HomeMy WebLinkAbout09/19/1985COMMISSIONERS REGULAR PLANNING COMMISSION MEETING
PLACE: City Council Chambers MINUTES
x TIME: 7:30 P.M.
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ROLL CALL INDEX
Present
Absent
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Ay
Absent
Motion
Ayes
Absent
Motion
Ayes
Absent
II ,,
xIxIxIxI Planning Commission Chairman Person was absent.
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EX- OFFICIO MEMBERS PRESENT:
James D. Hewicker, Planning Director
Carol Korade, Assistant City Attorney
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STAFF MEMBERS PRESENT:
William R. Laycock, Current Planning Administrator
Patricia Temple, Environmental Coordinator
Donald Webb, City Engineer
Dee Edwards, Secretary
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Minutes of August 22, 1985:
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llll x x x Motion was made for approval of the August 22, 1985,
Planning Commission Minutes, which MOTION CARRIED.
Minutes of September 5, 1985:
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x x x x Motion was made for approval of the September 5, 1985,
Planning Commission Minutes, as amended regarding the
discussion of the Planning Commission work load, which
MOTION CARRIED.
Request for Continuance:
Staff recommended that Item No. 1, Use Permit No. 3162,
be continued to October 24, 1985.
Motion was made to continue Item No. 1 to October 24,
x x x x 1985. Motion voted on, MOTION CARRIED.
Minutes of I
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September 19, 1985
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Modification No. 904 (Amended) (Public Hearing)
Request to amend a previously approved modification
application which permitted the construction of buil-
dings that encroach to within 5 feet of a rear property
line, and related off - street parking and landscape
planter areas that encroach to the rear property lines
on both sides of an existing 30 foot wide alley (where
the Ordinance requires a minimum 10 foot rear yard
setback in a commercial district when abutting alley) .
The proposed amendment involves a request to construct
a 6 foot high chain link fence around three sides of
the existing off -site parking lot. Said fencing was
not part of the original development plan approved in
conjunction with the original modification, and a
portion of said fence encroaches 10 feet into the
required 10 foot rear yard setback adjacent to the 30
foot wide alley.
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Modifica-
tion No.
904
(Amended)
Approved
Condition-
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Use Permit No. 3162 (Continued Public Hearing)
Item No.l
Request to permit the expansion of the existing E1
UP3162
Torito Restaurant located in the Newport Place Planned
Community so as to allow the use of an existing open
Continued
courtyard for dining and drinking purposes. The
to
proposal also includes a request to allow the addi-
8 -24 -85
tional required off - street parking spaces to be provi-
ded on an adjoining office building site under the same
ownership as the restaurant site.
LOCATION: Parcel 1 of Parcel Map 45 -23 (Resub-
division No. 347), located at 4221
Dolphin- Striker Way, westerly of Mac-
Arthur Boulevard, between Martingale Way
and Newport Place Drive in Newport
Place.
ZONE: P -C
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APPLICANT: Stuart Ketchum, Los Angeles
OWNER: Same as applicant
Motion
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Motion was made to continue this item to October 24,
Ayes
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x
x
x
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1985. Motion voted on, MOTION CARRIED.
Absent
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Modification No. 904 (Amended) (Public Hearing)
Request to amend a previously approved modification
application which permitted the construction of buil-
dings that encroach to within 5 feet of a rear property
line, and related off - street parking and landscape
planter areas that encroach to the rear property lines
on both sides of an existing 30 foot wide alley (where
the Ordinance requires a minimum 10 foot rear yard
setback in a commercial district when abutting alley) .
The proposed amendment involves a request to construct
a 6 foot high chain link fence around three sides of
the existing off -site parking lot. Said fencing was
not part of the original development plan approved in
conjunction with the original modification, and a
portion of said fence encroaches 10 feet into the
required 10 foot rear yard setback adjacent to the 30
foot wide alley.
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Modifica-
tion No.
904
(Amended)
Approved
Condition-
ally
September 19, 1985
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LOCATION: Parcels No. 1 and 2 of Parcel Map
73 -22, 23 (Resubdivision No. 487),
located at 2600 -2740 West Coast Highway,
on the northwesterly corner of West
Coast Highway_ and Tustin Avenue, in
Mariner's Mile.
ZONE: SP -5
APPLICANT: Mariners Mile Company, Newport Beach
OWNER: Same as applicant
James Hewicker, Planning Director, stated that the
purpose of the subject Modification is so that the
applicant may provide better control of the Mariner's
Mile Commercial Center parking lot. Mr. Hewicker
referred to the staff's revised Findings and Conditions
of Approval that would be applicable in the event that
the Planning Commission approved some other type of
construction instead of the requested chain link fence,
such as a masonry wall or a wrought iron fence.
The public hearing was opened in connection with this
item, and Mr. Ned McCune, part -owner and co- manager,
appeared before the Planning Commission. Mr. McCune
stated that the applicant has unsuccessfully tried
various methods to notify parking lot violators that
their automobiles are illegally parked; however, he
maintained that if the applicant constructed the
requested six foot high chain link fence around three
sides of the parking lot, the violators walking to
Riverside Avenue, Tustin Avenue, or Avon Street would
be more inconvenienced.
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Mr. McCune stated that he does not want a solid wall
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September 19, 1985
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LOCATION: Parcels No. 1 and 2 of Parcel Map
73 -22, 23 (Resubdivision No. 487),
located at 2600 -2740 West Coast Highway,
on the northwesterly corner of West
Coast Highway_ and Tustin Avenue, in
Mariner's Mile.
ZONE: SP -5
APPLICANT: Mariners Mile Company, Newport Beach
OWNER: Same as applicant
James Hewicker, Planning Director, stated that the
purpose of the subject Modification is so that the
applicant may provide better control of the Mariner's
Mile Commercial Center parking lot. Mr. Hewicker
referred to the staff's revised Findings and Conditions
of Approval that would be applicable in the event that
the Planning Commission approved some other type of
construction instead of the requested chain link fence,
such as a masonry wall or a wrought iron fence.
The public hearing was opened in connection with this
item, and Mr. Ned McCune, part -owner and co- manager,
appeared before the Planning Commission. Mr. McCune
stated that the applicant has unsuccessfully tried
various methods to notify parking lot violators that
their automobiles are illegally parked; however, he
maintained that if the applicant constructed the
requested six foot high chain link fence around three
sides of the parking lot, the violators walking to
Riverside Avenue, Tustin Avenue, or Avon Street would
be more inconvenienced.
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Mr. McCune stated that he does not want a solid wall
adjacent to the parking lot because the wall would be a
visual obstruction to his neighbors, and that he has no
complaint against his neighbors except that they do not
have enough parking. Mr. McCune cited that he has been
unwillingly providing public parking for the
neighboring businesses, and that he is trying to secure
a basic property right - the right to exclude others
from parking their vehicles on the subject property.
Mr. McCune commented that his opposition to staff's
recommendation of a four foot high fence is that a four
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foot high fence would be easier to jump over, and the
applicant's requested five or six foot high fence would
discourage a violator because the fence would have to
be climbed over.
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COMMISSIONERS September 19, 1985
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He commented that Condition No. 10 requesting a ground
cover or vines growing on the fence would be redundant
because the proposed vinyl cover, as recommended by
staff, would be covered. Mr. McCune referred to
Condition No. Sa regarding the removal of the three
satellite dishes on -site, and commented that after the
Weber's World's lease expires on August 31, 1986, the
satellite dishes will no longer exist. In referring to
Condition No. 8b, Mr. McCune commented that the Newport
Ski Company is promoting sail boards three months of
the year so that the business will be able to remain
open 12 months of the year instead of only during nine
months of the winter ski season. Mr. McCune advised
that because of the stated reasons he will not enforce
Conditions No. 8a and 8b.
In response to Commissioner Koppelman's inquiry, Mr.
McCune advised that the applicant is currently
upgrading the building's landscaping.
Mr. McCune stated that the applicant has been
renovating the Mariner's Mile landscaping, and in
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reference to Condition No. 9, he said that the
landscape planters that have been replaced with
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concrete were collectors of debris where plants
couldn't grow. He said that he will landscape four
planter boxes, but that the remaining area would be for
delivery and foot traffic, and that the tenants would
resent trees in all of the areas. He said that the
City's concern for the landscaping should be limited to
the border of the property where the fence will be
built, and he further stated that requiring the
Planning, Public Works, and Parks, Beaches, and
Recreation Departments to approve the landscape plan as
recommended in Condition No. So, would waste everyone's
time. In reference to Condition No. 5, Mr. McCune
stated that because the applicant will create one new
parking space, the applicant is requesting that the
City give credit by allowing the applicant to enlarge
the building by 250 square feet at a future date. In
reference to Condition No. 4, he asked that the fence
be flush with the sidewalk, because the recommended 12
inch setback will be difficult to maintain on the other
side of the fence.
In response to Commissioner Koppelman's inquiry, Mr.
McCune advised that the applicant is currently
upgrading the building's landscaping.
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Acting Chairman 'turner advised that Conditions No. 8a
and 8b are in accordance with the City's Sign
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Ordinance. Mr. McCune replied that he would not
interfere between the City and tenant's actions, but
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COMMISSIONERS1 September 19, 1985
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that he would attempt to mediate the problem. Mr.
Hewicker commented that the City would not object if
the sail boards would be properly relocated to a hard
surface area and not tied to a tree as is currently
being done. Mr. Hewicker further commented that the
satellite dishes were not authorized under the
Modification, as approved by the City prior to the
construction of the building, and that the City has
received letters of complaint regarding these dishes.
He said that the subject application is an incentive
for the tenants to correct the violations. In response
to a question posed by Acting Chairman Turner, Mr.
Hewicker replied that the conditions requiring
landscaped areas could be modified as long as the
landscaping does not fall below the Mariner's Mile
Specific Area Plan requirements.
1 I I I I I I In response to an inquiry posed by Commissioner
Winburn, Mr. McCune commented that a gate operable by
tokens would not be successful because there are too
• many tenants involved, and he opined that the system is
much more successful when there is only one tenant.
Commissioner Koppelman asked Mr. McCune if he would
accept a condition regarding the landscaping plan that
would be in accordance with the Mariner's Mile Specific
Area Plan landscaping requirements and if he would
replace the landscaping previously removed from the
site? Mr. McCune replied that the applicant is anxious
to proceed with the landscaping that is necessary and
that as an alternate, the condition could state that
the City have the option to see what the applicant has
done after the landscaping has been completed. He
commented further that he does not want to wait for the
approval of the various City Departments in conjunction
with the landscape plan. Mr. Hewicker commented that
the Planning Department will submit the proposed
landscaping plans to the Public Works Department and
Parks, Beaches and Recreation Department, so as to save
time for the applicant.
Acting Chairman Turner asked if the applicant has
considered the aesthetics of the chain link fence and
its relationship to the property value? Mr. McCune
replied that there is concern, but the demand for
• parking in the surrounding area will become greater in
the future, and the building's tenants have stated that
the parking area is not always adequate for their
businesses.
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that he would attempt to mediate the problem. Mr.
Hewicker commented that the City would not object if
the sail boards would be properly relocated to a hard
surface area and not tied to a tree as is currently
being done. Mr. Hewicker further commented that the
satellite dishes were not authorized under the
Modification, as approved by the City prior to the
construction of the building, and that the City has
received letters of complaint regarding these dishes.
He said that the subject application is an incentive
for the tenants to correct the violations. In response
to a question posed by Acting Chairman Turner, Mr.
Hewicker replied that the conditions requiring
landscaped areas could be modified as long as the
landscaping does not fall below the Mariner's Mile
Specific Area Plan requirements.
1 I I I I I I In response to an inquiry posed by Commissioner
Winburn, Mr. McCune commented that a gate operable by
tokens would not be successful because there are too
• many tenants involved, and he opined that the system is
much more successful when there is only one tenant.
Commissioner Koppelman asked Mr. McCune if he would
accept a condition regarding the landscaping plan that
would be in accordance with the Mariner's Mile Specific
Area Plan landscaping requirements and if he would
replace the landscaping previously removed from the
site? Mr. McCune replied that the applicant is anxious
to proceed with the landscaping that is necessary and
that as an alternate, the condition could state that
the City have the option to see what the applicant has
done after the landscaping has been completed. He
commented further that he does not want to wait for the
approval of the various City Departments in conjunction
with the landscape plan. Mr. Hewicker commented that
the Planning Department will submit the proposed
landscaping plans to the Public Works Department and
Parks, Beaches and Recreation Department, so as to save
time for the applicant.
Acting Chairman Turner asked if the applicant has
considered the aesthetics of the chain link fence and
its relationship to the property value? Mr. McCune
replied that there is concern, but the demand for
• parking in the surrounding area will become greater in
the future, and the building's tenants have stated that
the parking area is not always adequate for their
businesses.
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CC)MMISSIONERS1 September 19, 1985
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Ms. Marian Rayl, 426 San Bernadino Avenue, appeared
before the Planning Commission, on behalf of the
Newport Heights Community Association stating their
opposition to a chain link fence. She added that if a
six foot high fence is approved, the fence should be
constructed of wrought iron or wood. Ms. Rayl stated
that the Association would prefer a three or four foot
high fence. She also commented that the Association
supports the recommendation that the existing curb cut
be replaced with a curb, gutter, and sidewalk. In
response to Commissioner. Goff, Ms. Rayl replied that
the Association would approve of a three or four foot
high vinyl covered fence so that the fence would
eventually be covered by ivy or shrubbery.
The public hearing was closed at this time. Mr.
Hewicker stated that the City requested more
landscaping for the site than what is currently
required under the Mariner's. Mile Specific Area Plan.
Said plan only requires 50% of the required setback
is along the West Coast Highway frontage to be landscaped
and 108 landscaping of the parking lot. He said that
the condition is trying to achieve landscaping that was
originally required by the City instead of the
Mariner's Mile Specific Area Plan. Mr. Hewicker stated
that Condition No. 8c would require the applicant to
comply with the previously approved landscaping
standards as opposed to current standards.
Mr. Hewicker described to Commissioner Koppelman the
area adjacent to the corner of the Newport Ski Company
facility that would be approved for the sail board
display. He further stated that if the Newport Ski
Company makes a decision to enclose the corner adjacent
to the building, they will have to come to the City for
the approval of a variance to waive the additional
parking requirement.
Acting Chairman Turner stated that in order to preserve
the aethetics of the Mariner's Mile Commercial Center
as one of the premier properties in the City, he opined
that a chain link fence would be more appropriate for
Motion x industrial areas and he made a motion to approve
Modification No. 904 (Amended), subject to the findings
and conditions in Exhibit "A ", including modified
• Finding No. 2, "that the installation of a 4 foot high
decorative wall or wrought iron fence will be more in
keeping with the purposes, objectives and standards of
the Mariner's Mile Specific Area Plan as set forth
under Chapter 20.61 of the Newport Beach Municipal Code
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Ms. Marian Rayl, 426 San Bernadino Avenue, appeared
before the Planning Commission, on behalf of the
Newport Heights Community Association stating their
opposition to a chain link fence. She added that if a
six foot high fence is approved, the fence should be
constructed of wrought iron or wood. Ms. Rayl stated
that the Association would prefer a three or four foot
high fence. She also commented that the Association
supports the recommendation that the existing curb cut
be replaced with a curb, gutter, and sidewalk. In
response to Commissioner. Goff, Ms. Rayl replied that
the Association would approve of a three or four foot
high vinyl covered fence so that the fence would
eventually be covered by ivy or shrubbery.
The public hearing was closed at this time. Mr.
Hewicker stated that the City requested more
landscaping for the site than what is currently
required under the Mariner's. Mile Specific Area Plan.
Said plan only requires 50% of the required setback
is along the West Coast Highway frontage to be landscaped
and 108 landscaping of the parking lot. He said that
the condition is trying to achieve landscaping that was
originally required by the City instead of the
Mariner's Mile Specific Area Plan. Mr. Hewicker stated
that Condition No. 8c would require the applicant to
comply with the previously approved landscaping
standards as opposed to current standards.
Mr. Hewicker described to Commissioner Koppelman the
area adjacent to the corner of the Newport Ski Company
facility that would be approved for the sail board
display. He further stated that if the Newport Ski
Company makes a decision to enclose the corner adjacent
to the building, they will have to come to the City for
the approval of a variance to waive the additional
parking requirement.
Acting Chairman Turner stated that in order to preserve
the aethetics of the Mariner's Mile Commercial Center
as one of the premier properties in the City, he opined
that a chain link fence would be more appropriate for
Motion x industrial areas and he made a motion to approve
Modification No. 904 (Amended), subject to the findings
and conditions in Exhibit "A ", including modified
• Finding No. 2, "that the installation of a 4 foot high
decorative wall or wrought iron fence will be more in
keeping with the purposes, objectives and standards of
the Mariner's Mile Specific Area Plan as set forth
under Chapter 20.61 of the Newport Beach Municipal Code
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Ayes
Absent
than would the 6 foot chain link fence proposed by the
applicant. In addition, the 4 foot fence will still
provide a sufficient physical barrier between the
subject parking lot and surrounding commercial
businesses without creating a, visual barrier which will
destroy the openness of the adjoining streetscape "; a
modified Condition No. 2, "that the proposed fence
shall be a maximum of 4 feet in height and shall be
constructed of slump stone, brick, stucco, wrought iron
or a combination of these or similar materials "; an
amended Condition No. 10, "that the open areas between
back of sidewalk and the fence shall be landscaped.
Said areas shall be irrigated and continuously
maintained "; and an additional Condition No. 13 "that
the public alley shall be kept free and clear at all
times ".
Commissioner Koppelman stated that she will support the
motion because a chain link vinyl covered fence would
be inconsistent with the aesthetics of the building,
and an attractive fence would be an improvement to the
parking lot.
Mr. Hewicker discussed Conditions No. 8a and No. 9 with
Acting Chairman Turner, and the final decision was that
the motion would include Conditions No. 8a and No. 9 in
order to preserve the original landscaping plan.
x x Motion voted on to approve Modification No. 904
(Amended) subject to the findings and conditions in
Exhibit "A ",, including modified Finding No. 2, amended
Conditions No. 2, and No. 10, and an additional
Condition No. 13. MOTION CARRIED.
FINDINGS:
1. That the installation of the approved fence is
necessary to control the accessibility of the
subject parking lot so as to deter the illegal use
of said parking by surrounding commercial busi-
nesses.
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2. That the installation of a 4 foot high decorative
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wall or wrought iron fence will be more in keeping
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with the purposes, objectives and standards of the
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Mariner's Mile Specific Area Plan as set forth
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under Chapter 20.62 of the Newport Beach Municipal
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Ayes
Absent
than would the 6 foot chain link fence proposed by the
applicant. In addition, the 4 foot fence will still
provide a sufficient physical barrier between the
subject parking lot and surrounding commercial
businesses without creating a, visual barrier which will
destroy the openness of the adjoining streetscape "; a
modified Condition No. 2, "that the proposed fence
shall be a maximum of 4 feet in height and shall be
constructed of slump stone, brick, stucco, wrought iron
or a combination of these or similar materials "; an
amended Condition No. 10, "that the open areas between
back of sidewalk and the fence shall be landscaped.
Said areas shall be irrigated and continuously
maintained "; and an additional Condition No. 13 "that
the public alley shall be kept free and clear at all
times ".
Commissioner Koppelman stated that she will support the
motion because a chain link vinyl covered fence would
be inconsistent with the aesthetics of the building,
and an attractive fence would be an improvement to the
parking lot.
Mr. Hewicker discussed Conditions No. 8a and No. 9 with
Acting Chairman Turner, and the final decision was that
the motion would include Conditions No. 8a and No. 9 in
order to preserve the original landscaping plan.
x x Motion voted on to approve Modification No. 904
(Amended) subject to the findings and conditions in
Exhibit "A ",, including modified Finding No. 2, amended
Conditions No. 2, and No. 10, and an additional
Condition No. 13. MOTION CARRIED.
FINDINGS:
1. That the installation of the approved fence is
necessary to control the accessibility of the
subject parking lot so as to deter the illegal use
of said parking by surrounding commercial busi-
nesses.
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2. That the installation of a 4 foot high decorative
wall or wrought iron fence will be more in keeping
with the purposes, objectives and standards of the
Mariner's Mile Specific Area Plan as set forth
under Chapter 20.62 of the Newport Beach Municipal
Code than would the 6 foot chain link fence
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COMMISSIONERS September 19, 1985
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proposed by the applicant. In addition, the 4
foot fence will still provide a sufficient
physical barrier between the subject parking lot
and surrounding commercial businesses without
creating a visual barrier which will destory the
openness of the adjoining streetscape.
3. That the approval of a portion of the fence which
encroaches 10 feet into the required 10 foot rear
yard setback, adjacent to the alley, will not
adversely effect the vehicular circulation within
the parking lot or adjacent alley.
4. The approval of Modification No. 904 (Amended)
will not, under the circumstances of this particu-
lar 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 be detrimental or injurious to
property and improvements in the neighborhood or
the general welfare of the City, and further that
the proposed modification is consistent with the
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legislative intent of the Zoning Code.
1. That the proposed fence construction shall he in
substantial conformance with the approved site
plan, except as noted below.
2. That the proposed fence shall be a maximum of 4
feet in height and shall be constructed of slump
stone, brick, stucco, wrought iron or a
combination of these or similar materials.
3. That a portion of the approved fence adjacent to
Tustin Avenue, shall maintain a minimum 30 foot
setback from the alley so as to provide adequate
sight distance to Tustin Avenue, in accordance
with City Standard Drawing 110 -L.
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4. That portion of the approved fence adjacent to
Tustin Avenue shall be located a minimum of 12
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inches from back of sidewalk and a minimum of 30
inches from the face of curb separating the
landscape area from the parking lot. This re-
quirement may by modified subject to Planning
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Department approval, so as to comply with the
minimum clearance requirements for the existing
stand pipes at the southwesterly corner of Tustin
Avenue and Avon Street. The fence location along
Avon Street shall be a minimum of 12 inches behind
sidewalk.
5. That the existing curb cut on Avon Street shall be
replaced with curb, gutter, and sidewalk as
required by the Public Works Department.
6. That the approved fence shall be constructed so as
to comply with the minimum clearance requirements
as established by the Fire Department, for the
existing stand pipes located at the southwesterly
corner of Avon Street and Tustin Avenue. This may
require that Parking Space No. 14 be designated as
a compact parking space.
7. That the applicant shall obtain a Building Permit
for the approved fence construction.
8. That prior to the issuance of Building Permits for
the approved fence, the applicant shall:
a. Remove the three satellite dishes and one
directional sign from the subject property
unless approved by the City;
b. Discontinue display of all sail boards
and related equipment within the landscape
areas on the subject property and within the
public right of way. This condition shall
not preclude the display of said boards
elsewhere on the site.
C. Submit a precise landscaping plan which
identifies the size, location and type of
existing and proposed plant material. Said
landscaping plan shall be subject to the
approval of the Planning Department, Public
Works Department and the Parks, Beaches and
Recreation Department.
. 11111111 9. That the applicant shall provide raised landsca-
ping in containers at the rear of the building
which shall replace the landscape areas previously
filled in with concrete.
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10. That the open areas between back of sidewalk and
the fence shall be landscaped. Said areas shall
be irrigated and continuously maintained.
11. That Parking Space No. 14, within the off -site
parking area shall be provided with an appropriate
wheel stop so as to protect the proposed fence
from an encroaching car bumper.
12. That all previous applicable conditions of Modi-
fication No. 904 shall be fulfilled.
13. That the public alley shall be kept free and clear
at all times.
A. Traffic Study (Public Hearing) Item No.3
Request to consider a traffic study so as to permit the Traffic
construction of a 85,170 sq.ft. medical office build- Study
ing.
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B. Use Permit No. 3166 (Public Hearing)
Request to permit the construction of an 85,170 sq.ft.
medical office building on property located in the A -P
District which exceeds the basic height limit in the
32/50 Foot Height Limitation District. The proposal
also includes a modification to the zoning Code so as
to allow the use of compact size parking spaces for a
portion of the required off - street parking and the
acceptance of an environmental document.
LOCATION: A portion of Lot 169, Block 2,
Irvine's Subdivision, located at 351
Hospital Road, on the northeasterly
corner of Hospital Road and Placentia
Avenue, across from Hoag Memorial
Hospital.
ZONE: A -P
APPLICANT: Newport Lido Medical Center, Los Angeles
OWNER: Same as applicant
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Use Permit I
No. 3166.
Approved
Condition-
ally
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MINUTES
of Newport Beach
ROLL CALL I III Jill I INDEX
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10. That the open areas between back of sidewalk and
the fence shall be landscaped. Said areas shall
be irrigated and continuously maintained.
11. That Parking Space No. 14, within the off -site
parking area shall be provided with an appropriate
wheel stop so as to protect the proposed fence
from an encroaching car bumper.
12. That all previous applicable conditions of Modi-
fication No. 904 shall be fulfilled.
13. That the public alley shall be kept free and clear
at all times.
A. Traffic Study (Public Hearing) Item No.3
Request to consider a traffic study so as to permit the Traffic
construction of a 85,170 sq.ft. medical office build- Study
ing.
F1TkL
B. Use Permit No. 3166 (Public Hearing)
Request to permit the construction of an 85,170 sq.ft.
medical office building on property located in the A -P
District which exceeds the basic height limit in the
32/50 Foot Height Limitation District. The proposal
also includes a modification to the zoning Code so as
to allow the use of compact size parking spaces for a
portion of the required off - street parking and the
acceptance of an environmental document.
LOCATION: A portion of Lot 169, Block 2,
Irvine's Subdivision, located at 351
Hospital Road, on the northeasterly
corner of Hospital Road and Placentia
Avenue, across from Hoag Memorial
Hospital.
ZONE: A -P
APPLICANT: Newport Lido Medical Center, Los Angeles
OWNER: Same as applicant
-10-
Use Permit I
No. 3166.
Approved
Condition-
ally
ROLL
September 19, 1985
MINUTES
James Hewicker, Planning Director, stated that the
subject application is a proposed medical office
building that is situated on a site that was previously
considered by the City for another medical office
facility approximately two and one -half years ago, and
a Development Agreement was entered into between the
City and the developer. He said that since that time
the property has been sold, the current applicants have
different project ideas, and as a result of this
application, a new traffic study has been performed.
Mr. Hewicker referred to the supplemental staff report
that was submitted to the Planning Commission.
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The public hearing was opened in connection with this
item, and Mr. Jerry King, No. 1 Civic Plaza, Suite 250,
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that the proposed project is an attempt to address many
of the concerns expressed in the previous proposed
James Hewicker, Planning Director, stated that the
subject application is a proposed medical office
building that is situated on a site that was previously
considered by the City for another medical office
facility approximately two and one -half years ago, and
a Development Agreement was entered into between the
City and the developer. He said that since that time
the property has been sold, the current applicants have
different project ideas, and as a result of this
application, a new traffic study has been performed.
Mr. Hewicker referred to the supplemental staff report
that was submitted to the Planning Commission.
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The public hearing was opened in connection with this
item, and Mr. Jerry King, No. 1 Civic Plaza, Suite 250,
appeared before the Planning Commission on behalf of
the applicant. Mr. King reviewed the proposed project
and compared the present project to the previously
proposed project on which meetings and public hearings
were held October 1981 through February 1982. He said
that the proposed project is an attempt to address many
of the concerns expressed in the previous proposed
project, including the return of much of the open
space. Mr. King advised that there are a total of 648
required parking spaces, 210 parking spaces are at the
surface level, and 438 parking spaces are within the
subterranean parking structure. He stated that the
proposed project will include an additional 80 offices
plus the opportunity to include a diagnostic operation
within the proposed structure, and includes a
comprehensive remodeling of the existing structure.
Mr. King stated that the two medical office buildings
will be linked with a three story atrium with entries
from the parking structure to the new building. He
commented that the proposed project represents a 1.08
floor area ratio that the applicant feels to be
adequate and consistent with the desire to keep as much
open space on the site as possible. 228 of the site
will be occupied by structures.
Mr. King described the ingress /egress traffic pattern
to the structure in the vicinity of Flagship Road and
Hospital Road. He commented that the employees will be
asked to park on -site in the lower level of the
subterranean structure. Mr. King described from the
pictoral display the aethetics and landscaping of the
proposed structure.
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COMMISSIONERS September 19, 1985
MINUTES
INDEX
In response to Mr. King's inquiry regarding the intent
of Condition No. 30, Don Webb, City Engineer, advised
that the sewer line exists where the new building will
be constructed, and the sewer line will need to be
relocated; therefore, in order to build a trench to
replace the sewer line when or if it fails, the City
requires that the footings be below the level of the
sewer or below a line that comes up from the bottom of
the sewer to a 45 degree angle so that the City doesn't
undercut the footing of the building when digging the
trench.
Mr. Webb advised that the applicant will pay the costs
of the additional traffic improvements that are needed
for the proposed development and that this will be
one -half of a scheduled City improvement project on
Hospital Road easterly of Newport Boulevard; however,
Mr. Webb stated that a dollar figure has not been
finalized.
• In response to Commissioner Kurlander, Mr. King advised
that the applicant approves Condition No. 75 regarding
the recording of a Covenant. Mr. King commented that
an agreement has been made by the applicant to utilize
Hoag Hospital's excess parking and "Cal -Trans East" for
temporary parking for construction workers. In response
to Acting Chairman Turner, he said that traffic surveys
have been taken, and during a peak period the maximum
number of parking spaces that would be required for the
medical facility would be between 300 - 400 parking
spaces.
Commissioner Winburn asked Mr. King how the interim
parking will be managed during the period of
construction and if the Doctors have been notified?
Mr. King replied that construction should be completed
early 1987, and that portions of the structure will be
utilized as the parking spaces are made available. He
said that the majority of the Doctors are aware of the
parking situation and that a final analysis has not
been determined regarding a patient priority system for
valet parking and available parking spaces in front of
the building.
John Baldwin, resident of the Park Lido condominiums
across the street from the proposed project, and a
board member of the condominium association, appeared
before the Planning Commission. Mr. Baldwin opined
that the proposed project is an improvement from the
previous project, and that the current parking problems
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INDEX
In response to Mr. King's inquiry regarding the intent
of Condition No. 30, Don Webb, City Engineer, advised
that the sewer line exists where the new building will
be constructed, and the sewer line will need to be
relocated; therefore, in order to build a trench to
replace the sewer line when or if it fails, the City
requires that the footings be below the level of the
sewer or below a line that comes up from the bottom of
the sewer to a 45 degree angle so that the City doesn't
undercut the footing of the building when digging the
trench.
Mr. Webb advised that the applicant will pay the costs
of the additional traffic improvements that are needed
for the proposed development and that this will be
one -half of a scheduled City improvement project on
Hospital Road easterly of Newport Boulevard; however,
Mr. Webb stated that a dollar figure has not been
finalized.
• In response to Commissioner Kurlander, Mr. King advised
that the applicant approves Condition No. 75 regarding
the recording of a Covenant. Mr. King commented that
an agreement has been made by the applicant to utilize
Hoag Hospital's excess parking and "Cal -Trans East" for
temporary parking for construction workers. In response
to Acting Chairman Turner, he said that traffic surveys
have been taken, and during a peak period the maximum
number of parking spaces that would be required for the
medical facility would be between 300 - 400 parking
spaces.
Commissioner Winburn asked Mr. King how the interim
parking will be managed during the period of
construction and if the Doctors have been notified?
Mr. King replied that construction should be completed
early 1987, and that portions of the structure will be
utilized as the parking spaces are made available. He
said that the majority of the Doctors are aware of the
parking situation and that a final analysis has not
been determined regarding a patient priority system for
valet parking and available parking spaces in front of
the building.
John Baldwin, resident of the Park Lido condominiums
across the street from the proposed project, and a
board member of the condominium association, appeared
before the Planning Commission. Mr. Baldwin opined
that the proposed project is an improvement from the
previous project, and that the current parking problems
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COMMISSIONERS' September 19, 1985 MINUTES
W
Beach
should improve because of the subterranean parking
structure. He commented that the four story building
will block some views from the condominiums.
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Suzanne McBrien, 1812 Antigua. Circle, appeared before
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Ms. Temple cited that the Planning Commission could
require more handicap parking spaces if the Planning
Commission could make a Finding based on substantial
evidence that the proposed project requires more
handicap parking. She stated -that the Traffic Engineer
did not feel there was any reason to suspect that the
State Code handicap requirements was deficient for a
medical office building or for any other use.
Motion x Commissioner Kurlander made a motion to approve the
Traffic Study and Use Permit No. 3166, subject to the
findings and conditions in Exhibit "A ", including
additional Finding No. 11 and Conditions No. 73, 74,
75, and 76.
Commissioner Winburn advised that she will support the
motion and compared the positive attitudes of the
community regarding the proposed project to the
• previous project.
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MINUTES
INDEX
Commissioner Eichenhofer asked if there would be a left
turn lane coming out of the parking structure onto
Hospital Road. Mr. Webb replied that there is not a
left turn lane, that there is some concern that if
there would be a left turn lane that there could be a
large volume of traffic backed up which could be
unsafe. Commissioner Eichenhofer and Mr. Webb discussed
the Flagship Road/Placentia Avenue intersection,
including the possibility of restriping lanes and
prohibiting parking from Park Lido up to Placentia
Avenue. Mr. Webb said that the Traffic Engineer will
be reviewing the site after the start of the operation.
Mr. King commented that the applicant is concerned
about the access as well as exiting the structure, and
dividing the traffic in the area. He commented the
survey has shown that the traffic has been spread out
evenly through the day without creating a traffic
problem. He said that the applicant agrees to
Condition No. 76. Mr. King stated that the contractor
has advised the applicant that the entire parking
structure will be addressed as a separate structure and
will be completed in six months, and the current
parking lot will be highlighted for handicap uses. In
response to Commissioner Kurlander's inquiry, Mr. King
replied that over 400 parking spaces will be
immediately available to the medical center.
Motion x Commissioner Kurlander made a motion to approve the
Traffic Study and Use Permit No. 3166, subject to the
findings and conditions in Exhibit "A ", including
additional Finding No. 11 and Conditions No. 73, 74,
75, and 76.
Commissioner Winburn advised that she will support the
motion and compared the positive attitudes of the
community regarding the proposed project to the
• previous project.
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MINUTES
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COMMISSIONERS September 19, 1985 MINUTES
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Commissioner Koppelman stated that she will'support the
motion citing the building footprint has been
considerably reduced from the previous project, that
the open space is larger, and the aesthetics of the
parking area are improved.
The motion was voted on to approve Traffic Study and
Ayes x x x x Use Permit No. 3166, subject to the findings and
Absent x conditions in Exhibit "A ", including the supplemental
findings.and conditions. MOTION CARRIED.
A. Environmental Document
Findings:
1. That an Initial Study and Negative Declaration
have been prepared in compliance with the
California Environmental Quality Act, and that
their contents have been considered in the de-
cisions on this project.
• 2. That based on the information contained in the
Negative Declaration, the project incorporates
sufficient mitigation measures to reduce poten-
tially significant environmental effects, and that
the project will not result in significant en-
vironmental impacts.
B. Traffic Study
Findings:
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 proj-
ect- 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 one critical inter-
section which will have an Intersection Capacity
isUtilization of greater than .90.
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September 19, 1985
MINUTES
3. That the Traffic Studies suggest several circu-
lation system improvements which will improve the
level of traffic service to an acceptable level at
the critical intersection.
Conditions:
1. That prior to the occupancy of the proposed
project, the applicant shall contribute 508 of the
Circulation System Improvement for the
intersection of Hospital Road and Newport Blvd.
described in the supplemental Traffic Study.
2. After project completion, if measures are needed
to improve traffic flow on Flagship Road approach-
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may be added to create a right -turn only lane.
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parking by six spaces while improving circulation
3. That the Traffic Studies suggest several circu-
lation system improvements which will improve the
level of traffic service to an acceptable level at
the critical intersection.
Conditions:
1. That prior to the occupancy of the proposed
project, the applicant shall contribute 508 of the
Circulation System Improvement for the
intersection of Hospital Road and Newport Blvd.
described in the supplemental Traffic Study.
C. Use Permit No. 3166
Findings:
1. The project will comply with
and State Building Codes and
for new building applicable
which the proposed project
those items requested in c
proposed modifications.
all applicable City
Zoning requirements
to the district in
is located, except
injunction with the
• I ( ( ( I I 2. That the proposed use is consistent with the Land
1 Use Element of the General Plan, and is compatible
with surrounding land uses.
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2. After project completion, if measures are needed
to improve traffic flow on Flagship Road approach-
ing Placentia Avenue, parking at the north curb
along Flagship Road may be restricted for approxi-
mately 150 feet from the intersection and striping
may be added to create a right -turn only lane.
This would result in the reduction of on- street
parking by six spaces while improving circulation
significantly. As the demand for on- street
•
parking appears to be high at this location, a
review of parking impacts would be conducted to
determine the feasibility of implementing this
improvement. One year after occupancy of the
project, the Public Works Department shall review
the operation of the intersection and require the
applicant to make the improvement if necessary.
The applicant shall post a bond for the cost of
this improvement prior to the issuance of grading
permits.
C. Use Permit No. 3166
Findings:
1. The project will comply with
and State Building Codes and
for new building applicable
which the proposed project
those items requested in c
proposed modifications.
all applicable City
Zoning requirements
to the district in
is located, except
injunction with the
• I ( ( ( I I 2. That the proposed use is consistent with the Land
1 Use Element of the General Plan, and is compatible
with surrounding land uses.
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COMMISSIONERS September 19, 1985
3. The project lot size conforms to the Zoning Code
area requirements.
4. Adequate off - street parking and related vehicular
circulation will be provided in conjunction with
the proposed development.
5. The proposed number of compact car spaces consti-
tutes 25 percent of the parking requirements which
is within limits generally accepted by the Plan-
ning Commission relative to previous similar
applications.
6. The increased building height will result in more
public visual open space and views than is
required by the basic height limit.
7. The increased building height will result in a
more desirable architectural treatment of the
building and a stronger and more appealing visual
. character of the area than is required by the
basic height limit.
8. The increased building height will not result in
undesirable or abrupt scale relationships being
created between the structure and existing devel-
opments or public spaces.
•
9. The structure will have no more floor area than
could have been achieved without the use permit
for the building height.
10. The proposed Use Permit to exceed the basic height
limit will not, under the circumstances of this
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 be detrimental or injurious
to property and improvements in the neighborhood
or the general welfare of the City and further
that the proposed modification is consistent with
the legislative intent of Title 20 of this Code.
11. Adequate security is necessary to insure use of
the parking structure.
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3. The project lot size conforms to the Zoning Code
area requirements.
4. Adequate off - street parking and related vehicular
circulation will be provided in conjunction with
the proposed development.
5. The proposed number of compact car spaces consti-
tutes 25 percent of the parking requirements which
is within limits generally accepted by the Plan-
ning Commission relative to previous similar
applications.
6. The increased building height will result in more
public visual open space and views than is
required by the basic height limit.
7. The increased building height will result in a
more desirable architectural treatment of the
building and a stronger and more appealing visual
. character of the area than is required by the
basic height limit.
8. The increased building height will not result in
undesirable or abrupt scale relationships being
created between the structure and existing devel-
opments or public spaces.
•
9. The structure will have no more floor area than
could have been achieved without the use permit
for the building height.
10. The proposed Use Permit to exceed the basic height
limit will not, under the circumstances of this
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 be detrimental or injurious
to property and improvements in the neighborhood
or the general welfare of the City and further
that the proposed modification is consistent with
the legislative intent of Title 20 of this Code.
11. Adequate security is necessary to insure use of
the parking structure.
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MINUTES
COMMISSIONERS September 19, 1985 MINUTES
Z
Conditions:
MI� � � 1
INDEX
1. That development shall be in substantial confor-
mance with the approved plot plan, floor plan, and
elevations except as noted below.
2. That all applicable conditions of the Traffic
Study shall be fulfilled.
3. A complete hydrology study and hydraulic analysis
shall be performed to address the amount of and
manner in which all flows to and from the site are
accommodated.
4. Development of the site shall be subject to a
grading permit to be approved by the Building and
Planning Departments.
5. That a grading plan shall include a complete plan
for temporary and permanent drainage facilities,
• to minimize any potential impacts from silt,
debris, and other water pollutants.
6. The grading permit shall include a description of
haul routes, access routes, access points to the
site and watering and sweeping program designed to
minimize impacts of haul operation.
7. An erosion, siltation and dust control plan, if
required, shall be submitted and he subject to the
approval of the Building Department.
8. The velocity of concentrated run -off from the
project shall be evaluated and erosive velocities
controlled as part of the project design.
9. That grading shall be conducted in accordance with
plans prepared by a Civil Engineer and based on
recommendations of a soil engineer and an engi-
neering geologist subsequent to the completion of
a comprehensive soil and geologic investigation of
the site, including seismicity of the site.
Permanent reproducible copies of the "Approved as
Built" grading plans on standard size sheets shall
be furnished to the Building Department.
10. That final design of the project shall provide for
the incorporation of water - saving devices for
project lavatories and other water using facil-
ities.
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Conditions:
MI� � � 1
INDEX
1. That development shall be in substantial confor-
mance with the approved plot plan, floor plan, and
elevations except as noted below.
2. That all applicable conditions of the Traffic
Study shall be fulfilled.
3. A complete hydrology study and hydraulic analysis
shall be performed to address the amount of and
manner in which all flows to and from the site are
accommodated.
4. Development of the site shall be subject to a
grading permit to be approved by the Building and
Planning Departments.
5. That a grading plan shall include a complete plan
for temporary and permanent drainage facilities,
• to minimize any potential impacts from silt,
debris, and other water pollutants.
6. The grading permit shall include a description of
haul routes, access routes, access points to the
site and watering and sweeping program designed to
minimize impacts of haul operation.
7. An erosion, siltation and dust control plan, if
required, shall be submitted and he subject to the
approval of the Building Department.
8. The velocity of concentrated run -off from the
project shall be evaluated and erosive velocities
controlled as part of the project design.
9. That grading shall be conducted in accordance with
plans prepared by a Civil Engineer and based on
recommendations of a soil engineer and an engi-
neering geologist subsequent to the completion of
a comprehensive soil and geologic investigation of
the site, including seismicity of the site.
Permanent reproducible copies of the "Approved as
Built" grading plans on standard size sheets shall
be furnished to the Building Department.
10. That final design of the project shall provide for
the incorporation of water - saving devices for
project lavatories and other water using facil-
ities.
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'VIMISSIONERS
September 19, 1985
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14. A landscape and irrigation plan for the project
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I City of Newport Beach
11. Prior to occupancy of any building, the applicants
shall provide written verification from the Orange
County Sanitation Districts that adequate sewer
capacity is available to serve the project.
12. That any mechanical equipment and emergency power
generators shall be screened from view and noise
associated with said structures be sound attenu-
ated so as to not exceed 55 dBA at the property
lines. The latter shall be based upon the rec-
ommendations of a qualified acoustical engineer,
and be approved by the Building Department.
13. Building construction will be in accordance with
the Uniform Building Code and requirements of the
City's building permit for the project.
15. The landscape plan shall be subject to the review
of the Parks, Beaches and Recreation Department
and approval of the Planning Department and Public
Works Department.
16. The landscape plan shall include a maintenance
program which controls the use of fertilizers and
pesticides.
17. The landscape plan shall place heavy emphasis on
the use of drought resistant native vegetation and
be irrigated via a a system designed to avoid
surface runoff and overwatering.
18. Landscaping shall be installed in as early a phase
as possible, not leaving planting for the final
construction phase.
I 19. That the landscaping plans adjacent to the drive
entrances be reviewed and approved by the Public
Works Department and the Department of Parks,
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MINUTES
INDEX
14. A landscape and irrigation plan for the project
shall be prepared by a licensed landscape archi-
tect. The landscape plan shall integrate and
phase the installation of landscaping with the
proposed construction schedule. (Prior to occu-
pancy, a licensed landscape architect shall
certify to the Planning Department that the
landscaping has been installed in accordance with
the prepared plan.)
15. The landscape plan shall be subject to the review
of the Parks, Beaches and Recreation Department
and approval of the Planning Department and Public
Works Department.
16. The landscape plan shall include a maintenance
program which controls the use of fertilizers and
pesticides.
17. The landscape plan shall place heavy emphasis on
the use of drought resistant native vegetation and
be irrigated via a a system designed to avoid
surface runoff and overwatering.
18. Landscaping shall be installed in as early a phase
as possible, not leaving planting for the final
construction phase.
I 19. That the landscaping plans adjacent to the drive
entrances be reviewed and approved by the Public
Works Department and the Department of Parks,
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MINUTES
INDEX
•
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COMMISSIONERS September 19, 1985
Beaches and Recreation, for sight distance re-
quirements.
20. That the proposed landscaping over the existing
and proposed sewer easements shall be subject to
further review by the Public works Department.
21. The structure and parking lot lighting shall be
designed and maintained in such a manner as to
conceal the light source and to minimize light
spillage and glare to the adjacent residential and
convalescent home uses. The plans shall be pre-
pared and signed by a licensed electrical engi-
neer; with a letter from the engineer stating
that, in her /her opinion, this requirement has
been met.
22. Should any significant historical or scientific
resources be uncovered during construction, that a
qualified archaeologist or paleontologist evaluate
the site prior to completion of construction
activities, and that all work on the site be done
in accordance with the City Council's Policies K -5
and K -6.
23. That the final design of on -site vehicular and
pedestrian circulation be reviewed and approved by
the Public works Department and the Planning
Department prior to the issuance of the grading
permit.
24. That all proposed signs shall be in conformance
with the provision of Chapter 20.06 of the Newport
Beach Municipal Code and shall be approved by the
City Traffic Engineer if located adjacent to the
vehicular ingress and egress.
25. Handicap and compact parking spaces shall be
designated by a method approved by the City
Traffic Engineer.
26. The layout of all parking shall be subject to
further review and approval of the City Traffic
Engineer.
27. That all improvements be constructed as required
by Ordinance and the Public works Department.
28. That an agreement and accompanying surety be
provided if it is desired to obtain a building
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Beaches and Recreation, for sight distance re-
quirements.
20. That the proposed landscaping over the existing
and proposed sewer easements shall be subject to
further review by the Public works Department.
21. The structure and parking lot lighting shall be
designed and maintained in such a manner as to
conceal the light source and to minimize light
spillage and glare to the adjacent residential and
convalescent home uses. The plans shall be pre-
pared and signed by a licensed electrical engi-
neer; with a letter from the engineer stating
that, in her /her opinion, this requirement has
been met.
22. Should any significant historical or scientific
resources be uncovered during construction, that a
qualified archaeologist or paleontologist evaluate
the site prior to completion of construction
activities, and that all work on the site be done
in accordance with the City Council's Policies K -5
and K -6.
23. That the final design of on -site vehicular and
pedestrian circulation be reviewed and approved by
the Public works Department and the Planning
Department prior to the issuance of the grading
permit.
24. That all proposed signs shall be in conformance
with the provision of Chapter 20.06 of the Newport
Beach Municipal Code and shall be approved by the
City Traffic Engineer if located adjacent to the
vehicular ingress and egress.
25. Handicap and compact parking spaces shall be
designated by a method approved by the City
Traffic Engineer.
26. The layout of all parking shall be subject to
further review and approval of the City Traffic
Engineer.
27. That all improvements be constructed as required
by Ordinance and the Public works Department.
28. That an agreement and accompanying surety be
provided if it is desired to obtain a building
-20-
MINUTES
10
September 19, 1985
MINUTES
permit prior to completion of the public improve-
ments.
29. That the existing sanitary sewer be relocated and
that a 10 -foot wide easement for sewer purposes be
dedicated to the City prior to issuance of Build-
ing Permits, and that the design of the sewer be
by a licensed engineer on the Public Works Depart-
ment Standard Plan sheets.
30. That any structures adjacent to the existing and
proposed sewer main have deepened footings. The
footings shall be designed so that the bottom of
footing is intersected when a 1 to 1 slope is
projected from the flow line of pipe to the bottom
of footing so that. the footing is able to take
lateral forces in the event of sewer main exca-
vation.
31. That a concrete sidewalk be completed along the
Flagship Road frontage and access ramps be con-
structed at the corners of Flagship Road and
Patrice Road, and Flagship Road and Placentia
Avenue.
32. That prior to the issuance of the Grading Permit
the applicant shall demonstrate to the satisfac-
tion of the Public Works Department that adequate
site distance has been provided at the xOSpital
Road entrance and at the northeasterly corner of
the proposed medical building.
33. That prior to issuance of any building permits for
the site, the applicants shall demonstrate to the
satisfaction of the Public Works Department and
Building Department that adequate sewer facilities
will be available for the project. Such demon-
stration shall include verification from the
Orange County Sanitation Districts. The applicant
shall be responsible for the design and con-
struction of any additional sewer facilities
needed to serve the project.
34. Interim parking arrangements during the con-
struction period shall be approved by the City's
Planning Department and Traffic Engineer prior to
the issuance of any grading and /or building
permit(s).
-21-
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permit prior to completion of the public improve-
ments.
29. That the existing sanitary sewer be relocated and
that a 10 -foot wide easement for sewer purposes be
dedicated to the City prior to issuance of Build-
ing Permits, and that the design of the sewer be
by a licensed engineer on the Public Works Depart-
ment Standard Plan sheets.
30. That any structures adjacent to the existing and
proposed sewer main have deepened footings. The
footings shall be designed so that the bottom of
footing is intersected when a 1 to 1 slope is
projected from the flow line of pipe to the bottom
of footing so that. the footing is able to take
lateral forces in the event of sewer main exca-
vation.
31. That a concrete sidewalk be completed along the
Flagship Road frontage and access ramps be con-
structed at the corners of Flagship Road and
Patrice Road, and Flagship Road and Placentia
Avenue.
32. That prior to the issuance of the Grading Permit
the applicant shall demonstrate to the satisfac-
tion of the Public Works Department that adequate
site distance has been provided at the xOSpital
Road entrance and at the northeasterly corner of
the proposed medical building.
33. That prior to issuance of any building permits for
the site, the applicants shall demonstrate to the
satisfaction of the Public Works Department and
Building Department that adequate sewer facilities
will be available for the project. Such demon-
stration shall include verification from the
Orange County Sanitation Districts. The applicant
shall be responsible for the design and con-
struction of any additional sewer facilities
needed to serve the project.
34. Interim parking arrangements during the con-
struction period shall be approved by the City's
Planning Department and Traffic Engineer prior to
the issuance of any grading and /or building
permit(s).
-21-
MISSIONERS
September 19, 1985
Of
Beach
35. All on -site drainage shall be approved by the City
Public Works Department and Building Department.
36. Drainage facilities shall be properly maintained
by the applicant and all subsequent own-
ers /operators.
37. All parking and other on -site paved surfaces shall
be routinely vacuum -swept weekly and cleaned to
reduce debris and pollutants carried into the
drainage system.
38. Quiet or hushed models of construction equipment
suitable for use in hospital zones shall be used
in the development of the proposed project.
39. That prior to the commencement of construction,
the applicants shall provide all tenants of the
existing office building on -site with a schedule
of construction activities. The applicants shall
also provide said tenants with notification of any
major changes to said schedule.
40. All concrete driving surfaces in the parking
structure shall have a rough finish.
41. The final design of on -site pedestrian circulation
shall be designed to direct pedestrian crossing of
Hospital Road to its intersection with Placentia
Avenue.
42. That 1 parking space shall be provided for each
250 sq.ft. of gross floor area in the existing and
proposed office buildings.
43. That the applicant shall install signs during the
construction of the project that will limit
parking time on- street in the vicinity of the
project in a manner acceptable to the City Traffic
Engineer and provide for their removal upon
completion of the project.
MINUTES
44. On Flagship Road there shall be a minimum
four -foot landscape strip between the sidewalk and
site parking area.
45. That two weeks (14 days) prior to the commencement
of construction a notice of start construction and
proposed construction schedule shall be provided
-22-
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September 19, 1985
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35. All on -site drainage shall be approved by the City
Public Works Department and Building Department.
36. Drainage facilities shall be properly maintained
by the applicant and all subsequent own-
ers /operators.
37. All parking and other on -site paved surfaces shall
be routinely vacuum -swept weekly and cleaned to
reduce debris and pollutants carried into the
drainage system.
38. Quiet or hushed models of construction equipment
suitable for use in hospital zones shall be used
in the development of the proposed project.
39. That prior to the commencement of construction,
the applicants shall provide all tenants of the
existing office building on -site with a schedule
of construction activities. The applicants shall
also provide said tenants with notification of any
major changes to said schedule.
40. All concrete driving surfaces in the parking
structure shall have a rough finish.
41. The final design of on -site pedestrian circulation
shall be designed to direct pedestrian crossing of
Hospital Road to its intersection with Placentia
Avenue.
42. That 1 parking space shall be provided for each
250 sq.ft. of gross floor area in the existing and
proposed office buildings.
43. That the applicant shall install signs during the
construction of the project that will limit
parking time on- street in the vicinity of the
project in a manner acceptable to the City Traffic
Engineer and provide for their removal upon
completion of the project.
MINUTES
44. On Flagship Road there shall be a minimum
four -foot landscape strip between the sidewalk and
site parking area.
45. That two weeks (14 days) prior to the commencement
of construction a notice of start construction and
proposed construction schedule shall be provided
-22-
COMMISSIONERS' September 19, 1985
to all residents and property owners within 300
feet in a manner acceptable to the Planning
Department.
46. Prior to issuance of building permits, the Fire
Department shall review the proposed plans and
will require automatic fire sprinkler protection.
47. The building shall be equipped with fire sup-
pression systems approved by the Fire Department.
48. All access to the buildings shall be approved by
the Fire Department.
49. All onsite fire protection (hydrants and Fire
Department connectors) shall be approved by the
Fire Department and Public Works Department.
50. The landscape plan shall place heavy emphasis on
fire retardant vegetation.
51. Buildings must be protected according to Table
5 -A, U.B.C. (Uniform Building Code).
52. The Fire Department requires 26 -foot clear drive-
way widths to the building and parking structure.
53. Travel on the incline ramp shall be limited to one
direction, to entering traffic only. This would
eliminate conflicts at the base of the ramp where
sight distances are restricted, reduce the volume
of traffic using the secondary entrance as an
exit, and generally improve traffic flow where
only two lanes are available for circulation.
54. The parking lot plan shall be subject to the
review and approval of the Fire Department. The
length of the entry median strip and the turning
radius of the drop -off circle shall be modified as
required to improve turning clearances for fire
equipment.
55. Energy conservation measures will be incorporated
into the project as required by law.
56. Lighting shall be of a safe and sturdy con-
struction and elevation.
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to all residents and property owners within 300
feet in a manner acceptable to the Planning
Department.
46. Prior to issuance of building permits, the Fire
Department shall review the proposed plans and
will require automatic fire sprinkler protection.
47. The building shall be equipped with fire sup-
pression systems approved by the Fire Department.
48. All access to the buildings shall be approved by
the Fire Department.
49. All onsite fire protection (hydrants and Fire
Department connectors) shall be approved by the
Fire Department and Public Works Department.
50. The landscape plan shall place heavy emphasis on
fire retardant vegetation.
51. Buildings must be protected according to Table
5 -A, U.B.C. (Uniform Building Code).
52. The Fire Department requires 26 -foot clear drive-
way widths to the building and parking structure.
53. Travel on the incline ramp shall be limited to one
direction, to entering traffic only. This would
eliminate conflicts at the base of the ramp where
sight distances are restricted, reduce the volume
of traffic using the secondary entrance as an
exit, and generally improve traffic flow where
only two lanes are available for circulation.
54. The parking lot plan shall be subject to the
review and approval of the Fire Department. The
length of the entry median strip and the turning
radius of the drop -off circle shall be modified as
required to improve turning clearances for fire
equipment.
55. Energy conservation measures will be incorporated
into the project as required by law.
56. Lighting shall be of a safe and sturdy con-
struction and elevation.
-23-
MINUTES
MISSIONERS1 September 19, 1985 MINUTES
W
Beach
57. Landscaping shall not cover exterior doors or
windows, block line -of -sight at intersections or
access points, or screen overhead lighting.
58. The parking structure shall be built to support
the weight of fire apparatus.
59. Efficient irrigation systems will be installed
which minimize runoff and evaporation and maximize
water which will reach the plant roots. Drip
irrigation, soil moisture sensors, and automatic
irrigation systems will also increase irrigation
efficiency.
60. The final disposal of surplus excavated material
shall be accomplished in accordance with local
ordinances and sound engineering practice.
61. Construction shall be performed in accordance with
applicable Occupational Safety and Health Act
requirements and the City's noise ordinance.
62. Construction activities shall be limited to the
hours of 7 a.m. and 7 p.m. Monday through Friday,
and 8 a.m. to 5 p.m. on Saturday. Construction
activities should not be allowed on Sunday or
holidays.
63. Control techniques shall be used to reduce fugi-
tive dust generation including watering or the
reduction of surface wind speed using windbreaks
or source enclosures. Watering, the most common
and generally least expensive method for dust
control, provides up to 50 percent control.
64. Landscaping after construction shall incorporate
native species to provide food and cover for
resident bird species.
65. Disruption caused by construction work along
roadways and by movement of construction vehicles
shall be minimized by proper use of traffic
control equipment and flagmen. Traffic control
and transportation of equipment and materials
shall be conducted in accordance with state and
M local requirements (as reviewed and approved by
the City Traffic Engineer).
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57. Landscaping shall not cover exterior doors or
windows, block line -of -sight at intersections or
access points, or screen overhead lighting.
58. The parking structure shall be built to support
the weight of fire apparatus.
59. Efficient irrigation systems will be installed
which minimize runoff and evaporation and maximize
water which will reach the plant roots. Drip
irrigation, soil moisture sensors, and automatic
irrigation systems will also increase irrigation
efficiency.
60. The final disposal of surplus excavated material
shall be accomplished in accordance with local
ordinances and sound engineering practice.
61. Construction shall be performed in accordance with
applicable Occupational Safety and Health Act
requirements and the City's noise ordinance.
62. Construction activities shall be limited to the
hours of 7 a.m. and 7 p.m. Monday through Friday,
and 8 a.m. to 5 p.m. on Saturday. Construction
activities should not be allowed on Sunday or
holidays.
63. Control techniques shall be used to reduce fugi-
tive dust generation including watering or the
reduction of surface wind speed using windbreaks
or source enclosures. Watering, the most common
and generally least expensive method for dust
control, provides up to 50 percent control.
64. Landscaping after construction shall incorporate
native species to provide food and cover for
resident bird species.
65. Disruption caused by construction work along
roadways and by movement of construction vehicles
shall be minimized by proper use of traffic
control equipment and flagmen. Traffic control
and transportation of equipment and materials
shall be conducted in accordance with state and
M local requirements (as reviewed and approved by
the City Traffic Engineer).
-24-
September 19, 1985
MINUTES
INDEX
66. The number of parking spaces required by zoning
for the existing Park Lido Medical Office building
will be provided during the construction period by
use of Hoag Hospital parking facilities and some
onsite valet parking As approved by the City
Traffic Engineer. Incentive programs to encourage
employees and patrons of the existing Park Lido
Medical Office building to park in the Hoag
Hospital parking structure during the construction
phase (e.g., drawings for prizes based on ticket
numbers) shall be incorporated into the interim
parking plan.
67. A six -foot wide paved pedestrian walkway shall be
required around the perimeter of the site on
Flagstaff Road and Patrice Road during con-
struction.
68. A visual screen (fences) shall be constructed to
block the view of construction activities.
• 69. The driveway on Hospital Road shall be recon-
structed to a radius type with a 25 -foot radius.
70. Eight handicap parking spaces shall be provided.
71. Any access controls such as gates or arms shall be
reviewed and approved by the Traffic Engineer
prior to issuance of a building permit.
72. The Flagship Road driveway shall provide 25 -foot
radius returns.
73. The design of the parking structure shall
incorporate adequate lighting during all
operational hours to insure proper security. In
addition, a security service or system to insure
adequate security is required.
74. Employees shall be required to park on -site. A
program shall be developed to insure that
employees park in the lower parking level and /or
more remote areas of the parking structure.
75. That the applicant record a Covenant, the form and
M content of which is acceptable to the City
Attorney, binding the applicant and its successors
in interest in perpetuity, to a limitation of 1.08
times the buildable area on the two parcels which
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INDEX
66. The number of parking spaces required by zoning
for the existing Park Lido Medical Office building
will be provided during the construction period by
use of Hoag Hospital parking facilities and some
onsite valet parking As approved by the City
Traffic Engineer. Incentive programs to encourage
employees and patrons of the existing Park Lido
Medical Office building to park in the Hoag
Hospital parking structure during the construction
phase (e.g., drawings for prizes based on ticket
numbers) shall be incorporated into the interim
parking plan.
67. A six -foot wide paved pedestrian walkway shall be
required around the perimeter of the site on
Flagstaff Road and Patrice Road during con-
struction.
68. A visual screen (fences) shall be constructed to
block the view of construction activities.
• 69. The driveway on Hospital Road shall be recon-
structed to a radius type with a 25 -foot radius.
70. Eight handicap parking spaces shall be provided.
71. Any access controls such as gates or arms shall be
reviewed and approved by the Traffic Engineer
prior to issuance of a building permit.
72. The Flagship Road driveway shall provide 25 -foot
radius returns.
73. The design of the parking structure shall
incorporate adequate lighting during all
operational hours to insure proper security. In
addition, a security service or system to insure
adequate security is required.
74. Employees shall be required to park on -site. A
program shall be developed to insure that
employees park in the lower parking level and /or
more remote areas of the parking structure.
75. That the applicant record a Covenant, the form and
M content of which is acceptable to the City
Attorney, binding the applicant and its successors
in interest in perpetuity, to a limitation of 1.08
times the buildable area on the two parcels which
-25-
COMMISSIONERS' September 19, 1985 MINUTES
of Newport Beach
make up the subject property in consideration for
the granting of the use permit to exceed the basic
height limit. This Covenant shall continue in
effect until such time as the Newport Beach
Planning Commission, or the City Council on
review, authorizes additional development beyond
this limitation by approval of a Use Permit.
76. One year after occupancy, the adequacy of handicap
parking spaces shall be reviewed by the City
Traffic Engineer. If it is determined that the
provided spaces are not adequate, additional
handicap spaces shall be required, up to a maximum
of 508 additional spaces.
Use Permit No. 3167 (Public Hearing)
Request to permit the installation of outdoor tennis
court lights on poles 22 feet high, on property located
in the custom lot residential area of the Aeronutronic
Ford Planned Community.
LOCATION: Parcels No. 2 and 3, Lot Line Adjustment
82 -4, located at 2 Huntington Court, on
the easterly side of Huntington Court,
southeasterly of Belcourt Drive North,
in the custom lot residential area of
the Aeronutronic Ford Planned Community.
ZONE: P -C
APPLICANT: Richard Cohen Landscape, E1 Toro
OWNERS: Larry and Susan Cano, Newport Beach
The public hearing was opened at this time in
connection with this item, and Mr. Harold Mestyanek,
MWD Landscape Architects, 479 Ocean Avenue, Laguna
Beach, appeared before the Planning Commission on
behalf of the applicant, stating that the applicant
concurs with the findings and conditions in Exhibit
"An
The public hearing was closed at this time. In
response to a question posed by Commissioner Goff,
Current Planning Administrator William Laycock advised
that previously approved light standards for tennis
courts have been 22 feet high.
-26-
Item No.4
Use Permit
No. 3167
Approved
Condition-
ally
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of Newport Beach
make up the subject property in consideration for
the granting of the use permit to exceed the basic
height limit. This Covenant shall continue in
effect until such time as the Newport Beach
Planning Commission, or the City Council on
review, authorizes additional development beyond
this limitation by approval of a Use Permit.
76. One year after occupancy, the adequacy of handicap
parking spaces shall be reviewed by the City
Traffic Engineer. If it is determined that the
provided spaces are not adequate, additional
handicap spaces shall be required, up to a maximum
of 508 additional spaces.
Use Permit No. 3167 (Public Hearing)
Request to permit the installation of outdoor tennis
court lights on poles 22 feet high, on property located
in the custom lot residential area of the Aeronutronic
Ford Planned Community.
LOCATION: Parcels No. 2 and 3, Lot Line Adjustment
82 -4, located at 2 Huntington Court, on
the easterly side of Huntington Court,
southeasterly of Belcourt Drive North,
in the custom lot residential area of
the Aeronutronic Ford Planned Community.
ZONE: P -C
APPLICANT: Richard Cohen Landscape, E1 Toro
OWNERS: Larry and Susan Cano, Newport Beach
The public hearing was opened at this time in
connection with this item, and Mr. Harold Mestyanek,
MWD Landscape Architects, 479 Ocean Avenue, Laguna
Beach, appeared before the Planning Commission on
behalf of the applicant, stating that the applicant
concurs with the findings and conditions in Exhibit
"An
The public hearing was closed at this time. In
response to a question posed by Commissioner Goff,
Current Planning Administrator William Laycock advised
that previously approved light standards for tennis
courts have been 22 feet high.
-26-
Item No.4
Use Permit
No. 3167
Approved
Condition-
ally
Motion
Ayes
Absent
X
X
September 19, 1985
l J■
t Beach
Commissioner Kurlander made a motion to approve Use
Permit No. 3167, subject to the findings and conditions
of approval in Exhibit "A ".
FINDINGS:
1. That the proposed use is consistent with the Land
Use Element of the General Plan and is compatible
with surrounding land uses.
2. That the project will not have any significant
impact on the environment.
3. That the proposed illumination will be installed
in such a manner as to conceal the light source
and to minimize light spillage and glare to the
adjoining residential properties and streets.
4. That the approval of Use Permit No. 3167 will not,
under the circumstances of this case, be detri-
mental to the health, safety, peace, morals,
comfort and general welfare of persons residing
and working in the neighborhood or the general
welfare of the City.
CONDITIONS:
1. That development shall be in substantial confor-
mance with the approved plot plan.
2. That the lighting system shall be designed and
maintained in such a manner as to conceal the
light source and to minimize light spillage and
glare to the adjacent residential uses and to
adjoining streets, including MacArthur Boulevard.
The plans shall be prepared and signed by a
Licensed Electrical Engineer and shall include a
letter from the Engineer stating that, in his
opinion, this requirement has been met.
3. That the lights shall be turned off by 11:00 p.m.
daily.
4. That the height of the light fixtures shall not
exceed 22 feet above the tennis court surface.
5. That this use permit shall expire unless exercised
within 24 months from the date of approval as
specified in Section 20.80.090 A of the Newport
Beach Municipal Code.
-27-
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INDEX
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September 19, 1985
l J■
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Commissioner Kurlander made a motion to approve Use
Permit No. 3167, subject to the findings and conditions
of approval in Exhibit "A ".
FINDINGS:
1. That the proposed use is consistent with the Land
Use Element of the General Plan and is compatible
with surrounding land uses.
2. That the project will not have any significant
impact on the environment.
3. That the proposed illumination will be installed
in such a manner as to conceal the light source
and to minimize light spillage and glare to the
adjoining residential properties and streets.
4. That the approval of Use Permit No. 3167 will not,
under the circumstances of this case, be detri-
mental to the health, safety, peace, morals,
comfort and general welfare of persons residing
and working in the neighborhood or the general
welfare of the City.
CONDITIONS:
1. That development shall be in substantial confor-
mance with the approved plot plan.
2. That the lighting system shall be designed and
maintained in such a manner as to conceal the
light source and to minimize light spillage and
glare to the adjacent residential uses and to
adjoining streets, including MacArthur Boulevard.
The plans shall be prepared and signed by a
Licensed Electrical Engineer and shall include a
letter from the Engineer stating that, in his
opinion, this requirement has been met.
3. That the lights shall be turned off by 11:00 p.m.
daily.
4. That the height of the light fixtures shall not
exceed 22 feet above the tennis court surface.
5. That this use permit shall expire unless exercised
within 24 months from the date of approval as
specified in Section 20.80.090 A of the Newport
Beach Municipal Code.
-27-
MINUTES
INDEX
Commissioner Kurlander stepped down from the dais
because of a possible conflict of interest.
The public hearing was opened in connection with this
item and Edwin T. Pelot, 2600 Story Avenue, La Habra,
applicant, appeared before the Planning Commission. In
reference to Condition No. 4, Mr. Pelot advised that
his proposed business does not have air conditioning
and he requested that he be permitted to open the
facility's windows during the hours of operation for
ventilation; however, he commented that the doors shall
remain closed.
Mr. Hewicker commented that the purpose for the windows
to be closed is because of the dogs barking. Mr. Pelot
replied that he grooms between eight to ten dogs a day
and has never had a problem with dogs barking.
Commissioner Eichenhofer commented that during her
visit to the facility she did not hear a dog bark, and
that Mr. Pelot has access to a room in the rear of the
shop that does not have a. window, and a barking dog
could be moved to that area. She suggested that the
use permit could come back to the Planning Commission
for review in six months. Mr. Hewicker referred to
Condition No. 9 which states that the use permit would
come back to the Planning Commission after determining
that the operation is detrimental to the community.
-28-
September 19, 1985
COMMISSIONERS
MINUTES
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ROLL CALL
INDEX
use Permit No. 3168 (Public Hearing)
Item No.5
Use Permit
Request to establish a pet grooming facility with
related retail sales of pet products on property
No. 3168
located in the C -1 District.
Approved
LOCATION: Lot 5, Block M, Tract No. 323, located
Condition -
at 615 Goldenrod Avenue, on the north-
ally
easterly corner of Goldenrod Avenue and
East Coast Highway, in Corona del Mar.
ZONE: C -1
APPLICANT: Edwin T. Pelot, La Habra
OWNER: Eskandar Pourgol, Los Angeles
Commissioner Kurlander stepped down from the dais
because of a possible conflict of interest.
The public hearing was opened in connection with this
item and Edwin T. Pelot, 2600 Story Avenue, La Habra,
applicant, appeared before the Planning Commission. In
reference to Condition No. 4, Mr. Pelot advised that
his proposed business does not have air conditioning
and he requested that he be permitted to open the
facility's windows during the hours of operation for
ventilation; however, he commented that the doors shall
remain closed.
Mr. Hewicker commented that the purpose for the windows
to be closed is because of the dogs barking. Mr. Pelot
replied that he grooms between eight to ten dogs a day
and has never had a problem with dogs barking.
Commissioner Eichenhofer commented that during her
visit to the facility she did not hear a dog bark, and
that Mr. Pelot has access to a room in the rear of the
shop that does not have a. window, and a barking dog
could be moved to that area. She suggested that the
use permit could come back to the Planning Commission
for review in six months. Mr. Hewicker referred to
Condition No. 9 which states that the use permit would
come back to the Planning Commission after determining
that the operation is detrimental to the community.
-28-
COMMISSIONERSI september 19, 1985 MINUTES
of Newport Beach
In response to a question posed by Commissioner
Koppelman, Mr. Pelot replied that he will pick up and
deliver dogs in a van containing six cages.
Mr. Jeremiah de Michaelis, 1411 Keel Drive, the owner
of a duplex on Goldenrod Avenue, appeared before the
Planning Commission, recommending that the applicant
install air conditioning so that the doors and windows
could remain closed.
Commissioner winburn commented that during her visit to
the facility, she did not hear any dogs barking, and
she further commented that the applicant has posted a
sign stating that if there is any inconvenience of dogs
walking on the adjacent lawns to please contact him.
Motion x Commissioner Eichenhofer made a motion to approve Use
Ayes N x x x x Permit No. 3168, subject to the findings and conditions
Absent x x in Exhibit "A ", including the deletion of "windows" in
Condition No. 4. Motion voted on, MOTION CARRIED.
0 FINDINGS:
1. That the proposed use is consistent with the Land
Use Element of the General Plan, and is compatible
with surrounding land uses.
2. That there are no environmental impacts associated
with the proposed use.
3. That the proposed pet grooming facility will not
be a more intense use of the building than other
commercial uses that would be permitted without
discretionary approval, therefore, the establish-
ment of the proposed facility will not increase
the demand for parking on or near the subject
property.
4. That the Police Department does not anticipate
problems as a result of the operation of a pet
grooming facility on the subject property.
5. That the approval of Use Permit No. 3168 will not,
under the circumstances of this 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 be detrimental or injurious to property and
improvements in the neighborhood or the general
welfare of the City.
_29_
C x
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O O
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of Newport Beach
In response to a question posed by Commissioner
Koppelman, Mr. Pelot replied that he will pick up and
deliver dogs in a van containing six cages.
Mr. Jeremiah de Michaelis, 1411 Keel Drive, the owner
of a duplex on Goldenrod Avenue, appeared before the
Planning Commission, recommending that the applicant
install air conditioning so that the doors and windows
could remain closed.
Commissioner winburn commented that during her visit to
the facility, she did not hear any dogs barking, and
she further commented that the applicant has posted a
sign stating that if there is any inconvenience of dogs
walking on the adjacent lawns to please contact him.
Motion x Commissioner Eichenhofer made a motion to approve Use
Ayes N x x x x Permit No. 3168, subject to the findings and conditions
Absent x x in Exhibit "A ", including the deletion of "windows" in
Condition No. 4. Motion voted on, MOTION CARRIED.
0 FINDINGS:
1. That the proposed use is consistent with the Land
Use Element of the General Plan, and is compatible
with surrounding land uses.
2. That there are no environmental impacts associated
with the proposed use.
3. That the proposed pet grooming facility will not
be a more intense use of the building than other
commercial uses that would be permitted without
discretionary approval, therefore, the establish-
ment of the proposed facility will not increase
the demand for parking on or near the subject
property.
4. That the Police Department does not anticipate
problems as a result of the operation of a pet
grooming facility on the subject property.
5. That the approval of Use Permit No. 3168 will not,
under the circumstances of this 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 be detrimental or injurious to property and
improvements in the neighborhood or the general
welfare of the City.
_29_
COMMISSIONERS
X
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m 9 M z 0 S
IC 0 0 X 0 0
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September 19, 1985
Of
CONDITIONS:
t Beach
1. That development shall be in substantial confor-
mance with the approved floor plan.
2. That all pet grooming activities shall be per-
formed within the building.
3. That no animals shall be kept on the premises
overnight.
4. That all doors shall remain closed during the
facility's hours of operation.
5. That the hours of operation be restricted to the
hours between 7:00 a.m. and 8:00 p.m. daily.
6. That all signs shall conform with the requirements
of Chapter 20.06 of the Newport Beach Municipal
Code.
7. That all trash shall be stored within the building
until it is scheduled to be picked up.
8. That all mechanical equipment shall be screened
from East Coast Highway, Goldenrod Avenue, and
adjacent properties.
9. That the Planning Commission may add to or modify
conditions of approval of this use permit, or
recommend to the City Council the revocation of
this use permit, upon a determination that the
operation which is the subject of this use permit,
causes injury, or is detrimental to the health,
safety, peace, morals, comfort, or general welfare
of the community.
MINUTES
10. This use permit shall expire unless exercised
within 24 months from the date of approval as
specified in Section 20.80.090 A of the Newport
Beach Municipal Code.
-30-
COM/V\ISSIONERSI September 19, 1985
T I O N A L B U S I N E S S:
The Planning Commission discussed the Commission work
load for the remainder of the 1985 calendar year and
the items to be reviewed at . the joint City Council/ -
Planning Commission meeting on September 23, 1985.
Commissioner Koppelman commented that the trend of the
new projects on the Balboa Peninsula consists of the
gradual disappearance of "Mom and Pop" stores and she
suggested that if the City Council would be interested
in discussing the subject with the Planning Commission,
the City Council could give the Planning Commission
direction as to what the Planning Commission is doing
that encourages visitor - serving shops and the
elimination of the small neighborhood shops on the
Balboa Peninsula.
V I I I Commissioner winburn commented that the new
developments on Balboa Island could also be included
in the trend, and that the Planning Commission should
inform the City Council what is going on in the
community. She opined that by waiving in -lieu parking
and not tackling the parking problem, the Commission is
encouraging the trend.
Mr. Hewicker commented that many former uses are now
being converted into take -out restaurants. Acting
Chairman Turner asked how to discourage so many
take -out restaurants and Mr. Hewicker replied that the
problem came up when the developing policy for the
General Plan was being drawn up in 1972 and 1973, and
the City Council and Planning Commission made a
decision that they did not want to determine what is
economically viable. He compared the current trends to
what the City of Carmel has done to rectify the
problem.
Commissioner Koppelman commented that it is incumbent
on the Planning Commission to communicate any trends to
the City Council in a timely fashion. Mr. Hewicker
commented that the question has come up previously as
to what role the City should play regarding the number
of establishments that are serving alcohol on the
Balboa Peninsula.
Discussion followed between Commissioner Eichenhofer,
40 Mr. Hewicker, and Ms. Korade as to what power the
Planning Commission has to limit the number of certain
types of businesses, if there is a problem, and the
role of a specific area plan.
-31-
MINUTES
INDEX
Additional
Business
Proposed
City
Council/
Planning
Commission
Agenda
Item
x
c
c o
f
z
m
y
c
v
z C
m
y m
z
MZ
C M
N
Z
o >oo`
M
�
m
City
Y
f
Newport
p
Beach
_
T I O N A L B U S I N E S S:
The Planning Commission discussed the Commission work
load for the remainder of the 1985 calendar year and
the items to be reviewed at . the joint City Council/ -
Planning Commission meeting on September 23, 1985.
Commissioner Koppelman commented that the trend of the
new projects on the Balboa Peninsula consists of the
gradual disappearance of "Mom and Pop" stores and she
suggested that if the City Council would be interested
in discussing the subject with the Planning Commission,
the City Council could give the Planning Commission
direction as to what the Planning Commission is doing
that encourages visitor - serving shops and the
elimination of the small neighborhood shops on the
Balboa Peninsula.
V I I I Commissioner winburn commented that the new
developments on Balboa Island could also be included
in the trend, and that the Planning Commission should
inform the City Council what is going on in the
community. She opined that by waiving in -lieu parking
and not tackling the parking problem, the Commission is
encouraging the trend.
Mr. Hewicker commented that many former uses are now
being converted into take -out restaurants. Acting
Chairman Turner asked how to discourage so many
take -out restaurants and Mr. Hewicker replied that the
problem came up when the developing policy for the
General Plan was being drawn up in 1972 and 1973, and
the City Council and Planning Commission made a
decision that they did not want to determine what is
economically viable. He compared the current trends to
what the City of Carmel has done to rectify the
problem.
Commissioner Koppelman commented that it is incumbent
on the Planning Commission to communicate any trends to
the City Council in a timely fashion. Mr. Hewicker
commented that the question has come up previously as
to what role the City should play regarding the number
of establishments that are serving alcohol on the
Balboa Peninsula.
Discussion followed between Commissioner Eichenhofer,
40 Mr. Hewicker, and Ms. Korade as to what power the
Planning Commission has to limit the number of certain
types of businesses, if there is a problem, and the
role of a specific area plan.
-31-
MINUTES
INDEX
Additional
Business
Proposed
City
Council/
Planning
Commission
Agenda
Item
Motion
Ayes
Absent
10
COMMISSIONERS September 19, 1985
x x
c o n
x
M > y m
2 C m q m Z
Z a= x= T m I City of Newport Beach
c Z N p r 0 0
Commissioner Winburn discussed the resident vs. the
visitor and the loss of services for the residents on
the Balboa Peninsula. Acting Chairman Turner commented
on the economic feasibility on the Peninsula.
The Commission voted to review with the City Council
x x x x the continuous trend of businesses that catered to
x residents on the Balboa Peninsula being replaced by
uses catering to tourists.
J0URNMENT: 9:35 p.m.
x x
PAT EICHENHOFER, SECRETARY
CITY OF NEWPORT BEACH PLANNING COMMISSION
-32-
MINUTES
Adjourn-