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HomeMy WebLinkAbout05/19/199411 NWI, \11 �k6 • A CITY OF NEWPORT BEACH MINUTES REGULAR PLANNING COMMISSION MEETING PLACE: City Council Chambers TIME: 7:30 P.M. DATE: I^ 1 nn A of 1v121y 17, IYY'Y ROLL CALL INDEX resent * * * * * * * All Commissioners were present. EX- OFFICIO OFFICERS PRESENT: James Hewicker, Planning Director Robin Flory, Assistant City Attorney William R. Laycock, Current Planning Manager Don Webb, City Engineer Dee Edwards, Secretary Minutes of May 5, 1994 00i Minutes on * Motion was made and voted on to approve the May 5, 1994, 5/5/94 31 Ayes Planning Commission Minutes. MOTION CARRIED. Public Comments: Public Comments Commissioner Edwards informed the Planning Commission and the public that the legislation that is pending in Sacramento would change the manner of distribution of sales taxes throughout the State and that the legislation would severely impact the City of Newport Beach. Posting of the Agenda: Posting of the James Hewicker, Planning Director, stated that the Planning A enda Commission Agenda was posted on Friday, May 13, 1994, in front of City Hall. x of MINUTES CITY OF NEWPORT BEACH May 19, 1994 ROLL CALL INDEX Request for Continuance: Request for Mr. Hewicker recommended that Item No. 8, Traffic Study No. 93 Conti nuanc and Use Permit No. 3516, regarding McDonald's take -out restaurant, property located at 2807 Newport Boulevard, be continued to the Planning Commission meeting of June 9, 1994, for further analysis by the consulting Traffic Engineer. lotion 01 Ayes * Motion was made and voted on to continue Traffic Study No. 93 and Use Permit No. 3516 to the Planning Commission meeting of June 9, 1994. MOTION CARRIED. Resubdivision No. 1005 (Public Hearing) Item No .1 Request to resubdivide an existing lot into a single parcel of land for two unit condominium development on property located in the R -2 District. Resub.1005 Approved LOCATION: Lot 20, Block 36, River Section, located at 123 36th Street, on the northwesterly side of 36th Street between Seashore Drive and West Balboa Boulevard, in West Newport Beach. ZONE: R -2 APPLICANT: Architechnica, Costa Mesa OWNERS: Mr. and Mrs. Uorge Pavez, Corona ENGINEER: RdM Surveying, Inc., Laguna Hills James Hewicker, Planning Director, pointed out that the subject property abuts a 10 foot wide alley, and that the existing structure across the alley encroaches to the alley right -of -way line. When the proposed structure is built there may be only 15 feet of space for maneuvering into the garage spaces on the site. -2- CITY OF NEWPORT BEACH Ma 19 1994 ROLL CALL INDEX The public hearing was opened in connection with this item, and Mr. Conrad Dadufalga, architect, appeared before the Planning Commission on behalf of the applicant, and he concurred 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. lotion * Motion was made and voted on to approve Resubdivision No. X11 Ayes 1005 subject to the findings and conditions in Exhibit "A ". MOTION CARRIED. FINDINGS: 1. That the design of the subdivision will not conflict with any easements acquired by the public at large for access through or use of the property within the proposed . subdivision. 2. That the proposed resubdivision presents no problems from a planning standpoint. 3. That public improvements may be required of a developer per Section 19.08.020 of the Municipal Code and Section 66415 of the Subdivision Map Act. CONDITIONS: 1. That a parcel map be recorded prior to occupancy. That the parcel map be prepared so that the bearings relate to the State Plane Coordinate System (NAD83) and that prior to the recordation of the parcel map, the surveyor /engineer preparing the map shall submit to the County Surveyor a digital- graphic file of said map in a manner described in Section 7 -9 -330 and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. • -3- 0 P \01-010N \P1h41\\*\\0 CITY OF NEWPORT BEACH MINUTES low May 19, 1994 ROLL CALL INDEX 2. That prior to the recordation of the parcel map, the surveyor /engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7 -9 -330 and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set on each lot corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of the construction project. 3. That all improvements be constructed as required by Ordinance and the Public Works Department. 4. 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 or obtain a building permit prior to the completion of the public improvements. 5. That each dwelling unit shall be served with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department. 6. That a five foot by five foot corner cutoff at the intersection of the two alleys be dedicated to the public. 7. That the area of the alley dedicated as a comer cutoff be paved with concrete per City Standard 140 -L under an encroachment permit issued by the Public Works Department. 8. That all vehicular access to the property shall be from the adjacent alleys unless otherwise approved by the City Council. i 4- COMOSSIONERS F\t0Fe1\R\1 1'0 CITY OF NEWPORT BEACH MINUTES May 19, 1994 ROLL CALL INDEX 9. That County Sanitation District fees be paid prior to issuance of any building permits 10. That disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen Traffic control and transportation of equipment and materials shall conducted in accordance with state and local requirements. 11. That overhead utilities serving the site be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code unless it is determined by the City Engineer that such undergrounding is unreasonable or impractical. 12. That Coastal Commission approval shall be obtained prior to the recordation of the parcel map. 13. That a park dedication fee for one dwelling unit shall be paid in accordance with Chapter 19.50 of the Municipal Code. 14. 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. • -5- WORN 'crcR%%' �o • CITY OF NEWPORT BEACH MINUTES Ma 19 1994 ROLL CALL INDEX Final Map of Tract No. 14533 (Discussion) Item No.2 Request to approve the Final Map of Tract No. 14533, subdividing 9.2 acres of land into 12 numbered lots for single family residential FTM 14533 development, 6 lettered lots for private landscape purposes, 1 Approved lettered lot for a public park site, 1 lettered lot for public landscape purposes and 1 lettered lot for public street purposes. LOCATION: A portion of Block 92, Irvine's Subdivision, located at 2001 Newport Hills Drive West, on the northwesterly side of Newport Hills Drive West, between Port Wheeler Place and Port Stanhope Place, in the Harbor View Hills Planned Community. ZONE: P -C iAPPLICANT: Manning Company, Santa Ana Heights OWNER: The Irvine Company, Newport Beach ENGINEER: Adams, Streeter Civil Engineers, Inc., Irvine Don Webb, City Engineer, stated that the Final Map is in substantial conformance with the Tentative Tract Map that was approved by the Planning Commission on October 7, 1993. Several of, the corrections that staff requested be made that are relatively minor in nature were not made; however, the corrections will be made before the City Council reviews the Final Map. The dedication of the park may take a different form than is indicated on the Final Map; however, the dimensions of the park will not be changed. Commissioner Gifford stated that in the interest of avoiding any potential appearance of conflict of interest, she would withdraw. from participation in the proceedings inasmuch as the architecture was done by a firm which her husband is employed. • -6- MINUTES CITY OF NEWPORT BEACH May 19, 1994 ROLL CALL INDEX lotion lyes * * * * * * * Motion was made and voted on to approve Final Map of Tract No. 14533 subject to the finding and condition in Exhibit W. lbstain * MOTION CARRIED. Fin in 1. That the Final Map of Tract No. 14533 substantially conforms to the Tentative Map of said Tract and with all changes permitted and all requirements imposed as conditions to its acceptance. Condition: 1. That all conditions imposed by the City Council in conjunction with its approval of the Tentative Map of Tract No. 14533 shall be fulfilled. A. Site Plan Review No 65 (Amended) (Public Hearing) Item No.3 SPR. 65(A Request to amend a previously approved site plan review which allows the construction of a single family dwelling on property located in the R -1 SPR District. The proposed amendment includes a request to revise the overall grading plan which will V1193: raise the height of the structure approximately 2 feet to 5 feet. Approved AND B. Variance No. 1193 (Public Hearing) Request to allow a portion of the proposed structure to exceed the 24 foot basic height limit on property located in the 24/28 Foot Height Limitation District. LOCATION: Portions of Lots 30, 32 and 34, Block A -36, Corona del Mar and a portion of Lot 1, Tract No. 1026 on property located at 3014 •-7- o��•cloc��, d dr\ • CITY OF NEWPORT BEACH MINUTES May 19, 1994 ROLL CALL INDEX Breakers Drive, on the southeasterly corner of Iris Avenue (unimproved) and Ocean Boulevard, in Corona del Mar. ZONE: R -1 SPR APPLICANT: Kim Campbell, Corona del Mar OWNER: Same as applicant James Hewicker, Planning Director, explained that in order to establish drainage on the subject site it is necessary to change the elevation of the property, and there is also a depression in the property which causes the structure to be over height over a portion of the building. In response to a question posed by Commissioner Glover, William Laycock, Current Planning Manager, explained how the discrepancy between the 5 feet and 15 feet below top of curb on Ocean Boulevard occurred. In response to a question posed by Commissioner Ridgeway, Mr. Hewicker explained that the subject Site Plan Review is a new application, and that it differs from Site Plan Review No. 63 that was approved on May 9, 1991, and Site Plan Review No. 65 that was approved on September 23, 1993, because the height of the roof and the height of the building required a new analysis. The public hearing was opened in connection with this item, and Mr. Kim Campbell, applicant, appeared before the Planning Commission. Mr. Campbell addressed the problems with the drainage on the site, and he stated that the subject request alleviates many of those problems. He further stated that stakes were installed to demonstrate the height of the proposed structure to the local residents. Mr. Campbell concurred with the findings and conditions in Exhibit "A ". COMMISSIONERS lio CITY OF NEWPORT BEACH MINUTES MW May 19, 1994 ROLL CALL DMEX In response to a question posed by Commissioner Ridgeway, Mr. Campbell explained that after the Coastal Commission approves the subject request, construction will commence in June or July, 1994. There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion * Motion was made and voted on to approve Site Plan Review No. Al l Ayes 65 and Variance No. 1193 subject to the findings and conditions in Exhibit "A'. MOTION CARRIED. A SITE PLAN REVIEW NO 65 (AMENDED): Findings: 1. That development of the subject property in the SPR . Overlay District will not preclude implementation of specific General Plan objectives and policies. 2. That the value of property is protected by preventing development characterized by inadequate and poorly planned landscaping, excessive building bulk, inappropriate placement of structures and failure to preserve where feasible natural landscape features, open spaces, and the like, resulting in the impairment of the benefits of occupancy and use of existing properties in such area. 3. That benefits derived from expenditures of public funds for improvement, acquisition and beautification of streets, parks, and other public facilities are maximized by the exercise of reasonable controls over the layout and site location characteristics of the proposed residential development. 4. That unique site characteristics are protected in order to ensure that the community may benefit from the natural -9- COMMISSIONERS �-1 o���'�o�'��o CITY OF NEWPORT BEACH MINUTES May 19 1994 ROLL CALL DIDEX terrain, harbor and ocean, to preserve and stabilize the natural terrain, and to protect the environmental resources of the City. 5. With the exception of the proposed height of the structure, the revised project fully conforms to the established development standards for the R -1 SPR District. 6. That the revised project is compatible with the character of the neighborhood and will contribute to the orderly and harmonious development of surrounding properties and the City. 7. That the revised project has been designed to maximize protection of public views from Ocean Boulevard. S. That there are no archeological or historical resources on- . site. 9. That there are no environmentally sensitive areas on -site. 10. The property does not contain any areas of unique geologic hazards. 11. That the proposed project will meet City noise standards for residential development. 12. The site plan and layout of buildings, parking areas and pedestrian and vehicular access are functional in that the project has been designed so as to limit vehicular access to the site from Breakers Drive. 13. The development is consistent with surrounding land uses and with the goals and policies of the General Plan and Local Coastal Program. 14. Mechanical equipment and trash areas will be concealed from view. • -10- o° y�0�Gr'`�411\ ,y�oNt��P`i' %1 • CITY OF NEWPORT BEACH MINUTES May 19, 1994 ROLL CALL INDEX 15. 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. 16. That public improvements may be required of a developer per Section 20.01.070 of the Municipal Code. 17. The approval of the proposed project will not, 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 neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Conditions: . 1. That the proposed development shall be in substantial compliance with the approved site plan, the revised grading plan, the revised elevations and revised sections except as noted below. 2. That all previous applicable conditions of approval of Site Plan Review No. 65 and Resubdivision No. 932 shall be fulfilled. 3. That the driveway access shall be subject to further review and approval by the City Traffic Engineer. 4. That the applicant shall obtain Coastal Commission approval of this application prior to the issuance of building permits. 5. That this Site Plan Review shall expire unless exercised within 24 months from the date of approval as specified in Section 20.01.070 K of the Newport Beach Municipal Code. -11- COMMISSIONERS Q ' s CITY OF NEWPORT BEACH MINUTES May 9, 1994 ROLL CALL INDEX B. VARIANCE NO. 1193 Findines: 1. That there are exceptional or extraordinary circumstances applying to the land and building referred to in this application, which circumstances or conditions do not apply generally to land, buildings and /or uses in the same District inasmuch as a significant portion of the site maintains an existing slope of 2:1 or greater. 2. That the granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant, inasmuch as the proposed project is generally comparable to the size, bulk and height to other buildings constructed on the bluff side of Ocean Boulevard. . 3. That the granting of the variance will not, under the circumstances of the particular case, be materially detrimental to the health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood of the subject property and will not under the circumstances of the particular case be materially detrimental to the public welfare or injurious to property improvements in the neighborhood inasmuch as the project has been designed so as to maintain existing public and private views, and the portions of the structure which exceed the allowable height limit are no higher in relation to Ocean Boulevard, than the portions of the structure which fully conform to the height limit. Conditions: 1. That the project shall conform to all applicable conditions of approval for Site Plan Review No. 65, Site Plan Review No. 65 (Amended) and Resubdivision No. 932. -12- �4'l0lc dp�GO\ ��fO�l��i' 'O�yl'O • CITY OF NEWPORT BEACH IUV11l Loll IP� -1 May 19, 1994 ROLL CALL INDEX 2. That the applicant shall obtain Coastal Commission approval of this application prior to the issuance of building permits. 3. That this variance shall expire unless all conditions have been fulfilled and the variance exercised within 24 months of the date of approval as specified in Section 20.82.090A of the Newport Beach Municipal Code. Use Permit No. 3531 (Public Hearing Item No. UP3531 Request to permit alterations and additions to an existing duplex on property located in the R -1 District and which provides less than 1.5 parking spaces per dwelling unit. The proposal also Approved includes a modification to the Zoning Code so as to allow the construction of a new habitable room where an existing habitable room is being removed. LOCATION: Lot 10, Block 119, First Addition to Newport Beach, located at 1918 Court Avenue, on the northeasterly side of Court Avenue, between 19th Street and 20th Street, in the Cannery Village /McFadden Square Specific Plan Area. ZONE: SP -6 APPLICANT: Russell H. Olsen, Las Vegas OWNER: Christine Olsen Trust, Las Vegas The public hearing was opened in connection with this item, and Mr. William Guidero, 342 - 62nd Street, designer for the project, appeared before the Planning Commission on behalf of the applicant. He concurred with the findings and conditions in Exhibit "A ". -13- corvDaSSIONERs A° � "10 • CITY OF NEWPORT BEACH MINUTES May 19, 1994 ROLL CALL INDEX There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion * Motion was made and voted on to approve Use Permit No. 3531 Al l Ayes subject to the findings and conditions in Exhibit "A". MOTION CARRIED. FINDINGS 1. That although the existing duplex is inconsistent with the Land Use Element of the General Plan and the Local Coastal Program Land Use Plan, the proposed additions to the nonconforming use are not significant in this case; and further, that the issue of alterations and additions to nonconforming uses is not specifically precluded by the General Plan and the Local Coastal Program Land Use . Plan. 2. That the rezoning of the block on which the subject property is located from the R -3 District to the R -1 District was intended to preserve the uniformity of existing uses (primarily single family dwellings and duplexes) by limiting potential multi- family developments on combined lots within said district. 3. That the proposed additions to the structure will not increase any nonconforming condition nor create any new nonconforming condition on the site. 4. That all new construction conforms to the requirements of Title 20 of the Municipal Code. 5. That this project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 1 (Existing Facilities). is -14- \W04-ml CITY OF NEWPORT BEACH MINUTES May 19, 1994 ROLL CALL INDEX 6. That the proposed additions will not result in the addition of habitable rooms and will not increase the parking demand for the site. Therefore, the approval of the applicant's request will not, 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 neighborhood or be 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 legislative intent of Title 20 of this Code. 7. The approval of Use Permit No. 3531 will not, 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 neighborhood or be detrimental or injurious to property and improvements in 10 the neighborhood or the general welfare of the City, and further that the proposed modification to allow additions and alterations to a duplex with nonconforming parking is consistent with the legislative intent of Title 20 of the Municipal Code. CONDITIONS: 1. That the proposed development shall be in substantial conformance with the approved plot plan, floor plans, and elevations, except as noted below. 2. That Coastal Commission approval shall be obtained prior to the issuance of a building permit. 3. That one garage space shall be maintained for each dwelling unit. 4. That this use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. • -15- COMMISSIONERS CITY OF NEWPORT BEACH MINUTES ROLL CALL IND EX s s a Use Permit No. 3533 (Public Hearing) Item No.. Request to permit the construction of a new automobile self UP3533 service station on property located in the RSC District. The proposal includes the construction of new cashier's Approved booth /restroom, new pump islands and a new canopy, and the installation of new landscape planters. The proposal also includes a modification to the Zoning Code, so as to allow a new trash enclosure, a portion of the new landscape planter, an air and water station and a light standard, all of which are proposed to encroach 10 feet into the required 10 foot rear yard setback adjacent to an alley. The proposal also includes various modifications to the development standards for new automobile service stations. LOCATION: Parcel 1 of Parcel Map 167/37 -38 (Resubdivision No. 680) located at 3400 East Coast Highway, on the southeasterly comer of Marigold Avenue and East Coast Highway, in Corona del Mar. ZONE: RSC APPLICANT: United El Segundo, Gardena OWNER: Same as applicant Chairman Merrill and Don Webb, City Engineer, discussed the provisions of sight line distance. Mr. Jeff Appel, Anaheim Hills, applicant, appeared before the Planning Commission. He concurred with the findings and conditions in Exhibits "A" and 'B ". Mr. John Townsend, 424 Marigold Avenue, appeared before the Planning Commission. Mr. Townsend expressed his concerns that not enough parking and landscaping are being required, and that • -16- k CITY OF NEWPORT BEACH A0, 11U111Itm May 1 9. 1994 ROLL CALL INDEX the restroom and the telephone booth will attract the homeless people. In response to a request posed by Chairman Merrill, William Laycock, Current Planning Manager, responded that two parking spaces were recommended by staff for an employee and public use. If more parking spaces were required then there would be less space for landscaped areas. Mr. Laycock pointed out that on the basis that the Planning Commission may waive specific Development Standards for automobile service stations when the structure is located on a smaller lot than a typical sized lot, 10 percent landscaping would be adequate for the site in this particular case. The Newport Beach Municipal Code requires that the restroom be open during a service station's hours of operation. Ms. Pam Sarfati, 426 Marigold Avenue, appeared before the Planning Commission. She expressed her concerns that the . neighborhood has become noisy because of the public telephones in the neighborhood, and by individuals who turn their radio volumes excessively high. In response to Commissioner Pomeroy, Ms. Sarfati explained that two telephones are located on the subject property, at the corner of the alley and Marigold Avenue, and one telephone is located outside of the library. Ms. Sarfati and Commissioner Pomeroy discussed telephone locations that would not interfere with the residents. Mr. Hewicker stated that the attendant on duty should be able to control the activity that occurs on the lot. He stated that if individuals that are parked on the property are playing radios, it would appear that it is not the proper use for the site, and the attendant should request that the individuals move their automobiles. Mr. Hewicker stated that the best location away from the residential area would be at the comer of East Coast Highway and Marigold Avenue, or Marigold Avenue and the interior property line on East Coast Highway. Ms. Sarfati requested that a "Quiet" sign be posted on the site. Mr. R. Rigaud, 421 Narcissus Avenue, appeared before the Planning Commission. Mr. Rigaud requested that the service station remain "low- key ": low canopy, low lighting, and not to • -17- COMMISSIONERS -0 0 ROLL • MINUTES CITY OF NEWPORT BEACH M—ay 10, 1994 CALL INDEX increase the restrooms. He recommended that the telephone booths be relocated to the inside property line adjacent to the sidewalk on East Coast Highway to keep the noise and the undesirable people away from the residential area. He recommended that landscaping be used to cover the vent pipes. In response to a question posed by Mr. Rigaud, Mr. Hewicker explained that service stations are allowed in commercial areas of the City. Mr. Rigaud opposed the 24 hour operation of the service station. In response to a question posed by Mr. Rigaud, Mr. Hewicker explained that it has been the policy of the City to require restrooms in service stations to provide a benefit to the public. Commissioner Glover and Mr. Riguad discussed his concerns regarding the public telephones that are installed at the service station. In response to questions posed by Commissioner Edwards, Mr. Rigaud stated that if the telephones would be moved to the interior of the service station, and if the restrooms would be used only by the patrons of the service station that he would agree to the uses. Ms. M. Riley, 409 Marigold Avenue, appeared before the Planning Commission. She agreed with the aforementioned comments by the residents. In addition, she commented that the neighbors are disturbed at 4:00 a.m. when the gasoline is loaded into the tanks, and she requested that the gasoline be delivered at a different hour. Ms. Riley addressed the noise that is caused by the use of the public telephones. Ms. Burns, 423 Narcissus Avenue, appeared before the Planning Commission. She addressed the noise that comes from the public using the telephones. In response to a question posed by Commissioner Glover, Ms. Burns replied that the telephones have been at the library for 6 to 8 months. Mr. Jeff Appel, applicant, reappeared before the Planning Commission. He addressed the applicants plans to renovate the service station; that the vent pipes will be moved closer to the building; that the service station in Corona del Mar is their prize facility and the one the applicant is the most proud of; the brand ' -18- COMMISSIONERS CITY OF NEWPORT BEACH u ►f�ii`WTi aL` ROLL CALL INDEX will be changed to Mobil because it would draw a higher class of customer than Arco; however, the station will continue to maintain a low gasoline price; that he would rather not provide a restroom but it is required; the public telephones are not necessary; and in conclusion the remodeled service station will be an asset to the City. He said that if the request is not allowed, it would be necessary to replace the tanks but not renovate the site, and the station would still be open 24 hours. In response to a question posed by Mr. Hewicker, Mr. Appel replied that he would contact the Mobil Oil Corporation to try to limit the hours of delivery. In response to questions posed by Commissioner Pomeroy, Mr. Appel stated that he would not object if the public telephones would be removed; that he would not have a problem if a sign . would be posted requesting "Quiet" but he expressed doubt that it would help the cause; and the sign at the service station indicates "United" until the service station is remodeled and the Mobil Oil sign is installed. Commissioner Ridgeway and Mr. Appel discussed the hours that the gasoline would be delivered by Mobil Oil in consideration of the adjacent neighborhood. Mr. Appel stated that if deliveries are only made during the day, there could be traffic congestion on East Coast Highway. In response to questions posed by Commissioner Edwards, Mr. Appel stated that he would prefer that the restrooms be restricted to patrons only. In response to questions posed by Commissioner Gifford, Mr. Appel replied that seven percent of the service station's business is between 12:00 midnight and 6:00 a.m. Mr. Hewicker stated that Condition No. 20, Exhibit "A ", and Condition No. 22, Exhibit "B ", allows the Planning Commission to call the use permit back for review to modify or add conditions of • -19- COMMISSIONERS �r CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX approval if it is determined that the operation is detrimental to the community. There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion * Motion was made to approve Use Permit No. 3533 subject to the All Ayes findings and conditions in Exhibit "B ", and to add or modify the following conditions: Condition No. 15 be modified to state "That the on -site restroom shall be made available to patrons only during all hours of operation'; Add Conditions No. 24 stating 'That gasoline deliveries shall not be allowed between 11:00 p.m. and 7:00 am."; No. 25 stating 'That no public telephones shall be allowed on the property'; and No. 26 stating 'That a sign indicating Residential Neighborhood - Quiet" be posted on the property. . In response to a question posed by Commissioner Gifford, Mr. Appel stated that if the neighbors wanted to contact him that the telephone number is publicly posted on the site. The aforementioned motion was voted on, MOTION CARRIED. Commissioner Ridgeway indicated that he objected to Condition No. 26 requiring a "Quiet" sign. FINDINGS: 1. That the proposed development is consistent with the Land Use Element of the General Plan and is compatible with the surrounding land uses. 2. That the project will not have any significant environmental impact. 3. 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. -20- CITY OF NEWPORT BEACH MINUTES 1W May 19 1994 ROLL CALL INDEX 4. That public improvements may be required of a developer per Section 20.80.060 of the Municipal Code. S. That the approval of Use Permit No. 3533 will not, 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 neighborhood, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. CONDITIONS: 1. That development shall be in substantial conformance with the approved site plan and elevations, except as noted below. . 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 obtain a building permit prior to completion of the public improvements. 4. That the site layout shall be redesigned in such a way as to include 2 on -site parking spaces for employee and public use. 5. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer. 6. That all proposed pricing and monument signs provide sight. distance at all drives in conformance with City Standard No. 110 -L • -21- dh\Vt_ V0NRC\1%\%0 CITY OF NEWPORT BEACH MINUTES May 19 1994 ROLL CALL INDEX 7. That the deteriorated sidewalk be reconstructed along the Marigold Avenue frontage under an encroachment permit issued by the Public Works Department. 8. That the proposed trash enclosure be set back a minimum of 5 feet from the alley right -of -way and that the top of curb along the alley right -of -way be a maximum of 6 inches high. 9. That the proposed island located adjacent to the alley that provides water, air and telephone service be set back from Marigold Avenue sufficient to provide sight distance in conformance with the City's Sight Distance Standard 110-L. 10. That the on -site drainage be approved by the Public Works . Department prior to issuance of any grading or building permits. 11. That disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. There shall be no con- struction storage or delivery of materials within the East Coast Highway right -of -way. 12. That overhead utilities serving the site be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code unless it is determined by the City Engineer that such undergrounding is unreasonable or impractical. 13. That all signs shall conform to the provisions of Chapter 20.06.050 C of the Municipal Code. 22 • +1711 M-) • O C. �G�V1W0NW%k\41-O • CITY OF NEWPORT BEACH MINUTES May 19, 1994 ROLL CALL INDEX 14. That all mechanical equipment and trash areas shall be screened from East Coast Highway and adjoining properties. 15. That the on -site restroom shall be made available to patrons only during all hours of operation. 16. That a 24 hour operation shall be permitted. 17. That no automobile repairs or oar washing shall be permitted on the site unless an amendment to the use permit is approved by the Planning Commission. 18. That buzzers and amplified signaling bells shall be located within the building and shall not generate noise beyond that of a normal residential telephone ring. • 19. That any lighting on the site shall be shielded to conceal the light source so as to control glare and spillage onto adjacent properties and streets. 20. That the grantee provide the oil company, the property owner and /or lessee each with a copy of the conditions embodied on the permit, and receive a written receipt therefore, so that there shall be no person operating the premises who is not aware of the conditions of operation. If, during any inspection of the premises, the City shall find violations of the requirements of the use permit, it shall notify both the oil company and the operator of the station in order to assure compliance. 21. That a landscape plan and related irrigation system for the required landscape planter areas shall be approved by the Community Services Department. Said landscaping and irrigation system shall be implemented in accordance with the approved plans, and shall be continuously maintained. a -23- COMMISSIONERS No CITY OF NEWPORT BEACH u ►I�il�lfy11W Ma 19 1994 ROLL CALL INDEX 22. That the Planning Commission may add to 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 amendment causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 23. 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. 24. That gasoline deliveries shall not be allowed between 11:00 p.m. and 7:00 a.m. 25. That no public telephones shall be allowed on the property. . 26. That a sign indicating Residential Neighborhood - Quiet be posted on the property. Amendment No. 803 (Public Hearing) Item No.6 A803 Request to consider amending portions of Districting Maps No. 22 and 25 so as to reclassify property from the R -3 (2178) District to the APF District Approved LOCATION: A portion of Lot 918 and Lot 818, First Addition to the Newport Mesa Tract, being two parcels located at 1455 Superior Avenue, on the northwesterly side of Superior Avenue, between Hospital Road and Placentia Avenue, in the West Newport Beach Triangle Area. ZONE: R -3 (2178) • -24- CITY OF NEWPORT BEACH MINUTES May 19, 1994 ROLL CALL INDEX APPLICANT: Sharon Neben, San Diego OWNER: Alice Rawlins Family Trust, Costa Mesa The public hearing was opened in connection with this item, and Ms. Sharon Neben, San Diego, applicant, appeared before the Planning Commission on behalf of the property owner. There being no others desiring to appear and be heard, the public hearing was closed at this time. lotion * Motion was made and voted on to recommend approval of 01 Ayes Amendment No. 803 to the City Council and to adopt Resolution No. 1354. MOTION CARRIED. x x x • Use Permit No. 3527 (Continued Public Hearing) Item No. Request to establish an international backpackers inn on property located in the "Specialty Retail" area of the Cannery UP3527 Village /McFadden Square Specific Plan Area. The proposal Denied involves short term dormitory style accommodations for traveling backpackers. LOCATION: Lot 24 and a portion of Lot 25, Block 431, Lancaster's Addition, located at 430 32nd Street, on the southerly side of 32nd Street, between Newport Boulevard and Villa Way, in the Cannery Village /McFadden Square Specific Plan Area. ZONE: SP -6 APPLICANT: Andrew Grace, Newport Beach OWNER: Kaisha Sansei KenKo Kabushiki, Newport Beach • -25- COMMISSIONERS CITY OF NEWPORT BEACH MINUTES May 19, 1994 ROLL CALL INDEX Commissioner Edwards asked Robin Flory, Assistant City Attorney, if she contacted the City Attorney's Office in Santa Barbara regarding the Unruh Act whereby Ms. Flory replied that Santa Barbara did not consider the Unruh Act because the hostel wanted to limit the length of stay to three days. Commissioner Glover stated, and Ms. Flory concurred, that the City would not be allowed to restrict the subject hostel to European students under the Unruh Act. Commissioner Pomeroy stated that the applicant personally indicated to him that the proposed hostel had an off -site parking agreement for additional parking spaces, whereas James Hewicker, Planning Director, stated that the applicant had not contacted staff indicating that they had an off -site parking agreement. In response to comments by Commissioner Edwards regarding the Unruh Act, Ms. Flory replied that it is feasible that the City could . not be held accountable, only the applicant; however, she emphasized that it would be difficult for the City to enforce a condition that is illegal. Commissioner Edwards responded that nationality and citizenry are not necessarily one and the same. Ms. Flory indicated that based on the research that was done, the condition to restrict access only to foreign visitors would be in violation of the Unruh Act. Commissioner Ridgeway stated that the hostel is a business that is open to the public and thereby it would qualify under the Unruh Act. The continued public hearing was opened at this time, and Mr. Bob Dakota, 118 - 40th Street, appeared before the Planning Commission on behalf of the applicant. The applicant brought a 10 to 15 minute video tape to the Planning Commission meeting to demonstrate their proposal; however, the Planning Commission made a decision to restrict the public hearing to the concerns that the Commission submitted to the applicant during the April 21, 1994, Planning Commission meeting. • -26- COPAMUSSIONERS CITY OF NEWPORT BEACH MINUTES May 9. 1994 ROLL CALL MEX Mr. Philip Boston, 118 - 40th Street, applicant, appeared before the Planning Commission. Mr. Dakota stated that the property owner located at 3020 Newport Boulevard at the comer of Newport Boulevard and 31st Street, indicated that the applicant would be allowed to rent six parking spaces if they rented the building which they would use for extra office space. The property owner would give them a year lease on the building. In response to a question posed by Commissioner Gifford, Mr. Dakota replied that the Coastal Commission informed the applicant that the parking spaces would have to be within 500 feet of the subject facility, and the aforementioned six parking spaces are located within that distance. Mr. Hewicker expressed a concern regarding the building that is located at 3020 Newport Boulevard, and if the six parking spaces that are located on the site could be made available to the applicant. Commissioner Pomeroy suggested that a condition could be added stating that an off-site parking agreement that would be acceptable to the Planning Department must be in place before the project can go forward. Mr. Hewicker replied that the Planning Commission should be informed of where the parking is provided, if it is available and convenient to the people that are residing in the hostel, and that it would not be used for another purpose. Commissioner DiSano concurred that the public, in addition to the Commission, should be informed of where the off- site parking is located. Commissioner Edwards addressed the following suggested condition proposed by staff as stated in the staff report: That prior to issuance of building permits for the youth hostel facility, an off-site parking agreement shall be recommended by the Planning Commission and approved by the City Counci4 guaranteeing that minimum of 9 additional parking spaces shall be provided for the proposed facility in accordance with Section 20.30.035 D of the Newport Beach Municipal Code. Commissioner Edwards stated -27- COMMISSIONERS - RIND 41 CITY OF NEWPORT BEACH MINUTES May 19 1994 ROLL CALL INDEX that he does not see how the aforementioned condition differs from what the applicant is offering the City with the exception that the City is requesting 9 parking spaces as opposed to 6 parking spaces. Mr. Hewicker responded that the Planning Commission does not have sufficient information as to the location of the 6 parking spaces. Commissioner Glover stated that it is the tradition of the Planning Commission to approve an off -site parking agreement as a condition of a use permit. Mr. Hewicker stated that it is at the discretion of the Planning Commission if they want the Planning Department to approve the off -site parking agreement. Chairman Merrill concurred that the. location of the parking should be within the purview of the Planning Commission, and ultimately of the City Council. . Mr. Boston addressed staff's suggested condition stating That 95% of the hostel visitors shall be limited to a maximum stay of 3 days wherein he indicated that it is a Youth Hostel of America regulation. Mr. Boston indicated that the applicant did not profess to be associated with the Youth Hostel of America Association, and that they did not intend to be associated with the Association inasmuch as the hostel system proved to be dysfunctional in Australia. He stated that the facility cannot abide by a maximum stay of 3 days. In response to questions posed by Commissioner Gifford, Mr. Dakota replied that the hostels located in Santa Barbara and Santa Monica are currently not in operation, and he indicated that he was surprised that they were used as examples. The hostels that they would use as examples are located in Miami, New York, San Francisco, and Colorado, all of which are independent Backpackers. He indicated that the aforementioned hostels do not have daytime curfews, and the hostels allow at least a two to three week stay; however, statistically, the majority of the people stay for three or four days. Mr. L.aycock stated that staff was not aware that the Santa Barbara and Santa Monica hostels were not • -28- COAUMSSIONERS CITY OF NEWPORT BEACH MINUTES Ma 19.1994 ROLL CALL INDEX operational inasmuch as staff verbally contacted the Planning Departments in both cities. Mr. Hewicker stated that staff is aware that the Santa Barbara hostel that is associated with a resort has not been built. Mr. Dakota stated that the Santa Monica hostel is currently under construction. Mr. Dakota stated that when they contacted the American Association of International Hostels headquarters the applicants were informed that the minimum stay is 12 days; however, several facilities located in Dallas, New York, Washington D.C., and Boulder, Colorado allow a maximum stay of 28 days. Mr. Boston stated that the aforementioned hostels do not have parking requirements. Commissioner Ridgeway pointed out that the Santa Monica. hostel has access to a parking structure that is associated with a hotel. In response to a question posed by Commissioner Ridgeway, Mr. . Dakota replied that the subject hostel would need a stay of 14 to 21 days to make the facility functional. In response to questions posed by Chairman Merrill and Commissioner Edwards, Mr. Boston replied that inasmuch as the visitors are on tour, they would want to have a safe place to put their personal belongings, and that they would want access to their personal items during the day. In response to a question posed by Commissioner Ridgeway, Mr. Dakota replied that the subject hostel would be associated with the American Association of International Hostels dba Rucksackers North America. Rucksackers is connected with an Association that was started in Australia and New Zealand, and they are in the process of moving to Europe after North America. Attached to the staff report is a letter from the headquarters in New York City indicating that the Newport International Backpackers Inn would have a provisional membership with the. Association upon the approval by the City of Newport Beach. -29- COMMISSIONERS CITY OF NEWPORT BEACH MINUTES May 19, 1994 ROLL CALL INDEX Mr. Andrew Grace, 118 - 40th Street, applicant, appeared before the Planning Commission. Mr. Grace addressed the feasibility of the City permitting in -lieu parking, the availability of parking spaces in the immediate vicinity, and the City's Municipal Parking Lot located on 31st Street. He stated that the local property owners were contacted regarding the availability of parking spaces, and that the hostel would need a three to five year parking lease. He commented that the hostel needs the help of the City to solve the parking issue. In response to a question posed by Commissioner Edwards, Mr. Grace replied that they would comply with the condition that the applicant would be held responsible for trying to restrict access to International visitors. Mr. Grace further stated that the hostel would reserve the right to refuse entry. He commented that the hostel would have no problem with an American requesting entry • to the hostel if they are travelling as a Backpacker. Mr. Guy Miner, 365 Via Lido Soud, and property owner of buildings located on Villa Way, 31st Street and 32nd Street, adjacent to the subject property, emphasized that the applicant did not contact him requesting parking spaces. The property that he owns provides enough parking for his tenants; however, he opined that the hostel would make the parking worse in the area. In response to a question posed by Commissioner Ridgeway, Mr. Miner stated that he is opposed to the subject facility on the basis of the lack of parking in the area, and he pointed.out that the Newport Club requires a considerable amount of parking for their membership. Mr. Dakota reappeared before the Planning Commission wherein he emphasized that there is available parking in the City's Municipal Parking Lot on 31st Street, and there are also metered parking spaces available in the area. The Planning Commission discussed the issue of the video that the applicant brought to the proceedings. Mr. Dakota stated that the primary purpose of the video was to indicate to the Planning -30- �pOO 4l�ft�d dr CITY OF NEWPORT BEACH MINUTES May 19, 1994 ROLL CALL INDEX Commission that there was ample parking in the area for the hostel visitors. Commissioner DiSano suggested that the applicant consider what parking would be available during the summer months and holiday weekends as opposed to when the applicants videotaped the parking spaces during the recent off -peak weeks. Mr. Hewicker stated that staff suggested the required number of parking spaces based on a study of other jurisdictions where there are existing legal nonconforming youth hostels with no parking, or youth hostels that are under construction where there is required parking. He pointed out that the Planning Commission has the ability to change the parking requirement of the subject hostel. Ms. Maxine Cohen, 118 - 33rd Street, appeared before the Planning Commission. She Stated that the requested length of stay of 14 to 21 days would be excessive based on her experiences with . the rented houses that are located in her neighborhood. In response to comments by Commissioner Ridgeway, Mr. Grace reappeared before the Planning Commission. Mr. Grace determined that it would benefit the City if the visitors would come to the area without automobiles, and that is what the hostel is attempting to achieve. There being no others desiring to appear and be heard, the public hearing was closed at this time. Commissioner DiSano complimented the applicants on their abilities, and he said that there is a purpose and necessity for a hostel in the City. The subject location is not the appropriate place for the hostel based on the fact that a portion of the people that would come to the hostel in the City would have a vehicle, and therefore, parking is an issue. The subject location is too "tight" far a hostel, and he suggested that the applicants consider the Fun Zone area, or a building that would be able to provide some parking. Commissioner DiSano opined that the applicant should be able to ask a potential visitor if he /she is a foreigner or an individual that would be using the hostel for the purpose of S -31- • CITY OF NEWPORT BEACH MINUTES May 19, 1994 ROLL CALL INDEX allowing a foreigner an inexpensive stay in the United States; however, based on the City Attorney's Office study that would not be possible. Commissioner Ridgeway stated that there would be a need for additional parking for the hostel inasmuch as the 2 parking spaces on -site would be used by the employees. He addressed the lack of parking in the area during the summer months and during peak holidays. Commissioner Ridgeway supported the idea of a hostel in Newport Beach, and he recommended that the applicants seek a location that would provide parking. The subject building may be too dense for the number of people that would be using the facility. He did not discourage the applicants from continuing to look in the Cannery Village area. Commissioner Pomeroy stated that the proper amount of parking is probably somewhere between what the applicant believes is • needed and what staff requested. He questioned if the visitors would come to the facility in automobiles, and he stated that a compromise could be made in the length of stay in the hostel. He determined that what the local residents seem to have perceived what the youth hostel was going to become appears to be the real issue. The issue is not whether the parking would be available, but that the neighbors believe the persons staying in the youth hostel are not what the applicants have portrayed. Commissioner Pomeroy supports a youth hostel in the City; however, he recommended that before the applicants come back to the Planning Commission with another application for a youth hostel, that the applicants contact the local residents so they are informed that the hostel would not be a hangout for 'beach bums' who want a room, and he determined that the applicants did not successfully accomplish that idea. Commissioner Glover pointed out that the applicants did not bring the aforementioned six parking spaces back to staff after they located the parking on Newport Boulevard for staff's review prior to the Planning Commission meeting. She opined that the applicants' positions regarding the length of stay and availability • -32- • CITY OF NEWPORT BEACH MINUTES May 19 1994 ROLL CALL INDEX of the sleeping rooms were not consistent with the applicants' testimony requesting a youth hostel during the April 21, 1994 Planning Commission meeting. Commissioner Gifford suggested that the Planning Commission . indicate to the applicants what the Commission would consider an appropriate length of stay and the Commission's opinion regarding the availability of the rooms during the day. Mr. Boston reappeared before the Planning Commission, and he indicated to the Commission that if the City wanted to work with them that they would work with the City. Commissioner Ridgeway stated that he would have no problem with a 14 to 28 day stay in a hostel assuming the information in the staff report is correct, or if the hostel would be open during the day. He concurred with Commissioner Pomeroy that it is a • difficult issue because of public opinion. Commissioner DiSano stated that he would have no problem with a 14 to 21 day stay in a hostel or if the hostel would be open during the day. He expressed his concern regarding credentials and if the credentials cannot be demanded, then he would have a difficult time approving a hostel. Commissioner Pomeroy stated that he would not have a problem with a 14 to 21 day stay or if the hostel would be open during the day; however, he addressed the conditions of the Unruh Act. Commissioner Ridgeway stated that the Unruh Act exists for a reason, and he would have no problem with the issue if the hostel would request a picture identification and a residence. Commissioner Edwards referred to a proposed condition in the staff report stating That the hostlers shall be required to provide or possess a photo identification card and proof of permanent residence upon registration to the facility, and he stated that the foregoing condition could be restructured to Commissioner Ridgeway's comments. • -33- dh CITY OF NEWPORT BEACH MINUTES 1W I I I I I I May 19 1994 ROLL CALL INDEX lotion * Motion was made and voted on to deny Use Permit No. 3527 eyes * * * * * subject to the findings in Exhibit "B ". MOTION CARRIED. foes Findings. 1. That the proposed Youth Hostel Facility is not compatible with surrounding commercial and residential land uses. 2. That the proposed facility will change the character of the parking requirements for the existing building and will increase parking demand which cannot be accommodated by existing on -site parking spaces. 3. That the proximity of residential uses located in the vicinity of the proposed facility will be adversely impacted by noise associated with the proposed facility. • 4. The approval of Use Permit No. 3257 will, 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 neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. A. Traffic Study No 93 Continued Public Hearing). Item No.8 Request to approve a traffic study for a proposed McDonald's take -out restaurant facility; and the acceptance of an TS93 environmental document. UP3516 AND Continued to 6 -9 -94 B Use Permit No 3516 (Continued Public Hearing) Request to establish a McDonald's take -out and drive through restaurant facility on property located in the "Retail and Service • -34- CITY OF NEWPORT BEACH MINUTES May 19 1994 ROLL CALL INDEX Commercial" area of the Cannery Village /McFadden Square Specific Plan Area. The proposal includes a building design with two exterior walk -up order windows, an enclosed ancillary eating area, and an outdoor eating area. The proposal also includes a request to waive a portion of the required off - street parking spaces; a modification to the Sign Code so as to allow a ground identification sign and a ground mounted menu sign on the property, whereas the Sign Code allows only one pole or ground sign per site; and the use of the McDonald's logo on each of the six proposed directional signs. LOCATION: Lots 11 and 12, Block 227, Section A, and Record of Survey 7646, located at 2807 Newport Boulevard, on the northerly side of 28th Street, between Newport Boulevard (northbound) and Newport Boulevard (southbound), in the Cannery Village /McFadden Square Specific Plan Area. ZONE: SP -6 APPLICANT: McDonald's Corporation, San Diego OWNER: Bedford Road, Inc., Irvine James Hewicker, Planning Director, requested that Item No. 8 be continued to the June 9, 1994 Planning Commission meeting to allow further analysis by the consulting Traffic Engineer relative to the most recent changes to the project proposed by the applicant. Motion * Motion was made and voted on to continue Traffic Study No. 93 All Ayes and Use Permit No. 3516 to the June 9, 1994, Planning Commission meeting. MOTION CARRIED. s s s • -35- a %11100t-1-00\!S� ) %moo C ITY OF NEWPORT BEACH MINUTES May 19, 1994 ROLL CALL INDEX n o. i Request to consider amendments to Titles 19 and 20 of the Item No.! A794 Newport Beach Municipal Code so as to: eliminate the mandatory Planning Commission review of Final Tract Maps; eliminate the mandatory City Council review of Tentative Tract Maps; and to allow the Modifications Committee to review and approve Approved Tentative Parcel Maps. Res. 1355 INITIATED BY: The City of Newport Beach James Hewicker, Planning Director, stated that under the provisions of the proposed amendment, the Tentative Tract Maps will come to the Planning Commission and the Final Tract Maps will go to the City Council whereby the City Council will indicate that the Final Maps are in substantial conformance with the Tentative Tract Maps that the City Council has not previously reviewed. The public hearing was opened in connection with this item, and there being no others desiring to appear and be heard, the public hearing was closed at this time. Motion Motion was made and voted on to recommend approval of All Ayes Amendment No. 794 to the City Council and to adopt Resolution No. 1355. MOTION CARRIED. Additional Business: Add' 1 Motion All Ayes Motion was made and voted on to excuse Commissioner Pomeroy from the June 9, 1994, Planning Commission meeting. MOTION Business Pomeroy CARRIED. Excused Adjournment: 9:30 p.m. Adjourn ANNE K GIFFORD, SECRETARY is CITY OF NEWPORT BEACH PLANNING COMMISSION -36-