HomeMy WebLinkAbout03/05/1977COMMISSIONERS
y my s `'�.r City of Newport Beach
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Regular Planning Commission Meeting
• t,�p < Place: City Council Chambers
Time: 7:00 P.M.
Date: March 3, 1977
ROLL CALL
Present
X
X
X
X
X
X
Absent
X
EX- OFFICIO MEMBERS
James D. Hewicker, Assistant Director - Planninc
Hugh Coffin, Assistant City Attorney
Benjamin B. Nolan, City Engineer
STAFF MEMBERS
Tim Cowell, Advance Planning Administrator
William R. Foley, Enviornmental Coordinator
Fred Talarico, Senior Planner
Shirley Harbeck, Secretary
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Presentation of an Environmental Impact Report
and consideration of Specific Area Plan No. 5
for Mariners' Mile.
Initiated by: The City of Newport Beach
Senior Planner Talarico reviewed the staff repot
and possible revisions to the Mariners' Mile
Specific Area Plan. He also reviewed maps
indicating the loss of private property as a
result of the two plans.
Planning Commission discussed the experience.of
other cities with respect to one -way couplets
and their effect on businesses; cost assignment
comparison of the two alternatives; clarified tl
statistical analysis of existing setbacks; revii
ed the advantages and disadvantages of the cir-
culation system on each of the alternative plan!
and questioned the cost of a pedestrian overpass
Planning Commission discussed the items of cony
on an individual basis, the first being that of
setbacks.
Commissioner Agee felt that retention of the si
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plan review provisions would allow more flexibi
ity for the developer and that it would be
difficult to establish criteria because of the
different sized lots involved.
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Item #1
AMENDMENT
NU. 458
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COMMISSIONERS
i4oy
City of Newport Beach
March 3, 1977
MOLL CALL
Commissioner Seely commented on the initial
criticism of the property owners relative to sit
plan review. However, he felt that the concept
of site plan review offered a great degree of
flexibility and that the proposed standards were
directed to the mutual benefit of both the City
and the property owners. Therefore, he supporte
the concept of site plan review.
Commissioner Frederickson commented in favor of
maximum flexibility, however, he felt that some
specific guidelines were needed as a starting
point for the beginning of the planning stage.
Commissioner Heather suggested the possibility
of pre -plan review at the study session level.
Commissioner Balalis advised that this matter wa
being considered at the request of the public
and felt they should be given the opportunity tc
reply to the suggested changes and recommendatic
Although the public hearing was closed at the
last hearing, Planning Commission invited
comments from anyone who desired to be heard.
D. T. Daniels, with ArdellInvestment Company,
2077 West Coast Highway, advised that the most
acceptable answer to the problem of setbacks was
the site plan review process.
Vin Jorgenson, 1533 Antigua Way, commented on
the one -way couplet and pointed out that it was
the feeling of the Transportation Committee of
the Newport- Harbor Chamber of Commerce that the
study concerning the effects on businesses and
the residential community was not complete. He
also commented on the feasibility of moving the
post office; synchronization of the signals at
Tustin and Riverside;. making the property pro-
posed for a City parking lot immediately avail-
able for parking; and eliminate parking on the
north side of Coast Highway. Mr. Jorgenson
answered questions of the Commission and commeni
ed on the cost of parking structures and the nee
for additional parking in the area.
Brion Jeanette, 453 Santa Ana, commented on the
desirability of site plan review and the
possible need for more study and planning for
the area.
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COMMISSIONERS
City Of Newport Beach MINUTES
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MOLL CALL
John Jakosky, 1718 Terrapin Way, commented on
setbacks from the bulkhead for public use and
the possibility of increased vandalism; suggeste
that the density be tied in with the parking
requirements and that parking be met on -site for
larger parcels and that the City parking lot
provide the required parking for the smaller
parcels; and commented on the economics of mari n
oriented businesses in the area and the rent
which would be required based on present taxes
and current building costs. He favored Alter-
native Plan A and urged the Commission to give
careful consideration to the incentives, site
plan and couplet before any decision was made.
Bonnie Jeanette, 453 Santa Ana Avenue, commenter
on the City's position to make a determination
as to the desired uses before a decision can be
made relative to standards and circulation.
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Ed Riddle, 227 Ocean View, commented on the
congestion created by the post office and
questioned the responsibility of the cost of
the one -way couplet. Staff advised of the
recommendation that the City be responsible for
the right -of -way acquisition and construction
of the travel lanes.
Alice Minney, 601 Cliff Drive, owner of propert,
at 2601 West Coast Highway, commented on access
to the bay across private property.
Commissioner Agee commented that the Planning
Commission did not have to make a decision this
Motion
X
evening and, therefore, made a motion that the
matter be referred back to staff for the follow
ing plans, studies, or information:
1. To eliminate the one -way couplet.
2. Develop a plan for a parking structure and
method of financing with the City taking th,
initiative, as well as develop an equitable
method whereby merchants who would benefit
would participate in some way. That the Ci
develop an interim plan for use of the park
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ing lot prior to a permanent parking struct
3. Develop a plan which would provide a pedes-
trian and bicycle overpass and that substan
tially more green time be given to Coast
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COMMISSIONERS
City of Newport Beach
March 3, 1977
ROLL CALL
Highway in order to clear up some of the
problems and in effect provide services
similar to that of the one -way couplet but
at considerable less expense.
4. Develop a plan that included site plan revie
with general objectives which would give
developers an idea of some of the criteria,
including some alternatives to the require-
ment of providing access to the water on eac
individual parcel, such as possibly the
setting aside of a few areas which would
give sufficient public access.
5. Forget the intent to preserve marine oriente
businesses because it is unrealistic in view
of the economics and highway taxes in the
area.
6. Built incentives into the plan to allow for
intensity of development to go as high as 1.
7. Study the possible relocation of the post
office because of the congestion in the area
with more attention being given to the effec
of side traffic through the heights.
Commissioner Frederickson commented on.the defir
tion of marine oriented businesses and preserva-
tion of the opportunity for public access to the
water. He felt that the suggestion of access
points shou.ld be considered and was hopeful that
the concept of marine oriented businesses was nc
lost.
Commissioner Hummel commented in support of the
motion and the need to give up on the concept of
designating Coast Highway as a through arterial
route.
Commissioner Seely commented on the merits of
continuing this matter, however, he felt that
it was time to make some decision, that flexi-
bilities were built into the plan, and that
questions would always be present no matter how
many studies were made or how long a continuance
was granted. He advised of his support in
connection with the concept of site plan review;
the one -way couplet; the concept of transfer of
development rights; and felt that the parking ar
circulation were two specific problems which mu:
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COMMISSIONERS
9QF 9( �C }�F ti9 tiG EAR
City of Newport Beach
March 3. 1977
MOLL CALL
be handled separately.
Commissioner Balalis commented on the responsi-
bility of the City relative to traffic as well a
the need to make a decision on the issues at ban
He felt that action should be taken on this matt
and pointed out that no plan of this nature was
perfect and could always be amended in the futur
Commissioner Heather felt that sufficient planni
and study had gone into the specific area plan
and that some decision should be made on the
various issues. She concurred with the one -way
couplet on a long range basis but felt that the
plan should be modified to better meet the need!
of the business community. She also felt that
some plan of acquisition should be set up and
if found to be unworkable, the plan could be
revised at a later date.
,Ds
X
X
X
Planning Commission discussed continuing the
Noes
X
X
X
matter for further study, following which the
Absent
X
motion was voted on and failed.
Motion
X
Motion was made that Planning Commission adopt
Resolution No. 980, recommending to the City
Council that the Environmental Impact Report foi
Mariners' Mile Specific Area Plan be certified
as complete; that the Mariners' Mile Specific
Area Plan be adopted with Alternative B; that tl
intensity of development be limited to .5 times
the buildable area, and include the provision fi
transfer of development intensity; and that the
Specific Plan District for the Mariners' Mile
area designated as Amendment No. 458 be adopted
by ordinance.
Amendments to the motion were made as follows:
Motion
X
An amendment that Alternative A be adopted as
Ayes
X
X
X
X
part of the Mariners' Mile Specific Area Plan.
Noes
X
X
Motion carried.
Absent
X
M tion
X
An amendment that a plan be developed as soon a
S
X
X
X
X
X
X
possible for the utilization of the City -owned
sent
X
lot for public parking and that studies and pla
be developed for a parking structure on the
property in the future. Motion carried.
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COMMISSIONERS
SOy
City of Newport Beach
March 3, 1977
POLL CALL
Motion
X
An amendment that a plan be developed to provide
Ayes
X
X
X
X
X
X
an alternate means for pedestrians and bicycles
Absent
X
to cross the highway, specifically through some
form of overpass. Motion carried.
Motion
X
An amendment that a traffic study of the Newport
Ayes
X
X
X
X
X
X
Heights /Cliffhaven area be developed . to de_termi_n
Absent
X
the effect of bleed -off traffic into the resider
tial neighborhood coupled with a study of the
traffic generation of the post office and its
possible relocation. The purpose of this study
is to develop alternatives which would minimize
traffic into the residential areas. Motion carr
Motion
X
An amendment to allow incentives to increase
intensity up to a maximum of 1.0 times the buil(
able area when it was shown that benefits accru(
to the general public, standards to be develope(
Motion
X
The above amendment was amended to limit the
Ayes
X
X
X
maximum intensity to .75 times the buildable ar(
Noes
X
X
X
Motion failed.
Absent
X
Ayes
X
X
X
The original amendment was then voted on and
Noes
X
X
X
failed.
Absent
X
Motion
X
An amendment to limit development to a maximum
Ayes
X
X
X
of .75 times the buildable area as a result of
Noes
X
X
X
transfer of development intensity. Motion fail(
Absent
X
Motion
X
An amendment to limit development to a maximum
Ayes
X
X
X
X
X
X
of 1.0 times the buildable area as a result of
Absent
X
transfer of development intensity. Motion
carried.
Ayes
X
X
X
X
X
X
The original motion as amended was then voted of
Absent
X
and carried.
77 -1 -C: A proposed amendment to the Circulatioi
Element to change the designation of Pacific
Coast Highway in the Mariners' Mile area from a
"Major Road - Six Lanes Divided" to a "One -Way
Couplet" with three travel lanes in each direc-
tion.
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Item #2
GENE
PL N
AMENDMENT
77 -1 -C
DENIED
COMMISSIONERS
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City of Newport Beach
March 3, 1977
ROLL CALL
Motion
X
Motion was made that Planning Commission recomme
Ayes
X
X
X
X
X
to the City Council that General Plan Amendment
Noes
X
77 -1 -C not be approved.
Absent
X
Motion
X
Motion was made that Planning Commission accept
Ayes
X
X
X
X
X
X
the Negative Declaration in connection with
Absent
X
General Plan Amendment 77 -1 and adopt Resolutior
No. 981, recommending to the City Council the•
adoption of the following:
77 -1 -A: A proposed amendment to the Land Use ar
Residential Growth Elements to change the desigr
tion of five lots located at 207 -215 19th Street
on the Balboa Peninsula from "Two- Family Resider
tial" to "Multi- Family Residential."
77 -1 -B: A proposed amendment to the Circulatior
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Element to delete the "Secondary Road- Four Lan(
Undivided designation for that portion of Back -
bay Drive between San Joaquin Hills Road and th(
intersection of Backbay Drive and Jamboree Road
just north of Pacific Coast Highway.
77 -1 -D: A proposed amendment to the Land Use
Element expanding the boundaries of the Corona
del Mar Specific Area Plan area to include
residential areas north and south of Coast
Highway.
77 -1 -E: A proposed amendment to the Residentia'
Growth Element to revise the definition of
"Buildable Acreage" by adding wording to the
effect that any area devoted to streets, open
space, or recreation areas shall not be include,
in calculating Buildable Acreage.
The following portions of General Plan Amendmen
77 -1 were not recommended for adoption:
77 -1 -C: A proposed amendment to the Circulatio
Element to change the designation of Pacific
Coast Highway in the Mariners' Mile area from a
"Major Road - Six Lanes Divided" to a "One -Way
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couplet" with three travel lanes in each direc-
tion.
77 -1 -F: A proposed amendment to the Land Use
and Residential Growth Elements to change the
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9 A 0 S S S city
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of Newport Beach
3. 1977
ROLL CALL
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Item #4
USE PERMIT
!r
N .1� 819 —
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APPROVED
designation of four lots at the southeast corner
TIOLY
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of Dahlia and Fifth Avenues in Corona del Mar fr
"Two - Family Residential" to "Retail and Service
Commercial" and "Administrative, Professional,
and Financial Commercial."
Planning Commission recessed at 9:35 P.M. and
reconvened at 9:50 P.M.
Environmental Analysis of the Newport Beach
General Plan. Referred to Planning Commission b
the City Council for review and comment.
Environmental Coordinator Foley advised that the
Citizen's Environmental Quality Control Advisory
Committee needed more time to study this documer
because of its size and importance and therefore
the matter would be reviewed and recommendations
made at their April 6th meeting.
Motion
X
Motion was made that this matter be continued tc
Ayes
X
X
X
X
X
X
the meeting of April 21, 1977, pending receipt
Absent
X
of recommendations from the Citizens Environment
Quality Control Advisory Committee,and that staff
be requested to provide the Planning Commission
with a response to the questions posed by Counci
man Ryckoff in his memo dated February 14, 1977.
Request to permit the construction of a.drive -uF
teller facility in conjunction with the Gibralte
Savings and Loan complex in Mariners' Mile Squai
The proposed facility will be lcoated in the
approved Mariners' Mile Square offsite parking
lot. Further request to permit a parking space
modification for a portion of the required off -
site parking spaces so as to allow compact
spaces and parking spaces in the reservoir lane
to the rear of the proposed auto - teller unit.
Location: Parcel 1 of Parcel Map 73 -23
(Resubdivision No. 487) (i.e.
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Item #3
GENERAL
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CONT.
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Item #4
USE PERMIT
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N .1� 819 —
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APPROVED
CONDI-
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COMMISSIONERS
City of Newport Beach l MINUTES
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ROLL CALL
Mariners' Mile Square building si
and Parcel 2 of Parcel Map 73 -23
(Resubdivision No. 487) (i.e. Off -
site parking lot), located at 260(
2740 West Coast Highway, on the
northerly side of West Coast High w
westerly of Tustin Avenue on Mari ne
ay
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COMMISSIONERS
SO,y
City of Newport Beach
March 3, 1977
ROLL CALL
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Avon Street. However, the applicant has
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agreed to revise the proposed parking layout
and traffic circulation to the satisfaction
of the City Traffic Engineer if such a probl
occurs.
6. The use is similar to recent drive -up teller
units that have been approved by the Plannir
Commission throughout the City.
7. That the establishment, maintenance or opera
tion of the use of the property or building
will not, under the circumstances of the
particular case, be detrimental to the heall
.safety, peace, comfort and general welfare c
persons residing or working in the neighbor-
hood of such proposed use or be detrimental
or injurious to property and improvements it
the neighborhood or the general welfare of
the City and further that the proposed modil
cation is consistent with the legislative
intent of Title 20 of this Code.
8. The approval of Use Permit No. 1819 will not
under the circumstances of this case be
detrimental to the health, safety, peace,
morals, comfort and general welfare of persc
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.
and approve Use Permit No. 1819, subject to the
following conditions:
1. That development shall be in substantial
conformance with the approved floor plans
and elevations, and the revised site plan,
except as noted in Condition No. 2.
2. That in the event the number of stacking spi
provided on site should become insufficient
meet the demand of the drive -up teller unit
and in the event that access to the parking
lot,..the sidewalk adjacent to Avon Street, i
Avon Street become blocked with cars waiting
to use the drive -up unit, the applicant sha'
be required to revise the onsite circulatiol
and parking pattern in accordance with a pli
to be approved by the City Traffic Engineer,
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COMMISSIONERS
City of Newport Beach
March 3, 1977
MOLL GALL
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Item #5
Ips
AMENDMENT
NO. 483
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APPROVED
in
to
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3. That the onsite signing shall be in substan-
it
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tial conformance with the approved sign ele
tions, except for the proposed directional
sign adjacent to Avon Street. Said conven-
ience sign shall have a maximum area of 6
square feet per face, and shall not include
the name or logo of the savings and loan use
4. That the alley behind Mariners' Mile Square
be double slurry sealed prior to issuance of
building permit for drive -up teller facility
(This requirement was part of the original
approved site plan, however, the work has
not yet been done.)
5. That any work in the public alley, such as
conduit installation, be performed under thl
terms of an encroachment permit issued by V
Public Works Department.
Request to consider amendments to Districting Mi
Nos. 30, 42, 67 to reclassify the Newport Beach
Golf Course, located north and south of Mesa
Drive and northerly and easterly of Irvine Aveni
from the "U" Unclassified District to the "OS"
Open Space District; and amendments to District
Maps Nos. 48 and 49 to reclassify the Irvine
Coast Country Club and adjacent properties loca
north of Coast Highway and east of Jamboree Roai
from the "U" Unclassified District, "P -C" Plann
Community District and "C-0-H" Commercial Office
District to the "OS" Open Space District; and
amendments to Districting Maps Nos..32, 48, 49,
50 to reclassify various parcels located adjace .
to the entry roads leading into Newport Center
from the "P -C" Planned Community District and t
"C-0-H" Commercial Office District to the "OS"
Open Space District.
Initiated by: The City of Newport Beach
Staff distributed material received from The
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Irvine Company consenting to the open space
zoning on various parcels as well as exhibits
showing the areas to be included in the open
space zoning. It was pointed out that a conven
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Item #5
Ips
AMENDMENT
NO. 483
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APPROVED
in
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COMMISSIONERS
City of Newport Beach MINUTES
$y March 3, 1977
ROLL CALL
to reclassify the parking lot was not included i
the material and staff advised that if the parki
lot was not to be included in the open space zon
ing for the golf course, the property owner shou
be thinking of alternative properties in exchanc
for the parking lot. It was also pointed out th
the parking lot was designated for open space on
the General Plan.
Public hearing was opened in connection with thi
matter.
Bob Vasquez representing The Irvine Company,
appeared before the Commission in connection wit
this matter. He commented on the staff report a
reviewed the material submitted by The Irvine
Company. He commented on the parking lot and
the Company's desire to reevaluate the area and
the frontage along Coast Highway before committi
to the open space. He reviewed previous proposa
which were rejected by the City in connection wi
the trade -off as a result of the encroachment by
the Sea Island project into the golf course. He
also reviewed other potential areas for consider
ation by the City including a site adjacent to
the Baywood apartments proposed for possible
expansion, portions of the bluffs, portions of
Big Canyon, portions of the Newporter North sitE
and archaeological sites located on Irvine land.
Mr. Vasquez advised that from the standpoint of
good planning, it would be best to provide the
open space within the context of a good develop-
ment plan rather than arbitrarily selecting a
site without thought as to what may surround the
area. Therefore, he suggested that the City
accept The Irvine Company's agreement to provide
the open space trade -off at some future point it
time when a development proposal was submitted i
the City for approval, which open space could b(
included as a functional part of the proposal f(
use by the public. He requested further clarif'.
cation as to what the City would accept in conn(
tion with the trade -off and questioned whether '
was comparable land such as size, shape, slopes,
etc. or whether it was comparable number of unit
which could be constructed. In summary, he
requested that the Planning Commission move ahei
on rezoning the other 150 acres to the open spa(
district and that he be given more guidelines a.,
to what would be acceptable for the trade -off.
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COMMISSIONERS
City of Newport Beach
Marrh 3. 1977
DOLL CALL
Commissioner Balalis commented on the trade -off
balancing and advised he would like to see the
City accept 1 acre of land proposed for the
expansion of Baywood and 1.5 acres of land on V
Newporter North site designated for open space
zoning.
Commissioner Frederickson suggested that the tri
off parcel be in one piece, that the location n(
be limited to a specific area, that the shape wi
not important and that the parcel be as level a!
possible.
Commissioner Agee concurred with the suggestion
that the acreage be in several parcels, however
he felt that the important thing was to limit
density.
Commissioner Heather preferred to see the parce
in one piece, preferably on the Newporter North
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site.
There being no others desiring to appear and be
heard, the public hearing was closed.
Motion
X
Motion was made that Planning Commission recomm
Ayes
X
X
X
X
X
to the City Council the approval of Amendment N
Noes
X
483, with the amendment that the 2 -1/4 acres
Absent
X
needed to offset the exchange of land between
the Sea Island Apartment site and the golf tour
be lcoated on either the Newporter North site o
the Baywood Expansion site or portions of both,
the allocation to be determined in the future b
the City, and that the City be provided with a
letter from The Irvine Company consenting to th
.exchange.
Commissioner Frederickson opposed the motion as
he felt the City's options for other locations
would be closed.
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COMMISSIONERS
9C1 y 00 'A 1l� G �F
TC�O YO �np�.L�A4i` C.t
02
City of Newport Beach
March 3, 1977
ROLL CALL
Request to enlarge the existing Le Biarritz Cafe
and change from beer and wine only to full servi
bar. Further request to waive a portion of the
required parking spaces, and to accept an offsit
parking agreement for a portion of the required
parking spaces.
Location: Lot 26, Block 8, Tract 27, locatec
at 414 North Newport Boulevard, or
the northeasterly corner of North
Newport Boulevard and Westminster
Avenue, adjacent to Newport Height
Zone: C -1
Applicants: Yves and Christine Briee and Yvan
Humbert, Newport Beach
Owner: John Vogel, Newport Beach
Staff distributed a letter received from Lars
Lavagnino in favor of the request. Staff also
advised that if the Planning Commission should
desire to waive any portion of the parking requi
ments, a condition of approval should be added i
connection therewith.
Parking in the Board of Realtors lot across the
street was questioned and staff advised that a
private agreement existed between the applicants_
and the Board of Realtors for the use of the loi
Public hearing was opened in connection with thi
matter.
Brion Jeanette, Architect, 504 North Newport
Boulevard, appeared before the Commission on
behalf of the applicants and advised that the
Board of Realtors had issued a letter consentinc
to the use of their parking lot after business
hours. He questioned the justification for
requiring curbs and gutters at the expense of
loss of parking in connection with this relative
small expansion and commented on the applicants'
efforts to secure additional parking.
John Vogel, 541 Catalina Drive, owner of the
property, appeared before the Commission and
commented on the history of the area and the
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INDEX
Item #6
USE PERMIT I
NN ."i053
MENDED
APPROVED
MOT-—
TIONALLY
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COMMISSIONERS
City of Newport Beach MINUTES
March 3, 1977
ROLL CALL
subject property. He felt that special consider
tion should be given to the older neighborhoods
which do not fit into the same pattern as fashic
Island or other shopping centers.
There being no others desiring to appear and be
heard, the public hearing was closed.
Planning Commission discussed the fact that the
proposed improvements already existed; that othl
public improvements had been made.in the vicinil
that this was a redevelopment area with its
related problems; and that the applicant should
be required to provide some means of parking,
either on -site or through on off -site parking
agreement.
Motion
X
Motion was made that Planning Commission make tl
following findings:
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1. That the proposed use is consistent with th,
Land Use Element of the General Plan and is
compatible.with surrounding land uses.
2. The approval of Use Permit No. 1053 (Amende
will not, under the circumstances of this c
be detrimental to the health, safety, peace
morals, comfort and general welfare of pers
residing and working in the neighborhood or
be detrimental or injurious to property or
improvements in the neighborhood or the
general welfare of the City.
3. That the applicant will provide adequate
parking to support the expansion, and an
additional 6 spaces toward the requirement
for the existing restaurant.
and approve Use Permit No. 1053 (Amended) subje
to the following conditions:
1. That development shall be in substantial
conformance with the approved plot plan and
elevations.
2. That a minimum of 15 parking spaces shall b
•
provided across the street on the Board of
Realtors parking lot. Said parking spaces
shall be provided on an informal basis and
if the agreement between the Board of
Page 15.
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on
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INDEX
COMMISSIONERS
R 9% 9t4 ORP ��3 CL
`soy
City of Newport Beach
March 3, 1977
ROLL CALL
Realtors and the applicants should terminate
this use permit shall be referred back to tF
Planning Commission. It shall be the respor
sibility of the applicant to inform the
Planning Commission of any change in the
agreement with the Board of Realtors. The
remaining requirement of 28 parking spaces
for the restaurant use shall be waived.
3. That all mechanical equipment and trash area
shall be screened from adjoining properties
and from adjoining streets.
Motion
X
The motion was amended to require the installati
Ayes
X
X
X
X
of curbs, gutters and pavement thereby adding V
Noes
X
X
following conditions:
Absent
X
4. That all public improvements be constructed
as required by ordinance and the Public Wor4
Department.
5. That curb and gutter, and standard pavement
be constructed along the Old Newport Boulevi
and Westminster Avenue frontages.
6. That no vehicular access be allowed from Oli
Newport Boulevard.
7. That one driveway approach, at a location tl
be approved by the City's Traffic Engineer,
be permitted on the Westminster Avenue
frontage.
8. That the street improvements be shown on
standard improvement plans prepared by a
licensed civil engineer.
Motion
X
The motion was further amended to include the
Ayes
X
X
X
X
X
X
following additional condition:
Absent
X
9. That this approval shall be for a period of
two years, and any extension shall be appro,
ed by the Planning Commission.
Ayes
X
X
X
X
X
X
The original motion as amended was then voted of
Absent
X
and carried.
Page 16.
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MOLL GALL
Motion
es
Went
lTotion
Ayes
Absent
City of Newport Beach
March 3, 1977
MINUTES
amend the Planned Community Development
Newport Place" to permit changes in the
lap and Text, and the acceptance of an
tal Document.
The Planned Community of "Newport
Place," bounded by Birch Street,
MacArthur Boulevard, Jamboree Road
and Bristol Street.
P -C
Bill Langston, Newport Beach
L. S. W. Ltd., Irvine
:ommission continued this matter to the
' March 17, 1977.
> create one parcel of land for commercial
It where two parcels now exist.
Parcel 1 of Parcel Map 67 -21
(Resubdivision No. 473) and Parcel
2 of Parcel Map 81 -43 (Resubdivisior
No. 519) located at 990 and 1000
Bristol Street (North) on the north-
easterly side of Bristol Street
(North) between Spruce Avenue and
Dove Street in "Newport Place."
P -C
Bill Langston, Newport Beach
L. S. W. Ltd., Irvine
Donald E. Stevens, Inc., Costa Mesa
Commission continued this matter to the
f March 17, 1977.
Page 17.
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Item #7
AMENDMENT I
N0. 98—
CONT. TO
MARSH 17
Item #8
RESUB-
DIVISION
W. 541
CONT. TO
WR—CH1 7
..■
Request tc
Plan for '
Land Use P
Environmer
Location:
Zone:
Applicant
Owner:
X
Planning I
X
X
X
X
X
X
meeting o
X
Request t
developmei
Location:
Zone:
Applicant
Owner:
Engineer:
Planning
meeting o
MINUTES
amend the Planned Community Development
Newport Place" to permit changes in the
lap and Text, and the acceptance of an
tal Document.
The Planned Community of "Newport
Place," bounded by Birch Street,
MacArthur Boulevard, Jamboree Road
and Bristol Street.
P -C
Bill Langston, Newport Beach
L. S. W. Ltd., Irvine
:ommission continued this matter to the
' March 17, 1977.
> create one parcel of land for commercial
It where two parcels now exist.
Parcel 1 of Parcel Map 67 -21
(Resubdivision No. 473) and Parcel
2 of Parcel Map 81 -43 (Resubdivisior
No. 519) located at 990 and 1000
Bristol Street (North) on the north-
easterly side of Bristol Street
(North) between Spruce Avenue and
Dove Street in "Newport Place."
P -C
Bill Langston, Newport Beach
L. S. W. Ltd., Irvine
Donald E. Stevens, Inc., Costa Mesa
Commission continued this matter to the
f March 17, 1977.
Page 17.
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Item #7
AMENDMENT I
N0. 98—
CONT. TO
MARSH 17
Item #8
RESUB-
DIVISION
W. 541
CONT. TO
WR—CH1 7
..■
COMMISSIONERS .
City of Newport Beach
goy March 3. 1977
ROLL CALL
Request to establish a health food restaurant
facility within an existing commercial building
in Fashion Island.
Location: A portion of Lot J, Tract No. 161'.
located at No. 63 Fashion Island,
in Fashion Island.
Zone: C -O -H
Applicants: Gerald H. Trautman, Jr. and
Carol Trautman, Villa Park
Owner: The Irvine Company, Newport Beach
Public hearing was opened in connection with th
matter.
Gerald H. Trautman, Jr., 10941 Laconia Drive,
Villa Park, appeared before the Commission and
concurred with the staff report and recommended
conditions.
There being no others desiring to appear and be
heard, the public hearing was closed.
Motion
X
Motion was made that Planning Commission make tl
Ayes
X
X
X
X
X
X
following findings:
Absent
X
1. That the proposed use is consistent with th,
Land Use Element of the General Plan and is
compatible with surrounding land uses.
2. The project will not have any significant
environmental impact.
3. The Police Department has indicated that th,
do not contemplate any problems.
4. Adequate offstreet parking spaces are being
provided in the Fashion Island common parki
lot for the proposed health food restaurant
facility.
5. The approval of Use Permit No. 1820 will no
under the circumstances of this case be
detrimental to the health, safety, peace,
morals, comfort and general welfare ofpersor
Page 18.
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Item #9
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APPROVED
C N—DI --
TIOALLY
0
•
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COMMISSIONERS
7Qln 9( (1O'� 'P� sv sG m�61
City of Newport Beach
March 3, 1977
ROLL CALL
residing and working in the neighborhood or
be detrimental or injurious to property or
improvements in the neighborhood or the
general welfare of the City.
and approve Use Permit No. 1820, subject to the
following conditions:
1. That development shall be in substantial cor
formance with the approved floor plans. On-
sale alcoholic beverages may be permitted it
the restaurant facility at a later date
without the requirement of securing an
amended use permit.
2. That a minimum of one parking space for eacf
40 square feet of "net public area" in the
restaurant facility shall be maintained in
the common parking lot.
.
3. That all mechanical equipment, storage, and
trash areas shall be screened from adjoinin!
commercial uses.
Page 19.
MINUTES
1NOC.X
COMMISSIONERS
City OI Newport Beach MINUTES
S°2 March 3, 1977
ROLL CALL
Request to remodel and enlarge the existing
kitchen, storage and supply areas of the Five
Crowns Restaurant facility in the C -1 District.
The proposed development also includes the
construction of a roofed trash enclosure that
encroaches to the rear property line (where the
Ordinance requires a 5 foot rear yard setback
when the rear of a.0 -1 lot abuts on a Residentia
District).
Location: Lots 1, 2, and 3, Block A of Tract
673, located at 3801 East Coast
Highway on the southeast corner of
East Coast Highway and Poppy Stree
in Corona del Mar.
Zone: C -1 and C -1 -H
Applicant: The Five Crowns Restaurant,
Newport Beach
Owner: Van -Frank Investments, Inc.,
Los Angeles
Staff advised that any motion to approve this
use permit should also include a waiver of what•
ever number of parking spaces the Commission so
desired to waive.
Public hearing was opened in connection with th'
matter.
Arthur Wynne, officer of the Five Crowns Restau-
rant, appeared before the Commission and concur)
with the staff report and recommended condition!
With respect to the problem. of parking in fronl
of the "cottage" which has occured in the past,
he advised that the valets have been instructed
not to use this area in the future.
Commissioner Hummel voiced concern with the wide
of the driveway leading into the garages on the
adjacent property and questioned the possibilit;
of requiring a reduction in the width in order
eliminate access to the side of said garages. I
Wynne advised that the property referred to was
not under their control, however, he would cont+
the parent company to see what could be done.
Page 20.
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9
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City of Newport Beach
March 3, 1977
ROLL CALL
Herbert Citron, President of Valet Parking
Services, Inc., appeared before the Commission
and advised of their instructions to the parking
attendants for the Five Crowns Restaurant in ord
to eliminate parking problems which have existed
in the past.
Roger Morin, 327 Poppy, appeared before the
Commission in favor of the request and advised
that the major concerns of the adjacent resident
which were expressed at past public hearings ha%
been met by Five Crowns and that the proposed
remodeling would be an asset to the neighborhooc
There being no others desiring to appear and be
heard, the public hearing was closed.
Motion
Y
Motion was made that Planning Commission make th
following findings:
1. That the proposed use is consistent with the
Land Use Element of the General Plan and is
compatible with surrounding land uses.
2. The project will-not have any significant
environmental impact.
3. The Police Department has indicated that the
do not contemplate any problems.
4. The existing work, washout, and storage area
are inadequate for the needs of the restaurl
facility. The proposed development will
greatly improve the restaurant operations, .
including the access of delivery and trash
trucks to and from the site.
5. A waiver of a portion of the required off -
street parking spaces in justifiable, since
additional seats or "net public area" are
proposed in the restaurant complex.
6. The existing offstreet parking spaces for tl
restaurant use on a separate lot from the
building site are justifiable for the follol
•
ing reasons:
- a. The subject parking lot is directly
across Poppy Avenue from the restaurant
site.
Page 21.
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COMMISSIONERS
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City of Newport Beach
March 3, 1977
ROLL CALL
b. The existing development does not create
undue traffic hazards in the surrounding
area.
c. The site is owned by the property owner
the restaurant property and will be
maintained as an offstreet parking lot
for the duration of the restaurant use
on the adjoining property.
7. That the establishment, maintenance or opera
tion of the use of the property or building
will not, under the circumstances of the
particular case, be detrimental to the healt
safety, peace, comfort and general welfare c
persons residing or working in the neighbor-
hood of such proposed use or be detrimental
or injurious to property and improvements it
the neighborhood or the general welfare of
the City and further that the proposed modii
cation is consistent with the legislative
intent of Title 20 of this Code.
8. The approval of Use Permit No. 1822 will nol
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 neighbor
hood or be detrimental or injurious to
property and improvements in the neighborho<
or the general welfare of the City.
and approve Use Permit No. 1822, subject to the
following conditions:
1. That development shall be in substantial
conformance with the approved plot plan,
floor plans, and elevations.
2. That all mechanical equipment and trash arei
shall be screened from adjoining properties
and from adjoining streets.
3. That an offsite parking agreement shall be
approved by the City Council, guaranteeing
that a minimum of 87 parking spaces shall b
maintained at the southwesterly corner of
East Coast Highway and Poppy Avenue for the
duration of the restaurant use on the
adjoining property and that the remaining
requirement of 33 spaces be waived.
Page 22.
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City of Newport Beach
March 3, 1977
POLL CALL
4. That valet parking personnel shall be
maintained on the offsite parking lot at all
times during the hours of operation of the
restaurant facility.
5. That a washout area for trash containers
shall be provided in such a manner as to all
direct drainage into the sewer system and no
into the storm drains.
6. That there shall be no increase in the "net
public area" of the restaurant facility in
conjunction with the proposed development.
7. That a parcel map be filed.
8. That all improvements be constructed as
required by Ordinance and the Public Works
Department.
•
9. That no building permits be issued for
structures within the abandoned alley area
until vacation and abandonment proceedings
can be completed for all or a portion of the
public utility easement which was reserved
when the alley was vacated and abandoned.
10. That the portion of the existing driveway
approach not being used be closed up.
11. That the new driveway approach be construct
as shown on the site plan.
12. That all work in the public right -of -way bf
done under an encroachment permit obtained
from the Public Works Department.
13. That the "heaved" sidewalk along East Coast
Highway and Poppy Avenue be replaced.
Motion
X
The Motion was amended to add two conditions;
that the employees be encouraged to park in the
parking lot, and that the valet service in no w
utilize the space in front of the "cottage" for
valet parking.
•
In discussing the amendment, Commissioner Humme
commented on required parking for restaurants ii
general and felt that this restaurant should.
comply with the requirements and provide parkin
Page 23.
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COMMISSIONERS
;O City of Newport Beach
IL
•s 4� �.p mC
March 3, 1977
POLL CALL
for their employees off the street in order to
eliminate parking problems in the adjacent
residential neighborhood.
Commissioner Agee felt that additional parking
requirements were unfair at this point because
the remodeling was to the kitchen and trash are
only and because the restaurant was established
prior to any parking requirements.
Following discussion, the two conditions were
acted upon separately, as follows:
Ayes
X
X
X
X
X
X
1. That the valet service shall not use the
Absent
X
driveway apron in front of the "cottage ",
which adjoins the restaurant site to the
south, for restaurant parking.
(Amendment carried.)
Ayes
X
2. That the employees be encouraged to park in
Noes
X
X
X
X
X
the designated lots.
Absent
X
(Amendment failed.)
Ayes
X
X
X
X
X
X
The original motion was then voted on as amender
Absent
X
and carried.
Request to permit the construction of a duplex
and related parking spaces on a lot with less
than the required 2,400 square feet in the R -3
District. Further request to permit one of the
required parking spaces to have a width of 8 fe
(where the Ordinance requires minimum 9 foot wi
spaces).
Location: Lot 18, Block 1, Newport Bay,
located at 205 East Balboa Boulev
on the southerly side of East Bal
Boulevard, between Alvarado Stree
and Coronado Street on the Balboa
Peninsula.
Zone: R -3
Applicant: Marinko Jerkunica, Laguna Beach
Owner: Same as Applicant
Page 24.
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Item #11
VARIANCE
NU-71-061 APPROVED
et CON�D-
de TIONALLY
arc
boa
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•
COMMISSIONERS
City of Newport Beach
March 3, 1977
ROLL CALL
Public hearing was opened in connection with thi
matter.
John Lund, 1569 Tahiti, Laguna Beach, appeared
before the Commission on behalf of the applicant
to answer questions regarding the project and
advised that the applicant concurred with the
staff report and recommended conditions.
There being no others desiring to appear and be
heard, the public hearing was closed.
Motion
X
Motion was made that Planning Commission make th
Ayes
X
X
X
X
X
following findings:
Abstain
X
Absent
X
1. That there are exceptional or extraordinary
circumstances applying to the land, referred
to in the application, which circumstances
or conditions do not apply generally to land
in the same district, since 135 square feet
•
lot area was acquired by the City for impro
ments in the adjoining public right -of -way
for Balboa Boulevard.
2. That the granting of the application is
necessary for the preservation and enjoyment
of substantial property rights of the appli-
cant, in that the proposed duplex will be
similar to what is allowed on neighboring
30' X 80' lots in the District. In addition
if the variance were denied, a single family
residence on this lot would be the only suct
use on this block of Balboa Boulevard fronte
3. That the 8 foot wide parking space is adequ�
for the storage of an automobile.
4. That the proposed development is consistent
with the General Plan, and is compatible wi
surrounding land uses.
5. That the granting of such application will
not, under the circumstances of the particu'
case, materially affect adversely the healtf
or safety of persons residing or working in
the neighborhood of the property of the
•
applicant and will not under the circumstan
of the particular case be materially detri-
mental to the public welfare or injurious t
property or improvements in the neighborhoo
Page 25.
MINUTES
of
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COMMISSIONERS
°� 7f City of Newport Beach
to yf y� O�pAYSm 3� f<
�% Marrh 1. 1977
ROLL CALL
and approve Variance No. 1061, subject to the
following conditions:
1. That the development shall be in substantial
conformance with the approved plot plan and
elevation except as noted in Condition No. S
2. That the parking arrangement may be revised
to provide three conforming spaces in tander
if required by the Coastal Commission.
Request to permit interior alterations and the
construction of a two car garage on an existing
single family dwelling with the following non-
conforming features: 1.) No garage spaces exis
on the site (where the Ordinance requires two
garage spaces); 2.) A 2.1 foot side yard setb+
exists along the westerly side property line
(where the Code requires a 3 foot side yard set•
back); and 3.) A portion of the existing structi
encroaches onto the adjoining lot to the east o'
the site (where the Code requires a 3 foot side
yard). The proposed development will eliminate
the existing nonconforming features along the
easterly side property line, but the proposed
garage will encroach to within 3 feet 6 inches
rear property lime (where the Code requires a 5
foot rear yard setback adjacent to a 15 foot wi
alley). The proposed development will exceed 1
times the buildable area in the R -1.5 District.
Location: Lot 2, Block 3, Section 2, Balboa
Isle, located at 802 South Bay
Front, on the northerly side of
South Bay Front, between Diamond
Avenue and Sapphire Avenue on
Balboa Island.
Zone: R -1.5
Applicants: Lewis S. Akerman Jr. and Joann P.
Akerman, Balboa Island
Owner: Same as Applicant
Public hearing was opened in connection with
this matter.
Page 26.
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Item #12
VARIANCE
NU. 062
APPROVED
ND -
TION
the
is
COMMISSIONERS
City of Newport Beach
March 3. 1977
BOLL, CALL
Lewis Akerman, 802 S. Bay Front, appeared before
the Commission to answer questions in connectior
with this matter and concurred with the staff
report and recommendations.
Commissioner Heather advised of a phone call she
received from Mrs. Knudsen in opposition to the
request.
There being no others desiring to appear and be
heard, the public hearing was closed.
Motion
X
Motion was made that Planning Commission make tl
Ayes
X
X
X
X
X
X
following findings:
Absent
X
1. That there are exceptional or extraordinary
circumstances applying to the land, referre,
to in the application, which circumstances
conditions do not apply generally to land ii
the same district, since the subject single
•
family dwelling was constructed in 1929 whet
garages were not required. The applicants'
request to exceed the permitted floor area
will provide two on -site garage spaces that
are now required by Code.
2. That the granting of the application is
necessary for the preservation and enjoymen
of substantial property rights of the appli
cants in that the permitted floor area on t
site would preclude the construction of a t
car garage on the subject property.
3. Living space is actually being decreased on
the site in conjunction with the applicants
request.
4. That the proposed development is consistent
with the General Plan, and is compatible wi
surrounding land uses.
5. That the granting of such application will
not, under the circumstances of the particu
case, materially affect adversely the healt
or safety of persons residing or working in
the neighborhood of the property of the
applicant and will not under the circumstan
of the particular case be materially detri-
mental to the public welfare or injurious t
property or improvements in the neighborhoo
Page 27.
MINUTES 1
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COMMISSIONERS
90F ! aO,F4'A�, S'9 SG 0�� City of Newport Beach MINUTES
March 3, 1977
POLL CALL
6. That the establishment, maintenance or opera
tion of the use of the property or building
will not, under the circumstances of the
particular case, be detrimental to the heal.t
safety, peace, comfort and general welfare
of persons residing or working in the neigh-
borhood of such proposed use or detrimental
or injurious to property and improvements
in the neighborhood or the general welfare
of the City and further that the proposed
modification is consistent with the legislat
intent of Title 20 of the Municipal Code.
and approve Variance No. 1062, subject to the
following conditions:
1. That development shall be in substantial
conformance with the approved plot plan,
floor plans, and section.
2. That the two car garage spaces shall be
maintained for vehicular storage at all time
ADDITIONAL BUSINESS:
Motion
X
Planning Commission accepted the Negative Declar
Ayes
X
X
X
X
X
X
tion for the "Categorical Exclusion Request for.
Absent
X
City of Newport Beach" requested from the
California Coastal Commission.
Motion
X
Planning Commission adopted Resolution No. 982,
Ayes
X
X
X
X
X
X
setting a public hearing for April 7, 1977, to
Absent
X
consider the recodification of the Sign Ordinan<
Motion
X
Planning Commission adopted Resolution No. 983,
Ayes
X
X
X
X
X
X
setting a public hearing for April 7, 1977, to
Absent
X
consider an amendment to Chapter 20.52 of the
Newport Beach Municipal Code pertaining to the
Open Space District.
Page 28.
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COMMISSIONERS
City of Newport Beach
March 3, 1977
ROLL CALL
Motion
X
There being no further business, Planning
Ayes
X
X
X
X
X
X
Commission adjourned the meeting.
Absent
X
Time: 11:45 P.M.
William Agee, S cretary
Planning Commission
City of Newport Beach
•
Page 29.
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