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Home My WebLink About05/08/1997n U CITY OF NEWPORT BEACH Planning Commission Minutes May 8, 1997 Regular Meeting - 7:00 p.m. Present: Commissioners Fuller, Ridgeway, Kranzley, Adams, Gifford, Selich and Ashley - Commissioner Ashley was excused. STAFF PRESENT: Sharon Z. Wood, Assistant City Manager, Community and Economic Development Robin Clauson, Assistant City Attorney \ Ginger Varin, Executive Secretary to Planning Commission Minutes of April 24,1997: Motion was made by Commissioner Ridgeway and voted on to approve, as amended, the April 24, 1997 Planning Commission Minutes. Ayes: Fuller, Ridgeway, Kranzley, Selich Noes: none Absent: Ashley Abstain: Adams, Gifford Public Comments: none Posting of the Aaendca Mrs. Wood stated that the Planning Commission Agenda was posted on Friday, May 2, 1997 outside of City Hall. Minutes Public Comments Posting of the Agenda City of Newport Beach . Planning Commission Minutes May 8, 1997 t. SUBJECT: Balboa Islai • • City of Newport Beach • AmendmentNo.853 Island A proposed amendment to Chapter 20.83 of the Municipal Code to prohibit condominium development and condominium conversions in the R -1.5 District (Balboa Island). Mrs. Wood commented that this proposal arose out of some concerns from residents of Balboa Island on a condominium conversion which led to an interim urgency ordinance with a moratorium from City Council on conversions. During the course of study, this committee recommended that new construction as well as conversions be disallowed in the R1.5 District for the following reasons: • Balboa Island is a unique part of the city due to lack of off - street parking • intensified use of full time residents would affect parking and community character • historic development pattern on island is one main unit and a second unit as a smaller accessory unit used for weekends or during summer season • two full units owner occupied will mean a greaterdensity of household • Balboa Island now has the highest residential density of any area in the city (27.7 units per acre) Commissioner Gifford asked if the new condominium issue would be voted on tonight and was answered yes, that was proposed in the ordinance. It was clarified that the agenda covers this issue as well as the staff report which is available to the public. Commissioner Selich asked about the density issue of 27.7 units per acre as including streets and alleys. Mrs. Wood stated the information was based on a table in the Housing Element and was not specific. She will report back with more detail as requested. Mrs. Wood, for further clarification, proceeded to read the entire table from the Housing Element. Public Hearing was opened. Mr. Steve Bromberg, 1506 Park Avenue - president of Little Balboa Island Property Homeowners Association, spoke in support of this issue. He agrees with the analysis as presented by Mrs. Wood with regard to the apparent high density. Two associations collaborated on a condo committee and with staff help (Ms. Temple) did an extensive study of this issue. As a result, there was a general meeting in March of '97 at which approximately 150 - 200 residents attended. A presentation was made by the condo committee resulting in an Item No. 1 A No. 853 Approved INDEX City of Newport Beach • Planning Commission Minutes May 8, 1997 unanimous decision by all present that condos were not appropriate for the following reasons: • Balboa Island is diff erent than any other area in the city - very small with a high density • condos encourage duplexes • more parking problems would result • second units on the island are granny units and don't have the parking density as a full duplex • long term maintenance problems with condominiums • the need does not exist • it was a unanimous decision of island residents and association boards to prohibit condominium development and condominium conversions Commissioner Fuller commented on the March 10th letter from the Little Balboa Island Property Owners Association that was received at the City. He would like to have seen a list of reasons why it is inappropriate. Mr. Bromberg elaborated on the ownership factors changing to two, three or four bedroom places, resulting in an increase of cars and potential long term maintenance issues. • Staff was asked if this action tonight precludes granny units and clarified that it does not apply. Granny units can still be applied for. Ms. Clauson clarified that duplexes are still permitted where allowed. Granny units are usually permitted with R1 zoning. Duplexes can be built as long as they complywith the area of the lot and provide for parking. Public Hearing was closed. Motion was made by Commissioner Kranzley for adoption of Resolution 1452 recommending to the City Council approval of Amendment No. 853 to Title 20 of the Newport Beach Municipal Code to prohibit residential condominium projects and conversions on Balboa Island and Little Balboa Island. Commissioner Ridgeway stated, for the record, owner occupied units are a very big plus for a community. The non - maintenance issue can be handled in an arbitration clause in the underlying documents with the DRE. Through personal experience in West Newport where the code was relaxed, owner occupancy was allowed. It could be accomplished here by a strict compliance with two covered parking per unit which effectively removes the ability to condominimize. He stated that he likes owner occupancy and if duplexes are allowed, then this action is confusing. He respects homeowners associations but can not support this motion. n U INDEX City of Newport Beach • Planning Commission Minutes May 8, 1997 Commissioner Selich asked staff why this would not be appropriate to apply to other areas of the City, i.e., Corona del Mar and the peninsula that have R -1 parcels? What is the difference between multiple family parcels here versus the some thing elsewhere? Mrs. Wood answered that it may be appropriate to consider it in other areas but there was not a request from those residents and it was not studied in detail. There are three things that make Balboa Island unique: • no off - street parking • higher residential density than any other area in the City • R1.5 zoning is indicative of intent in this area even though two units are allowed on a lot that is of sufficient size, the zoning was not changed to R2 to distinguish the island from other areas in the City Ayes: Fuller, Kranzley, Adams, Gifford, Sellch, Noes: Ridgeway Absent: none Abstain: Ashley • ADDITIONAL BUSINESS: a.) City Council Follow -up- Oral report by the Assistant City Manager regarding City Council actions related to planning - On April 281h Council directed staff in a number of areas on the Balboa Peninsula Revitalization Program: • prepare two budget amendments for this fiscal year, a parking management plan to include possible extension of hours for which parking is charged but not the elimination of median parking on Balboa Blvd., and, a tenant marketing study • include in the 97 -98 budget feasibility studies for the beautification of Balboa Blvd. and changes to the Newport and Balboa Blvds. Mixmaster. • design of entry statements and signs • prepare plans and specificationsfor the re- design of the Balboa Pier parking lot • begin implementation of the recommendations that come out of the parking management plan • sign inventory and drafting new sign regulations • eliminate further consideration of a redevelopment agency • defer study of relocating moorings • continue work on alcohol regulations 0 INDEX Additional Business City of Newport Beach Planning Commission Minutes May 8, 1997 b.) Oral report by the Planning Director regarding Outdoor Dining Permits, Specialty Food Permits, Modification Permits and Temporary Use Permit approvals - Specialty Food Permits were approved for: 930 West Coast Highway; Modifications Permits were approved for: 1441 Galaxy Drive and 3767 Birch Street. C.) Oral report from Planning Commission's representative to the Economic Development Committee - none. d.) Oral report from Planning Commission's representative to the Balboa Peninsula Planning Advisory Committee - Commissioner Kranzley reported that the community outreach program began last night with a presentation to the Speak Up Newport group. It was well attended and went well. Council has given this their support and dramatic and vital changes will be made to the peninsula. e.) Matters which a Planning Commissioner would like staff to report on at a subsequent meeting - Commissioner Ridgeway asked for the densities and the acreages of Balboa Islands. f.) Matters which a Planning Commissioner may wish to place on a future • agenda for action and staff report - none. g.) Requests for excused absences- none. ADJOURNMENT: 7:30 p.m. ED SELICH, SECRETARY CITY OF NEWPORT BEACH PLANNING COMMISSION • INDEX