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HomeMy WebLinkAbout02/08/1990COMMISSIONERS REGULAR PLANNING COMMISSION MEETING MINUTES PLACE: City Council Chambers °3 \\$�\ TIME: 7:30 P.M. DATE: February 8, 1990 CITY OF NEWPORT BEACH ROLL CALL INDEX Present Absent * Commissioner Debay was absent. EX- OFFICIO OFFICERS PRESENT: James Hewicker, Planning Director Robin Flory, Assistant City Attorney William R. Laycock, Current Planning Manager Robert Lenard, Advance Planning Manager Don Webb, City Engineer Dee Edwards, Secretary Minutes of January 18, 1990: Minutes of Motion Motion was made and voted on to approve the January 18, Feb.8,1990 Ayes 1990, Planning Commission Minutes. MOTION CARRIED. Absent : • s Public Comments: Public No one appeared before the Planning Commission to speak on oraments non - agenda items. Posting of the Agenda: Posting of he Agenda James Hewicker, Planning Director, stated that the Planning Commission Agenda was posted on Friday, February 2, 1990, in front of City Hall. • COMMISSIONERS February 8, 1990 MINUTES CITY OF NEWPORT BEACH ROLL CALL INDEX Request for Continuances: Request for James Hewicker, Planning Director, requested that Discussion Continuance Item No. 1, regarding an appeal of the decision of the City Traffic Engineer, pertaining to property located at 3430 - 3438 Irvine Avenue, be continued to the February 22, 1990, Planning Commission meeting. Motion Motion was made and voted on to continue Discussion Item No. Ayes * * * * * * 1 to the February 22, 1990, Planning Commission meeting. Absent MOTION CARRIED. Resubdivision No. 918 (Public Hearing) Item No.1 Request to resubdivide an existing parcel of land into a single R918 parcel for two family residential condominium development on property located in the R -2 District. Approved • LOCATION: A portion of Lot 15, Block 7, . Tract No. 27, located at 463 Westminster Avenue and 3204 Broad Street, on the northeasterly comer of Westminster Avenue and Broad Street, in Newport Heights. ZONE: R -2 APPLICANT: Simpkins /Bowen Investment, Huntington Beach OWNERS: James Bowen, San Clemente ENGINEER: L.S. Land Surveying, Inc., Costa Mesa The public hearing was opened in connection with this item, and Mr. David Bowen and Mr. Carl Stelling, applicants, appeared before the Planning Commission wherein they concurred with the findings and conditions in Exhibit "A'. There being no others to appear before the Planning Commission, the public hearing was closed at this time. -2- COMMISSIONERS February 8, 1990 MINUTES � \5\ 1 A CITY OF NEWPORT BEACH ROLL CALL INDEX Motion * Motion was made and voted on to approve Resubdivision No. Ayes * * * * 918 subject to the findings and conditions in Exhibit "A ". Absent MOTION CARRIED. FINDINGS: 1. That the design of the subdivision improvements will not conflict with any easements acquired by the public at large for access through or use of the property within the proposed subdivision. 2. That the map meets the requirements of Title 19 of the Newport Beach Municipal Code, all ordinances of the City, all applicable general or specific plans and the Planning Commission is satisfied with the plan of subdivision. 3. That the proposed resubdivision presents no problems from a planning standpoint. 4. That public improvements may be required of a developer per Section 19.08.120 of the Municipal Code and Section 66415 of the Subdivision Map Act. CONDITIONS: 1. That a parcel map be recorded prior to occupancy and that the Parcel Map be prepared using the State Plane Coordinate System as a basis of bearing. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. That each dwelling unit be served with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department. 4. That a park dedication fee for one dwelling unit shall be paid in accordance with Chapter 19.50 of the Municipal Code. . 5. That curb, gutter and sidewalk improvements be constructed along the Westminster Avenue frontage; that -3- COMMISSIONERS February 8, 1990 MINUTES \�\ CITY OF NEWPORT BEACH ROLL CALL INDEX sidewalk improvements be constructed along the Broad Street frontage; and that a curb access ramp be constructed at the comer of Westminster Avenue and Broad Street. All work shall be completed under an encroachment permit issued by the Public Works Department. 6. That a standard Subdivision Agreement and accompanying surety be provided in order to guarantee satisfactory completion of the public improvements if it is desired to record a parcel map prior to completion of the public improvements. 7. That street, drainage and utility improvements be shown on standard improvement plans prepared by a licensed civil engineer. The City may have preliminary improvement plans that may be used as a basis of design. 8. That the Public Works Department plan check and inspection fee be paid. 9. That the telephone and Edison lines be undergrounded along the Broad Street frontage. 10. That a 15 foot radius comer cutoff at the comer of Westminster Avenue and Broad Street be dedicated to the public. 11. That this resubdivision shall expire if the map has not been recorded within 3 years of the date of approval, unless an extension is granted by the Planning Commission. Use Permit No. 3370 &blic He Item No.2 Request to permit the construction of a combined UP3370 commercial /residential development on property located in the C -1 District. The proposal also includes: a request to approve Approved a use permit so as to allow commercial development of the site which maintains a Floor Area Ratio which is less than 0.25; and • a modification to the Zoning Code so a as to allow the use of tandem parking for a portion of the required commercial parking. -4- COMMISSIONERS February 8, 1990 MINUTES 0 N\'\N' \ CITY OF NEWPORT BEACH ROLL CALL INDEX LOCATION: Lot 2, Block 8; Balboa Tract, located at 603 East Balboa Boulevard, on the southerly side of East Balboa Boulevard, between Palm Street and Washington Street, in Central Balboa. ZONE: C -1 APPLICANT: Denis LaRoche, Newport Beach OWNER: Paul Langone, Balboa Commissioner Edwards stepped down from the dais because of a possible conflict of interest. Commissioner Pers6n indicated his partnership interest in property located within 300 feet of the subject project; however, he said that on the advise of the City Attorney's Office the project would not have an impact on his property. James Hewicker, Planning Director, and Commissioner Pers6n discussed the height of the three story building, and if the height could be considered a basis for denial. Robin Flory, Assistant City Attorney, explained that inasmuch as the three story structure is in conformance with the height limitation, the project cannot be denied because of the height. Chairman Pomeroy addressed the ratio of the square footage with the required parking spaces of 1 parking space for each 250 square feet for the commercial portion of the project. Commissioner Glover and Mr. Hewicker discussed the Floor Area Ratio of mixed commercial and residential uses in the surrounding area. Commissioner Person addressed the Floor Area Ratio that was approved for mixed use projects in the Cannery Village /McFadden Square Area during the adoption of the General Plan Amendment, and he said on that basis he would recommend that the proposed residential portion of the project not exceed 0.75 FAR. • The public hearing was opened in connection with this item, and Mr. Denis LaRoche, applicant, appeared before the Planning Commission wherein he concurred with the findings and -5- COMMISSIONERS February 8, 1990 MINUTES ,o 0 • �O� O' \ CITY OF NEWPORT BEACH ROLL CALL 11 Jill I INDEX conditions in Exhibit "A ", as submitted by the applicant, and Exhibit "B", that would limit the residential FAR to 0.75 Mr. Peter Song, manager of the Balboa Cleaners, appeared before the Planning Commission in opposition to the subject project inasmuch as it would interfere with his business operation. Mr. Douglas Boyd, representing the Balboa Peninsula Point Association, appeared before the Planning Commission wherein he stated that the Association opposes the "proposed project. He explained that said Association is concerned with the Specific Area Plan for downtown Balboa and it is said Association's desire that there not be any variations to the proposed Specific Area Plan prior to a complete study of downtown Balboa. Commissioner Di Sano explained that the Planning Commission is required to consider the project as proposed. Robert Lenard, Advance Planning Manager, stated that Exhibit • "B" conforms with the mixed use standards that are currently in affect in Cannery Village. Mr. LaRoche reappeared before the Planning Commission wherein he stated that the proposed front yard setback was in consideration of the adjoining Balboa Cleaners, and the proposed height of three stories at the rear of the site was to remove the residents from street noise on East Balboa Boulevard. Mr. LaRoche addressed the project that is currently under construction on Balboa Boulevard, and residential parking requirements. Mr. LaRoche and Commissioner Pers6n discussed the project's building bulk and setback areas. There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion Motion was made to approve Use Permit No. 3370 subject to the findings and conditions in Exhibit 'B ". Commissioner Pers6n explained that Exhibit 'B" addresses what the Planning Commission has approved in bulk and Specific Area Plans throughout the City, and in terms of the Planning Commission's review of mixed use development standards during the General Plan Amendment in 1988. He further explained that when the project was designed, the Development Standards were not • considered inasmuch as a 2,400 square foot apartment on a lot that is 27 feet wide is too much bulk on the second and third floors. -6- COMMISSIONERS February 8, 1990 MINUTES CITY OF NEWPORT BEACH ROLL CALL I if fill I INDEX Commissioner Glover supported the motion based on the success of the mixed use in the Cannery Village Specific Area Plan, and she opposed the 0.95 FAR for the proposed dwelling unit on the basis that the building bulk is inappropriate for the area. Ayes * * * * Motion was voted on to approve Use Permit No. 3370 subject to Absent the findings and conditions in Exhibit 'B" (limits residential FAR to 0.75). MOTION CARRIED. i Findinas: 1. That the proposed commercial space constitutes a significant portion of the development. 2. That the proposed commercial development is large enough to accommodate a viable business. 3. That the design of the development or the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 4. That public improvements may be required of a developer per Section 20.80.060 of the Municipal Code. 5. That the proposed development is consistent with the General Plan and the adopted Local Coastal Program, Land Use Plan, and is compatible with surrounding land uses. 6. That inasmuch as the proposed project is located on commercially zoned property and includes a commercial Floor Area Ratio of only 0.22, it is reasonable and necessary to limit the residential Floor Area Ratio to 0.75. 7. That other similar projects which have been approved within the Central Balboa area and Cannery Village have included residential development which did not exceed 0.75 Floor Area Ratio. 8. The approval of Use Permit No. 3370 will not, under the circumstances of this case, be detrimental to the health, . safety, peace, morals, comfort, and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in -7- COMMISSIONERS February 8, 1990 MINUTES CITY OF NEWPORT BEACH ROLL CALL INDEX the neighborhood or the general welfare of the City and further that the proposed modification for a commercial tandem parking space is consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code. Conditions: 1. That the proposed development shall be in substantial compliance with the approved site plan, floor plans and elevations, except as noted below. 2. That only one dwelling unit shall be permitted on the site. 3. That the two garage parking spaces (including a tandem parking space) shall be for the exclusive use of the residential unit on the site. 4. That one tandem parking space and one independently accessible parking space shall be provided for the • commercial use on the property. 5. That the residential Floor Area Ratio for the proposed project shall not exceed 0.75. 6. That all improvements be constructed as required by Ordinance and the Public Works Department. 7. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements, if it is desired to obtain a building permit prior to completion of the public improvements. 8. That the commercial and residential units be served with individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department. 9. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer. 10. That all vehicular access to the property be from the • adjacent alley unless otherwise approved by the City Council. -8- COMMISSIONERS February 8, 1990 MINUTES CITY OF NEWPORT BEACH ROLL CALL INDEX 11. That County Sanitation District fees be paid prior to issuance of any building permits. 12. That the displaced sections of sidewalk be reconstructed along the East Balboa Boulevard frontage under an encroachment permit issued by the Public Works Department. f 13. That the applicant shall obtain Coastal Commission approval of this application prior to the issuance of building permits. 14. That if the proposed residential unit is exposed to exterior noise levels higher than 65 CNEL it shall be constructed so as to achieve interior noise levels no greater than 45 CNEL. Prior to issuance of a building permit, a qualified engineer practicing in acoustics shall review final architectural plans to determine what building upgrades will be necessary to achieve this standard. The City Engineer shall require that such upgrades be incorporated • into the plans prior to issuance of the building permit. Most likely the only building upgrade that will be required is higher rated windows such as 3.16 inch single pane glass for all windows that are exposed to East Balboa Boulevard. 15. That if the proposed residential unit is exposed to exterior noise levels higher than 65 CNEL, the applicant shall be required to install mechanical ventilation. Air conditioning is an acceptable substitute for mechanical ventilation as long as it meets the Uniform Building Code requirements. 16. Prior to issuance of an occupancy permit, the City Engineer shall require that an acoustical analysis be conducted by a qualified engineer practicing in acoustics (at the developer's expense). This analysis shall determine if all noise mitigation has been installed as required and that noise levels will meet City standards. The noise measurements shall be taken at that point in the worst case unit where the highest noise levels are expected. • 17. The lighting system shall be designed, directed, and maintained in such a manner as to conceal light sources 0 COMMISSIONERS February 8, 1990 MINUTES ,row , o�, �o .� �� A .\ CITY OF NEWPORT BEACH ROLL CALL INDEX and to minimize light spillage and glare to the adjacent residential areas. The plans shall be prepared and signed by a licensed Electrical Engineer; with a letter stating that, in his opinion, this requirement has been met. 18. That the Planning Commission may add to or modify conditions of approval to this Use Permit or recommend to the City Council the revocation of this Use Permit, upon a determination that the operation which is the subject of this Use Permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 19. That this use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. :ss A. Use Permit No 3372 (Public Hearing) Item No.3 Request to permit alterations and additions to two existing UP3372 nonconforming duplex structures on property located in the R -3 District where only three dwelling units are permitted. One of v1162 the existing structures is also nonconforming in that it exceeds the 24 foot basic height limit on the front one -half of the Approved property. The proposed construction involves various interior alterations and the enclosure of portions of two existing decks and the construction of small first and second floor additions, all of which will be used for new or expanded dining areas. Second and third floor decks are also proposed in the area between the detached buildings. AND B. Variance No. 1162 (Public Hearing) Request to permit alterations to the roof of the existing front structure on the subject property which will exceed the 24 foot basic height limit in the 24/28 Foot Height Limitation District. LOCATION: Lot 25 and a portion of Lot 27, Block 238, Corona del Mar, located at 325 Marguerite Avenue, on the northwesterly side of -10- COMMISSIONERS February 8, 1990 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX Marguerite Avenue, between Bayside Drive and Seaview Avenue, in Corona del Mar. ZONE: R -3 APPLICANT: The Olson Company, Seal Beach OWNER: Same as applicant Commissioner Pers6n indicated the number of automobiles that he has observed parked in the driveway that extend into the public right -of -way of Marguerite Avenue, and he inquired if the necessary findings have been met to approve a Variance. Robin Flory, Assistant City Attorney, explained that a Variance addresses an extraordinary or exceptional circumstance, and inasmuch as the subject request is an expansion of a dining room of a nonconforming or pre - existing building above the height limit, the request does not support the granting of a Variance. Ms. Flory stated that use permit provisions provides for an • alteration of a nonconforming structure provided that the changes do not result in a greater nonconformity than was existing as stated in Section 20.02.050 of the Zoning Code, and she said that it would be more appropriate to evaluate the application with regard to the change and alteration to the roofline with regard to said Section and make a finding to the use permit than it would under the Variance. Commissioner Pers6n asked if the Planning Commission could approve a variance under the circumstances. Ms. Flory responded with a negative. Commissioner Pers6n suggested a denial or withdrawal of the Variance and add a finding to the use permit. James Hewicker, Planning Director, explained that staff proceeded with the Variance application inasmuch as the Planning Commission previously acted upon similar concepts. Mr. Hewicker explained that the patio and balcony areas are proposed to be enclosed, and instead of modifying the roofline, the walls could be extended. He further explained that after the Planning Commission and City Council consider the zone change in the R -3 and R -4 Districts to the MFR District, the project will conform with the MFR requirements. Commissioner Pers6n suggested that Variances should be considered only under • unusual circumstances. -11- COMMISSIONERS MINUTES � 4\\\ February 8, 1990 o A ' CITY OF NEWPORT BEACH ROLL CALL INDEX Commissioner Edwards suggested that the application be continued if the applicant cannot make an immediate decision with respect to the Variance. Mr. Hewicker explained that the Planning Commission is in a position to interpret the Zoning Ordinance in such a way that a Variance may not be required. He suggested that the applicant could redesign the project so the roofline would not be affected, postpone the request until after the zoning on the subject property is changed to the MFR District, or deny the Variance. Mr. Hewicker suggested that a Variance would not be required if a Finding would be added to the Use Permit application that states the project does not result in an increase in nonconformance. Commissioner Merrill opposed the proposed two additional parking spaces that will ingress /egress from Marguerite Avenue. The public hearing was opened in connection with this item, and • Mr. Todd Schooler, architect, appeared before the Planning Commission. Mr. Schooler explained that discussions occurred with staff regarding a Variance inasmuch as the intent was to reduce the roofline for aesthetic purposes. Chairman Pomeroy asked if the applicants would agree to withdraw the subject Variance and add a finding to the use permit. Mr. Schooler replied affirmatively. Mr. Schooler agreed with Commissioner PersBn that the project could have been applied for under the use permit application. Mr. Schooler explained that an area that is currently being utilized as a storage area will be converted to a two car garage so as to establish additional off - street parking on the property. Commissioner Merrill stated his concern with regard to the proposed garage being utilized as a full storage area, and that the tenants will park across the parkway on Marguerite Avenue. Discussion followed between Mr. Schooler and Commissioner Merrill with regard to the garages, the storage area, and parking spaces. Mr. Schooler referred to Condition No. 10 in Exhibit "A' regarding the recordation of the parcel map prior to the issuance of a building permit, and he requested that the condition be • modified to state "prior to issuance of occupancy permit" because -12- COMMISSIONERS February 8, 1990 MINUTES �O \CITY OF NEWPORT BEACH ROLL CALL INDEX. of the length of time that is required to process permits. In response to a question posed by Commissioner Pers6n, Mr. Hewicker explained that the project is a remodel and the occupancy permits have already been issued. Mr. Schooler stated that following a discussion with Ray Schuller, Building Director, it was suggested that the electrical meter could be removed until the building is finaled, or a bond could be posted for the cost of the mapping and applicable fees. Don Webb, City Engineer, stated that posting a bond does not guarantee that the property owner would record the parcel map. Commissioner Pers6n suggested that Condition No. 10 be modified to include final building inspection and the removal of electrical meters. Commissioner Merrill referred to Condition No. 10 where it, states that a resubdivision shall be approved by the Planning Commission and that a parcel map be recorded prior to the issuance of a building permit..... unless otherwise approved by the Public Works and Planning Departments, and he suggested that the applicants confer directly with staff. Mr. Schooler explained that the condition gives the Planning Commission the ability to govern the project; however, he agreed that the applicants could agree to work directly with staff. There being no others desiring to appear and be heard, the public hearing was closed at this time. Commissioner Pers6n commented that the proposed project would improve the current conditions inasmuch as carports currently exist, and he suggested that the property owners require the tenants not to use the garages as storage areas inasmuch as the garages provide additional off - street parking. Motion * Motion was made to approve Use Permit No. 3372 subject to the findings and conditions in Exhibit "A" with the following instructions: add Finding No. 6 to permit the proposed alterations to the front structure as proposed by the applicant, and that it be approved in accordance with the current Zoning Code because there would not result in a greater nonconformity than is existing; to deny or withdraw Variance No. 1162; and add Condition No. 12 stating that the applicant shall not permit vehicles to be parked within the parkway adjacent to Marguerite -13- COMMISSIONERS MINUTES .� � I- _ . _ . February 8, 1990 CITY OF NEWPORT BEACH ROLL CALL III 11 I 1 I I INDEX Avenue. In response to a question posed by Chairman Pomeroy, Mr. Schooler agreed to withdraw the variance. Commissioner Merrill stated that the subject building was approved 32 years ago under unsafe parking conditions, he requested that parldng spaces be modified from Marguerite Avenue to the alley in the future, and he said to grant the use permit allows continued unsafe conditions with garage access on Marguerite Avenue. Chairman Pomeroy stated automobiles are illegally parked across parkways and sidewalks throughout Corona del Mar. Commissioner Pers6n stated that the applicants are being put on notice of the unsafe parking conditions. Ayes Motion was voted on to approve Use Permit No. 3372, subject * to the findings and conditions in Exhibit "A ", additional Finding t * No. 6, modify Condition No. 10 and add Condition No. 12, and to withdraw Variance No. 1162. MOTION CARRIED. •. a ►� Findings: 1. That the proposed application is not consistent with the Land Use Element of the General Plan, and the Land Use Plan of the Local Coastal Plan; but is consistent with the underlying Zoning District, and the Municipal Code allows the application to be considered under Section 20.83.020 Intensification and Enlargement of Nonconforming Uses, and is compatible with surrounding land uses. 2. That the proposed constriction involves alterations and expansion of an existing four unit complex which was constructed under Variance No. 467 previously approved by the Planning Commission. 3. That the design of the proposed improvements will not 0 11111111 conflict with any easements acquired by the public at large -14- COMMISSIONERS February 8, 1990 1 ROLL CALL CITY OF NEWPORT BEACH for access through or use of property within the proposed development. 4. That public improvements may be required of a developer per Section 20.80.060 of the Municipal Code. 5. That the proposed application is a minor intensification of the existing, nonconforming residential structures, and as such, approval of Use Permit No. 3372 will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. 6. That the proposed alterations to the existing structure on the front of the property does not result in a greater nonconformity than is existing. Conditions: 1. That the proposed construction shall be in substantial conformance with the approved plot plan, floor plans and elevations, except as noted below. 2. That the two car garage and the four car tandem garage shall be made accessible for the parking of vehicles at all times. 3. That Coastal Commission approval shall be obtained prior to the issuance of building permits for the proposed additions and alterations. 4. That the driveway approach on Marguerite Avenue shall be widened to match the width of the garage openings unless otherwise approved by the City Traffic Engineer and the Public Works Department. 5. That the existing landscape planters adjacent to the garages on Marguerite Avenue shall be reconstructed if -15- MINUTES INDEX COMMISSIONERS February 8, 1990 MINUTES CITY OF NEWPORT BEACH ROLL CALL INDEX necessary and otherwise maintained such that the overall height of planters and landscaping shall not exceed a height of 36 inches above the grade of the public sidewalk. 6. That all improvements be constructed as required by Ordinance and the Public Works Department. 7. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements, if it is desired to obtain a building permit prior to completion of the public improvements. 8. That the displaced and tree damaged sections of sidewalk and broken sections of curb be reconstructed along the Marguerite Avenue frontage under an encroachment permit issued by the Public Works Department. 9. That the plans shall be revised so that any proposed skylight will not extend above the existing roof. Furthermore the proposed height of the chimneys and related spark arresters shall be in compliance with Section 20.02.060 of the Newport Beach Municipal Code. 10. That a resubdivision shall be approved by the Planning Commission and that the parcel map shall be recorded prior to the issuance of a building permit for the proposed additions and alterations, unless otherwise approved by the Public Works and Planning Departments. 11. This use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. 12. That the applicant shall not permit vehicles to be parked within the parkway adjacent to Marguerite Avenue. -16- COMMISSIONERS MINUTES N� � February 8, 1990 �o & '\ \' \\ CITY OF NEWPORT BEACH ROLL CALL INDEX Use Permit No 1905 (Amende ).(Continued Public Hearing) Item No.4 Request to amend a previously approved use permit which UP1905A permitted the establishment of George's Camelot Restaurant with on -sale beer and wine and an outdoor dining area on property Approved located in the C -1 -H District. The proposed amendment involves a request to expand the existing restaurant by converting 576± of retail area to restaurant "net public area ". The request to expand the subject restaurant also represents a conversion of a portion of a building from a Base FAR use to a Reduced FAR use which also requires the approval of a use permit. LOCATION: Parcel 1 of Parcel Map 59 -17 (Resubdivision No. 416), located at 3420 Via Oporto, on the. northeasterly side of Via Oporto, between Central Avenue and Via Lido, in Lido Marina Village. ZONE: C -1 -H APPLICANT: Walter J. Heim, ALA, Newport Beach OWNER: Lido Marina Village, Newport Beach The public hearing was opened in connection with this item, and Mr. George Riscich, owner of George's Camelot Restaurant, appeared before the Planning Commission wherein he concurred with the findings and conditions in Exhibit "A ". In response to Commissioner Pers6n's reference to correspondence that has been sent by the Code Enforcement Office with regard to problems that have occurred in the outdoor dining area, Mr. Riscich explained that he was not aware that problems occurred until he was notified by staff, and he said that no similar incidents would occur in the future. Commissioner Pers6n referred to Condition No. 11 stating that the Planning Commission may add or modify conditions, or the use permit could be revoked if the restaurant does not abide by the conditions to the use permit. There being no others desiring to appear and be heard, the public hearing was closed at this time. -17- COMMISSIONERS February 8, 1990 MINUTES d I O c '\ 0 \ CITY OF NEWPORT BEACH ROLL CALL INDEX Motion * Motion was made and voted on to approve Use Permit No. 1905 Ayes * * * * * (Amended) subject to the findings and conditions in Exhibit W. Absent * MOTION CARRIED. Fes. 1. That the proposed development is consistent with the General Plan and the Local Coastal Program, Land Use Plan, and is compatible with surrounding land uses. 2. The project will not have any significant environmental impact. 3. That adequate parldng exists to serve the subject. restaurant. 4. That the design of the project or proposed improvements will not conflict with any easements acquired by the public at large or access through or use of property within the proposed development. 5. It has been demonstrated that the peak hour traffic to be generated by the proposed restaurant will not exceed that generated by the existing uses in the development, as determined in accordance with City Council Policy S -1. 6. The projections of traffic to be generated utilize standard traffic generation rates generally applied to a use of the type proposed, per City Council Policy S -1. 7. The structure on the site was constructed prior to October 25, 1988, consistent with the policies and ordinances in effect at the time of construction. 8. The restaurant and other building tenants will be restricted to the uses and operational characteristics upon which the traffic equivalency was based. Relevant operational characteristics include, but are not limited to, hours of operation of on -site businesses, provision of valet parking, off -site parking, and net public area of restaurants. i -18- COMMISSIONERS February 8, 1990 MINUTES d �0��� A CITY OF NEWPORT BEACH ROLL CALL INDEX 9. The proposed restaurant use and physical improvements are such that the approved project will not readily lend itself to conversion to a higher traffic generating use. 10. That the Police Department has indicated that they have no objections to the proposed restaurant expansion. 11. The approval of Use Permit No. 1905 (Amended) under the circumstances of this case will not be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood, or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Conditions: 1. That the subject project shall be in substantial confor- mance with the approved site plan and floor plan, except as noted below. 2. That all previous applicable conditions of approval of Use Permit No. 1905 and 1905 (Amended), as approved by the Planning Commission on April 19,1979 and on September 24, 1981, respectively, shall be fulfilled. 3. That a washout area be provided in such a way as to allow direct drainage into the sewer system and not into the Bay or storm drains, unless otherwise approved by the Building Department. 4. That grease interceptors shall be installed on all fixtures in the restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of the Uniform Plumbing Code, unless otherwise approved by the Building Department. 5. That all restaurant employees shall park their vehicles in the Lido Marina Village Parking Structure or in the new parking lot at 3636 Newport Boulevard. • -19- COMMISSIONERS MINUTES ,� � February 8, 1990 o �� a CITY OF NEWPORT BEACH ROLL CALL INDEX 6. That the design of the new parking lot shall be subject to further review and approval by the City Traffic Engineer. 7. The applicant shall make all required alterations to that portion of the building used for restaurant purposes which may be determined to be necessary by the Building and Fire Departments. The applicant shall obtain a building permit for all such alterations. 8. That prior to the issuance of building permits for the proposed restaurant expansion, the existing commercial building at 3636 Newport Boulevard shall be removed and the property improved and striped for off - street parking in accordance with the approved parking plan. 9. That after the removal of the existing commercial building at 3636 Newport Boulevard and prior to the issuance of building permits for the proposed restaurant expansion, the property owner shall dedicate to the City of Newport Beach, the additional right -of -way along the Newport Boulevard frontage (approximately 70 square feet), necessary to allow the construction of a 12 foot wide sidewalk along the frontage of the property. 10. That the applicant shall obtain the approval of the Coastal Commission prior to the issuance of any building permits or the use of the expanded portion of the restaurant. 11. That the Planning Commission may add to or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 12. That this Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. -200- - COMMISSIONERS February S, 1990 MINUTES o�� A �' ' � CITY OF NEWPORT BEACH ROLL CALL INDEX Planning Commission Review No 10 LAmendedl(Discussion) Item No.5 PCR10 (A) Request to amend a previously approved Planning Commission Review which reviewed the off - street parking proposed in conjunction with the establishment of a yacht club on property Approved in the "Recreational and Marine Commercial" area of the Mariner's Mile Specific Plan. The proposed amendment involves a request to expand the yacht club facility by converting a portion of the existing third floor office area into an event room with related storage, and to review the revised parking figures relative to the proposed conversion. LOCATION: A portion of Lot 170, Block 2, Irvine's Subdivision, located at 3333 West Coast, Highway, on the southerly side of West Coast Highway, between Newport Boulevard and Riverside Avenue, in Mariner's Mile. • ZONE: SP -5 APPLICANT: Haseko, Inc., c/o Ficker and Ruffing Architects, Newport Beach OWNER: County of Orange Mr. Bill Ficker, architect, appeared before the Planning Commission wherein he concurred with the findings and conditions in Exhibit "A ". Commissioner PersSn indicated his support of the building's improvements during the remodel of the project. Motion * Motion was made and voted on to approve Planning Commission Ayes * * * * Review No. 10 as amended, subject to the findings and Absent * conditions in Exhibit W. MOTION CARRIED. Findings: 1. That the existing and proposed yacht club operation is consistent with the Land Use Element of the General -21- COMMISSIONERS MINUTES "6.6 � „, February 8, 1990 ROLL CALL CITY OF NEWPORT BEACH Plan, the Local Coastal Program Land Use Plan, the Mariner's Mile Specific Plan and is compatible with surrounding land uses. 2. That as conditioned, adequate off -street parking and related vehicular circulation are being provided for the interim yacht club operation, including the third floor Event Room, inasmuch as the proposed restaurant and offices will not be in operation during the interim period. 3. That the proposed expansion of the yacht club facility represents a decrease in the daytime development intensity inasmuch as said use has replaced existing daytime office space. Conditions: • 1. That all previous applicable conditions of approval of Variance No. 1148 and Planning Commission Review No. 10 as approved by the Planning Commission on August 24, 1989 shall be fulfilled. 2. That the establishment of the proposed Event Room shall be in substantial conformance with the approved floor plan for the third floor, except as noted below. 0 3. That this approval shall be subject to further review by the Planning Commission prior to reopening the restaurant facility on the property so as to. determine the adequacy of available on -site parking. Should the Planning Commission determine that the on -site parking is inadequate to meet the parking demand for the various uses on the site, the weekday use of the proposed Event Room shall be discontinued. -22- INDEX COMMISSIONERS February 8, 1990 MINUTES 0 �o '� �� A CITY OF NEWPORT BEACH ROLL CALL 1 11 Jill I INDEX Request to eal the decision of the City Traffic En ' eer a <l � � Discussion Item No.l r�arding the minimum driveway width on prop &rly located at 3430 -3438 Irvine Avenue, James Hewicker, Planning Director, stated that the City Traffic Engineer has requested that this item be continued to the February 22, 1990, Planning Commission meeting. Motion Motion was made and voted on to continue the appeal of the Ayes decision of the City Traffic Engineer regarding property located Absent * at 3430 -3438 Irvine Avenue to the February 22, 1990, Planning Commission meeting. MOTION CARRIED. Use Permit No. 1421 (Amended) D =2 . Request to review a revised site plan for the previously approved UP1421A day care facility at Hoag Memorial Presbyterian Hospital. Said review is for the purpose of determining whether the revised site plan is in substantial conformance with the previously approved site plan. Mr. Peter Foulke, Senior Vice President, appeared before the Planning Commission on behalf of Hoag Hospital. Commissioner Pers6n stated that based on the revised site plan being in substantial conformance with the previously approved Motion * site motion was made and voted on to approve Use Permit Ayes * * * * plan, No. 1421 (Amended). MOTION CARRIED. Absent * s s s The Planning Commission recessed at 8:50 p.m. and reconvened at 9:00 p.m. : s : • -23- COMMISSIONERS MINUTES February 8, 1990 0 �o CITY OF NEWPORT BEACH ROLL CALL INDEX Discussion General Plan Amendment No. 90 -1 Item No.3 GPA 90 -1 Request to initiate amendments to the General Plan Land Use, Circulation, and Recreation and Open Space Elements, and the Local Coastal Program Land Use Plan. Commissioner Pers6n and James Hewicker, Planning Director, reviewed the required procedures to initiate the amendments to the General Plan. A. Domingo Drive Multi - Family Residential Density Change: Domingo Dr. A request of William F. Webster to amend the Land Use Initiated Element for the Multi - Family Residential area on Domingo Drive from a density standard of 3,101 square feet per dwelling. unit to 2,178 square feet per dwelling unit. Motion Motion was made and voted on to initiate. MOTION Ayes t * CARRIED. B. City owned property at 4210 River Avenue: A request of 4210 River Jack and Mischa Alward to amend the Land Use and Recreation Not Initiat and Environmental Open Space Elements of the General Plan and the L.CP Land Use Plan to change the designation on the property at 4210 River Avenue from Two - Family Residential to Recreational and Environmental Open Space. Mr. Jack Alward, 4208 River Avenue, appeared before the Planning Commission, adjacent to People's Park. He pointed out that on the basis the voters elected not to sell the property it would not be possible to develop the site. In response to questions posed by Commissioner Pers6n, Mr. Hewicker explained that Unclassified Zoning is considered a Zoning District. Mr. Hewicker explained that the property is zoned R -2, and the fact that the voters elected not to sell the property does not preclude the City from developing the site. Mr. Hewicker further replied that the Parks, Beaches, and Recreation Department submitted a letter dated February 12, 1990, with regard to the subject property wherein the PB &R • Commission has made a recommendation to City Council that -24- COMMISSIONERS February 8, 1990 �O ��� A ' CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX the R -2 zoning be retained and that it was determined that the subject property is not needed as a park. He stated that the PB &R Commission indicated that alternative uses to recreation is beyond the scope of their responsibilities. Motion Motion was made and voted on to not initiate, based on the Ayes recommendations of the Parks, Beaches and Recreation No * Commission. MOTION CARRIED. Absent r s e Dr. Jan VanderSloot, 2221 - 16th Street, appeared before the Planning Commission to provide testimony regarding the following Items C, D, E, and F. He explained that the purpose. to initiate the General Plan Amendment is that the City has a policy that wetlands within the City should be preserved and protected. • C. Designation of area adjacent to Avon Street as a Wetland: Avon St. A request of Jan D. Vandersloot, MD to amend the General initiated Plan Land Use and Recreation and Open Space Elements and the 1.CP Land Use Plan to designate the area adjacent to Avon Street as an environmentally sensitive habitat area limited to open space use. Dr. VanderSloot explained that the subject wetland is a spring under hydraulic pressure that is coming through from the side of the road and the crystal clear water is now flowing from three to five gallons a minute at the westerly end of the creek, or 7,000 gallons a day. He said that the water has been used by the Newport Harbor High School Science Department for 35 years for the collection of specimens, insects, and algae. Dr. VanderSloot submitted a petition with 1,400 signatures collected two years ago so as to preserve the Avon Street wetlands and to abandon the previously proposed parking lot project. D. Designation of area at MacArthur Boulevard and Jamboree MacArthur Road as a Wetland: A request of Jan D. Vandersloot, MD to Jamboree • amend the General Plan Land Use and Recreation and Open Not initiat -25- COMMISSIONERS MINUTES ,� o February 8, 1990 NNok\ '� A C ITY OF NEWPORT BEACH ROLL CALL INDEX Space Elements and the LCP Land Use Plan to designate the area at MacArthur Boulevard and Jamboree Road as an environmentally sensitive habitat area limited to open space use. Dr. VanderSloot stated that the subject wetland has acquired regional significance inasmuch as the Fish and Game Department informed him that attempts will be made to preserve the wetland. He indicated that the site is designated for a 50,000 square foot office building; however, he said the site should be preserved as a wetland. Dr. VanderSloot referred to a statement from the Environmental Protection Agency indicating an intent to initiate a National Wetlands Policy which will subsequently demonstrate efforts at the local level. E. Designation of area at West Coast Highway and Superior west coast Avenue as a Wetland: A request of Jan D. Vandersloot, MD to amend the General Plan Land Use and Recreation and Open Highway/ superior Space Elements and the LCP Land Use Plan to designate the Not initiat area at West Coast Highway and Superior Avenue as an environmentally sensitive habitat area limited to open space use. Dr. VanderSloot stated that the subject wetland is primarily fresh water that has local significance. He submitted a petition containing 110 signatures primarily of residents from the Villa Balboa and Newport Crest area requesting that the City designate the site as recreational and environmental open space. He said that the site is indirectly connected with the Santa Ana River inasmuch as there has been sighting of small wild animals. Dr. VanderSloot explained that Hoag Hospital is not being asked to curtail their building rights; however, he suggested that Hoag Hospital develop an alternative plan whereby they would preserve and incorporate the wetlands into open space, and to construct the buildings away from the bluff so as not to destroy the wetlands. Dr. VanderSloot commented that Hoag Hospital would destroy the wetlands by putting on a 10 foot fill. • -26- COMMISSIONERS MINUTES February 8, 1990 0 A ��' '' \ CITY OF NEWPORT BEACH ROLL CALL INDEX F. Designation of area adjacent to Bonita Creek as a Wetland: Bonita A request of Jan D. Vandersloot, MD to amend the General Creek Plan Land Use and Recreation and Open Space Elements and Not initiat the LCP Land Use Plan to designate the area adjacent to Bonita Creek as an environmentally sensitive habitat area limited to open space use. Dr. VanderSloot stated that the subject wetland feeds into the San Diego Creek near the Upper Bay. He explained that the Fish and Game Department requested that the wetland be maintained as a wildlife corridor; however, he said damage has occurred because of the development from Bonita Creek Park. Dr. VanderSloot concluded that the City should initiate a policy to protect the local wetlands in addition to the regional wetlands. • In response to a question posed by Commissioner Pers6n, Robert Lenard, Advance Planning Manager, explained the policy that exists under the General Plan, the Local Coastal Program and Environmental Review Procedures. He said that if a project is proposed in an area where a wetland exists, that an Environmental Analysis is conducted, and concerned resource agencies become involved. Mr. Lenard indicated that when the resource agencies determine that a wetland is not of regional significance, development can be allowed to occur in the wetland areas in exchange for enhancing another wetland resource in the immediate area or a site that is owned by a State or Federal Agency. Commissioner Di Sano and Mr. Lenard discussed the ratio of areas that are being degraded to upgraded. Commissioner Merrill requested the following background information regarding the foregoing wetlands. Don Webb, City Engineer, stated that the wetland located at Jamboree Road and MacArthur Boulevard site (D) was created by the State and the City. He explained that a storm drain was installed at Bristol Street and MacArthur Boulevard by the City -27- COMMISSIONERS ., 6 I- _ , _ _ February 8, 1990 ROLL CALL CITY OF NEWPORT BEACH when the extension of Jamboree Road was constructed so as to convey water from Newport Place and Koll Center into the subject area, and subsequently, the State installed a storm drain during construction at MacArthur Boulevard and Bristol Street. Mr. Webb described how the water consequently collected in the wetland area. Mr. Webb stated that the West Coast Highway and Superior Avenue wetland was created when Villa Balboa was constructed, and a drainage system was installed. Mr. Webb stated that the Bonita Creek wetland was created from the dredging of the Upper Newport Bay. Mr. Webb indicated that a portion of the Bonita Creek wetland area may. be impacted by the San Joaquin Hills Transportation Corridor and the interested agencies will ultimately make recommendations with respect to the wetland areas. Mr. Webb • described how the wetland area has expanded due to the recent development in the area. In response to a question posed by Commissioner Merrill with regard to the water that is contained in the wetland on Avon Street, Mr. Webb replied that Dr. VanderSloot has tested the water in the wetland, and the water is coming out of the slope from the ground water table at the roadway. Commissioner Pers6n stated, and Mr. Lenard concurred, that Bonita Creek is partially owned by Cal Trans and The Irvine Company, the Jamboree Road and MacArthur Boulevard property is owned by The Irvine Company, the West Coast Highway and Superior Avenue property is owned by Hoag Hospital, and Avon Street is public property. Mr. Lenard explained that there is one subdivided lot on Avon Street that is adjacent to the wetland area, and the only possible vehicular access would be from Avon Street through the wetland. Ms. Allison Lenton, 2940 Cliff Drive, appeared before the Planning Commission representing students at Newport Harbor High School. Ms. Lenton requested that Avon Street be designated as an environmental sensitive area and to limit future • use of the site to open space. Ms. Lenton said that the area is -28- MINUTES INDEX COMMISSIONERS MINUTES _.% _ _ _ _ . _ _ February 8, 1990 CITY OF NEWPORT BEACH ROLL CALL 111 fill I - -- I INDEX _ utilized by the Biology Department for study, and she submitted a petition with 220 signatures from students, teachers and neighbors. Mr. Tracy Riddle, property owner of a subdivided lot on Avon Street, appeared before the Planning Commission. Mr. Riddle indicated that he is currently designing a structure for the site on Avon Street adjacent to the wetland area, and he stated that he met with residents in the area regarding, their concerns. Mr. Riddle requested that the amendment not be initiated inasmuch as the wetland area could require a buffer zone up to 100 feet that would include his property. Mr. Dick Nichols, 519 Iris Street, appeared before the Planning Commission to address the wetlands as asset properties. Mr. Nichols suggested that Avon Street wetland be created as a creek bed with the a park atmosphere, and he said the wetland is located at MacArthur Boulevard and Jamboree Road is a useful asset to the area. He suggested offset credits for The Irvine Company on buildings that are proposed on the drainage site. • Mr. Peter Foulke, Senior Vice President of Hoag Hospital, appeared before the Planning Commission. Mr. Foulke explained that the wetland located at West Coast Highway and Superior Avenue consists of the Master Plan at Hoag Hospital and he suggested that the wetland be addressed during the Master Plan process. Commissioner Person asked if Hoag contemplated that the City would require off -site mitigation of the wetland in the Master Plan, and Mr. Foulke replied affirmatively. Ms. Pat Hollander, 213 Via Dijon, appeared before the Planning Commission in support of the wetland proposals inasmuch as the Land Use Element of the General Plan considers the wetlands as environmentally sensitive areas that shall be preserved and protected, and she explained the national recognition that has recently been given the wetlands. Ms. Louise Greely, 16 Cliff Court, appeared before the Planning Commission in support of the wetlands. -29- COMMISSIONERS February 8, 1990 MINUTES 0 A SON \� � CITY OF NEWPORT BEACH ROLL CALL INDEX Mr. Richard Demmer, 2812 Cliff Drive, appeared before the Planning Commission to support the wetland proposal on Avon Street. Mr. Demmer stated that if the Avon Street wetland is designated an environmentally sensitive area that it would eliminate the site as a rubbage ditch. Mr. Demmer stated that the mitigation issue is minimal because there is little development that is proposed with the exception of the foregoing subdivided lot. He commented that a compromise could be made that would grant Mr. Riddle his project as well as preserving the wetland area. Mr. David Dmohowski, representing The Irvine Company, appeared before the Planning Commission. He objected to the requested initiation of a General Plan Amendment at the. MacArthur Boulevard /Jamboree Road and Bonita Creek sites on the basis that the wetlands should not be modified or designated without further review or evaluation by the state, city, and property owner. Mr. Dmohowski concluded that The Irvine • Company is concerned with the impact of any amendment on their existing entitlement. In response to questions posed by Commissioner Edwards with regard to the Jamboree Road /MacArthur Boulevard wetland, Mr. Dmohowski replied that The Irvine Company has an entitlement to the property and that without the necessary environmental studies that a determination cannot be made to evaluate the extent of the wetlands that would ultimately result in the elimination of a 50,000 square foot office entitlement, and the taking of property rights at said location. Mr. Dmohowski further replied that if the General Plan would be amended that it would prejudice negotiations with the City Council Ad Hoc Committee, and would place the entitlement in a different status. There being no others desiring to appear and be heard, the public hearing was closed at this time. Commissioner PersBn addressed his concern with regard to initiating an amendment to the General Plan on private property; however, he considered the pubhes interest with the wetland located at Avon Street. • -30- COMMISSIONERS February 8, 1990 MINUTES A '\\4\\ CITY OF NEWPORT BEACH ROLL CALL INDEX Motion Motion was made to initiate (C) Designation of area adjacent to Ayes * * * Avon Street as a Wetland. Absent In response to questions posed by Commissioner Glover with regard to the wetland at Avon Street, Mr. Webb explained that vegetation grows in the drainage ditch and there have been mosquito complaints; that Mr. Riddle's property does not consist of a deep parcel and if there would be a 100 foot wide buffer zone adjacent to the wetlands there may not be enough property to develop; that an environmental document or evaluation would address the wetlands; and there are no guidelines for a buffer zone. Commissioner Di Sano supported the motion on the basis that the wetlands are in a public right -of -way. Chairman Pomeroy supported the motion on the basis that language would be included in the General Plan Amendment so • as to preserve the ability for Mr. Riddle to develop his property. Commissioner Pers6n requested that the motion be amended to state that in the initiation request that the City Council consider Mr. Riddle's right to ingress and egress from his property on Avon Street. Chairman Pomeroy concurred. Motion voted on to initiate the Avon Street wetland. MOTION CARRIED. Commissioner Pers6n did not support the initiation of the wetlands located at (D) MacArthur Boulevard and Jamboree Road, (E) West Coast Highway and Superior Avenue and (F) Bonita Creek on the basis that it is not an appropriate time for the City to change the designation of private property. He said that it would be appropriate that the wetlands be mitigated at such time as the properties are developed. Motion Motion was made to not initiate (D) Designation of area at MacArthur Boulevard and Jamboree Road as a Wetland. Commissioner Edwards concurred with the motion on the basis that the motion is to initiate only. -31- COMMISSIONERS MINUTES February 8, 1990 �p �t CITY OF NEWPORT BEACH ROLL CALL INDEX Chairman Pomeroy indicated that the wetlands were caused by manmade conditions, and it is not under those conditions that the government agencies have addressed. Commissioner Merrill concurred, and he addressed the rights of private property owners and manmade wetlands. Commissioner Di Sano supported the motion, and he addressed the manmade wetlands, private property rights, and the future financial responsibility of the property owners to provide an environmental study of the wetlands. Ayes Motion was voted on to not initiate (D), MacArthur Boulevard No * and Jamboree Road. MOTION CARRIED. Absent Motion Motion was made and voted on not to initiate (E), Designation Ayes * * of area at West Coast Highway and Superior Avenue as a t Wetland. MOTION CARRIED. Commissioner Glover stated that there is a need for Environmental Impact Reports for the wetlands, and she expressed her concern with respect to piecemealing the City. Motion Motion was made and voted on not to initiate (F) Designation Ayes * * of area adjacent to Bonita Creek as a Wetland. MOTION Absent * CARRIED. sss G. Pacific Telephone Site: A request of The Irvine Company Pacific to change the Land Use Element of the General Plan Telephone, designation for the Pacific Telephone site (Camelback Street and Initiated Bison Avenue) from Retail and Service Commercial to allow an alternate use of Administrative, Professional and Financial Commercial. Motion * Motion was made and voted on to initiate. MOTION Ayes CARRIED. Absent sss -32- COMMISSIONERS February 8, 1990 MINUTES CITY OF NEWPORT BEACH 1 ROLL CALL 1 1 I I i) l I I INDEX Motion Ayes No Absent Motion Ot Motion Ayes Absent • H. Five Crowns Restaurant: A request of the Five Crowns Five Crowns Restaurant to amend the General Plan Land Use Element and Restaurant the LCP Land Use Plan for an adjacent parcel from Single in Family Detached to Retail and Service Commercial. Motion was made and voted on to initiate. MOTION CARRIED. ,r s a s I. Air Quality Element: A proposal by staff to prepare a General Plan Air Quality Element as required by the Air Quality Management Plan (AQMP) prepared by the South Coast Air Quality Management District and recently approved by the State Air Resources Board (ARB). Motion was made and voted on to initiate. MOTION CARRIED. Motion was made and voted on to set the subject item for public hearing on March 8, 1990. MOTION CARRIED. : : s ADJOURNMENT: 9:55 p.m. JAN DEBAY, SECRETARY CITY OF NEWPORT BEACH PLANNING COMMISSION -33- Quality F1 R -2 Distri Standards PH set for