HomeMy WebLinkAbout09/08/1983%VVYSSIONERS1 REGULAR PLANNING. COMMISSION MEETING
PLACE: City Council Chambers
C x TIME: 7:30.p;m.. .
g m 5 DATE: September 8, 1983
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Commissioner Balalis was absent.
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EX- OFFICIO MEMBERS PRESENT:
James D. Hewicker, Planning Director
Robert D. Gabriele, Assistant City Attorney
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STAFF MEMBERS PRESENT:
William R. Laycock, Current Planning Administrator
Donald Webb, City Engineer
Robert P. Lenard, Advance Planning Administrator
Fred Talarico, Environmental Coordinator
Nancy M. Alvidrez, Secretary
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APPROVAL OF THE MINUTES
Minutes of July 21, 1983
Motion X Motion was made for the approval of the July 21, 1983
All Ayes X X X x Planning Commission Meeting Minutes, as written, which
MOTION CARRIED.
* * *
Mr. Jim Hewicker, Planning Director stated that The
Irvine Company, applicant for Item No. 10, Tentative
Map of Tract No. 10814 (Revised), requested continuance
of this item to the Planning Commission meeting of
September 22, 1983.
Commissioner Person suggested having the regular
Planning Commission Meeting of October 6, 1983 for
continued items only, and any new item that would
normally.be filed for October 6, 1983 to be scheduled
for October 20, 1983.
Motion X Motion was now made for the continuance of the
All Ayes X X X X * Tentative Map of Tract No. 10814 (Revised) to October
6, 1983, which MOTION CARRIED.
Motion X Mr. Hewicker stated that staff has suggested
Ayes X X X X * continuance of Item No. 18, Use Permit No. 2099, Haagen
Daaz, to the meeting of.September 22, 1983. Motion was
made to continue this item to the Planning Commission
I I I llll Meeting of September 22, 1983, which MOTION CARRIED.
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Motion I K Mr. Hewicker stated that the Shanghai Pine Garden
All Ayes X X X X X K Restaurant requested continuance of Item No. 4, Use
Permit No. 3052 to the meeting of October .6, 1983.
Motion was made to continue this item to the Planning
Commission Meeting of October 6, 1983, which MOTION
CARRIED.
Mr. Hewicker stated that the applicant for Items No. 16
and 17 requests the continuance of Use Permit No. 1987
(Amended) and Variance No. 1107 to the Planning
Commission meeting of September 22, 1983.
Mr. John Allison, representing Mr. Mardikian, the
applicant, appeared before the Commission.
Mr. Hewicker stated, for clarification, that
Mr. Allison probably did not understand completely what
staff had asked him to do regarding the removal of
glass panels on the structure at the rear of the
property. The instruction was that the applicant
• should check with Ray Schuller, the City's Building
Director, to find out whether or not a demolition
permit would be required by the Building Department for
the removal of the glass panels and whatever other
structural requirements would have to be made to that
particular building in order to restore it to its
original condition. The second part of the question
dealt with the future use of the property and whether
or not the remodel of any existing building would be in
excess of $5,000, therefore, requiring the need for a
resubdivision to make those types of improvements.
Motion Commissioner Goff made a motion to continue this item
to the Planning Commission meeting of September 22,
1983, with the understanding of the applicant that the
structure that was illegally enclosed, may remain as
is, but shall not be used.
Amendment X Commissioner Person made an amendment to the motion,
asking if the maker of the motion would agree to
continue this item to the Planning Commission meeting
Not Accepte of October 6,.1983. Maker of the motion did not agree.
Ayes X X X X There being no further discussion, motion was now voted
Noes X X on to continue Use Permit No. 1987 (Amended) and
Absent * Variance No. 1107 to the Planning Commission Meeting of
September 22, 1983, which MOTION CARRIED.
* * *
Request to permit the relocation of an existing Item #1
property line between Lots No. 14 and 17 of Tract
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No. 4824. The proposed lot line adjustment will permit LOT LINE
the expansion of the Sav -On -Drug Store facility. The ADJUSTMENT
approval of this application will also require the NO. 83 -1
elimination or the relocation of the existing ingress -
egress drive between the Sav -On -Drug store and the Bank
of America facility to Rutland Road.
LOCATION: Portions of Lots No. 14 and 17, Tract
No. 4824, located at 1020 Irvine Avenue,
on the northeasterly corner of Irvine
Avenue and Westcliff Drive, in the
Westcliff Plaza Shopping Center.
ZONE: C -O -H
APPLICANT: Sav -On -Drug, Inc., Newport Beach
OWNER: The Irvine Company, Newport Beach
ENGINEER: Van Dell and Associates, Irvine
• The public hearing opened in connection with this item
and Mr. Jim Lyon, Real Estate Manager for Sav -On Drug
Stores, appeared before the Commission.
Mr. Lyon stated that at the last public hearing
regarding this item, June 9, 1983, the Commission asked
that Sav-On Drug store conduct a special study at the
shopping center which consisted of placing a barricade
between the store and the Bank of America building,
with a couple of objectives in mind: 1) feedback from
both merchants and residents in the area as to their
thoughts and the possibility of the store being
expanded, and 2) to see if the enclosure of the
driveway would have a substantial adverse impact on
traffic flow both on the site and the immediate area of
the shopping center. Mr. Lyon asked that the
Commission approve this particular project and allow
the expansion of the Sav -On Drug store.
Mr. Lyon introduced Mr. Les Card, Consultant for Van
Dell and Associates and Traffic Consultant for the
Sav -On project, to the .Commission.
Mr. Card stated that both City staff and Van Dell and
Associates have observed potential impacts of the
• closure of the driveway at the Westcliff Drive entrance
and both concurred that. the intersection is operating
in an acceptable manner. Some specific points that Mr.
Card pointed out is: 1) the amount of traffic increase
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APPROVED
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of the driveway is about 25 %, which is what was
predicted in the original report, 2) the delay of
vehicles exiting the driveway averaged about 14
seconds, which is well within acceptable limits for a
non - traffic signal controlled intersection. Mr. Card
further stated that it is important to note that with
the driveway operating in an acceptable manner today,
this will be improved with the imposition of Condition
No. 3, to widen the driveway to two (2) outbound lanes.
Mr. Thomas Edwards, President of Mariner's Community
Association, appeared before the Commission.
Mr. Edwards stated that on behalf of Mariner's
Community, it is felt that this particular request will
benefit the homeowners in the area and the Westcliff
Merchants who reside in area which would receive an
additional benefit by the proposed expansion.
I I I I I I Mr. Dick Marowitz, 2719 Setting Sun Drive-, appeared
before the Commission. Mr. Marowitz introduced
Mr. Bill Beck, owner of the Storekeeper and Mrs. Veta
• Behr, owner of Veta's. Mr. Marowitz read a letter
addressed to the Planning Commission from the Bank of
America regarding the Bank of America's statements for
the expansion of the Sav -On -Drug store. Mr. Marowitz
stated that he has received comments from customers.
One comment that might be of interest to the Commission
is that both sides of the driveway, adjacent to the
Bank of America and adjacent to the Sav -On wall,. are
posted with "no parking" signs. However, automobiles
have been parking on both sides of the driveway making
it a very dangerous passageway.
Commissioner Goff stated that a concern of his is the
number of people in front of the Bank of America using
the Versateller machine and their tendency to park in
front of the bank building, and suggested that perhaps
the. Versateller machine could be moved to an area of
the parking lot that . is not as heavily used, perhaps
adjacent to the Shell service station at the corner of
Irvine Avenue and Westcliff Drive.
Mr. Hoar, resident of 1215 Pembroke Lane, appeared
before the Commission. Mr. Hoar stated that he
believes closing off the access way into the shopping
center parking area would be a mistake.
• In response to a question posed by Commissioner
Winburn, Mr. Webb, City Engineer, stated that if.a
traffic signal is to be installed at the driveway
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of the driveway is about 25 %, which is what was
predicted in the original report, 2) the delay of
vehicles exiting the driveway averaged about 14
seconds, which is well within acceptable limits for a
non - traffic signal controlled intersection. Mr. Card
further stated that it is important to note that with
the driveway operating in an acceptable manner today,
this will be improved with the imposition of Condition
No. 3, to widen the driveway to two (2) outbound lanes.
Mr. Thomas Edwards, President of Mariner's Community
Association, appeared before the Commission.
Mr. Edwards stated that on behalf of Mariner's
Community, it is felt that this particular request will
benefit the homeowners in the area and the Westcliff
Merchants who reside in area which would receive an
additional benefit by the proposed expansion.
I I I I I I Mr. Dick Marowitz, 2719 Setting Sun Drive-, appeared
before the Commission. Mr. Marowitz introduced
Mr. Bill Beck, owner of the Storekeeper and Mrs. Veta
• Behr, owner of Veta's. Mr. Marowitz read a letter
addressed to the Planning Commission from the Bank of
America regarding the Bank of America's statements for
the expansion of the Sav -On -Drug store. Mr. Marowitz
stated that he has received comments from customers.
One comment that might be of interest to the Commission
is that both sides of the driveway, adjacent to the
Bank of America and adjacent to the Sav -On wall,. are
posted with "no parking" signs. However, automobiles
have been parking on both sides of the driveway making
it a very dangerous passageway.
Commissioner Goff stated that a concern of his is the
number of people in front of the Bank of America using
the Versateller machine and their tendency to park in
front of the bank building, and suggested that perhaps
the. Versateller machine could be moved to an area of
the parking lot that . is not as heavily used, perhaps
adjacent to the Shell service station at the corner of
Irvine Avenue and Westcliff Drive.
Mr. Hoar, resident of 1215 Pembroke Lane, appeared
before the Commission. Mr. Hoar stated that he
believes closing off the access way into the shopping
center parking area would be a mistake.
• In response to a question posed by Commissioner
Winburn, Mr. Webb, City Engineer, stated that if.a
traffic signal is to be installed at the driveway
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entrance to the shopping center on Westcliff Drive,
staff has looked at what modifications might be needed
to improve the shopping center. Mr. Webb further
stated that.a new driveway should be put into the
shopping center so that left turns can be made with the
benefit of the traffic signal so that the need to make
left turns out of the shopping center can be made
easier. Another modification that staff feels is
needed is in the median area of Westcliff Drive because
it is felt that the number of left turns of motorists
into the shopping center will increase and that the
left turn pocket will have to be extended.
In response to a question posed by Commissioner Goff,
Mr. Dave Dmohowski, representative for The Irvine
Company stated that to -date the Irvine Company has had
no conversations with any of their ground lessees for
the Westcliff office project across the street from the
subject property, regarding any possible impacts of
this application on parking and circulation.
• In response to a question posed by Commissioner Person,
Mr. Webb stated that as far as .additional signage is
concerned, if you have the tow away situation where the
proper sign "tow away" is posted, the operator of the
shopping center can call and have the vehicle towed,
not necessarily through the Police Department.
In response to a question posed by Commissioner
Winburn, Mr. Lyon stated it is the intent of the Sav -On
Drug Store to put everything on hold until January,
1984 so as not to interfere with the holiday season.
Motion. 1XI I I I I I I Motion was made for the approval of Lot Line Adjustment
No. 83 -1, subject to the Findings and Conditions of
Exhibit "A ".
Substitute I I I ( I7Q I Substitute motion was made to continue this item until
I the owner of the property is able to answer the
questions discussed at the meeting.
•
Mr. Don Webb, City Engineer, mentioned the closing of
the left turn lane into Coco's driveway, but at the
same time there would be an opening of a new left turn
lane for Coco's and.the adjacent commercial uses, 200
feet south of the existing left turn opening.
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Commissioner Person stated that in terms. of
Commissioner Goff's concerns he thinks conditions can
be imposed at this time which would place the burden
upon the applicant and the property owner to take care
of those concerns. For instance, they can be required
to change the signage to provide tow -away zones and
require them to provide security on the premises during
certain hours.
Findings:
1. The project site described in the proposal consists
of legal building sites.
2. The land taken from one parcel will be added to an
adjacent parcel and no additional parcels will
result from the lot line adjustment.
3. The project complies with the requirements of the
California Environmental Quality Act.
4. The proposal is consistent with the General Plan.
5. The proposal is consistent with the existing
commercial lots in the vicinity.
6. The lot line adjustment, in and of itself, will not
result in the need for additional improvements
and /or facilities.
2
In response to a question posed by Commissioner Goff,
Mr. Dmohowski stated that an appropriate time to
continue this item would be October 6, 1983.
Ayes
X
K
There being no further discussion substitute motion was
Noes
X
X
X
K,
now voted on, which MOTION FAILED.
Absent
Amendment to the original motion was made that the
Amendment
X
following conditions be added: 1) That deliveries be
made to the rear of the building; and 2) That the
vehicular access in front of Sav -On Drug Store, the
Bank of America building and the other adjoining
•
businesses be posted "tow -away zone ", regardless of the
enforcement problem. Amendment to the original motion
Accepted
X
was accepted.
All Ayes
X
X
X
X
There being no further discussion the original motion,
with the new Conditions of Approval, was now voted on,
which MOTION CARRIED.
Findings:
1. The project site described in the proposal consists
of legal building sites.
2. The land taken from one parcel will be added to an
adjacent parcel and no additional parcels will
result from the lot line adjustment.
3. The project complies with the requirements of the
California Environmental Quality Act.
4. The proposal is consistent with the General Plan.
5. The proposal is consistent with the existing
commercial lots in the vicinity.
6. The lot line adjustment, in and of itself, will not
result in the need for additional improvements
and /or facilities.
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Conditions:
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1. That the property owner shall bond for the cost of
a traffic signal, and for the related improvements
to the office complex on the southerly side of
Westcliff Drive that may be required to install a
traffic signal at the Westcliff Plaza entrance.
The traffic signal along with appropriate
improvements shall be installed by the property
owner if the City determines that the signal is
needed within five years of the completion of the
Sav -On Drug Store improvements. The estimated cost
of the signal and improvements is $140,000.
2. That there be no driveway or aisle installed
between the Bank of America building and Westcliff
Drive.
I I I I I I I I 3 That the entrance driveway from Westcliff Drive be
widened to provide at a minimum one 16 -foot wide
lane in and two 12 -foot wide lanes out of the
• Plaza. The design shall be approved by the Public
Works Department, and shall be installed within 60
days of the issuance of a building permit for the
expanded drug store facility.
4. That the entrance driveway be modified to provide a
curb - return type driveway.
5. Permanent lot stakes and tags shall be installed at
all new lot corners by a licensed surveyor or civil
engineer prior to recordation of the lot line
adjustment.
6. Upon approval of the lot line adjustment, and
completion of the lot line staking, the lot line
adjustment shall be submitted to the Public Works
Department for checking and recordation.
7. The appropriate documents shall be filed with the
County Recorder.
8. That all deliveries be made to the rear of the
building.
9. That the vehicular access in front of Sav -On Drug
. Store, the Bank of America building, and the other
adjoining businesses be posted "tow -away zone
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September 8, 1983
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City of Newport Beach
Request to amend a previously approved use permit which
permitted the establishment of the "Le Bistro"
Restaurant facility with on -sale beer and wine in the
C -1 District. The proposed amendment is a request to
increase the "net public area" of the restaurant and to
add live entertainment (i.e., a piano) to the
restaurant operation.
AND
Request to waive all of the additional required
off - street .parking spaces in conjunction with the
expansion of the "net public area" of the "Le Bistro"
restaurant facility.
LOCATION: Lots No. 1121, 1122 and a portion of Lot
No. 1123, Tract No. 907, located at 3448
Via Oporto, on the northeasterly side of
Via Oporto, between Central Avenue and Via
Lido, in Lido Marina Village.
0 1 1 1 1 1 1 1 1 ZONE:
APPLICANT:
OWNER:
C -1 -H
Mavis Investments, dba Le Bistro,
Newport Beach
Traweek Investments, Marina del Rey
Mr. Steve Stern, with the Law Firm of McDermitt and
Trayner, 1201 Dove St., Newport Beach, representing the
applicant, appeared before the Commission. Mr. Stern
stated that he has reviewed the original staff report
and updated report. With respect to the issue of the
tables located in the public easement area adjacent to
the bulkhead, Mr. Stern stated that this problem has
been resolved. Mr. Stern further stated that the
applicant has indicated that he will not utilize
tablecloths or any other items which would cause
members of the public to feel that they are under any
obligation whatsoever to purchase food or beverages
from the applicant as a pre- condition to using the
tables. Mr. .Stern further added that the applicant
does not own the tables in the public easement, and
that they were placed in that location by Lido Marina
Village.
• With respect to the parking issue, Mr. Stern indicated
that the important thing to understand is that the
applicant's business is essentially a local business,
and that the applicant does not advertise or offer any
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Item #2
USE PERMIT
NO. 2020
(Amended)
AND
Item #3
VARIANCE
NO. 1103
.BOTH.
DENIED
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type of live entertainment. Mr. Stern further stated
that the piano has been removed and that the applicant
would like to bring it back. The piano was never used
for entertainment, and the applicant never retained the
services of a piano player. The piano was merely for a
decoration. Mr. Stern referred to a letter addressed
to staff, from Mr. Ralph Lee, former managing agent for
Lido Marina Village, indicating that approximately 858
of the clientele of the applicant's restaurant does
consist of other tenants (i.e., yacht brokers, boaters
and personnel of Lido Marina Village itself), and these
are people who would undoubtedly be on the premises
even if this restaurant were not there. As a result,
Mr. Stern suggested that the business operations of the
applicant do not impose any type of load upon the
parking situation at Lido Marina Village.
In response to a question posed by Commissioner Goff,
relating to Condition No. 4, Mr. Stern stated that he
would have no objections to the following suggested
language of Commissioner Goff, "That noise from the
• proposed piano and amplified sound system be limited to
the interior portions of the facility."
In response to a question posed by Commissioner Goff,
in conjunction with Condition No. 5, Mr. Laycock,
Current Planning Administrator, stated that there was
no particular reason for the doors to be kept closed
other than to contain noise.
Mr. Hewicker, Planning Director, stated that in the
past, the Planning Department has had problems dealing
with live entertainment from the Cannery Village area
where the sound carries across the water, and that it
can be disturbing, particularly if there is a
residential use nearby. Mr. Hewicker further stated
that at one time the Planning Commission had a public
hearing to allow live entertainment on a gazebo within
the common area of Lido Marina Village and there was a
considerable amount of opposition expressed from the
residential area directly across from Lido Marina
Village. The public notice included live entertainment
(i.e. the piano) , inasmuch as the applicant did not
inform staff that the piano was to be used soley as a
decorative item. The two conditions, regarding noise,
are included so that in the event the piano was used
. the sound would be confined to the premises.
Mr. Hewicker commented on Commissioner Goff's alluding
to amplified sound being confined to the interior of
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the building, stating that staff did not anticipate
that there would be any amplified music and if the
motion were to include amplified music, it would mean
that in addition to any instruments they could have
amplified music which was something not contemplated.
Commissioner Goff stated that the reason why the
question comes up at all is because in the area of
Le Bistro he heard fairly loud music on the walkway.
Commissioner Goff further stated that while he does not
object to the music, the volume of the music might be
objectionable, and he would like to see some controls
on it.
Mr. Gabriele, Assistant City Attorney, stated that in
comparing Conditions No. 4 and 5, the point is well
taken by the Planning Director that if any form of
amplified sound, regardless if it is live or not, shall
be confined within the building.
Chairman King asked Mr. Gabriele if Condition No. 4
• could be reworded to read, "That the noise from the
proposed piano or other form of entertainment be
limited to the interior portions of the facility."
Mr.Gabriele concurred with Chairman King's suggested
language.
Commissioner Person stated that where the applicant
indicated that the piano would be only decorative, he
does not see how the piano would enhance the decor, and
suggested that a motion be made to approve this request
without the piano.
In response to a question posed by Commissioner Person,
Mr. Stern stated that in discussing this item with
Mr. Gustin of the Planning Department, the original use
permit was for retail sales with incidental service of
food and on -sale beer and wine, that somehow was
expanded. Mr. Stern further stated that the objection
was withdrawn by Mr.Gustin because he felt that in
terms of the original application and the amended
application, they were sufficient enough to cover the
type of business which the applicant inherited and
purchased from its predecessor.
facility, both inside and outside of the structure, and
that was the reason for the amended use permit in the
first place. Tables were added to the fire lane as
10
Mr. Laycock, Current Planning Administrator, stated
that it was the understanding of the Planning
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Department that tables had been added to the restaurant
facility, both inside and outside of the structure, and
that was the reason for the amended use permit in the
first place. Tables were added to the fire lane as
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well as within the structure and tablecloths were added
to the tables in the public easement along the
bulkhead.
In response to a question posed by Chairman King,
Mr. Laycock stated he wouldn't think that Lido Marina
Village would probably put tables in the fire lane
adjacent to the Warehouse Restaurant for public use,
since the area is not along the water, and people would
not take a bag lunch and sit in that location.
Mr. Gabriele stated, for clarification so that the
commission does not impose conditions that are not
necessary, that if the applicant is not intending to
use the piano for musical purposes, which was the sole
basis for an apparent interest in being allowed to have
live entertainment, Condition No. 4 could be reworded
with respect to the piano that a condition be placed
that it not be used other than for decorative purposes.
on
C
Motion was made for denial of Use Permit No. 2020
X
X
X
X
C
(Amended), subject to the Findings in Exhibit "A ",
Abstain
X
which MOTION CARRIED.
Absent
Motion was made for denial of Variance No. 1103,
Motion
subject to the Findings in Exhibit "A ", which MOTION
Ayes
X
X
X
X
K
CARRIED, as follows:
Abstain
X
Absent
*
FINDINGS:
1. That there are no exceptional or extraordinary
circumstances applying to the land, building, and
use proposed in this application, which
circumstances and conditions do not generally apply
to land, building, and /or uses in the same district
which would justify the waiver of five required
parking spaces.
2. That the granting of a variance to waive five
required parking spaces is not necessary for the
preservation and enjoyment of substantial property
rights of the applicant, inasmuch as the previously
approved operational characteristics of the
facility provided adequate use and enjoyment of the
property.
• 3. That the granting of such application will, under
the circumstances of the particular case,
materially affect adversely the health or safety of
persons residing or working in the neighborhood of
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City of Newport Beach
the property of the applicant and will under the
circumstances of the particular case be materially
detrimental to the public welfare or injurious to
property or improvements in the neighborhood,
inasmuch as the increase in "net floor area" will
adversely effect the vicinity, and the public's use
of the pedestrian easement.
4. That due to existing demand for parking in the
general area, the waiver of five parking spaces in
conjunction with the approval of Use Permit No.
2020 (Amended) and variance No. 1103 will be
detrimental to the health, safety, peace, comfort,
and general welfare of persons residing or working
in the neighborhood or such proposed use and be
detrimental or injurious to property and
improvements in the neighborhood and the general
welfare of the City.
• Request to expand the existing Shanghai Pine Garden
restaurant facility with on -sale beer and wine in the
C -1 District, and to waive all of the required
off - street parking spaces.
LOCATION: Lot No. 1, Block 14, Balboa Island,
located at 300 Marine Avenue, on the
northeasterly corner of Marine Avenue and .
Balboa Avenue, on Balboa Island.
ZONE: C -1
APPLICANT: Cheong Kwong Lam, Balboa Island
OWNER: Same as applicant
Motion K Mr. Bewicker stated that the Shanghai Pine Garden
All Ayes X X X X K K k restaurant requested continuance of Item No. 4, Use
Permit No. 3052 to the meeting of October 6, 1983.
Motion was made to continue this item to the Planning
Commission Meeting of. October 6, 1983, which MOTION
CARRIED.
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Request to amend a previously approved use permit which
. permitted on -sale beer and wine and the expansion of
the Stuft Noodle Restaurant. The proposed amendment is
to change the operational characteristics of the
restaurant so as to allow a lunch time operation during
12
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Item #4
USE PERMIT
NO. 3052
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September 8, 1983
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the week whereas
restaurant from
week.
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the existing use permit prohibits the
operating before 5:00 p.m, during the
FIR -111
Request to waive the additional required off - street
parking spaces in conjunction with the requested
expanded operation for the Stuft Noodle Restaurant.
LOCATION: A portion of Lot D, Tract No. 919, located
at 215 -217 Riverside Avenue, on the
northwesterly corner of Riverside Avenue
and Avon Street, across Avon - Street from
the Post Office.
ZONE: SP -5
APPLICANT: Stuft Noodle Restaurant, Newport Beach
OWNER: Ms. Nelly Brandsma, Newport Beach
The public hearing opened in connection with this item
and Mr. Maurice Parole, owner, appeared before the
Commission requesting that his request be approved.
Mr. Parole presented a letter he received from the
Shell Gas Station located on the corner of Riverside
Drive and West Coast Highway, allowing him to utilize 8
to 12 parking spaces. Mr. Parole also presented a
letter from the landlord of the restaurant property
allowing him 13 parking spaces adjacent to the
building.
Mr. Hewicker, Planning Director, stated that the
subject Shell service station has an informal parking
agreement with the restaurant, The Beachcomber.
Mr. Parole stated that the Beachcomber Restaurant has
not paid its bill and has also rejected its parking on
the service station site.
In response to a question posed by Chairman King,
Mr. Hewicker stated that in discussions with the owner
of the building where the Beachcomber Restaurant is
located, there was a problem getting the signature of
the property owner to do anything that would tie-up the
subject property over a lengthy period. Mr. Hewicker
further stated that because of the fact that there were
spaces available for the Beachcomber Restaurant, there
were a few spaces available for other merchants in the
area, but this is not going to be sufficient to meet
the needs for a daytime operation for the Stuft Noodle
Restaurant.
13
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INDEX
AND
Item #6
VARIANCE
NO. 1106
BOTH
APPROVED
CONDI-
TIONALLY
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September 8, 1983
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Mr. Laycock, Current Planning Administrator, stated
that with regards to the Beachcomber Restaurant, they
did try to get a formal off -site parking agreement with
the Shell station. However, the Shell service station
operator did not own the property, and the property
owner did not want to get involved with a formal
off -site parking agreement. The Beachcomber Restaurant
attempted to get a variance to waive seven parking
spaces. The variance was approved, but there was a
condition that an informal parking agreement be
maintained on a month to month basis for seven parking
spaces.
Mr. Parole discussed the letter of opposition attached
to the staff report asking that Mr. Parole's
application not be approved to open during the daytime
hours. Mr. Parole stated that this resident lives on
Ocean View Avenue who looks over the restaurant.
Mrs. Charlene Goldberg, daughter of Mr. Parole,
• appeared before the Commission stating that she has
worked with her parents in their business for the past
10 years. Mrs. Goldberg stated that due to economic
situations being in business these days isn't easy.
For this reason they have tried their best to serve
high quality food at moderate prices to the public,
but, it is not feasible to do so without raising their
prices due to the high increase of food cost to the
owner. The Parole's feel they can maintain the
preservation of their restaurant if they do open for
lunch.
In commenting on Mrs. Goldberg's statement, Chairman
King stated that with reference to the mixed use of the
building and the available parking on site, the tenant
use in the building could change to a more intensified
use in the future.
Chairman King referred to the proposed parking plan
suggested by the applicant, and asked if the additional
on -site parking spaces are feasible.with the proposed
restriping of,the. lot. Mr. Hewicker stated that Rich
Edmonston, Traffic Engineer, has reviewed the proposed
parking plan, and in his opinion, it will make a bad
situation worse.
. In response to a question posed by Commissioner
Winburn, Mr. Webb, City Engineer stated that the
existing 27 marked parking spaces are not conforming to
the current requirement for parking design standards,
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and approximately 1/3 to 1/2 of the existing parking
spaces would be lost if the parking lot were marked to
meet Code.
In response to a question posed by Commissioner Goff,
Mr. Webb stated that there is no currently budgeted
project for extending Avon Street to Santa Ana Avenue
although the Public Works Department is currently
discussing it with several groups. One developer is
asking to cul -de -sac the street adjacent to Santa Ana
Avenue, while another group, the Mariner's Mile
businessmen, are looking at the possibility of using it
as a secondary access to allow additional circulation
through the area. Mr. Webb further stated that the
improvement of Avon Street is anticipated to occur
within 5 to 10 years.
Commissioner Goff asked the applicant for his response
to a condition of approval for the expanded nighttime
or lunchtime use of the restaurant, or both, if that
• condition were to make the amended use permit effective
only until such time as Avon Street would be widened at
which time this use permit would be reviewed. The
applicant had no objections with Commissioner Goff's
added condition of approval.
Motion X Motion was made for the approval of Use Permit No. 1677
(Amended) and related Variance No. 1106, subject to the
Findings and Conditions in Exhibit "B" and Commissioner
Goff's added condition.
Commissioner Goff suggested that the following wording
be added to Condition No. 3: "However, in no case
shall this approval extend beyond the time when a
project is approved that would provide for the ultimate
improvement of Avon Street."
Substitute X Commission Winburn made a substitute motion for
approval of Use Permit No. 1677 (Amended) and the
denial of Variance No.1106, subject to the Findings and
Conditions in Exhibit "C ".
Commissioner Person asked if the Commission would be
Second willing to accept a second substitute motion to
Substitute x continue this use permit to see if the applicant can
get some type of a formal agreement that will provide
off - street parking during the daytime.
At this time Chairman King asked the maker of the
original motion whether she would be willing to accept
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and approximately 1/3 to 1/2 of the existing parking
spaces would be lost if the parking lot were marked to
meet Code.
In response to a question posed by Commissioner Goff,
Mr. Webb stated that there is no currently budgeted
project for extending Avon Street to Santa Ana Avenue
although the Public Works Department is currently
discussing it with several groups. One developer is
asking to cul -de -sac the street adjacent to Santa Ana
Avenue, while another group, the Mariner's Mile
businessmen, are looking at the possibility of using it
as a secondary access to allow additional circulation
through the area. Mr. Webb further stated that the
improvement of Avon Street is anticipated to occur
within 5 to 10 years.
Commissioner Goff asked the applicant for his response
to a condition of approval for the expanded nighttime
or lunchtime use of the restaurant, or both, if that
• condition were to make the amended use permit effective
only until such time as Avon Street would be widened at
which time this use permit would be reviewed. The
applicant had no objections with Commissioner Goff's
added condition of approval.
Motion X Motion was made for the approval of Use Permit No. 1677
(Amended) and related Variance No. 1106, subject to the
Findings and Conditions in Exhibit "B" and Commissioner
Goff's added condition.
Commissioner Goff suggested that the following wording
be added to Condition No. 3: "However, in no case
shall this approval extend beyond the time when a
project is approved that would provide for the ultimate
improvement of Avon Street."
Substitute X Commission Winburn made a substitute motion for
approval of Use Permit No. 1677 (Amended) and the
denial of Variance No.1106, subject to the Findings and
Conditions in Exhibit "C ".
Commissioner Person asked if the Commission would be
Second willing to accept a second substitute motion to
Substitute x continue this use permit to see if the applicant can
get some type of a formal agreement that will provide
off - street parking during the daytime.
At this time Chairman King asked the maker of the
original motion whether she would be willing to accept
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the second substitute motion for the continuance of
this item so as to work out a permanent off -site
parking agreement and also to ask the maker of the
substitute motion if she would also be willing to .
accept the continuance of two weeks for this item.
Not Accepted
X
Commissioner McLaughlin, maker of the original motion,
did not concur with the second substitute motion.
Ayes
X
X
Substitute motion for continuance to the October 6,
Noes
X
K
X
X
1983 Planning Commission Meeting was now voted on,
Absent
*
which MOTION FAILED.
Ayes
X
X
Original substitute motion for the approval of Use
Noes
X
X
X
Permit No. 1677 (Amended) and the denial of Variance.
Absent
*
No. 1106, subject to the Findings and Conditions of
Exhibit "C ", was now voted on, which MOTION FAILED.
Original motion for approval, subject to the Findings
and Conditions in Exhibit "B" with the following
• changes:
Finding No. 7 to be added: "That the approval of this
request is predicated, in part, on the ability of the
applicant to provide 8 parking spaces on an informal
basis on the Shell service station site located at the
corner of West Coast Highway and Riverside Avenue."
Condition No. 3: "That this approval shall be for a
period of one year and any extension, shall be subject
to the approval of the Planning Commission. However,
in no case shall this approval extend beyond the time
when a project is approved that would provide for the
ultimate improvement of Avon Street."
Condition No. 10: "That the restaurant employees shall
be required to park their automobiles in the "Mariner's
Mile" municipal lot."
Condition No. 11: "That the Planning Commission may
add and /or modify conditions of approval to this use
permit and variance upon a determination that the
operation which is the subject of this request, causes
injury, or is detrimental to the health, safety or
welfare of the community."
Condition No. 12: "That .8 parking spaces shall be
provided on an informal basis on the Shell service
station site located at the corner of West Coast
Highway and Riverside Avenue.
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Ayes
Noes
Abstain
Absent
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•
Original motion was now voted on, which MOTION CARRIED.
FINDINGS:
1. The proposed development is consistent with the
General Plan and is compatible with surrounding
land uses.
2. The project will not have any significant
environmental impact.
3. The approval of Use Permit No. 1677 (Amended) 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.
4. That there are exceptional or extraordinary
circumstances applying to the land, building, and
use proposed in this application, which
circumstances and conditions do not generally
apply to land, building, and /or uses int he same
district in that the existing on -site parking is
not fully utilized by the daytime office uses.
5. That the granting of a variance to waive the
additional required parking spaces is necessary
for the preservation and enjoyment of substantial
property rights of the applicant.
6. That the establishment, maintenance, and operation
of the use, property, and building will not, under
the circumstances of the particular case, be
detrimental to the health, safety, peace, comfort,
and general welfare of persons residing or working
in the neighborhood of such proposed use or
detrimental or injurious to property and
improvements in the neighborhood or the general
welfare of the City.
7. That the approval of this request is predicated,
in part, on the ability of the applicant to
provide 8 parking spaces on an informal basis on
the Shell service station site located at the
corner of West Coast Highway and Riverside Avenue.
17
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CONDITIONS:
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Beach
INDEX
1. That development shall be in substantial
conformance with the approved plot plan, floor
plans, and elevations, except as may be noted
below.
2. That the previous Use Permit No. 1677 (Amended)
shall expire with the approval of this
application.
3. That this approval shall be for a period of one
year and any extension shall be subject to the
approval of the Planning Commission. However, in
no case shall this approval extend beyond the time
when a project is approved that would provide for
the ultimate improvement of Avon Street.
4. That the restaurant shall be allowed a limited
lunch time operation which will include the front
• entrance area and the front dining area (764±
sq.ft. of "net public area ") only.
5. That the existing parking lot shall be marked with
approved traffic markers or painted white lines
not less than 4 inches wide, in accordance with
the existing parking layout. All twenty -seven
parking spaces on the site shall be accessible and
usable for vehicular parking at all times.
6. That all deteriorated surfaces of the existing
parking areas shall be resurfaced with asphaltic
pavement.
7. All but three of the required daytime restaurant
parking spaces are waived and all of the existing
on -site parking spaces (27 spaces) shall be
available for the exclusive nighttime use of the
Stuft Noodle Restaurant.
8. That all mechanical equipment. and, trash areas
shall be screened from adjoining properties and
from adjoining streets.
9. That no alterations to the existing parking design
shall be permitted without the approval of the
• City Traffic Engineer.
10. That the.restaurant employees shall be required to
park their automobiles in the "Mariner's Mile"
municipal lot.
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INDEX
1. That development shall be in substantial
conformance with the approved plot plan, floor
plans, and elevations, except as may be noted
below.
2. That the previous Use Permit No. 1677 (Amended)
shall expire with the approval of this
application.
3. That this approval shall be for a period of one
year and any extension shall be subject to the
approval of the Planning Commission. However, in
no case shall this approval extend beyond the time
when a project is approved that would provide for
the ultimate improvement of Avon Street.
4. That the restaurant shall be allowed a limited
lunch time operation which will include the front
• entrance area and the front dining area (764±
sq.ft. of "net public area ") only.
5. That the existing parking lot shall be marked with
approved traffic markers or painted white lines
not less than 4 inches wide, in accordance with
the existing parking layout. All twenty -seven
parking spaces on the site shall be accessible and
usable for vehicular parking at all times.
6. That all deteriorated surfaces of the existing
parking areas shall be resurfaced with asphaltic
pavement.
7. All but three of the required daytime restaurant
parking spaces are waived and all of the existing
on -site parking spaces (27 spaces) shall be
available for the exclusive nighttime use of the
Stuft Noodle Restaurant.
8. That all mechanical equipment. and, trash areas
shall be screened from adjoining properties and
from adjoining streets.
9. That no alterations to the existing parking design
shall be permitted without the approval of the
• City Traffic Engineer.
10. That the.restaurant employees shall be required to
park their automobiles in the "Mariner's Mile"
municipal lot.
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•
•
11. That the Planning Commission may add and /or modify
conditions of approval to this use permit and
variance upon a determination that the operation
which is the subject of this request, causes
injury, or is detrimental to the health, safety or
welfare of the community.
12. That 8 parking spaces shall be provided on an
informal basis on the Shell service station site
located at the corner of West Coast Highway and
Riverside Avenue.
Request to permit the construction of a 10 unit
residential condominium development and related carport
parking spaces in the R -4 District, and the acceptance
of an environmental document.
AND
Request to subdivide five existing lots and portions of
vacated Cypress Street and vacated Bay Avenue into one
lot for residential condominium development.
D
Request to consider a Coastal Development Permit for
the purpose of establishing project compliance for a 10
unit residential development pursuant to the
Administrative Guidelines for the implementation of
State Law relative to Low - and - Moderate - Income Housing
within the Coastal Zone.
AND
Item #8
TRACT MA
OF TRACT
NO. 1203
AND
Item #9
LOCATION: Lots 14 -18, Block 2, Balboa Bayside Tract, NO,. 2-
located at 406 East Bay Avenue, and
portions of vacated Cypress Street and
vacated Bay Avenue, on the northeasterly
corner of East Bay Avenue and Cypress
Street, on the Balboa Peninsula.
ZONE: R -4
APPLICANT: Wale Development Corp., Irvine
OWNER: James D. Ellis, Balboa
Mr. Edward H. Wale, Wale Development Corporation, 17752
Mitchell St., Irvine, appeared before the Commission.
Mr. Wale stated that after reviewing the staff report
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•
•
11. That the Planning Commission may add and /or modify
conditions of approval to this use permit and
variance upon a determination that the operation
which is the subject of this request, causes
injury, or is detrimental to the health, safety or
welfare of the community.
12. That 8 parking spaces shall be provided on an
informal basis on the Shell service station site
located at the corner of West Coast Highway and
Riverside Avenue.
Request to permit the construction of a 10 unit
residential condominium development and related carport
parking spaces in the R -4 District, and the acceptance
of an environmental document.
AND
Request to subdivide five existing lots and portions of
vacated Cypress Street and vacated Bay Avenue into one
lot for residential condominium development.
D
Request to consider a Coastal Development Permit for
the purpose of establishing project compliance for a 10
unit residential development pursuant to the
Administrative Guidelines for the implementation of
State Law relative to Low - and - Moderate - Income Housing
within the Coastal Zone.
AND
Item #8
TRACT MA
OF TRACT
NO. 1203
AND
Item #9
LOCATION: Lots 14 -18, Block 2, Balboa Bayside Tract, NO,. 2-
located at 406 East Bay Avenue, and
portions of vacated Cypress Street and
vacated Bay Avenue, on the northeasterly
corner of East Bay Avenue and Cypress
Street, on the Balboa Peninsula.
ZONE: R -4
APPLICANT: Wale Development Corp., Irvine
OWNER: James D. Ellis, Balboa
Mr. Edward H. Wale, Wale Development Corporation, 17752
Mitchell St., Irvine, appeared before the Commission.
Mr. Wale stated that after reviewing the staff report
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he agrees with the Findings for Approval except for two
conditions that he would like modified. Mr. Wale
further stated that this project was designed to avoid
any possible .variances to implement the project.
Mr. Wale referred to page 3 in the staff report
relating to the shortness of the roof line, and page 6
of the staff report, Condition No. 3, relating to
conformity to the Zoning Code. What staff is asking,
regardless of the position.the applicant is in, is that
the roof be extended further so as to meet the average
height limit of 28 feet. This roof extension would
prevent the problem, but would add roof area which
would be detrimental to the project. Mr. Wale
mentioned that he could do this and bypass the
requirements, but he believes this would be detrimental
to the project in its entirety.
Mr. Hewicker, Planning Director, clarified Mr. Wale's
comments by stating that the applicant would have to
make his project worse to meet the requirements of the
• Zoning Code, and by making the mass of the roof bigger.
Mr. Hewicker further stated that staff has had problems
with various provisions of the height ordinance ever
since it has been in existence. The Planning
Commission has, in the past, made a finding that so
long as the solution that is being proposed, does not
provide for any view obstruction, or otherwise make the
situation worse, it would be sufficient to leave the
design of the roof as proposed.
Referring to page 7 of the staff report, Mr. Wale
stated that relating to Conditions No. 10 and 11, he,
does not believe he has to improve the whole alley just
because he is putting in a ten unit residential
project.
Mr. Donald Webb, City Engineer, stated that as far as
Condition No. 10 is concerned, the extent of that
improvement would be across the frontage of the subject
property only, and not adjacent to other properties.
The existing sewer main in that area is an old main
which is approximately 40 to SO years old. It is one
of the mains that needs to be replaced. The water line
is also in a similar situation. Concerning Condition
No. 11, Mr. Webb indicated that the existing 10 foot
wide alley is in a poor state of repair and that at the
• ( j I I I I time where the water and sewer lines are connected,
I there is not going to be any pavement left in the
alley.
20
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City of Newport Beach
0.10
Mr. Wale commented on another concern of his, the Mello
Bill, which he agrees to, but hopes that, besides the
alley, this will be the only compromise that he will
have to make.
Motion X Motion was made for Approval of Use Permit No. 3057,
All Ayes X X X X X K k Tentative Map of Tract No. 12035, and Coastal
Development Permit No. 2, with the exception that a
finding be added to Use Permit No. 3057 regarding the
roof line, Condition No. 3 of Use Permit No. 3057 be
removed, and that Condition No. 1 of Use Permit
No. 3057 be, changed to delete the wording, "except as
noted below ", which MOTION CARRIED.
USE PERMIT NO. 3057
FINDINGS:
I I I ' I I 1. That each of the proposed units has been designed
as a condominium with separate and individual
• utility connections.
2. The project will comply with all applicable
standard plans and zoning requirements for new
buildings applicable to the district in which the
proposed project is located at the time of
approval.
3. The project lot size conforms to the Zoning Code
requirements in effect at the time of approval.
4. That the proposed development is consistent with
the General Plan and the Adopted Local Coastal
Program; Land Use Plan, and is compatible with
surrounding land uses.
5. That adequate on -site parking spaces are available
for the proposed residential condominium
.development.
6. That the proposed roof line that does not meet the
average height limit, meets the intent of the
Zoning Code, and will not obstruct any views. The
extension. of said roof line to meet the Height
Ordinance would be more detrimental to the
surrounding property than the proposed design.
• 7. The establishment, maintenance or operation of the
use or building applied for will not, under the
circumstances of the particular case, be
detrimental to the health, safety, peace, comfort
21
' September 8, 1983
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a . City of Newport Beach
INDEX
and general welfare of persons residing or working
in the neighborhood of such proposed use, or be
detrimental or injurious to property and
improvements in the neighborhood or the general
welfare of the City.
1. That development shall be in substantial
conformance with the approved plot plan, floor
plans, and elevations.
2. That all applicable Conditions of Tentative Tract
No. 12035 be fulfilled.
TENTATIVE MAP OF TRACT NO. 12035
FINDINGS:
1. That the map meets the requirements of Title 19 of
• the Newport Beach Municipal Code, all ordinances
of the City, all applicable general or specific
plans, and the Planning Commission is satisfied
with the plan of subdivision.
2. That the proposed subdivision presents no problems
from a planning standpoint.
3. That the site is physically suitable for the
development proposed.
4. That the design of the subdivision or the proposed
improvements will not conflict with any easements,
acquired by the public at large, for access
through or use of property within the proposed
subdivision.
CONDITIONS:
1. That a final map be recorded.
2. That all improvements be constructed as required
by ordinance and the Public Works Department.
I I I I I I 3. That a standard .subdivision agreement and
accompanying surety be provided in order to
• I I I I I I I guarantee satisfactory completion of the public
improvements if it is desired to record a parcel
map or obtain a building permit prior to
completion of the public improvements.
22
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4. That each dwelling unit 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.
5. That the on -site parking and the pedestrian
circulation system be subject to further review by
the Traffic Engineer.
6. That all vehicular access to the property be from
the adjacent alley.
7. That a ten -foot radius corner cutoff at the corner
of Cypress Street and East Bay Avenue be dedicated
to the public.
B. That landscape plans shall be subject to review
and approval of the Parks, Beaches and Recreation
Department and the Public Works Department.
• 9. That deteriorated portions of curb, gutter, and
sidewalk be reconstructed along the Cypress Street
and the East Bay Avenue frontages, along with
reconstruction of the curb return and relocation
and replacement of the existing street lights on
East Bay Avenue with standards approved by the
Public Works Department. The curb return should
be reconstructed on a fifteen -foot radius with an
access ramp included. All work shall be
constructed under an encroachment permit issued by
the Public Works Department.
10. That the existing eight inch sewer main and six
inch water main located in the adjacent alley be
reconstructed, and that the Utilities Department
be notified prior to their installation, as the
City may be interested in extending the
improvements.
11. That the adjacent ten -foot wide alley be
reconstructed per City Standard.140 -L.
12. That all utilities serve the development from the
adjacent alley unless otherwise approved by the
Public Works Department.
• I I I I I I I 13. That prior to the recordation of the Final Map,
the applicant shall pay an estimated $33,281.19 in
fees pursuant to the requirements of the Park
Dedication Ordinance.
23
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14. That prior to recordation of the Final Map, the
applicant shall enter into an agreement with the
City guaranteeing the provision of 1 unit
affordable to a County median income family for a
period of no less than 5 years. Said agreement
shall be recorded.
* *
Request to revise a previously approved Tentative Map Item #10
of Tract No. 10814 which permitted the creation of
three lots for residential condominium purposes in TENTATIVE
conjunction with a 32 unit residential condominium MAP OF
development in the Big Canyon Planned Community.. The TRACT
proposed revision is to create. 21 numbered lots for NO'. 10814'
single family residential purposes; one numbered lot
for private recreational purposes; and two lettered
lots for private street purposes.
LOCATION: A portion of Blocks 55, 56, and 93 of the Continued.
• Irvine's Subdivision, located on the to October
northerly side of San Joaquin Hills Road 6,.1983
between Jamboree Road and MacArthur
Boulevard, in the Big Canyon Planned
Community.
ZONE: P -C
APPLICANT: The Irvine Company, Newport Beach
OWNER: Same as applicant
Mr. Jim Hewicker, Planning Director stated that The
Irvine Company, applicant for Item No. 10, Tentative
Map of Tract No. 10814 (Revised), requested continuance
of this item to the Planning Commission Meeting of
September 22, 1983.
Commissioner Person .suggested having the Regular
Planning Commission Meeting for October 6, 1983 for
continued items only, and any new item that would
normally be filed for October 6, 1983 to be scheduled
for October 20, 1983.
Motion Motion was now made for the continuance of Tentative
All Ayes X X X * Map of Tract No. 10814 (Revised) to October 6, 1983,
which MOTION CARRIED.
* *
24
MINUTES
ZONE:
C -1
APPLICANT: Robert F. Novak, Corona del Mar
OWNER: Mary King, Dana Point
The public hearing opened in connection with this item Continued
and Mr. Robert Novak, applicant appeared before the to October
Commission. 6, 1983
• Mr. Novak stated that in reference to the many
complaints the City has received regarding Novak's
Place, they are either resolved or are in the process
of being resolved. Mr. Novak further stated that one
problem he can not resolve is that of the complaints
his neighbors have of his customers.
Mr. Martin Cullin, resident of 234 Iris, Corona del
Mar, appeared before the Commission stating that he is
in favor of Mr. Novak's request.
Mr. Lou Gabelic, 60131 Iris, Corona del Mar, appeared
before the Commission. Mr. Gabelic read a letter to
the Commission requesting the denial of Mr. Novak's
application.
In response to a question posed by Commissioner Person,
Mr. Gabelic stated that all that is known of the Police
Department investigating Novak's Place is merely
neighborhood gossip, and hear -say. .
Mr. Gustavo Gostansio, resident of Corona del Mar,
appeared before the Commission. Mr. Gostansio stated
to the Commission that he is for the approval of this
request.
• Ms. Liz Braley, ex- tenant at 5213E Iris, Corona del Mar,
appeared before the Commission. Ms. Braley stated that
with respect to what Mr. Gabelic said regarding
25
September 8, 1983
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Cit of New rt Beach
ROLL CALL
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Request to re- establish a restaurant with on -sale
item #11
alcoholic beverages known as " Novak's Place" on
property located in the C -1 District.
USE PERMIT
NO. 3058
LOCATION: Lot 2, Block 0 of Tract No. 323, located
at 2920 East Coast Highway, on the
easterly side of East Coast Highway,
between Heliotrope Avenue and Iris Avenue,
in Corona del Mar.
ZONE:
C -1
APPLICANT: Robert F. Novak, Corona del Mar
OWNER: Mary King, Dana Point
The public hearing opened in connection with this item Continued
and Mr. Robert Novak, applicant appeared before the to October
Commission. 6, 1983
• Mr. Novak stated that in reference to the many
complaints the City has received regarding Novak's
Place, they are either resolved or are in the process
of being resolved. Mr. Novak further stated that one
problem he can not resolve is that of the complaints
his neighbors have of his customers.
Mr. Martin Cullin, resident of 234 Iris, Corona del
Mar, appeared before the Commission stating that he is
in favor of Mr. Novak's request.
Mr. Lou Gabelic, 60131 Iris, Corona del Mar, appeared
before the Commission. Mr. Gabelic read a letter to
the Commission requesting the denial of Mr. Novak's
application.
In response to a question posed by Commissioner Person,
Mr. Gabelic stated that all that is known of the Police
Department investigating Novak's Place is merely
neighborhood gossip, and hear -say. .
Mr. Gustavo Gostansio, resident of Corona del Mar,
appeared before the Commission. Mr. Gostansio stated
to the Commission that he is for the approval of this
request.
• Ms. Liz Braley, ex- tenant at 5213E Iris, Corona del Mar,
appeared before the Commission. Ms. Braley stated that
with respect to what Mr. Gabelic said regarding
25
MINUTES
September 8, 1983
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INDEX
hear -say, she would like to make a correction by
stating that the numerous citizen noise complaints were
not merely hear -say, but that they are listed in the
Police Department recommendations as noted in Planning
Department staff report.
Mr. Robert Neylao, resident of Costa Mesa, appeared
before the Commission. Mr. Neylao stated that he is
opposed to complaints of Novak's Place with regard to
speeding traffic leaving Novak's Place.
Ms. Joan Smith, 704 Heliotrope, Corona del Mar,
appeared before the Commission. Ms. Smith concurred
with Mr. Neylao's comment and further stated that with
respect to the clientele of the restaurant, she has
never had any problems.
I I I I I I Commissioner Goff stated that in listening to the
!1 public coming up to speak in favor or in opposition to
the applicant's request, he can tell roughly what is
• going to be said, but wonders whether any one from
either side has made an attempt to discuss business
proceedings with the management of Novak's Place, or if
the management of Novak's Place has made any attempt to
try to solve some of the residents' concerns in going
back to try to make some improvements with the
restaurant?
Commissioner Person stated that he would like more
facts about this particular application and that he
supports Commission Goff's statements, and that he
would like to see some improvement in relations.
Commissioner Goff suggested that the public hearing be
continued for two weeks during which time the applicant
can meet with the neighbors to try to workout some of
these problems, and that whoever sets up a meeting to
invite him to that particular meeting.
Mr. Dick Nichols, 519 Iris, Corona del Mar, appeared
before the Commission. Mr. Nichols. stated that there
has been considerable talking over the years with
Mr. Novak and that since the applicant is present at
the public hearing it should be noted that they would
like to give their testimony.
• I I I J I I I I Mrs. Sandy Nichols, 519 Iris, Corona del Mar, appeared
before the Commission. Mrs. Nichols referred to some
photos that she has of Novak's Place and went over them
26
MINUTES
' September 8, 1983
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City of Newport Beach
ROLL CALL I I I I 1 1 1 1 I INDEX ■
with the Commission, addressing each photo individually
regarding the declining appearance of the restaurant.
Mr. Jim Black, 2910 - 3rd Avenue, Corona del Mar,
appeared before the Commission. Mr. Black circulated
some photos to the Commission and referred to a letter
dated June 7, 1983, stating that he wrote this letter
because the conditions of Novak's Place were very bad
and getting worse. Mr. Black further stated that the
noise from the trucks and patrons as well as the
parking are the two things that he would object to the
most.
Mr. Jim Nugent, owner of duplex at 521 Iris Street,
Corona del Mar, appeared before the Commission.
Mr. Nugent stated the restaurant patrons have
continuously used his property for urinating purposes,
since Novak's Place does not have adequate restroom
facilities. The restaurant has also continuously
dumped grease into the parking lot and street.
• In response to a question posed by Commissioner Goff,
Mr. Nugent stated that most the problems encountered
are the softball league nights, Tuesday and Thursday
nights, generally after 9:00 p.m.
Mr. Ken Gomez, 520 Iris Street, Corona del Mar,
appeared before the Commission. Mr. Gomez stated that
with regard to Novak's Place being in a residential
area, it is a disturbance.
In response to a question posed by Commissioner Person
relating to Condition No. 8, Exhibit "B ", Mr. Hewicker
stated that in the past, the Planning Commission has
judged what is the primary use and what is the
incidental use by the amount of square footage within a
particular building that may be devoted to a particular
use. Mr. Hewicker further stated that another way to
distinguish a secondary use vs. a primary use is
whether the bar is a sit -down bar or whether it is a
service bar which is operated within.a smaller area.
Ms. Elizabeth Sickels, 601 Iris Avenue, Corona del Mar,
appeared before the Commission. Ms. Sickels stated
that she believes the sale of alcohol and the lack of
control should be investigated.
•. Mr. Lee Wilson, 602 Heliotrope Avenue, Corona del Mar,
appeared before the Commission. Mr. Wilson stated that
the people complaining of Novak's Place knew of the
27
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possible noise disturbance of restaurants from East
Coast Highway prior to the purchase of their property.
Mr. Nichols appeared before the Commission again,
submitting a letter into the record which: 1) directly
defines the Findings necessary for approval or denial
of the Use Permit; and 2) Novak's letter of August 22,
1983 in which he said that he cleaned up his business.
Mr. Novak appeared before the Commission again, stating
that he was in favor of Commissioner Goff's suggestion
to get together with the residents to have a formal
meeting, with Commissioner Goff, to try to work out
some type of agreement.
Commissioner Goff suggested that this item be denied.
Commissioner Person stated that he would not be
supporting Commissioner Goff's suggestion to deny this
request at this time for the reason that he feels the
Commission does not have adequate information before
them concerning some of the problems.
Chairman King stated that he would not be supporting
the suggestion for denial, the reason being that he too
feels there is inadequate information to make
judgement.
MINUTES
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Motion Motion was made to continue Use Permit No. 3058, with
instructions to staff to provide supporting data
required to substantiate claims in the staff report.
All Ayes X X X X K K There being no further discussion, motion was made to
continue Use Permit No. 3058 to October 6, 1983, which
MOTION CARRIED. _
Request to approve a Traffic Study for an 80,000± Item 41
sq.ft. (gross) medical office building in Block 400 of
Newport Center. - TRAFFIC
STUDY
LOCATION: Parcel 1 of Parcel Map No. 34 -30
(Resubdivision No. 226), Parcels 1, 2 and
3 of Parcel Map No. 37 -23 (Resubdivision
No. 297) and Parcel 1 of Parcel Map
No. 91 -19 (Resubdivision No. 524), located
• at 400 Newport Center Drive, on the
easterly side of Newport Center Drive,
between San Nicolas Drive and San Miguel
Drive, in Newport Center.
RE
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September 8, 1983
of Newport Beach
MINUTES
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•
Motion
All Ayes
•
ZONE: C -O -H
APPLICANT: Frank Rhoades, Newport Beach
OWNER: The Irvine Company, Newport Beach
The public hearing opened in connection with this item (APPROVED
and Mr. Frank Rhoades, general partner of Newport
Center Medical Building, appeared before the
Commission.
Mr. Rhoades stated that he is in agreement with the
recommendations of the Planning Department and the
conditions that they have imposed.
In response to a question posed by Commissioner
McLaughlin, Mr. Webb, City Engineer, stated that the
Corona del Mar Freeway has not been extended and that
the construction project has been authorized for bids
which should be open before the first of the year.
Mr. Webb further stated that the construction period
for the project is between 2 and 24 years that would
have a completion date of around January 1986 to June
1986.
Mr. Dick Nichols, 519 Iris, Corona del Mar, appeared
before the Commission. Mr. Nichols stated that his
only concern is the Traffic Study, Figure 4 in which he
pointed out that there seems to be an inconsistency.
Mr. Nichols further stated that numbers shown for
traffic congestion seems to be very low.
Mr. Fred Talarico, Environmental Coordinator, stated
that the traffic study distribution was done by actual
field survey from the project site and that he would
tend to agree with Mr. Nichols in general observations
as a whole, but since this is a medical office building
these were actual measure counts done in the field.
XIX IX CC Ci Ix medical office building, pwhich10 ION CARRIED Study for
x x x
29
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' September 8, 1983
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Request to approve a revised Traffic Study for a
110,000*_ sq.ft. office - laboratory addition to the
Hughes Aircraft facility presently under construction.
LOCATION: A portion of Lot 169, Block 2, Irvine's
Subdivision, located at 500 Superior
Avenue, on the southeasterly side of
Superior Avenue between Industrial Way and
Dana Road across from the West Newport
Triangle.
ZONE: M -1 -A
APPLICANT: Hughes Aircraft, Newport Beach
The public hearing opened in connection with this item
and Mr. R. J. McDonald, representing Hughes Aircraft,
appeared before the Commission. Mr. McDonald stated
that he accepts the recommendations of the staff
report, but that the Condition of Approval is to be
amended.
Mr. Fred Talarico, Environmental Coordinator, stated
that subsequent to the preparation of the staff report,
staff met with the project engineer for the City on the
improvement of West Coast Highway and Superior Avenue.
After discussing the timing of the occupancy of the
building with the timing of the completion of the road
improvements, staff suggests that the Condition be
changed to read, "That prior to the occupancy of the
proposed project, the Circulation System Improvement
described in the Revised Traffic Study shall have been
substantially completed to the satisfaction of the
Public Works Department (unless subsequent project
approval require modifications thereto). The
improvements shall be subject to the approval of the
City's Traffic Engineer."
Ms. Suzanne McBride, resident at 1812 Antigua Circle,
Newport Beach, appeared before the Commission.
Ms. McBride addressed the matter of the West Coast
Highway project completion at Superior Avenue.
Ms. McBride further stated that she feels the initial
Traffic Study should be adhered to exactly and that
there should not be any change to it.
Motion was made for approval of the Revised Traffic
X X Ix Study, subject to the Findings and Condition of Exhibit
"A ", with Condition No. 1 as revised, which MOTION
CARRIED.
30
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Item #13
TRAFFIC
STUDY
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on
Findings:
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1. That a Traffic Study has been prepared which
analyzes the impact of the proposed project on the
circulation system in accordance with Chapter 15.40
of the Newport Beach Municipal Code and City Policy
S -1.
2. That the Traffic Study indicates that the
project - generated traffic will be greater than one
percent of the existing traffic during the 2.5 hour
peak period on any leg of the critical
intersections, and will add to an unsatisfactory
level of traffic service at critical intersection
which will have an Intersection Capacity
Utilization of greater than .90.
3. That the Traffic Studies suggest a circulation
system improvement which will improve the level of
traffic service to an acceptable level at all
• critical intersections.
4. That the proposed project, including circulation
system improvements will neither cause nor make
worse an unsatisfactory level of traffic service on
any "major," "primary- modified" or "primary"
street.
Condition:
1. That prior to the occupancy of the proposed
project, the Circulation System Improvement
described in the Revised Traffic Study shall have
been substantially completed to the satisfaction of
the Public Works Department (unless subsequent
project approval require modifications thereto).
The improvements shall be subject to the approval
of the City's Traffic Engineer.
Request to approve Amendment No. 4 to the.Newport Place
Traffic Phasing Plan so as to allow a 5163. sq.ft.
conference room addition to the University Athletic
Club.
LOCATION: Parcel No. 1 of Parcel Map No. 75 -39
• (Resubdivision No. 500) located at 1701
Quail Street, on the southwesterly side of
Quail Street between Birch Street and
Spruce Street in the Newport Place Planned
Community.
31
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ZONE: P -C
APPLICANT: University Athletic Club, Newport Beach
OWNER: University Associates, Ltd., Newport Beach
The public hearing opened in connection with this item APPROVED
and Mr. Ken Trolen, representing the Athletic Club, CONDI-
appeared before the Commission. Mr. Trolen stated that TIONALLY
he sees no problem with the Findings and Condition in
Exhibit "A ".
Motion JJJJ [I There being no discussion on this item, motion was made
All Ayes X X X X for the approval of Traffic Phasing Plan for University
Athletic Club, which MOTION CARRIED.
Traffic Phasing Plan
Findings:
1. The project will not have any significant
environmental impact.
2. That the Phasing Plan is consistent with the
Newport Beach General Plan and the Planned
Community Development Plan for Newport Place.
3. That based on the Phasing Plan and supporting
information submitted therewith, there is a
reasonable correlation between projected traffic at
the time of completion and the capacity of affected
intersections.
4. That the applicants have taken into consideration
in the preparation of the plan characteristics in
the design of the development which either reduce
traffic generation or guide traffic onto less
impact arterials or through intersections in the
least congested direction.
Condition:
1. That a maximum of 516 sq.ft. of development be
permitted on this site by this approval and that
any additional development be subject to further
Phasing Plan Amendments.
• I' I� I I I' *�
32
COM/WSSUNE161
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September 8, 1983
City of Newport Beach
ROLL CALL
INDEX
Request to approve the Final Map of Tract No. 11906
Item #15
subdividing 1.695 acres of land into 8 lots for
residential condominium development, one lot for
FINAL MAP
residential duplex development and one lot for single
OF TRACT
family residential development.
N0. 11906
LOCATION: Portions of Blocks 31 and 32 of the Lake
Tract, located at 120 - 32nd Street, on
the southwesterly side of West Balboa
Boulevard between 31st Street and 33rd
street, in West Newport.
ZONE: R -2
APPLICANT: Max Morgan, Newport Beach
OWNER: Same as applicant
.
ENGINEER: Donald E. Stevens, Costa Mesa
•
The public hearing opened in connection with this item
and Mr. Max Morgan, applicant, appeared before the
APPROVED
CONDI-
Commission. Mr. Morgan stated that he accepts the
TIONALLY
Finding and Condition in the staff report.
Motion
There being
no discussion, motion was made for the
All Ayes X X.X X 9 approval of the Final Map of Tract No. 11906, subject
to the Finding and Condition in Exhibit "A ", which
MOTION CARRIED.
Finding:
1. That proposed Final Map substantially conforms with
the Tentative Map and with all changes permitted
and all requirements imposed as conditions to their
acceptance.
Condition:
1. That all remaining conditions of the Tentative Map
of Tract No. 11906 as approved by the City Council
on June 27, 1983 be fulfilled.
Request to amend a previously approved use permit which Item
• allowed the establishment of an automobile sales and �'-
service facility in the C -1 -H District. The proposed USE
amendment is to expand the existing auto sales facility NO.
and to establish a separate automobile service (Aisle.
33
3 September 8, 1983
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facility. The proposal also includes a modification to
the Zoning Code so as to allow the use of tandem
parking spaces.
AND
Request to waive a portion of the required off - street
parking spaces in conjunction with the expansion of an
existing auto sales facility.
LOCATION: Lots 39 through 42 of Tract No. 1210,
located as 1200 West Coast Highway, on the
northerly side of West Coast Highway,
across from the Balboa Bay Club.
ZONE: C-1-H.,
APPLICANT: Albert Mardikian Engineering, Inc. /Trend
Imports Sales, Inc., Newport Beach
OWNER: Same as applicant
. Mr. Hewicker stated that the applicant for Items No. 16
and 17 requests the continuance of Use Permit No. 1987
(Amended) and Variance No. 1107 to the Planning
Commission meeting of September 22, 1983.
Mr. John Allison, representing Mr. Mardikian, the
applicant, appeared before the Commission.
Mr. Hewicker stated, for clarification, that
Mr. Allison probably did not understand completely what
staff had asked him to do regarding the removal of
glass panels on the structure at the rear of the
property. The instruction was that the applicant
should check with Ray Schuller, the City's Building
Director, to find out whether or not a demolition
permit would be required by the Building Department for
the removal of the glass panels and whatever other
structural requirements would have to be made to that
particular building in order to restore it to its
original condition. The second part of the question
dealt with the future use of the property and whether
or not the remodel of any existing building would be in
excess of $5,000, therefore, requiring the need for a
resubdivision to make those types of improvements.
on Commissioner Goff made a motion to continue this item
to the Planning Commission meeting of September 22,
1983, with the understanding of the applicant that the
structure that was illegally enclosed, may remain as
is, but shall not be used.
34
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INDEX
AND
Item #17
VARIANCE
NO. 1107
1983
September 8, 1983
Gtv Of
Amendment JXJ Commissioner Person made an amendment to the motion;
asking if the maker of the motion would agree to
continue this item to the Planning Commission Meeting
Not Accepted of October 6, 1583. Maker of the motion did not agree.
Ayes I X I There being no other discussion, motion was now voted
Noes X on to continue Use Permit No. 1967 (Amended) and
Absent Variance No. 1107 to the Planning Commission meeting of
September 22, 1983, which MOTION CARRIED.
x * x
Request to amend a previously approve use permit which
established a take -out ice cream facility ( Haagen Dazs)
in the C -1 District. The proposed amendment is to
change the hours of operation from 10:00 a.m. to 10:00
p.m. daily to 11:00 a.m. to 11:00 p.m. Sunday through
Thursday and 11:00 a.m. to 12 midnight on Friday and
Saturday.
• LOCATION: Lot 15,
Island
Avenue,
Avenue,
Balboa
ZONE: C -1
Block 14, Section 4, of the Balboa
Tract, located at 332 -A Marine
on the easterly side of Marine
between Balboa Avenue and the
Island bridge, on Balboa Island.
APPLICANTS: Stephen and Lynn Curtis, Balboa Island
OWNERS: Same as applicants
Motion III[ [ JJJ Mr. Hewicker stated that staff has suggested
All Ayes X X X X * continuance of Item No. 18, Use Permit No. 2099, Haagen
Daaz, to the meeting of .September 22, 1983. Motion was
made to continue this item to the Planning Commission
Meeting of September 22, 1982, which MOTION CARRIED.
The Planning Commission recessed at 11:55 p.m. and
reconvened at 12:00 a.m.
x x x
Request to permit the construction of a sign marquee
• I I ! I that projects more than 5 feet into the public
I right -of -way and is less than 16 feet above the
existing sidewalk.
35
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USE PERMI'.
N0. 2099
(Amended)
22
W]
f
�
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m
September 8, 1983
Gtv Of
Amendment JXJ Commissioner Person made an amendment to the motion;
asking if the maker of the motion would agree to
continue this item to the Planning Commission Meeting
Not Accepted of October 6, 1583. Maker of the motion did not agree.
Ayes I X I There being no other discussion, motion was now voted
Noes X on to continue Use Permit No. 1967 (Amended) and
Absent Variance No. 1107 to the Planning Commission meeting of
September 22, 1983, which MOTION CARRIED.
x * x
Request to amend a previously approve use permit which
established a take -out ice cream facility ( Haagen Dazs)
in the C -1 District. The proposed amendment is to
change the hours of operation from 10:00 a.m. to 10:00
p.m. daily to 11:00 a.m. to 11:00 p.m. Sunday through
Thursday and 11:00 a.m. to 12 midnight on Friday and
Saturday.
• LOCATION: Lot 15,
Island
Avenue,
Avenue,
Balboa
ZONE: C -1
Block 14, Section 4, of the Balboa
Tract, located at 332 -A Marine
on the easterly side of Marine
between Balboa Avenue and the
Island bridge, on Balboa Island.
APPLICANTS: Stephen and Lynn Curtis, Balboa Island
OWNERS: Same as applicants
Motion III[ [ JJJ Mr. Hewicker stated that staff has suggested
All Ayes X X X X * continuance of Item No. 18, Use Permit No. 2099, Haagen
Daaz, to the meeting of .September 22, 1983. Motion was
made to continue this item to the Planning Commission
Meeting of September 22, 1982, which MOTION CARRIED.
The Planning Commission recessed at 11:55 p.m. and
reconvened at 12:00 a.m.
x x x
Request to permit the construction of a sign marquee
• I I ! I that projects more than 5 feet into the public
I right -of -way and is less than 16 feet above the
existing sidewalk.
35
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USE PERMI'.
N0. 2099
(Amended)
22
W]
Motion
Ayes
Noes
Ahqent
•
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September 8, 1983
Gtv of
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LOCATION: Lot 19, Block 21, Newport Beach Tract; EXCEPT:
located at 2102 West Ocean Front on the PERMIT
northwesterly corner of West Ocean Front NO. 13
and McFadden Place, in McFadden Square.
ZONE: C -1
APPLICANT: R. L. Lawrence, Newport Beach
OWNER: Same as applicant
The public hearing opened in connection with this item
and Mr. Rick Lawrence appeared before the Commission.
Mr. Lawrence stated that he was in agreement with the
Findings and Conditions for approval in the staff
report.
There being no discussion, motion was made for approval
of Exception Permit No. 13, subject to the Findings and
Conditions of Exhibit "B ", which MOTION CARRIED.
Findings:
1. That the granting of an exception permit for the
projecting sign is necessary to protect a
substantial property right,.will not be contrary to
the purpose of the Sign Ordinance and will not be
materially detrimental to the health, safety,
comfort or general welfare of persons residing in
the neighborhood, or detrimental or injurious to
property or improvements in the neighborhood, or to
the general welfare of the City.
2. That the proposed sign is tastefully designed and
is compatible with the building's architecture and
other signs on the property.
Conditions:
1. That development shall be in substantial
conformance with the approved plot plan, and sign
elevations.
2. That this approval is for the proposed three sided
projecting marquee sign. All other signs on the
subject property shall comply with the Sign
Ordinance of the City of Newport Beach.
3. That a minimum vertical clearance of nine verticle
feet shall be maintained for all portions of the
36
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Gtv of
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LOCATION: Lot 19, Block 21, Newport Beach Tract; EXCEPT:
located at 2102 West Ocean Front on the PERMIT
northwesterly corner of West Ocean Front NO. 13
and McFadden Place, in McFadden Square.
ZONE: C -1
APPLICANT: R. L. Lawrence, Newport Beach
OWNER: Same as applicant
The public hearing opened in connection with this item
and Mr. Rick Lawrence appeared before the Commission.
Mr. Lawrence stated that he was in agreement with the
Findings and Conditions for approval in the staff
report.
There being no discussion, motion was made for approval
of Exception Permit No. 13, subject to the Findings and
Conditions of Exhibit "B ", which MOTION CARRIED.
Findings:
1. That the granting of an exception permit for the
projecting sign is necessary to protect a
substantial property right,.will not be contrary to
the purpose of the Sign Ordinance and will not be
materially detrimental to the health, safety,
comfort or general welfare of persons residing in
the neighborhood, or detrimental or injurious to
property or improvements in the neighborhood, or to
the general welfare of the City.
2. That the proposed sign is tastefully designed and
is compatible with the building's architecture and
other signs on the property.
Conditions:
1. That development shall be in substantial
conformance with the approved plot plan, and sign
elevations.
2. That this approval is for the proposed three sided
projecting marquee sign. All other signs on the
subject property shall comply with the Sign
Ordinance of the City of Newport Beach.
3. That a minimum vertical clearance of nine verticle
feet shall be maintained for all portions of the
36
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Motion
All Ayes
•
MISSIONERS
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September 8, 1983
M1
Beach
proposed projecting sign, including the decorative
posts at the corners.
Proposed revisions to the Administrative.Guidelines for
the implementation of the .provisions of State Law
relative to low and moderate income housing within the
Coastal Zone.
INITIATED
BY: The City of Newport Beach
Chairman King stated that these Guidelines incorporate
the changes proposed at the last Planning Commission
Meeting as well as changes proposed by the City
Council. Chairman King further stated that for
clarification throughout the Guidelines he believes
that the term "developer ". and the term "landowner"
and their associated obligations be defined in these
Guidelines.
Informal action was made to forward this item to the
City Council with revisions.
Set for public hearing a request to amend the Newport
Beach. General Plan and Local Coastal Program for North
Ford /San Diego Creek South. Also to be set for public
hearing are the establishment of P -C District zoning
for the San Diego Creek South site, an amendment to the
P -C Development Plan for North Ford and an amendment to
the Koll Center Newport P -.0 Development Plan including,
Traffic Studies and.Traffic Phasing Plan amendments for
North Ford and Koll Center Newport, and the acceptance
of an Environmental Document.
Motion was made to set for public hearing all of the
above items for the Planning Commission meeting on
September 22, 1983, which MOTION CARRIED.
* r
Set for public hearing a request to amend the Newport
Beach General Plan for Newport Center and the adoption
of a P -C Development Plan for the Newport Village area
of Newport Center.
37
MINUTES
INDEX
P -1 1
FORWARDED
TO THE,
CITY
COUNCIL
IItem. #21 I
GENERAL
PLAN
AMENDMENTS
Continued
to Septem-
ber 22,
1983
Item #22
GPA 83 -1 (
& AMENDME
NO. 594
COMMISSIONERS MINUTES
3 x September 8, 1983
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City of Newport Beach
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LL CALL INDEX
Motion
All Ayes
Motion
All Ayes
*on
Ayes
Abstain
Absent
•
91
X
cv
Motion was made to set for public hearing General Plan
Amendment 83 -1 (e) and Amendment No. 594 for the
Planning Commission meeting on September 22, 1983,
which MOTION CARRIED.
None.
* * x
REPORTS FROM AD HOC COMMITTEES
ADDITIONAL BUSINESS
General Plan Amendment 82 -2(b), (Belcourt), Amendment
No. 591, Tentative Map of Tract No. 11604, Use Permit
No. 354; Amendment No. 2 to the Aeronutronic Ford
Traffic Phasing Plan, a ,Traffic Study, and the
Acceptance of an Environmental Document were set for
public hearing for the Planning Commission meeting of
September 22, 1983 - All Ayes
The Planning Commission reviewed the Affordable Housing
Agreement for Max Morgan, Morgan Development, in
conjunction with the proposed residential development
on 32nd Street, and forwarded said agreement to the
City Council - 4 Ayes, 2 Abstain, l Absent .
There being no further business, the Planning
Commission adjourned at 12:40 a.m.
M
James Person, Secretary
City of Newport Beach
Planning Commission