSION:
The request seeks to change the General Plan and Local Coastal Program land use
designation of the subject property from Retail and Service Commercial to Two - Family
Residential. If initiated, a companion Code Amendment application would be processed
concurrently to change the zoning of the subject property from Specific Plan #8 (RSC)
to Specific Plan #8 (R -2). All proposed designations would permit the construction of a
single - family residence or a duplex. The SP -8 development regulations would permit a
residential structure with a maximum floor area of 3,570 square feet.
The subject property is a legal lot (Lot, 7 Block 12, Balboa Tract) located on the
southerly side of the East Balboa Avenue between Main Street and A Street. The
property is 27 feet wide by 95 feet deep (2,565 square feet) and is of comparable size to
813 East Balboa Avenue
March 25, 2003
Page 2
other residential lots in the vicinity. The site is presently developed with a single
commercial building which covers nearly the entire site.
The Planning Commission considered the initiation request at its regular meeting of
March 6, 2003. In addition to the standard initiation request, the Commission considered
whether the land use of the property in question should be part of the overall review of
commercial districts associated with the ongoing General Plan update process. The
Commission decided that this particular application should not be delayed and
recommends that the City Council initiate a General Plan and Local Coastal Program
Amendment.
Surrounding Land Uses
The land uses surrounding the subject property are:
Northerly: Orange County Sanitation District Facility (Across East Balboa Blvd.)
Southerly: Residential
Westerly: Commercial (Shore House Cafe and parking lot)
Easterly: Residential
A General Plan land use map depicting the land use designation of the subject property
and surrounding properties has been included as Attachment C.
Environmental Review:
A request to initiate a General Plan Amendment is considered a feasibility or planning
study by staff, which is statutorily exempt pursuant to Section 15262 of the
Implementing Guidelines for the California Environmental Quality Act.
Public Notice:
Notice is not required for a request to initiate a General Plan Amendment. Should the
request be approved by the City Council, the follow -up application will require noticed
public hearings at the Planning Commission and City Council.
Alternatives:
The City Council has the option to recommend denial of the initiation request.
Prepared by:
Gregg B. Ramirez, Associate Planner
Submitted by:
Patricia L. Temple, Planning Director
813 East Balboa Avenue
March 25, 2003
Page 3
Attachments:
A. Applicant's Letter
B. Excerpt of Daft Minutes from the March 6, 2003 Planning Commission
Meeting
C. General Plan Land Use Map
REQUEST TO INITIATE.
1 GENERAL PLAN AMENDMENT
RSC - -- TWO FAMILY RESIDENTIAL
2 LOCAL COASTAL PROGAM AMENDMENT
RSC -- TWO FAMILY RESIDENTIAL
3 ZONING CODE AMENDMENT
SPECIFIC PLAN #8 RSC - -- R -2
PROPERTY LOCATION 813 BALBOA BLVD E
PROPERTY HAS LITTLE COMMERCIAL VALUE
PROPERTY ACROSS STREET WAS REZONED FOR PUMPING STATION
ALL OTHER BUILDING SURROUNDING 813 E BALBOA ARE RESIDENTIAL
USE
THIS CHANGE WOULD INPROVE THE LOOK OF THE AREA
THANK YOU
STEVE LEGERE
PROPERTY ADDRESS
813 8131/2 E BALBOA BLVD
MAILING ADDRESS
STEVEN LEGERE
217 AVOCADO
COSTA MESA
92627
IJ V I /�.
ATTACHMENT B
EXCERPT OF DRAFT MINUTES FROM THE MARCH 6, 2003
PLANNING COMMISSION HEARING
I�
City of Newport Beach
Planning Commission Minutes
March 6, 2003
for keeping them tied together and should be kept that way.
Ayes: Toerge, Agajanian, Gifford, Selich, Tucker
Noes: McDaniel, Kiser
SUBJECT: General Plan Amendment Initiation No. 2003 -002 (PA2003-
050)
813 East Balboa Avenue
Request to initiate a General Plan Amendment and an amendment to the Local
Coastal Program to change the land use designation on a single lot from Retail and
Service Commercial to Two Family Residential.
Ms. Temple noted:
• Size of commercial districts including Balboa Village might be an item to
discuss as part of the overall General Plan Update. There have been some
comments that there is too much land zoned for commercial purposes
and that the City should look at ways to change some of it to residential or
other types of land uses.
• As you proceed, staff would like you to consider whether this change
should be part of the overall consideration associated with the General
Plan Update.
Public comment was opened.
Mr. Steve Legere, property owner noted:
• The building consumes the whole lot and has no commercial value as the
location is out of the main stream.
• Most of the traffic is on Main Street; no parking in front of the building and
has no rear access for delivery of items.
• If it was built with a residence on top, the building size would go from 2,500
square feet below to 1,250 square feet because 7 parking spaces would
have to be included. 7 parking spaces can not fit on the lot.
Tom Hyans, resident of the peninsula, noted his support to convert this commercial
property to residential property.
Commissioner Tucker asked if any of the lots in the area would be an
improvement if they were just single family.
Mr. Hyans answered preferentially a single family would be better. But sometimes
the size of the lot and the speculative value would be conducive to duplexes.
Single family residences are very expensive for some people to afford.
Commissioner McDaniel asked how many square feet could be built if this was
approved.
INDEX
Item 2
PA2003 -050
Recommended for
Approval
I
City of Newport Beach
Planning Commission Minutes
March 6, 2003
Public comment was closed.
Motion was made by Commissioner Tucker to recommend that the City Council
approve General Plan Initiation No. 2003 -002 (PA2003 -050).
Commissioner Gifford noted her support of the motion as another empty
storefront is not needed in the village area.
Commissioner Toerge noted his agreement with previous statement and added
that he is concerned about a residential property being built next to a restaurant
with its night life of the parking lot with valet service.
Staff answered that the available square footage for residential would be about
3,570 square feet of floor area.
Ayes: Toerge, Agajanian, McDaniel, Kiser, Gifford, Selich, Tucker
Noes: None
Zoning Code Amendment Initiation
Citywide
Amend ChaKer 20.85 to be Compliant with Assembly Bill No. 1866, Chapter 1062,
Statutes 2002
Motion was made by Comm 'oner Tucker to approve Use Permit No. 2002 -051
and Modification Permit No. 3 -023 (PA2002 -245) with the findings and
conditions contained in the draft res ion.
Ayes: Toerge, Agajanian, McDaniel, or d, Selich, Tucker
Noes: None
Excused: Kiser
SUBJECT: General Plan Update Visioning Statement
Commission review of draft Vision Statement
Motion was made by Commissioner Selich for approval of the Draft Mitigated
Negative Declaration, Use Permit No. 2003 -003, Site Plan Review No. 2003 -001 and
Lot Line Adjustment No. 2003 -011, subject to the findings and conditions of
approval within the attached resolution with the following modifications:
M
INDEX
Item 3
PA2003 -054
Item No. 4
GPU Visioning
Statement
ATTACHMENT C
GENERAL PLAN LAND USE MAP