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MINUTES, PLANNING COMMISSION MELTING
CITY HALL COUNCIL CHAMBERS
NEWPORT BEACH, CALIFORNIA
July 18, 1957 8:00 PM
Roll Call Commissioners Present Longmoor, Lind, Briggs,
Rudd, Hayton, Copelin,
Reed & Keene
Commissioners Absent . Smith
On motion of Commissioner Copelin, seconded by Comm.. Reed, the
minutes of the Regular Meeting on June 20, 1957, and
Adjourned Meeting on June 27, 1957, were approved by the follow-
ing roll call vote, to wit: ALL AYES.
The Chairman announced that all hearings and other matters would
be considered by the Commission at an Adjourned Meeting on
July 25, 1957, with the exception of the following:
Amendment ##40
1. Second hearing on Resolution of Intention No. 612
to delete Sub - section D of Section 9103.62, and
Sub - section D of Section 9103.72, Ordinance No. 635,
which reads: "Storage of inflammable liquids,
subject to the applicant for the Use Permit first
securing a Certificate of Approval from the City
Fire Department."
2. Commissioner Lind moved the Commission recommend
to the City Council theft Sub - section D of Section
9103.62 and Sub - section D of Section 9103.72 be
deleted from Ordinance 635 so that the Zoning
Ordinance would coincide with the Fire Prevention
Code, seconded by Commissioner Rudd and carried by
the following roll call vote, to wit: ALL AYES.
Amendment # #41
1. First hearing on Resolution of Intention No. 614
to hold public hearings on certain changes to the
Subdivision Ordinance.
2. On motion of Commissioner Keene, seconded by
a Commissioner Rudd, Amendment #f41 was set over until
the next regular meeting.
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Chairman Longmoor then explained we are preparing a New Master
Plan for presentation to the City Council. According to State
Law Article 7, Section 64560, all City Planning Commissions
must prepare a proper Master Plan to be presented to the City
Council. Mr. Longmoor quoted as follows from the City Planner's
letter of May 23, 1957:
"The Plan is the result of a year -long study of the
conditions which now exist in the City: the problems
which arise ffom those conditions; and possible,
practical solutions to those problems.
While dealing with the present, the Plan has also been
vitally concerned with the future, when Newport Beach
will be a city of three times its present size and
population. This city of the future has been the guide
in all the studies, and the goal in all the planning
which resulted.
Some of the program can be started immediately. Others
may be carried over a long period, after careful and
• detailed study by the officials and citizens of the
City.
Certain elements of these plans may clash with trad-
itions, personal interests, attitudes and habits of
long standing. The first consideration, however, must
be the welfare of the community, now and in the
decades to come."
He also quoted the following:
"Newport Beach is feeling the impact of this drive,
inherent in the nature of cities, to grow. The
population has more than doubled in the last ten years.
The city has the potential within the next forty years to
hold a population of 70,000 and to expand its present
area two and a half times.
The prospect of this growth makes the necessity for a
Master. Plan inescapable."
Mr. Longmoor stated the Commission would hold the hearings on
the three phases as set forth in the Master Plan.
LAND USE PLAN PHASE
Mr. Kramer, 1403 North Bay Front, Balboa.Island
"What happened to the Master Plan made up around the year
of 1948 ?"
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Mr. Longmoor: "Planning Commission adopted this plan but the
City Council only adopted the Zoning and Sub - Division
Ordinances. The rest of the.Plan was not adopted."
Mr. Kramer:- "Was any of the 1948 Plan used in this new Master
Plan? Does this plan differ from the 1948 Plan? Wonders
if the City is going to spend money with Hahn, Wise and
Association every ten years for Master Plans ?"
Mr. Longmoor: "Very few changes in Land Use Plan. The Zoning
Ordinance will be changed later to meet conditions as
they exist today. Other phases of former Master Plan are
materially changed."
Mr. R. P. Pegran, 16011 Seashore Drive
"I note on proposed plan that the Ocean Front Property
in West Newport is proposed as R -1. Believes this is
not an ideal zoning for this property. Have resided in
this territory for nine years, and have noted that 90%
of the improvements have been R -2 improvements. The
majority of new structures are R -2. Feels this Commission
should consider what they now have in the area. Change
• of zoning to R -1 would require each owner on all problems
in connection with building changes, etc., to get a
special permit to do so-. Present zoning does not require
this. There is a considerable amount of improvement
going on in this area and therefore, does not think that
an R -1 zoning should be given to this property. Feels
that change of zoning would work a hardship on the resi-
dents."
Commissioners stated the- would study this problem. Section
referred to is in !Jest Newport along the Ocean Front.
Mrs. Burton, Ocean Blvd., Corona del Mar
"Am concerned about the proposed change to R -2 instead
of the present R -1. Feels this section should be kept
R -1 as she feels this is the best use for the property
in this area. Speaks not only for herself but for others
in the neighborhood.
Also wish to mention the plan of widening Ocean Blvd. to
a four -lane road.. 11onders whether it will go into the
City Park or into privately -owned property. Residents
will resent anything taken from the City Park side."
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Mr. Barber: "Regarding the four -lane road, nothing has been
decided as to how this road will be built and where the
additional land will be taken from.
There is a goodly number of duplexes in this area. If
possible, this area will be resurveyed and Commission
could change it back to its original zoning if the
residents are opposed to this R -2 zoning proposal."
Mr. Longmoor: "It is the intention of the Commission and the
Consultants to upgrade this section if possible and not
to downgrade it."
Mrs. Emory Moore, Ocean Blvd., Balboa
"It is my understanding that from "D" Street to "G"
Street is zoned for multiple dwellings. It is the trend
in this area to change from multiple dwellings to single
family dwellings. From "D" Street down to the pier, the
trend here is to multiple dwellings. Feels that a
zoning of this type would downgrade a typical residential
• type area."
Mr. Barber: "The area from "G" to "D" Street has been given
the R -3 zoning."
Mrs. Moore: "The R -3 dwelling that exist now should be left
but I feel that the zoning should be changed to R -1.
There are several units around "F" Street but other than
that there is not many others."
Mr. Longmoor: "Think it might be a good idea to have a
resurvey of these blocks so that we might give them the
proper zoning."
Mr. Barber: "We are looking forward to the future development
of this area."
Mrs. Burton: "Feels that if the R -1 and R -3 zoning is not
straightened out before the Master Plan is approved,
protection for these districts is lost even if there is
not a definite need for these regulations now. Would like
protection to stay until it is necessary to change. " -
Mrs. Rea., 348 Poppy, Corona del Mar
"Feels the same about zoning and do not want the area
. downgraded. Feels narrow streets could not stand more
parking if the district were changed to R -3."
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Mr. Longmoor: "The purpose of this Commission is to upgrade
property and not to downgrade it. In the section from
McFadden Place along Balboa Blvd. to Balboa, we tried to
keep that R -1 but the residents insisted that it be
zoned R -3, The Commission has tried to keep down density
of population where possible."
Mr. Kramer: "What about the new commercial zoning for Marine
and Onyx Avenue. There isn't enough parking now for the
business on the island now. Feels it would be better to
move the business off the Island. By putting more on the
Island we are going to have more congestion. Balboa
Island should be kept strictly as a residential area."
Mr. Barber: "Commercial area will not be changed too much in
the area of Marine Avenue. The property on Onyx Ave. is
being proposed for a professional building zoning. The
list for C -1 district will remain as it is in its present
form."
Mr. Kramer: "I feel that the number of commercial uses for
business should be cut on Balboa Island. People create
a great parking problem on Marine now. There are apart-
ments above some of the shops and there are no parking
facilities for them. Professional buildings are considered
C =1 zoning. It is my feeling that Balboa Island should
be zoned R -l."
Mr. Longmoor: "Glould it be possible for the business people
on Balboa Island to submit a proposal listing the types
of commercial uses they would.like on the Island. We
could then decide if they would care to set up a special
Commercial Zone."
Mrs. Kate McCann, Balboa Island
"It is my feeling that people who have their business
started on Balboa Island should be allowed to remain there."
Mr. Longmoor: "If the people on Balboa Island wish a highly
restricted zone, they should submit a tentative plan for
this."
"Do you people favor the idea of having eventually another
bridge to the Island for safety reasons ?"
Mrs. McCann: . "!de do not want to attract any more visitors to
the Island as there is not enough room for the present at
the present time. I think things should be left the way
they are."
Mr. Kramer: "wonders what the bridge would gain or what the
purpose of it would be."
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Mr.
Longmoor: "It would be possible for the residents of
Balboa Island to leave the Island much faster in case
of any emergency. Second bridge could also be used for
easier circulation of traffic and also as a safety factor."
Mr.
Kramer: "It is my feeling that the bridge should be placed
at the other end of the Island and not have them both.
together. It would be a better idea to restrict.parking
on Marine Ave."
Mr.
Longmoor: "Previous Master Plan proposed a second bridge
at the other end of the Island. At the present time, it
would not be possible due to the expensive buildings
constructed in the path of the previously proposed site,
and the present site would be more economical."
Mr.
Kramer. "I feel that two bridges together would make a
bottle neck."
Mr.
Barber: "Traffic on Marine Ave. is 12,000 cars a day.
If there were two bridges it would split up the traffic."
• Mr.
Kramer: "If the bridge was put at the other end of the
Island, it would spread the traffic out. What is the cost
of this bridge going to be ?"
Mr.
Barber: "It is impossible to estimate a cost at this time
as this bridge might not be.constructed for a number of
years."
Mrs.
Burton: "I note that Bayside Drive is being considered
as one of the major roads leading from Corona del Mar.
This would mean a four -lane road. Has the cost been
considered ?"
Mr.
Barber: "Some of these changes would not take place for
another 20 years. It is impossible to figure costs at
that time. The Master Plan is a goal the City should
be planning toward. It would be useless task to figure
these costs at this time."
Mrs.
Burton: "Have you considered the houses that have been
built on Bayside Drive? I wonder if serious thought has
been given to the tremendous cost in widening Bayside
Drive."
Mr.
Longmoor: "The Irvine Company has dedicated approximately
20 feet along Bayside Drive from Marine Ave. as far as
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the eastern boundary of their property. It may be
necessary to go to considerable expense to widen this
road from the Irvine boundary line to intersection of
Carnation and Bayside.
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Mrs. Burton: "It is my understanding that the Freeway will go
around Merle's Drive -In and leave the present road in
Corona del Mar as a secondary road. Feels that this
secondary road would be adequate as a main road for Corona
del Nlar."
Mr. Longmoor: "The high level bridge will be the deciding factor."
Mrs. Burton: "I feel Bayside Drive is too cut up to be used as
a major road and the structure of the land, as it is now,
would be too difficult to construct a road of this nature.
Had the Commission considered Park Uses for this area ?"
Mr. Barber explained this plan to her.
Mrs. Burton: "It is my feeling there should be a little more
parking and a little less highway."
Mrs. Moore: "I do not understand the zoning of Commercial for
the Lido Penninsula. It is my understanding that this area
would eventually be residential instead of the trailer park.
• Scattered R -2 zoning would reduce density of population."
Mr. Longmoor: "In some areas of Corona del Mar we tried to
change R -2 zoning to R -1 but the property owners forced
us to retain existing R -2 in 1950..
Hans Lorenz: "Is it the intention of the Commission not to
permit additional R -2 to appear in the Master Plan in the
future but to let existing ordinances stand as they are:"
Mr. Roy Maypole, Balboa Island
"Is the philosphy of the Piaster Plan to bring more people
to Island or are we trying to upgrade the area and what is
the best method of doing this ?"
Mr. Longmoor: "We have to consider what has happened in
population increases in the last ten years, Problem is
to meet the anticipated population problems in the future
and resulting problems."
Mrs. Rae: "Feels that Poppy Ave. is a so- called peninsula.
The R -1 conversion should take place by block units."
Mr. Maypole: "Feels that R -2 units on Balboa Island as they
are destroyed should be rebuilt as R -1 units. Cars at
the present time are too large to get into garage space
provided for cars of 20 years ago."
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Mr. C. C. Palmer, 1138 28th Street, Newport Beach
"Have interests in Balboa Island and feel that more
parking zones should be created."
Mr. Kramer: "This would bring more congestion to Balboa Island
and it is a costly idea. The North Bay has more con=
gestion in it now. Feels there are too many people
coming to Balboa Island. It would be better to put the
people in the Back Bay. They could be spread out in the
Back Bay where there is plenty of room."
Mr. Palmer: "Am asking about the 32nd Street and McFadden Place
to Ocean Front. Have read about changes in this area and
wonder what stand the Commission is going to take on them:
I think this section should not be put in multiple dwelling
category."
Mr. Barber: "This will not take place until sometime in the
future. It is not a definite plan, it is only a recommen-
dation."
Mr. Lorenz: "It is my feeling that the Master Plan was drawn
• with the thought that there was no houses in this area at
all."
STREET AND HIGHi1AYS PHASE
Mr. Pegram: "I note that the plan provides for new ingress
to Newport from Coast Highway via 60th Street which
parallels the P.E. right of way. Is it definite that the
P.E. will move to 53rd Street and what are the proposed
plans for the P.E.V1
Mr. Webb: "It is our hope that we can get the P.E. to move their
facilities to 58th Street or even to go beyond 58th if
possible."
Mr. Palmer: "Is it the plan to extend street from the Old City
Hall site to 26th Street and down the Ocean Front. I
wonder if this is a good plan."
Mr. Barber: "Explained in detail the form of ingress and egress
planned for Old Newport."
Mr. Palmer: "It is very impractical to route traffic on 24th
and 26th as these streets are too narrow."
• Mrs. Moore: "I think it would be well to consider t he final
recommendation of the Citizens Advisory Committee before
too much consideration is given to proposed road on the
Ocean Front. This recommendation does not consider any
Ocean Front at all. We feel, this road would invite com-
mercial ventures on the Ocean Front."
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Mr. Copelin: "It is my idea that 32nd Street be widened to
Balboa Blvd. up to McFadden and cross over the Old City
Hall property on Ocean Front to 15th Street and across
to 15th Street. I feel this is the only plan."
Mr. Maypole: "The crux of the thing is the location of the
Freeway. blonder if anybody has had anything definite on
the location of the Freeway."
Mr. Longmoor: "State Highway Department is making a survey,
but no one knows how soon the survey will be completed."
Mr. Maypole: "I wonder if the State Highway could give general
idea where Freeway will be constructed so that definite
plans could be made."
Mr, Longmoor: "I think it would be well to wait until survey
has been made."
PARKS AND RECREATION PHASE
Mr. Longmoor: "The PB &
recommendations for
will be given at the
R has not had time to make any definite
this phase and their recommendations
August hearing."
Mr. Longmoor: "Do the people in Balboa Island want playground
and recreation facilities oil tLe Island. I could not vote
a playground across Bayside Drive. It would be dangerous
to the Children crossing the bridge and Bayside Drive' and
the City of Newport Beach WL)uld have to carry tremendous
amount of liability insurance for this purpose."
Mr. Maypole: "I moved to Balboa Island because it is a natural
playground. It is my feeling there is not money to
purchase expensive lots for playground purposes."
Mr. Kramer: "People do not come to Balboa Island for play-
ground facilities. It is my feeling that the filling in
of the Grand Canal will promote a parking lot for the
business area. The Planning Commission has allowed
buildings to go up without providing parking facilities."
Mr. Maypole: "All my dealings with the business people has
been pleasant. I have found them most cooperative."
Mr. Kramer: "Why are apartments allowed above stores and no
parking is provided?"
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Mr. Briggs: 'tI hade been interested in planning . matters both
on the County, acid the City for the past 18 years.:, The
people on Balboa Island have not been very coobetative in
helping to develop Balboa Island in a proper manner.
The lots have been small, 30-foot, and each owner was
thinking of himselfb There are 1,400 lots on the Island
with a concentration of 80 people to the acre."
Mrs, Latin, Balboa Island
1114hy can't parking meters be put in? I signed a petition
for the playground to go in opposite the Villa Marina."
Mr. Longmoor: "I would not be a party to permitting a play-
ground for children opposite the Villa Marina as it is
very dangerous."
Mrs. Beverly Crawford, Balboa Island
"Balboa Island is in no need of a playground for its
children. My children do not feel the need of one when
we are here."
. Mrs. Moore: "The need for a playground is in the winter time.
The children do not have the space to play ball. -
This is all explained in the recommendation of the
Citizen's Advisory Committee."
Mr. Longmoor: "The Commission will await with interest the
suggestions contained in this recommendation."
Mr. Kramer: "I refer to Mr. Briggs'remarks about Balboa
Island. I tried at one time to get the City to acquire
property for a playground but no one was interested."
Mrs. Crawford: "Wonders if Master Plan calls for the filling
in of the. Grand Canal. ?;Jonders if people would have
ahything to say about this."
Mr. Longmoor: "The people will decide it."
Mr. Maypole: "Wondered how the City operated with regard to
other waterfront property."
Mr. Penny: "I would not like to give any opinion at this time."
Mr. Kramer: (Addressing the following remarks to Mr. Barber)
"I wonder if you owned property on the Grand Canal, would
• you be in favor of filling in the Canal? I don't feel
there is any use for a recreation facility on the Island
at the present time."
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Mr. Barber: "This park would take care of the pre - school
children. The filling in of the Grand Canal might be
a possible solution for this problem."
Mr. Kramer: "It is my feeling that my property has been down-
graded by bringing in too much business to the.Island."
BLFCTION OF OFFICLRS
Commissioner Briggs nominated Comm. Longmoor as Chairman.
Comm. Briggs nominated Comm. Copelin as Secretary.
Comm. Keene nominated Comm. Lind for the office of Vice
Chairman. The Commission acting as a whole, unanimously
endorsed all nominations, and the offices of Chairman, Vice
Chairman, and Secretary were declared filled.
. Business at hand being declared completed, the Commission
meeting was adjourned on motion of Comm. Keene, seconded
by Comm. Hayton and carried.
air
Hay Y. Co elin
Secretary
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