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HomeMy WebLinkAbout03/20/1975COMMISSIONERS CITY OF NEWPORT BEACLI >C m y m y m A � T Present Absent Motion Ayes Absent i Regular Planning Commission Meeting Place: City Council Chambers Time: 7:00 P.M. Data- March ?n_ ia79 MINUTES X X X X X X EX- OFFICIO MEMBERS R. V. Hogan, Community Development Director Hugh Coffin, Assistant City Attorney Benjamin B. Nolan, City Engineer STAFF MEMBERS James D. Hewicker, Assistant Director - Planning William R. Foley, Environmental Coordinator Tim Cowell, Advance Planning Administrator Shirley Harbeck, Secretary X Minutes of the Regular Meeting of March 6, 1975, X X X X X were approved as written. X Item #1 Request to combine two existing parcels of land RESUB- into one parcel for commercial development. DIVISION. N0. 483 Location: Parcels 1 and 2, Parcel Map 40 -11 (Resubdivision No. 313) located APPROVED at 4545 MacArthur Boulevard, on property bounded by MacArthur CONDI- TIINNALLY Boulevard, Birch Street and Corin- thian Way in "Newport Place." Zone: P -C Applicant: Jeffrey H. Morse (Sheraton Hotel), Newport Beach Owner: Cabot, Cabot & Forbes Land Trust, Boston, Mass. Engineer: Raub, Bein, Frost & Associates, Newport Beach Public Hearing was opened in connection with this matter. Bill Frost of Raub, Bein,,.Frost & Associates appeared before the Planning Commission and concurred with the staff report and recommended conditions. Page 1. COMMISSIONERS CITY OF NEWPORT BEACH p ROCALL Motion Ayes Absent E MINUTES March 20. 1975 There being no others desiring to appear and be heard, the public hearing was closed. X Motion was made that the Planning Commission X X X X X make the following findings: X 1. .That the existing hotel complex and the pro- posed expansion is in conformance with the General Plan. 2. That the existing hotel complex and planned expansion is part of an approved Planned Com- munity Development Plan and conforms with all requirements and either meets or exceeds all standards of development prescribed by that plan. 3. That the resubdivision as proposed is necessar in order to conform with requirements previous- ly placed upon the planned development by the City. 4. That the approval of Resubdivis %on No. 483 is consistent with the General Plan and the proposed subdivision and land use is compat- ible with the objectives, policies, general land uses and programs specified by that plan. and that Resubdivision No. 483 be approved., sub - subject to the following conditions: 1. That a parcel map be filed. 2. That the remaining sidewalk along MacArthur Boulevard and Corinthian Way be completed in accordance with Encroachment Permit No. 75 -5 issued by the Public Works Department on January 9, 1975. Item #2 Request to create two parcels of land for resi= RESUB- d.ential development where one lot now exists. DIVISION NO. 484 Location: Lot 43, Block B, Tract 673, locat- ed at 408 Hazel Drive, on the CONT. TO southeasterly side of Hazel Drive, MAY 15 northeasterly of East Coast High- way in Corona del Mar. Zone: R -1 Page 2. COMMISSIONERS CITY OF NEWPORT BEACH rcmy 2 � m£ m y P RAU m March 20, 1975 MINUTES INDEX r Applicant: J. Ray Construction Company, Costa Mesa Owner: Same as Applicant Engineer: Raub, Bein, Frost & Associates, Newport Beach Planning Commission discussed curb cuts, improve- ments to the adjacent alley and possible access to the parcels from said alley. Public hearing was opened in connection with this matter. Bill Frost with Raub, Bein, Frost & Associates, appeared before the Commission and concurred with the staff report and recommendations. He stated that access on the southerly parcel could be taken from the alley, however, because of the topography, access on the northerly parcel should be taken from Hazel. Mr. Frost answered questions • of the Commission relative to topography, develop- ment and grading. John Gamble, Attorney with Stevens, Jones, Lefevre and Smith, representing Mr. and Mrs. Michael Smith of 416 Hazel, appeared before the Commission in opposition to the request and felt there were no specific circumstances, present to grant the re- subdivision. He also advised of the Smith's concern with their possible loss of view should development occur. Mel Grandinette, 418 Hazel, appeared.in opposition to the request because of his loss of view should the proposed construction occur. Mary Fitz, 411 Hazel Drive, appeared before the Commission and commented on the noise from the animal hospital on Coast Highway, the lack of upkeep on the subject property and opposed the request which would permit construction of an additional house. There being no others desiring to appear and be heard, the public hearing was closed. Planning Commission discussed the buildable area of the proposed lots, grade and topography of the area, and setbacks. The Commission desired more information as to the proposed development, Page 3. COMMISSIONERS CITY OF NEWPORT BEACH YC T y T D (1 T r March 20, 1975 MINUTES INDEX nv •r ,.r,�r r - - - -- therefore the public hearing was re- opened. James D. Ray, 4720 Courtland, Corona del Mar, owner of the property, appeared before the Com- mission to answer questions on the proposed development and advised that one of the houses to be constructed would be for his son, however, he could only speculate as to their type of construction because detailed plans had not as yet been prepared. The following persons again appeared, before the Commission to oppose the resubdivision and comment on the proposed development with respect to loss of view: John Gamble, Mel Grandinette, and Mary Fitz. Bill Frost appeared before the Commission to review the topographic map which indicated general location of existing houses along Buck Gully and • commented on the views to Buck Gully and the ocean, James D. Ray appeared before the Commission and commented on the development and the possibility of building down the slope towards Buck Gully in order to take advantage of the view. There being no others desiring to. appear and be heard the public hearing was agai.n closed. Motion X Following discussion, motion was made to approve Resubdivision No. 484, subject to the recommended conditions, based on the suggested findings con- tained in the staff report as well as the fact that regardless of whether or not the property were resubdivided, construction could take place in such a manner as to block views from adjacent. property. Planning Commission discussed setbacks, the possibility of placing additional height limita- tio.ns on the rear portion of the new construction, means of preventing further intrusions into Buck Gully, policies relative to development of sub- standard lots, establishment of setbacks along Buck - Gully, and the time element involved within • which Planning Commission must act on this request. Ayes X N X Following discussion, the motion was voted on and Noes X failed. Absent X Page 4. COMMISSIONERS F Y� m " T � m 9 K P t/ ROIPCALL K Motion Motion Ayes Ab.sent Motion Ayes Absent Motion Ayes Absent 0 F-1 LJ CITY OF NEWPORT BEACH . MINUTES Merrh 7n_ 1A75 iunev Planning Commission discussed rear yard setbacks along Buck Gully and motion was made to consider the matter further at the Study Session of April 17, 1975. X X X X X X Y Substitute motion was made to reconsider the previous action by the Planning Commission in X connection with Resubdivision No. 484 as there was.an indication that further study should be given to setbacks along Buck Gully before render- ing a final decision on the request for a resub- division. X X X X X X X Motion was then made to continue the request for Resubdivision No. 484 to the meeting of May 15, X 1975, subject to the consent of the applicant which was obtained. X X X X X X Motion was made that the Planning Commission discuss the matter of Buck Gully with respect to X maintaining the open space corridor,_including possible establishment of building setbacks, at .the Study Session of April 17, 1975. Planning Commission recessed at 9:15 P.M..and reconvened at 9:35 P.M. Item #3 Proposed amendment to Chapter 20 of the Newport AMENDMENT N0. 442 Beach Municipal Code as it pertains to restaurants Initiated by: The City of Newport Beach CONT. TO APR. 17 Environmental Coordinator Foley reviewed a comparison chart of a survey made on several restaurants within the City indicating current parking requirements as well as those which would be required under the proposed ordinance. Planning Commission discussed the various figures contained in the analysis and staff advised of the problems encountered when determining parking based on occupancy load under the present standard as well as the need to base parking on a square foot formula as proposed under the new ordinance. Public hearing was opened in connection with this matter. Page 5. COMMISSIONERS CITY OF NEWPORT BEACH n y m m q� i A m Y tOIALL. Moon A Absent Motion Ayes Absent 0 MINUTES Marrh 7n_ 1Q75 INDEX David Tingler, Attorney, representing the Ancient Mariner and Rusty Pelican restaurants, appeared before the Commission to comment on the proposed ordinance. He felt the existing parking require- ments were sufficient and that an increase in parking as required by the proposed ordinance would be detrimental to restaurants along Mariner'. Mile from both an economic and aesthetic point of view. He also felt that some areas of the City may have different parking requirements than other and reiterated that restaurants along the water should be given some recognition as they could not support the amount.of parking which would be required under the new ordinance. Planning Commission discussed the availability of adjacent parking in certain areas of the City such as Mariner's Mile and parking problems resulting from the lack of policing the restaurant parking lots. They also requested that the chart be expanded to include additional restaurants. X Following the discussion, motion was made to conti ue X X X X X X the public hearing to the meeting of April 17, 197 . X Item #4 An amendment to the Land Use and Residential GENERAL Growth Elements to change the land use designa- PLAN AMENDMENT tion of the Pacific View Property (50 acres, NT. 18 north of Pacific View Memorial Park) from "Governmental, Educational and Institutional" to "Low- Density Residential." (Requested by Broad- CONT. TO APR. 3 moor Homes, Inc.) X Planning Commission continued this matter to the X X X X X X meeting of April 3, 1975, pending completion of X the Environmental Impact Report. Due to a possible conflict of interest, Commission. r Hazewinkel stepped down from the dais and was deem d absent in connection with the following matter. Item #5 An amendment to the Land Use and Residential GENERAL PL�— Growth Elements to change the land use designa -_ ADMEN' tion for the property on the north side of Coast "Low Highway easterly of Jamboree Road from -— Page 6. APPROVED COMMISSIONERS CITY OF NEWPORT BEACLJ MINUTES R� tau m March 20, 1975 INDEX r Density Residential" to "Administrative, Pro- fessional and Financial Commercial." (Requested by The Irvine Company, property owner.) Public hearing was opened in connection with this matter. Al Auer, Vice President, Commercial Division, The Irvine Company, appeared before the Commission in connection with this matter. He stated that because of the traffic and noise, the area under consideration was no longer a good location for residential development. He concurred with the staff report except for the statement that resi- dential could be constructed in clusters because of the possibility of trapped air and pollution due to wind currents in the area. He also pointed out that, if the area were developed residential, there would be a 48% land coverage whereas coverag of commercial development would be 14% to 20 %, thereby providing more open space. He commented on the traffic situation and agreed that commer- cial development would generate more traffic, • however, since the timing for this development would not be before 1979, it was hopeful that widening of the bridge and other highway construc- tion would be accomplished in the meantime. Also, commercial development would not generate addi- tional traffic on the weekend as the development would be similar to that of Corporate Plaza and the businesses would be closed. He felt that commercial development had far more advantages than residential development in this particular area. Planning Commission discussed the future trans- portation system, density proposed for the com- mercial development, cost - revenue analysis, pro- jected traffic generation of the commercial development as opposed to residential development, traffic deficiencies on Coast Highway and required widening to lessen the deficiencies. J: R. Blakemore, President of the Harbor View Hills Community Association appeared before the Commission in connection with this matter. He requested that if this amendment is approved, it be expanded to cover "Recreation and Marine • Commercial" in order to provide for any entertain- ment-retail development be which may planned and would be better suited for this location than for the area between MacArthur Boulevard and Avocado. He also advised of concurrence to this request Page 7. COMMISSIONERS 11 c u+ l R#CALL 0 CITY OF NEWPORT BEACH MINUTES March 20, 1975 from the Corona del Mar Civic Association, Corona del Mar Chamber of Commerce, Harbor View Homes Community Association, Newport Hills Com- munity•Association, Broadmoor Hills Community Association, and Harbor View Broadmoor Community Association. Staff advised that the above request could not be considered at this time because it had not been advertised and included in the analysis. There being no others desiring to appear and be heard, the public hearing was closed. Planning Commission discussed ways of reducing . traffic by means of limiting the square footage of.the buildable floor area. Since the original figures were based on 10,000 square feet per acre, it was felt that by limiting the buildable area to 8,000 square feet per acre, the reduction in square footage would lower the traffic generation and at the same time allow for quality development. Planning Commission then discussed establishing a range whereby 8,000 square feet per acre would be the base figure with the possibility of allowing a maximum of 10,000 square feet per acre, provided the latter figure could be justified through the development of an adequate transportation system and taking into consideration widening of Coast Highway, internal circulation and design of access points within the development. It was also point -. ed out that any plans would have to be reviewed and approved by the Planning Commission and City Council before construction of the development because the area was zoned P -C and more detailed standards would have to be established. In discussing the amendment, Planning Commission Page 8. felt that residential was not necessarily wrong for the area, however, in view of the hearing, office development would be more desirable for this particular area. Motion X Following discussion, motion was.made to adopt Ayes X X X X Resolution No. 912, recommending to the City_ Noes X Council that General Plan Amendment No. 20 be Absent approved, revising the Land Use Plan and the Residential Growth Plan (maps) to change the • designation of the subject property from "Low - Density Residential" to "Administrative, Pro- fessional and Financial. Commercial," and to add the following wording to the third paragraph on Page 23 of the Land Use Element: Page 8. COMMISSIONERS CITY OF NEWPORT BEACH 9C1 m Y T Y. m m m v A R CALL March 20 �J Motion Ayes Absent Motion Ayes Absent Motion Avas ant MINUTES 107r "Office development on the property on.the north side of Coast Highway just east of Jamboree Road shall be limited to a total floor area of from 153,300 square feet up to a maximum of 191,6.00 square feet, with the objective of developing an adequate transportation system, taking into consideration the widening of Coast Highway, internal circulation and design of access points to minimize adverse traffic impacts. Any addi- tional floor area, above the 153,300 square feet base, shall be permitted only upon a showing by the developer that special measures.are incorp- orated into the development which will minimize any additional traffic impact resulting from the additional floor area." Commissioner Hazewinkel returned to the dais. Item . #6 An amendment to the Land Use, Residential Growth GENERAL and Recreation and Open Space Elements to add a PLT- park area on the west side of Maguerite Avenue at Harbor View Drive. (Requested by Ron Yeo.) AMENDMENT NO. 16 X Planning Commission continued this matter to the CONT. TO X X Y X X meeting of April 3, 1975. APR. 3 X Item #7 An amendment to the Land Use Element to designate the "Old Newport Boulevard Area" for a Specific GENERAL PL- Area Plan by adding a Specific Area Plan boundary designation on the Land Use Plan (map). (Initia- AMENDMENT N0. 22' ted by the City of Newport Beach.) CONT. TO X Planning Commission continued this matter to the APR. 3 X X X X meeting of April 3, 1975 X X Motion was made to discuss the request of S.P.O.N. X X X x to place a construction moratorium on undeveloped X acreage within the City at the meeting of April 3, 1975. Page 9.. COMMISS16NERS CITY OF NEWPORT 9EACN T £ = MINUTES < i A P N t011cAL, ^ March 20, 1975 INDEX l There being no further business, Planning.Commis- lion adjourned the meeting. Time: 12:10 A.M. AMES 'M . PARKER, Secretary Planning Commission City of Newport Beach • Page 10.