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HomeMy WebLinkAbout04/07/1988COMMISSIONERS A �L F o• G �9 A.o 9��9 Am G�y9�N�9�f ;o < REGULAR PLANNING COMMISSION MEETING PLACE: City Council Chambers TIME: 7:30 p.m. DATE: April 7, 1988 CITY OF NEWPORT BEACH MINUTES R CALL INDEX Present Absent * Commissioner Di Sano was absent. EX- OFFICIO OFFICERS PRESENT: James Hewicker, Planning Director Carol Korade, Assistant City Attorney William R. Laycock, Current Planning Manager Rich Edmonston, City Traffic Engineer Dee Edwards, Secretary Minutes of March 24, 1988: PC Minutes of 3- 24 -88. Commissioner Debay referred to page 17 of the subject Minutes and stated that the votes for the substitute motion should be corrected to state .2 Ayes, 4 Noes, and 1 Absent. Motion Ayes * * Motion was made and voted on to approve the amended Abstain March 24, 1988, Planning Commission Minutes. MOTION Absent * CARRIED. Public Comments: Public Comments No persons came forth to speak on non - agenda items. Posting of the Agenda: Posting of the Agenda James Hewicker, Planning Director, stated that the Planning Commission Agenda was posted on April 1, 1988, in front of City Hall.. • COMMISSIONERS yG`^y9 9,y 9 CITY OF NEWPORT BEACH MINUTES April 7, 1988 ROCr CALL INDEX Requests for Continuances: Requests for James Hewicker, Planning Director, stated that staff has Continuance requested that Item No. 1, Traffic Study No. 45, and the applicant, Walden and Associates, has requested that Item No. 2, Resubdivision No. 866, each regarding the construction of a nine story building located at 1400 Dove Street, be continued to the May 5, 1988, Planning Commission meeting; and the applicant, Emerald Associates, has requested that Item No. 3, the Traffic Study and Use Permit No. 3312, regarding property located at 3901 East Coast Highway, be continued to the April 21, 1988, Planning Commission meeting. Motion * Motion was made and voted on to continue Items No. 1 and Ayes * * * * * No. 2 to the May 5, 1988, Planning Commission meeting, Absent * and to continue Item No. 3 to the April 21, 1988, Planning Commission meeting. MOTION CARRIED. Traffic Study No. 45 (Public Hearing) Item No.l Request to approve a traffic study so as to allow the Traffic construction of a nine story, 183,740 sq.ft. office Study #45 building on property located in Professional and Business Offices Site 5 in the Newport Place Planned Continued Community. to 5 -5 -88 LOCATION: Parcel 1 of Parcel Map 40 -31 (Resubdivision No. 319) and Parcel 1 of Parcel Map 83 -705 (Resubdivision No. 742) located at 1400 Dove Street, on the northeasterly corner of Dove Street and Newport Place Drive, in the Newport Place Planned Community. ZONE: P -C APPLICANT: MacLacblin Investment Company, Newport Beach OWNER: Same as applicant James Hewicker, Planning Director, stated that staff has • requested that this item be continued to the May 5, 1988, Planning Commission meeting. -2- COMMISSIONERS s� Ash CITY OF NEWPORT BEACH MINUTES April 7, 1988 RdIFCALL INDEX Motion * Motion was made and voted on to continue the subject Ayes * * J* * traffic study to the May 5, 1988, Planning Commission Absent * meeting. MOTION CARRIED. Resubdivision No. 866 (Public Hearing) Item No.2 Request to resubdivide two existing parcels of land into R866 a single parcel for office development on property located in Professional and Business Offices Site 5, in Continued the Newport Place Planned Community. to 5 -5 -88 LOCATION: Parcel 1 of Parcel Map 40 -31 (Resubdivision No. 319) and Parcel 1 of Parcel Map 83 -705 (Resubdivision No. 742) located at 1400 Dove Street, on the northeasterly corner of Dove Street and Newport Place Drive, in the Newport Place Planned Community. ZONE: P -C APPLICANT: Walden and Associates, Santa Ana OWNER: MacLachlin Investment Company, Newport Beach ENGINEER: Same as applicant James Hewicker, Planning Director, stated that the applicant has requested that this item be continued to the May 5, 1988, Planning Commission meeting. Motion * Motion was made and voted on to continue Resubdivision Ayes * * * * * * No.' 866, to the May 5, 1988, Planning Commission Absent * meeting. MOTION CARRIED. • -3- COMMISSIONERS %G �'o�'P°�N929.t _ t � y CITY OF NEWPORT BEACH MINUTES April 7, 1988 R CALL INDEX A. Traffic Study (Public Hearine) Its No.3 Request to approve a traffic study so as to permit the Traffic construction of 120 unit elderly personal care facility Study on property located in the P -C District. UP 3312 AND Continued B. Use Permit No. 3312 (Public Hearing) to 4 -21 -88 Request to permit the construction of a 120 unit elderly personal care facility on property located in the P -C District. The proposal also includes: a request to allow a portion of the structure to exceed the basic .height limit in the 32/50 Height Limitation District; a request to construct a flag pole on top of the structure which exceeds 50 feet in height; a request to establish an off - street parking requirement based on a demonstrated formula; and a modification to the Zoning Code so as to allow the use of tandem parking spaces in conjunction with a full time valet parking service. • LOCATION: Parcel 1 of Parcel Map 85 -257 (Resubdivision No. 811), located at 3901 East Coast Highway, on the southeasterly corner of East Coast Highway and Hazel Drive, in Corona del Mar. ZONE: P -C APPLICANT: Emerald Associates, Newport Beach OWNER: A.T. Leo's Inc., Irvine James Hewicker, Planning Director, stated that the applicant has requested that this item be continued to the April 21, 1988, Planning Commission meeting. Motion * Motion was made and voted on to continue Traffic Study Ayes * * * and Use Permit No. 3312 to the April 21, 1988, Planning Absent * Commission meeting. MOTION CARRIED. -4- COMMISSIONERS A q� CITY OF NEWPORT BEACH MINUTES April 7, 1988 ROL ALL INDEX Amendment No. 662 (Public Hearing) Item No.4 Request to amend Title 20 of the Newport Beach Municipal A662 Code so as to establish a new off - street parking requirement for public assembly uses, including but not (Resolution limited to theaters, churches and auditoriums; and the No. 1177) acceptance of an environmental document. Approved INITIATED BY: The City of Newport Beach William Laycock, Current Planning Manager, stated that the following public assembly parking requirements were submitted to staff from the cities of Orange, Stanton, and Tustin after the staff report was distributed to the Planning Commission: Orange 1/5 seats or 1/35 sq. ft., auditoriums and theaters 1/4 seats or 1/35 sq. ft., main sanctuary in churches; 1/3 seats or 1/35 sq. ft. in areas of the church where meetings occur at the same time that the church sanctuary is being occupied. Stanton 1/4 seats plus 1 /employee or 1/30 sq, ft. Tustin 1/3 seats In response to questions posed by Chairman Pers6n, Mr. Laycock replied that the Orange County cities did not - maintain different parking requirements for churches whether they were located in commercial or residential areas. In response to a question posed by Commissioner Winburn, Mr. Laycock replied that one parking space is required for each five seats in the main sanctuary in St. Andrews Church. Commissioner Pomeroy referred to a letter that was received by the Planning Commission from Saint James Episcopal Church, dated April 7, 1988. He stated that parking requirements would be dissimilar for church services on Saturdays as opposed to Sundays, industrial or commercial areas as opposed to residential areas, and the proposed requirements would not apply to previously approved churches. • James Hewicker, Planning Director, stated that there would be no impact on existing churches; however, there would be an impact on the expansion or enlargement of -5- COMMISSIONERS G -�f 9 9 9y CITY OF NEWPORT BEACH MINUTES April 7, 1988 R CALL INDEX church sanctuaries. Mr. Hewicker referred to a Jewish Temple and Presbyterian Church who share the same building, and who have services at different times of the week. Chairman Pers6n stated that he requested staff to send a public notice to Saint James Episcopal Church inasmuch as he had been informed that they are considering expanding the sanctuary. Mr. Hewicker stated that the public notice was published in the newspaper. Mr. Frank Trane, appeared before the Planning Commission on behalf of the Saint James Episcopal Church. Mr. Trane referred to the foregoing .letter submitted by Saint James Episcopal Church, located at 3209 Via Lido,. in a commercial area. Mr. Trane explained that said Church has purchased the Bank of Newport property located on 32nd Street specifically to meet the one parking space /5 seats parking requirement. He stated that if the Church's proposed expansion could not accommodate the required parking spaces, they may have to move to another location. In response to questions • posed by Commissioner Koppelman, Mr. Trane replied that the 32nd Street parking lot is the only property that the Church owns that could be used as a parking lot. Commissioner Pomeroy referred to previous projects that. were approved by the Planning Commission because the applicants provided a significant number of parking spaces and the Planning Commission waived the remaining required parking spaces. In response to questions posed by Commissioner Debay, Mr. Trane replied that Saint James Episcopal Church purchased the 32nd Street property for the purpose of providing the. required 100 parking spaces so the sanctuary could be expanded by 500 seats. He stated that three years ago the Church purchased the 32nd Street property to commence their building program, and the planning process would culminate in two years. Mr. Trane stated that the Church has investigated numerous sites within the Newport Harbor area; however, they intend to remain a neighborhood Church. Mr. Trane commented that if a church function requires parking on a Saturday that the 32nd Street property can be secured by the church for private parking only. -6- COMMISSIONERS y Q AF ;��0ONO�� B 9 y�9 9� G N9��y yy t C, C92 CITY OF NEWPORT BEACH MINUTES April 7, 1988 R&WCALL INDEX In response to a request by Chairman Pers6n, Mr. Hewicker read Section 20.30.030 B (3) of the Municipal Code which states that a nonconforming building or use that is enlarged by more than ten percent of its original gross area must comply with the parking requirements of Subsection A unless a waiver or reduction of said requirement is authorized by use permit; however, if the enlargement constitutes less than ten percent, then the required parking shall be based only upon the added gross areas. Discussion ensued between Mr. Trane, Chairman Pers6n, and Mr. Hewicker regarding plans for the proposed expansion, the location of the sanctuary and the parking lot. Assistant City Attorney, Carol Korade stated that the Planning Commission is currently not in a position to grant any vested rights. Chairman Pers6n and Commissioner Winburn explained that the Planning Commission may impose conditions to a use permit that would accommodate the church expansion. Mr. • Hewicker stated that the Planning Commission has received use permits for churches based on conceptual drawings that would not require a large investment, however the plans would give the church officials and congregation sufficient information to commence a building campaign. He explained that the Planning Commission has the option to extend a use permit beyond two years so as to allow phasing for the expansion. Rich Edmonston, City Traffic Engineer, stated that the Church has been permitted reserved metered parking spaces for loading and unloading purposes even though there is demand for commercial parking in the area. There being no others desiring to appear and be heard, the public hearing was closed at this time. Commissioner Pomeroy suggested a continuance so that churches and other interested parties could be noticed. Commissioner Koppelman commented that interested parties would be given an opportunity to state any concerns they may have during the City Council's public hearing. Chairman Pers6n stated that the City is not required to mail public notices regarding proposed Ordinances. Commissioner Koppelman referred to the public assembly • parking requirements pertaining to other Orange County Cities, and she commented that as a comparison the proposed Ordinance is a reasonable plan. Motion was -7- COMMISSIONERS y�G ��NOy C'�q� 09.E _ �y Z CITY OF NEWPORT BEACH MINUTES April 7, 1988 R&WCALL INDEX Motion * made to approve and recommend to the City Council, Amendment No. 662 (Resolution No. 1177) and Environmental Document, subject to the findings in Exhibit "A ". In response to a question posed by Commissioner Debay, Mr. Hewicker replied that in addition to auditoriums, theaters, and churches, that hotel ballrooms and private or civic facilities would also be affected by the proposed Ordinance. Substitute Substitute motion was made to approve Amendment No. 662 Motion (Resolution No. 1177) and Environmental Document, to state that where the number of parking spaces is specified in the proposed Ordinance, that the number of parking spaces required be amended to one parking space for each four seats instead of one parking space for each three seats. Commissioner Winburn stated that the parking requirements of the majority of the foregoing Cities was • one parking space for each three seats, and that one parking space for each four seats is not that much different from one parking space for each five seats as required for St. Andrews Church. In response to a question posed by Commissioner Debay regarding the substitute motion, Commissioner Pomeroy replied that the square footage would not be increased from one parking space for each 35 square feet because the square footage applies to open areas such as. ballrooms. Ayes * * * Substitute motion was voted on to approve Amendment No. Noes * * * 662 (Resolution No. 1177) and Environmental Document to Absent * modify the parking requirement to one parking space for each four seats, and MOTION FAILED. Motion was voted on to approve Amendment No. 662 * * * * * * (Resolution No. 1177) and Environmental Document, Ayes Absent * providing for one parking space for. each 3 seats in public assembly areas. MOTION CARRIED. -8- COMMISSIONERS d �"'A 9AA9 9 G99�o�it^ti't CITY OF NEWPORT BEACH MINUTES April 7, 1988 R CALL INDEX A. Environmental Document: Accept the environmental document, making the following findings: 1. That an Initial Study and Negative Declaration have been prepared in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and Council Policy K -3. 2. That the contents of the environmental document have been considered in the various decisions on this project. 3. The project will not have any significant environmental impact. B. Amendment No. 662: Approve Amendment No. 662 amending Title 20 of the Municipal Code so as to establish a new off - street parking requirement for public assembly uses; and recommend to the City Council approval of said amendment. ADJOURNMENT: 8:05 P.M. Adjournment JAN DEBAY, SECRETARY CITY OF NEWPORT BEACH PLANNING COMMISSION -9-