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HomeMy WebLinkAbout04/23/1987REGAR PLANNING COMMISSION MEETING MINUTES COMMISSIONERS ULPLACE: City Council Chambers ��^,wo \ DATE: April 23, 1987 CALL x Present Motion 0 Ayes CITY OF NEWPORT BEACH All Commissioners were present. x x x EX- OFFICIO OFFICERS PRESENT: James Hewicker, Planning Director Carol Korade, Assistant City Atd9rney x x x William R. Laycock, Current Planning Administrator Don Webb, City Engineer Dee Edwards, Secretary x x x Minutes of April 9, 1987: Motion was made to approve the April 9, 1987, Planning Commission Minutes. Motion voted on, MOTION CARRIED. x x x Public Comments: No persons came forth to speak on non - agenda items. x x x Posting of the Agenda: Planning Director James Hewicker stated that the Planning Commission Agenda was posted on Friday, April 17, 1987, in front of City Hall. x x x Request for Continuances: Planning Director James Hewicker stated that the applicant, Newport Benz /Clenet Car Co., has requested that Item No. 5, Use Permit No. 3005 (Amended), requesting the installation of a trailer and automobile wash rack, located at 200 West Coast Highway, be continued to the May 7, 1987, Planning Commission meeting; and he said that staff recommends that Item No. 6, Use Permit No. 3257, requesting the sales, service and installation of automobile cellular phones INDEX Minutes of April 9, 1987 Public Comments Posting of the Agenda Request for Continuance COMMISSIONERS <^9 9y CITY OF NEWPORT BEACH MINUTES April 23; 1987 ROLL CALL INDEX and automobile repair businesses, located at 3975 and 4001 Birch Street, be continued to the May 21, 1987, Planning Commission meeting. Motion x Motion was made to continue Item No. 5, Use Permit No. All Ayes 3005 (Amended) to the May 7, 1987, Planning Commission meeting, and Item No. 6, Use Permit No. 3257,' be continued to the May 21, 1987, Planning Commission meeting. Motion voted on, MOTION CARRIED. Use Permit No. 689 (Amended) (Public Hearing) Item No.l Request to amend a previously approved use permit which UP689A permitted the construction of a 74 bed convalescent center in the M -1 -A District. The proposed amendment Approved includes a request to construct a new storage room in the northeasterly wing and a detached storage building in the northwesterly corner of the site. The proposal also includes a request to make various interior alterations so as to convert existing floor area used for patient rooms into support facilities such as a physical therapy room, a private dining area, 'a chapel and administrative offices. Said alterations will result in a net loss of 15 beds within the facility. The proposal also includes a request to make altera- tions to the previously approved on -site parking plan and reduce the number of off - street parking spaces. LOCATION: A portion of Lot 614, First Addi- tion, Newport Mesa Tract, located at 1555 Superior Avenue between Fifteenth Street and Sixteenth Street, adjacent to the West Newport Triangle. ZONE: M -1 -A APPLICANT: Newport Convalescent Center, Newport Beach OWNER: American Health Centers, Newport Beach The public hearing was opened in connection with this item, and Mr. Paul Edgren, representing the applicant, appeared before the Planning Commission. Mr. Edgren stated that the applicant has requested alterations to the facility so as to accommodate additional day activities, a chapel area, a private dining room, and a -2- COMMISSIONERS G s�i9t^ CITY OF NEWPORT BEACH MINUTES April 23, 1987 ROLL CALL INDEX storage area. Mr. Edgren further stated that the applicant concurs with the findings and conditions in Exhibit "A ". There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion 31 Motion was made to approve Use Permit No. 689 (Amended) All Ayes subject to the findings and conditions in Exhibit "A ". Motion voted on, MOTION CARRIED. FINDINGS: 1. That the existing and proposed use is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 2. The Police Department has indicated that it does not contemplate any problems. 3. That the proposed additions and interior altera- • tions will not increase the parking demand of the facility inasmuch as fewer employees will be required and the number of patient beds will be reduced in conjunction with the proposed altera- tions. 4. That adequate on -site parking is being provided for the existing and proposed use of the property. S. That the design of 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. 6. That the establishment, maintenance of operation of the use of the property or building will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improve- ments in the neighborhood or the general welfare of the City. -3- COMMISSIONERS TN\011 014 Py054 \� CITY OF NEWPORT BEACH MINUTES April 23, 1987 ROLL CALL INDEX CONDITIONS: 1. That development shall be in substantial confor- mance with the approved plot plan, floor plans, and elevations except as noted below. 2. That all previous applicable conditions of ap- proval for Use Permit No. 689 (Amended) as ap- proved by the Planning Commission on April 24, 1986 shall be fulfilled. 3. That the subject convalescent hospital shall be limited to a maximum of 59 beds. 4. That a minimum of 25 on -site parking spaces shall be provided. S. That the Planning Commission may add 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. 6. This use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090 A of the Newport Beach Municipal Code. • x Use Permit No. 3171 (Amended) (Public Hearing) Item No.2 UP3171A Request to amend a previously approved use permit which permitted the establishment of a take -out restaurant with incidental seating on property located in the Approved C -O -H District. Said approval also included a waiver of a portion of the required off - street parking spaces. The proposed amendment involves a request to expand the indoor seating from 12 seats to 13 seats, and to establish an outdoor eating area in front of the restaurant which consists of 4 tables with 16 seats. The proposal also includes a request to waive the additional required off - street parking spaces. -4- COMMISSIONERS yA 0 dG F TN 9��f AF CITY OF NEWPORT BEACH MINUTES April 23, 1987 R L CALL INDEX LOCATION: Lots 4 and 17, Tract 4824, located at 1120 Irvine Avenue, on the northeasterly corner of Irvine Avenue and Westcliff Drive, in the Westcliff Plaza Shopping Center. ZONE: C -0 -H APPLICANTS: Yvonne Poli and Mary Jo Casino, Newport - Beach OWNER: The Irvine Company, Newport Beach The public hearing was opened in connection with this item, and Mary Jo Casino, and Yvonne Poli, applicants, appeared before the Planning Commission. They stated that they concur with the findings and conditions in Exhibit "A ". There being no others desiring to appear and be heard, 161on the public hearing was closed at this time. x Motion was made to approve Use Permit No. 3171 (Amended) subject to the findings and conditions in ,. Exhibit "A ". Commissioner Winburn stated that the proposed expansion of an outdoor eating area consisting of tables, chairs, and umbrellas will add a great deal to the shopping center, and she commented that said expansion should help stop the skateboarders and bicyclists who ride on the sidewalk area. Chairman Person concurred that the shopping center has improved greatly within the past six months. Motion voted on to approve Use Permit No. 3171 (Amended) subject to the findings and conditions in All Ayes Exhibit "A ". MOTION CARRIED. FINDINGS: 1. That the existing and proposed use is consistent with the Land Use Element of the General Plan and is compatible with surrounding land uses. 2. The expanded seating and outdoor eating area will not have any significant environmental impact. 3. That the waiver of the development standards as they pertain to a portion of the required number of parking spaces, will not be detrimental to adjoining properties. -5- COMMISSIONERS i% o 0 Gt^Np9�YF . CITY OF NEWPORT BEACH MINUTES April 23, 1987 ROLL CALL INDEX 4. That the expanded seating for the subject take -out restaurant does not represent an intensification of use that will result in an increased demand for parking. 5. That the Police Department has no objections to the expansion of the proposed take -out restaurant. 6. The approval of Use Permit No. 3171 (Amended) will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. CONDITIONS: 1. That development shall be in substantial confor- mance with the approved plot plan and floor plan. 2. That all previous applicable conditions of Use Permit No. 3171 shall be fulfilled. 3. That the approved indoor seating shall be limited to 13 seats, and the outdoor seating shall be limited to 4 tables and 16 chairs. 4. That the Planning Commission may add to or modify conditions of approval of 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. 5. That this use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090 A of the Newport Beach Municipal Code. -6- • COMMISSIONERS dG 9N 9999 .ot� t� 9y CITY OF NEWPORT BEACH MINUTES April 23, 1987 ,ALL INDEX A. Use Permit No. 3264 (Public Hearing) Item No.3 Request to permit the construction of a two unit UP3264 residential condominium development with related garages and carports on property located in the R -2 R845 District. Approved AND B. Resubdivision No. 845 (Public Hearing) Request to resubdivide portions of two existing lots into a single parcel of land for residential condo- minium purposes on property located in the R -2 Dis- trict. LOCATION: Portions of Lots 12 and 14, Block 131, Corona del Mar, located at 212 Carnation Avenue, on the southeasterly side of Carnation Avenue, between Seaview Avenue and Ocean Boulevard, in Corona del Mar. ZONE: R -2 APPLICANTS: Stephen McCluer and Todd Schooler, Newport Beach OWNER: Ronald E. Smith, Corona del Mar ENGINEER: Alpine Consultants, Inc., Costa Mesa A. Use Permit No. 3265 (Public Hearing) Item No.4 Request to permit the construction of a two unit resi- UP3265 dential condominium development with related garages and carports on property located in the R -2 District. R846 AND Approved B. Resubdivision No. 846 (Public Hearing) Request to resubdivide two lots and a portion of a third lot into one parcel for residential condominium purposes and one parcel for two family residential purposes. -7- COMMISSIONERS MINUTES yA 0 April 23, 1987 m 9 9 ,e Gtr Vp 0 CITY OF NEWPORT BEACH ROLL CALL INDEX LOCATION: A portion of Lot 14 and Lots 16 and 18, Block 131, Corona del Mar, located at 214 Carnation Avenue and 2501 Seaview Avenue, on the southwesterly corner of Seaview Avenue and Carnation Avenue, in Corona del Mar. ZONE: R -2 APPLICANTS: Stephen McCluer and Todd Schooler, Newport Beach OWNER: Ronald E. Smith, Corona del Mar and Robert Waunch, Eastsound, Washington ENGINEER: Alpine Consultants, Inc., Costa Mesa - Chairman Person stepped down from the dais because of a possible conflict of interest. • The public hearing regarding the subject applications was opened concurrently because of the close proximity of the subject properties, and inasmuch as the public testimony related to both condominium developments. Mr. Todd Schooler, applicant, appeared before the Planning Commission, and stated that he had reviewed and concurred with the findings and conditions in Exhibit "A ". Mr. Schooler explained that the applicants scaled down the projects so as to represent luxury custom homes and to also create open space. He commented that projects similar to the subject . developments have been previously approved in Corona del Mar. Commissioner Rurlander indicated that the applicants could build two units on each site without coming before the Planning Commission; however, he explained that the applicants requested to build condominium developments as opposed to duplexes. Mr. Schooler stated that one of the condominium units will be his permanent residence, and he pointed out that the applicants are providing more offstreet parking than is required by the City. In response to questions posed by Commissioner Pomeroy regarding the distance between the subject buildings, Mr. Schooler explained that the maximum distance between the new buildings is approximately 18 feet, including alcoves. -8- COMMISSIONERS MINUTES y.o �0A April 23, 1987 aG 9w 99P� .off �y y CITY OF NEWPORT BEACH ROLL CALL INDEX Acting Chairman Koppelman referred to a petition dated April 20, 1987, that the Planning Commission received from residents residing adjacent to the subject properties. and to the reference made in the petition to the project being developed at 2501 Ocean Boulevard, one -half block from the subject location. Mr. Hewicker stated that the property at 2501 Ocean Boulevard, as referred to in the said petition, would have allowed substantially more dwelling units under the existing zoning requirements than the one structure that is currently being developed. Mr. Hewicker explained that the subject R -2 properties are zoned to permit duplexes on each site which requires three parking spaces for each duplex as opposed to four parking spaces as proposed by the applicants. Mr. Bill Edwards, 2512 Ocean Boulevard, appeared before the Planning Commission to inform the Planning Commission of the aforementioned petition. Mrs. Cindy Dupuie, 213 Dahlia Avenue, appeared before • the Planning Commission. In response to questions posed by Mrs. Dupuie regarding the development of the subject properties, Mr. Hewicker described the subject condominium structures as they are proposed to be constructed on -site. He stated that between the single family dwelling located at the corner of Seaview Avenue and Carnation Avenue, and the large duplex to the south of the dwelling unit that will be torn down, the two condominium structures will be built on two different lots. Mr. Hewicker further explained the difference in ownership and occupancy of a duplex as opposed to a condominium. Don Webb, City Engineer, pointed out that a condominium requires a parcel map to create the two structures on each lot. Mrs. Dupuie expressed her concern regarding the density in the area. Acting Chairman Koppelman pointed out that a duplex can be constructed on an R -2 lot to replace a single family dwelling. In response to Commissioner Pomeroy's comment regarding a zone change from the R -2 District to the R -1 District, Mr. Hewicker was of the opinion that most property owners would not wish to "down -zone" their R -2 properties because of the loss of property values. -9- COMMISSIONERS MINUTES o �g��G7zo April 23, 1987 CITY OF NEWPORT BEACH ROLL CALL INDEX Mrs. Hazel Edwards, 2512 Ocean Boulevard, appeared before the Planning Commission and requested an explanation of the dwellings that would be located on the subject site. Mr. Hewicker described the location of the subject condominiums as they are proposed on -site, and he said that a dwelling unit presently on -site will be torn down. He further explained that the width of the aforementioned corner property will be modified from 50 feet wide to 45 feet wide, and both of the lots being created for the condominium development will be 30 feet wide. There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion x Motion was made to approve Use Permit No. 3264 and Resubdivision No. 845, subject to the findings and conditions in Exhibit "A ". Commissioner Kurlander explained that the same number of units can be built on -site regardless of a public hearing, that the condominium owners will be residing on the subject ® property as opposed to tenants, and that the four proposed offstreet parking spaces for each of the two condominium complexes are more than what is required by the City. Commissioner Pomeroy stated that he would support the motion. He pointed out that the proposed development will create more open space between the two condominium complexes which will create a nicer environment then if there would be buildings covering all of the property. Motion voted on to approve Use Permit No. 3264 and Ayes x x X x x Resubdivision No. 845, subject to the findings and Absent x conditions in Exhibit "A ". MOTION CARRIED. Use Permit No. 3264 FINDINGS: 1. That each of the proposed units has been designed as a condominium. 2. The project is consistent with the adopted goals and policies of the General Plan and the Local Coastal Program, Land Use Plan. 3. That an adequate number of on -site parking spaces will be provided for the residential condominium development. -10- COMMISSIONERS ti g'��'yGy�A mG 9� 999 .o 9y90 CITY OF NEWPORT BEACH MINUTES April 23, 1987 ROIL CALL INDEX 4. The project will comply with all applicable standards, plans and zoning requirements for new buildings applicable to the district in which the proposed project is located at the time of ap- proval. 5. The approval of Use Permit No. 3264 will not, under the circumstances of this case be detri- mental 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 development shall be in substantial confor- mance with the approved plot plan, floor plans and elevations, except as noted below. 2. That one tandem garage space and one carport space for each dwelling unit shall be maintained for vehicular storage at all times. 3. That all conditions of approval of Resubdivision No. 845 shall be fulfilled. 4. That this use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090 A of the Newport Beach Municipal Code. Resubdivision No. 845 FINDINGS: 1. 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. 2. That the proposed resubdivision presents no problems from a planning standpoint. 3. That the design of the subdivision 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 subdivi- sion. -11- 'OOMMISSIONERS 9y9 �y CC O CITY OF NEWPORT BEACH MINUTES April 23, 1987 ROLL CALL INDEX CONDITIONS: 1. That a parcel map shall be recorded. 2. That all improvements be constructed as required by ordinance and the Public Works Department. 3. That arrangements be made with the Public Works Department 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. 4. That each dwelling unit be served with an indivi- dual water service and sewer lateral connection to the public water and sewer systems unless other- wise approved by the Public Works Department. 5. That the deteriorated and tree - damaged sidewalk be reconstructed along the Carnation Avenue frontage and the existing drive apron be removed and replaced with a curb under an encroachment permit issued by the Public Works Department. 6. That all vehicular access to the property be from the adjacent alley. 7. That County Sanitation District fees be paid prior to issuance of any building permits. 8. That the entrance to the subterranean parking structure have maximum grade breaks of 128 unless otherwise approved by the Building Department and Public Works Department, and that the alley grade at the property line be maintained at its existing elevation so as to maintain a minimum 6 inch rise in grade from flow line of the alley unless otherwise approved by the Public Works Department. 9. That Resubdivision No. 845 be recorded concurrently with Resubdivision No. 846. 10. 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. -12- COMMISSIONERS L ZA 6�00 y �; CITY OF NEWPORT BEACH MINUTES April 23, 1987 L CALL INDEX Motion N Motion was made to approve Use Permit No. 3265 and Resubdivision No. 846, subject to the findings and conditions in Exhibit "A ". Commissioner Kurlander stated that he supports the project for the same reasons as his aforementioned comments regarding Use Ayes x x x x x Permit No. 3264 and Resubdivision No. 845. Motion Absent voted on, MOTION CARRIED. Use Permit No. 3265 FINDINGS: 1. That each of the proposed units has been designed as a condominium. 2. The project is consistent with the adopted goals and policies of the General Plan and the Local Coastal Program, Land Use Plan. 3. That an adequate number of on -site parking spaces • will be provided for the residential condominium development. 4. The project will comply with all applicable standards, plans and zoning requirements for new buildings applicable to the district in which the proposed project is located at the time of ap- proval. 5. The approval of Use Permit No. 3264 will not, under the circumstances of this case be detri- mental 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 development shall be in substantial confor- mance with the approved plot plan, floor plans and elevations. 2. That one tandem garage space and one carport space for each dwelling unit shall be maintained for vehicular storage at all times. -13- IdaCOMMISSIONERS CITY OF NEWPORT BEACH MINUTES April 23, 1987 ROLL CALL INDEX 3. That the gross structural area of the development shall not exceed 3,708 square feet. 4. That all conditions of approval of Resubdivision No. 846 shall be fulfilled. 5. That this use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090 A of the Newport Beach Municipal Code. Resubdivision No. 846 FINDINGS: 1. 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. 2. That the proposed resubdivision presents no problems from a planning standpoint. 3. That the design of the subdivision 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 subdivi- sion. CONDITIONS: 1. That a parcel map shall be recorded. 2. That all improvements be constructed as required by ordinance and the Public Works Department. 3. That arrangements be made with the Public Works Department 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. • 4. That each dwelling unit be served with an indivi- dual water service and sewer lateral connection to the public water and sewer systems unless other- wise approved by the Public Works Department. -14- COMMISSIONERS AG 9099! .p� 9y90 y !l9yol; �9 9y CITY OF NEWPORT BEACH MINUTES April 23, 1987 ROLL CALL INDEX 5. That the deteriorated and tree - damaged sidewalk be reconstructed along the Carnation Avenue frontage under an encroachment permit issued by the Public Works Department and that a curb access ramp be constructed per City Standard 181 -L at the corner of Carnation Avenue and Seaview Avenue. 6. That all vehicular access to the property be from the adjacent alley. 7. That County Sanitation District fees be paid prior to issuance of any building permits. S. That the entrance to the subterranean parking structure have maximum grade breaks of 12% unless otherwise approved by the Building Department and Public Works Department, and that the alley grade at the property line be maintained at its existing elevation so as to maintain a minimum 6 inch rise in grade from flow line of the alley unless • otherwise approved by the Public Works Department. 9. That Resubdivision No. 846 be recorded concurrently with Resubdivision No. 845. 10. 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. x x Use Permit No. 3005 (Amended)(Continued Public Hearing) Item No.5 Request to amend a previously approved use permit which UP3005A allowed the establishment of an automobile rental facility on property located in the C -1 -H District. Continued The proposed amendment includes a request to install a to May 7, trailer which will be utilized for sales offices on a 1987 temporary basis; to install an automobile wash rack; and to revise the previously approved parking and circulation plans. LOCATION: Lots 1 and 2, and a portion of Lot 3, Tract No. 1210, located at 200 West • Coast Highway, on the northwesterly corner of Dover Drive and West Coast Highway, in the vicinity of the Newport Bay Bridge. -15- COMMISSIONERS AG 9N 99 � A CITY OF NEWPORT BEACH MINUTES April 23, 1987 L CALL INDEX ZONE: C -1 -H APPLICANTS: Peter Martin and Anne Slemons, dba Newport Benz /Clenet Car Co., Newport Beach OWNER: Leonard Horwin, Beverly Hills Motion Motion was made to continue Use Permit No. 3005 All Ayes (Amended) requesting the installation of a trailer and automobile wash rack, located at 200 West Coast Highway, to the May 7, 1987, Planning Commission meeting as requested by the applicants. Motion voted on, MOTION CARRIED. • x x Use Permit No. 3257 (Continued Public Hearing) Item No -.6_ Request to approve the establishment of a facility that UP3257 specializes in the sales, service and installation of automobile cellular phones on property located in the Continued M -1 -A District. The application also requests to approve three independent automobile repair businesses to May 21, 1987 within the same building complex. LOCATION: Lots 47 and 48, Tract No. 3201, located at 3975 and 4001 Birch Street, on the northwesterly side of Birch Street, between Dove Street and Quail Street, across from the Newport Place Planned Community. ZONE: M -1 -A APPLICANTS: Pack -Cell, Howard Berkowitz, Cosmo's Sports Cars and David Eisenberg, Newport Beach OWNERS: Aldo and Madeleine Chiappero, Costa Mesa Motion x Motion was made to continue Use Permit No. 3257, an All Ayes application regarding a facility specializing in cellular phones and automobile repair businesses, located at 3975 and 4001 Birch Street, to the May 21, 1987, Planning Commission meeting as recommended by • staff. Motion voted on, MOTION CARRIED. * x -16- COMMISSIONERS mG 9N 9990 A . �y9 °y CC o f �� 9y CITY OF NEWPORT BEACH MINUTES April 23, 1987 1wL CALL INDEX A D D I T I O N A L B U S I N E S S: Additional Business The Planning Commission directed staff to place an item regarding the possible deletion of the use permit Motion All Ayes x requirement for residential condominiums on the May 7, 1987, Planning Commission agenda. Motion voted on, Residential Condo UP MOTION CARRIED. ' Motion All Ayes Motion was made to excuse Commissioner Winburn from the May 7, 1987, Planning Commission meeting. Motion voted Winburn _ Excused on, MOTION CARRIED. * s x ADJOURNMENT: 8:15 P.M. Adjournment * x x . HARRY O. MERRILL, SECRETARY CITY OF NEWPORT BEACH PLANNING COMMISSION 0 -17-