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HomeMy WebLinkAbout08/18/1988COMMISSIONERS • �y�a oy << yQ ADJOURNED SPECIAL PLANNING COMMISSION MEETING PLACE: City Council Chambers TIME: 2:00 p.m. DATE: August 18, 1988 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX All Commissioners were present. EX- OFFICIO OFFICERS PRESENT: James Hewicker, Planning Director Carol Korade, Assistant City Attorney Robert Lenard, Advance Planning Manager Patricia Temple, Principal Planner Chris Gustin, Senior Planner Don Webb, City Engineer Dee Edwards, Secretary it it :t Public Comments: • No persons came forth to speak on non - agenda items. * *it Posting of the Agenda: James Hewicker, Planning Director, stated that the Planning Commission Agenda was posted on Friday, August 12, 1988, in front of City Hall. A. General Plan Amendment 87 -1(A) and (E) These amendments involve major revisions to the Land Use and Circulation Elements of the Newport Beach General Plan. The proposed revisions to the Land Use Element involve establishment of various densities and intensities of development citywide. The revisions to the Circulation Element include modifications to the City's adopted Master Plan of Arterial Highways as well as a reevaluation of the necessary roadway improvements and funding sources available to the City of Newport Beach. AND COMMISSIONERS 6c G NO 9i 2 � 10 *'y `� Q CITY OF NEWPORT August 18, 1988 BEACH MINUTES ROLL CALL INDEX B. Local Coastal Program Amendment No. 13 Adjourned to Amendments to the Local Coastal Program Land Use Plan to 8 -25 -88 conform its provisions with respect to permitted land uses to the Land Use Element of the General Plan. AND C. Minor revisions to the Recreation and Oven Svace Element and Housing Element of the Newport Beach General Plan in order to ensure consistency with the Land Use Element. INITIATED BY: The City of Newport Beach Robert Lenard, Advance Planning Manager, discussed the contents of the staff report prepared for the subject Planning Commission Meeting. He discussed the proposals and issues relating to residential development in the • City, particularly in the West Newport and Balboa Peninsula area. Mr. Lenard referred to the chart in the staff report that differentiates between the R -1, R -1.5, R -2, R -3, and R -4 zoning districts, and the provisions that are proposed in the Land Use Plan. Mr. Lenard stated that a standard density of 1,200 square feet per dwelling unit is proposed; that no specific changes have been made in the building height; that no changes were made to the floor area ratio; and that no commercial or industrial uses would be permitted in the R -3 and R -4 Districts, and that the G -E -I -F Zoning District be applied to various institutional uses throughout the City. Mr. Lenard suggested that some areas currently designated for multi - family be designated for single family dwellings or two - family dwellings. He explained that there are lots that are subdivided so small that only single family dwellings can be developed on them; however, he said that multi - family zoning allows a combination of lots for the purpose of constructing multi - family structures in the same block as single family dwellings. Mr. Lenard commented that the zoning changes would neither encourage or discourage construction of ownership housing vs. rental housing. Mr. Lenard described how an area wide density standard on the Balboa Peninsula of 1,200 square feet per dwelling unit was established. He explained that -2- COMMISSIONERS y y 4 CITY OF NEWPORT August 18, 1988 BEACH MINUTES ROLL CALL INDEX the lot sizes less than 2,400 square feet which would allow one dwelling unit under the 2,400 square foot standard, would be changed to a single family, R -1 zoning. He further explained that the subdivided lots greater than 3,600 square foot that would allow a triplex on a 30 foot lot width but would not allow adequate parking for a triplex, would be changed to two - family areas. Mr. Lenard referred to the display map that illustrates the areas on the Balboa Peninsula where residential changes are being proposed. In response to questions posed by Chairman Pers6n regarding the Coastal Commission's 2,400 square foot requirements, Mr. Lenard explained that the City's "categorical exclusion" relating to the issuance of Coastal Development permits contains a standard 1,200 square foot dwelling unit within the Coastal Zone. He said that the Coastal Commission has recently compromised that standard and now the primary concern is to provide two parking spaces per dwelling unit. Mr. Lenard further replied that the Coastal Commission has approved duplexes on 2,375 square foot lots but he was not aware if they had approved duplexes on 2,000 square foot lots. James Hewicker, Planning Director, stated that prior to the subject Planning Commission meeting, that staff had received a letter from Walter and Joan McCarthy regarding the zoning changes. Mr. Ronald Hein, 111 - 27th Street, appeared before the Planning Commission. Mr. Hein stated that he has an interest on three properties located at 111 - 27th Street, 122 and 124 - 24th Street, 25 foot x 95 foot lots, or 2,375 square feet. He stated that the properties have been for personal and for investment purposes. Mr. Hein discussed parking requirements for duplexes, and he explained that he opposes the changed zoning requirements, as proposed. In response to questions posed by Chairman Pers6n, Mr. Hein replied that the daily visitors to the Balboa Peninsula cause the traffic congestion, and not the residents. Mr. Hein recommended adequate off - street parking, and he questioned what the incentive is for a property owner to remove multiple family dwelling units • and to rebuild a single family dwelling unit. Chairman Pers6n and Mr. Hein discussed the congestion of automobiles that are parked at multiple family units. -3- COMMISSIONERS August 18, 1988 ymG�F��G�9r 90�9� CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX Chairman Pers6n and Mr. Hein discussed property values of R -2 zoning as opposed to R -1 zoning, and Mr. Hein explained that if two dwelling units could be rented, then the property owner would be doubling the rental income as opposed to renting one dwelling unit. In response to questions posed by Commissioner Pomeroy regarding second dwelling units constructed on lots, Mr. Hein replied that the 800 square foot unit would be a typical apartment over a garage at the rear of the property that would rent for $900.00 per month. Chairman Pers6n, Commissioner Di Sano, and Mr. Hein discussed the limitation of square footage required for multiple family dwellings, and Mr. Hein concluded that he would recommend that 2,375 square feet of lot area be defined as the minimum necessary for duplex development. Mr. Tex Von Oppenheim, 507 West Edgewater, appeared • before the Planning Commission. Mr. Von Oppenheim related a personal experience pertaining to his health many years ago, and he compared said experience for his reason to reside in Newport Beach. Mr. Von Oppenheim explained that by limiting development that there would be a rise in construction costs and rent, and that it would restrict the number of people who could reside in the City and enjoy the qualities that the City Motion x possesses. Motion was made and voted on to allow Mr. Von Oppenheim an additional three minutes. MOTION All Ayes CARRIED. In conclusion, Mr. Von Oppenheim stated that if the height limit would be increased to three to four stories that it would allow additional rental accommodations. In response to questions posed by Chairman Pers6n, Mr. Von Oppenheim replied that he applied for a permit to build an eight unit structure on property that he owns at 301 E. Edgewater, and he stated that he opposed the City's request that he donate 90 feet of frontage so as to obtain his permit. Ms. Ronda Hein, 505 E. 35th Street, appeared before the Planning Commission, and she referred to her foregoing letter dated August 8; 1988. Ms. Hein stated that she is a realtor, and she compared the loss of income of a 25 foot x 70 foot lot size to a size of lot that could • develop a multiple unit. She stated that many duplex owners want to inhabit the duplex as a primary residence or as a weekend home. She said that the architecture and -4- COMMISSIONERS August 18, 1988 CITY OF NEWPORT BEACH MINUTES ROLLCALLJJ I Jill I I INDEX M the floor plans may not be excellent, but two parking spaces per dwelling unit could be provided on a 25 foot by 95 foot lot. Mr. Brian Webb, 121 & 117 - 27th Street, appeared before the Planning Commission. Mr. Webb stated that he purchased his house in October, 1987, and the adjacent property when it became available, and now he has a concern regarding those investments. In response to questions posed by Chairman Pers6n, Mr. Webb replied that the lots are 25 feet x 95 feet, 2,375 square feet, two existing houses, on three separate lots. Mr. Webb stated that his plans were to build multiple units. Chairman Pers6n commented that six units could be developed on the lots. Mr. Webb and Chairman Pers6n discussed the square footage and design of a duplex development under construction on 32nd Street. In reference to the 32nd Street development, Commissioner Debay commented that inasmuch as said development is • across the street from a shopping center she questioned if a property owner would develop an R -1 project in that area. Discussion ensued between Commissioner Pomeroy and Chairman Pers6n regarding the change of square footage requirements, and buildable lots. Chairman Pers6n stated that based on the building and parking requirements of the Coastal Commission it would be impossible to construct two units on 2,100 square foot lots or less. Commissioner Pomeroy stated that if a property owner cannot build two units and comply with all of the City's regulations, including the required number of parking spaces, that it is a disservice to a property owner to let them believe that they can. In response to a question posed by Commissioner Pomeroy regarding how the limit of 2,400 square feet was established, Mr. Lenard replied that the existing R -3 Standards impose a 1,200 square foot limit, and that 38 percent of the existing R -3 lots are below the 1,200 square foot per unit standard. He commented that the even density standard applied to the R -4, R -3, and R -2 Districts, was ascertained because the 1,200 square foot standard was the highest among the density standards, and staff considered the categorical exclusion of the is State Coastal Commission. Mr. Lenard stated that more than one half of the lots affected by the change to the R -2 District development standards are 2,375 square feet. &V COMMISSIONERS Gyyy Noy��` y9 August 18, 1988 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX Commissioner Di Sano commented that the difference of 25 square feet between 2,400 square feet and 2,375 square feet, translates to 325 units that would be affected by the change from a duplex unit to a single family dwelling, that the number of automobiles that would be affected by the change needs to be considered, and all of that adds up to more than just 25 square feet. In response to a question posed by Commissioner Debay regarding the location of the 2,375 square foot lots, Chairman Pers6n explained that the area that would be most affected would be west of the Newport Pier, from 20th Street to 32nd Street. Mr. Robert Roubian, 213 - 20th Street, appeared before the Planning Commission. He commented that he owns 2,250 square foot lots (25 foot x 90 foot) in that area, and he asked if he would be allowed to consolidate two lots and build three units if he met the square footage requirements. Mr. Lenard replied that if the properties would be zoned R -2 or R -3, a property owner could combine parcels to create enough land area to build two dwelling units or as many as one per 1,200 square foot standard would allow. If the property would be zoned R- 1, the property owner would be allowed to build one unit per lot and there would not be the ability to combine two lots to construct three structures. Mr. Lenard commented that there are 132, 2,250 square foot lots. Mr. Hewicker commented that considering the location of Mr. Roubian'.s property, that if Mr. Roubian chose to do so, he could apply for a use permit so as to develop a commercial parking lot. The Planning Commission recessed at 3:10 p.m. and reconvened at 3:15 p.m. Mr. Stan Troxel, 112 - 28th Street, appeared before the Planning Commission. Mr. Troxel opposed the proposed change because he had considered his property as a financial investment and he speculated that the property would be rezoned before he had an opportunity to make the necessary improvements; that he would consider two bedrooms for each unit; that the property owners be allowed to redevelop their property into duplexes at which time they would be demolishing old structures; and that if the structure's height could be raised it would allow parking spaces beneath the living area. -6- COMMISSIONERS August 18, 1988 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX Mr. Walter G. McCarthy, 1906 Port Bristol Circle, and property owner at 116 - 116 1/2 - 28th Street appeared before the Planning Commission, and he referred to his foregoing letter. He stated that the influx of traffic is not from the residents or tenants residing on Balboa Peninsula; that there are structures on 28th Street that are definite "tear downs "; and that there would be financial hardship to the property owners if the 2,400 square foot requirement is approved. Commissioner Debay commented that in West Newport there is a trend towards full time residents who occupy duplexes, and that many of the duplexes are owner /tenant occupants. Mr. McCarthy questioned the number of vehicles at the multiple dwelling units as was discussed inasmuch as he limits his rental units to two students per unit, and one vehicle per student. In response to a question posed by Chairman Pers6n, Mr. McCarthy replied that he would not object to two bedrooms for each unit as opposed to three or four bedrooms. . Mrs. Carol Martin, 1824 West Ocean Front, appeared before the Planning Commission. Mrs. Martin stated that she resides in an R -4 zone adjacent to McFadden Square. Mrs. Martin referred to the land use map and described the properties that would be affected by the change. Mrs. Martin referred to a diagram of the area that she had compiled, and she referred to the area between Newport Pier and 15th Street. She commented that the R -4 area is a buffer zone to the McFadden Square area between the commercial establishments and the residential areas. Mrs. Martin referred to the area below 15th Street and the impact in that area. Mrs. Martin presented a.letter dated August 18, 1988, to the Planning Commission. Commissioner Di Sano stated that he has a concern that in lases where the area is impacted, there are residents who will literally move a room outdoors. He questioned if downsizing the R -4 zone would exacerbate what currently exists. Discussion ensued between Mrs. Martin and Commissioner Di Sano regarding R -4 zoning standards, and interim positions that should be considered in the proposal. Discussion ensued between Mrs. Martin and Commissioner Pomeroy regarding the General Plan process. In response • to a question posed by Commissioner Pomeroy, Mrs. Martin replied that if the traditional R -3 and R -4 zoning surrounding McFadden Square is eliminated and the area -7- COMMISSIONERS August 18, 1988 CITY OF NEWPORT BEACH MINUTES ROLL CALL I I I I I I I I INDEX is rezoned to R -2, that not only the number of units and parking would be changed, but also the building area and height limits. Mrs. Martin suggested that the multiple family zone be retained, and that property owners be allowed to develop multiple family units. Discussion ensued between Mrs. Martin and Chairman Pers6n regarding the triplexes that have been constructed on Ocean Front in the area adjacent to Mrs. Martin's residence. In response to questions posed by Chairman Pers6n, Mrs. Martin doubted if the triplexes are providing the required parking spaces, and that there are six or seven lots that are 3,600 square feet. In response to statements from Mr. Lenard regarding the variable lot sizes in the area, Chairman Pers6n concluded that out of 15 lots, there are 12 lots that are less then 3,600 square feet. Discussion ensued between Commissioner Pomeroy, Commissioner Winburn and Chairman Pers6n regarding the lot sizes and the number • of dwelling units that could be constructed on said lots under the proposed plan compared to the existing zoning regulations. Mrs. Jean Watt, No. 4 Harbor Island, appeared before the Planning Commission representing SPON. Mrs. Watt stated that a primary concern of SPON is. that the roadway correlate with development; that they are now concerned with small development; that SPON has attempted to preserve the character and quality of the City as a recreational and residential community; that SPON's position is that density is a neighborhood issue; that they are concerned with zoning changes for neighborhoods with less density such as Newport Heights and Corona del Mar; and she requested an explanation for "buildable area." Mr. Hewicker asked why SPON does not consider the intensity of the dwelling units in West Newport and Balboa Peninsula to be important? Mrs. Watt replied that SPON does consider the area important; that she could not recall when SPON had taken a position under similar circumstances; that SPON is considering all of the testimony inasmuch as it is a sensitive issue; and that SPON often represents concerned homeowners and Homeowner's Associations. • I I I I I I I I Chairman Pers6n referred to the R -4 zone change, and he pointed out that the draft General Plan recommends that six good quality units could be developed on three COMMISSIONERS F� ymGyt^yy�o99i y �' • ,y may!! O August 18, 1988 CITY OF NEWPORT BEACH MATES ROLL CALL INDEX different dwelling unit lots as opposed to numerous small apartments. Mrs. Watt commented that instead of the density change, SPON was concentrating on The Irvine Company's undeveloped parcels, the traffic data, and the land use data. Chairman Pers6n stated that he would hope that SPON would take a position in areas throughout the City and not just The Irvine Company parcels. Mr. Hewicker compared the number of units per acre that are presently permitted within the Zone Districts to the number of units per acre that have previously been suggested by SPON throughout specific areas within the City. Mrs. Lucille Kuehn, appeared before the Planning Commission. Mrs. Kuehn commented that during the August 11, 1988, Planning Commission meeting, that The Irvine Company had stated that five percent of undeveloped land remained in the City of Newport Beach, and she pointed to the Balboa Peninsula area on the Land Use Map where • the zone change would be most affected, and she requested a comparison of the size of the foregoing five percent of undeveloped land to the Balboa Peninsula. Mr. Lenard compared the projected growth in West Newport and Balboa Peninsula under the existing zoning to be an estimated 800 to 900 additional dwelling units compared to Newport North between Jamboree Road and MacArthur Boulevard where there are 888 dwelling units. Mr. Paul Balalis, 1129 E. Balboa Boulevard, appeared before the Planning Commission. He commented that as much housing as possible should be provided in the older sections of the City. Mr. Balalis recalled that when he was a Planning Commissioner the City was sued so as to provide rental units, and the City settled the lawsuit because they did provide additional rental units. He said that the Planning Commission considered cleaning up Balboa Peninsula by creating condominium projects rather than rental units to eliminate the three people per dwelling unit; however, the Planning Commission was unable to do so because of the lawsuit. Mr. Balalis discussed the possibility that single family dwellings may in reality be occupied as duplexes; that it would be to a property owner's advantage to renovate a multiple family dwelling instead of a single family dwelling; that the peak traffic hours on the Balboa Peninsula are in the afternoons and Friday and Saturday nights; that the R -1.5 District allowing 1,000 square feet including carport is a livable size for a family; that most -9- COMMISSIONERS FF • ymGy PyDyy� y T'.t August 18, 1988 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX substandard lots that have not been developed are located in the West Newport area; that there are R -3 substandard lots on the Balboa Peninsula that are located on quiet streets which are not affected by the traffic; and Mr. Balalis suggested that quiet neighborhoods with predominantly single family dwellings, and multi - family areas should be taken into zoning consideration. In response to questions posed by Chairman Pers6n, Mr. Balalis replied that if he developed a 30 foot x 100 foot lot (3,000 square feet) in the R -4 District on the ocean front that he would construct a two unit condominium, and he said that a 2,100 square foot duplex including a three bedroom room unit upstairs and a one bedroom unit downstairs could be constructed in an R -2 District depending on setback requirements. Chairman Pers6n and Mr. Balalis discussed the layout of the parking spaces. • Mr. Douglas Boyd, Treasurer of the Peninsula Point Association, 2100 East Balboa Boulevard, appeared before the Planning Commission. Mr. Boyd requested an explanation of the current downzoning, footage and usage affects, and what can be done in the future if the downzoning was adopted. Mr. Boyd requested a traffic study that would include the entire Balboa Peninsula that would consolidate traffic throughout the year to give the residents a better understanding of how much future development would affect them. In response to questions posed by Commissioner Di Sano, Mr. Boyd indicated that the number of dwelling units that could be developed on the Balboa Peninsula would depend upon the location. Mr. Boyd referred to the 2,400 square foot vs. 2,375 square foot zone change, and he requested a waiver of the 25 feet to allow new dwellings. In response to questions posed by Chairman Person, Mr. Boyd replied that he does not object to the increase in density because it could be the only way to get rid of the old structures. Mr. Boyd further replied that the Peninsula Point Association has not taken a position regarding the commercial or residential floor area ratio. • The Planning Commission recessed at 4:25 p.m. and reconvened at 4:35 p.m. -10- COMMISSIONERS • G�$900$fC 909 CITY OF NEWPORT August 18, 1988 BEACH MINUTES ROLL CALL INDEX Mr. Chan Lefebvre, a Board member of the Peninsula Point Association, 2112 East Balboa Boulevard, appeared before the Planning Commission. Mr. Lefebvre stated that the City Traffic Engineer informed him that the City did not have the technical ability to address the traffic during the summer months. Mr. Lefebvre commented that the summer traffic relates to at least thirty -five percent of the population of the City thirty -five percent of the year. Mr. Lefebvre commented that the Peninsula Point Association is concerned that 500,000 square feet of commercial could be developed if the draft General Plan is adopted; however, he said that they are not concerned with the residential development proposal. Mr. Lefebvre commented that not one of the documents relating to the General Plan has a statement concerning the beach traffic, and that there needs to be planning techniques to control the summer traffic. He said that the Association would oppose the draft General Plan if they had to accept what is currently being proposed. In response to Mr. Lefebvre's concerns, Chairman Pers6n • explained that the draft General Plan correlates the land use with the circulation system and considers the buildout in 2010, and that the purpose of the General Plan is not to deal with specific issues to solve specific problems, unlike the Specific Area Plan. Mr. Lefebvre emphasized that a mechanism be built into the General Plan that states that when traffic reaches a certain level that the City either stop traffic from coming into the area, or to stop additional development. In reference to the Land Use Element, page 3 regarding the description of Specific Area Plan, Mr. Lefebvre commented that "uses" are not discussed. Discussion ensued between Mr. Lefebvre and Mr. Lenard regarding what "uses" the Specific Area Plan determines and traffic generating uses. Mr. Lefebvre suggested that the General Plan should consider traffic generating criteria for all uses. Mr. Lenard stated that there is no limit of uses within the commercial areas in the General Plan. Mr. Lenard explained why the traffic data generated during the summer months would not affect the conditions of the General Plan inasmuch as the two primary issues that are considered in the General Plan are the future permitted land use and the transportation system. • Mr. Lefebvre and Chairman Pers6n discussed the growth that is projected in Orange County during the next 15 years and the affect said growth would have on the -11- COMMISSIONERS August 18, 1988 ymG �N �9i 9y 9�. CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX Balboa Peninsula traffic; that the Balboa Peninsula will be serviced with a maximum four lane roadway system; and the proposed square footage of commercial development. Mr. Lefebvre and Commissioner Pomeroy discussed the inclusion of summer traffic into what comprises the General Plan which is to consider the balance of land use and traffic. Mr. Terry Austin, Traffic Consultant, Chairman PersSn, and Mr. Lenard discussed how summer traffic data could be compiled, that only the City Council has the authority to govern the balance of the land use and the circulation systems, and the City Council could adopt standards that would address the circulation system including summer and winter traffic. In response to questions that had been posed by Mrs. Watt during the public hearing concerning buildable area, Mr. Lenard explained the existing and proposed residential classification system. Motion was made and voted on to adjourn the Special Motion x Planning Commission meeting to August 25, 1988 at 6:30 All Ayes p.m. MOTION CARRIED. ADJOURNMENT: The Planning Commission adjourned at 5:05 Adjournment p.m. to the August 25, 1988, Special Planning Commission meeting. JAN DEBAY, SECRETARY CITY OF NEWPORT BEACH PLANNING COMMISSION • -12-