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HomeMy WebLinkAbout10/10/1991COMMISSIONERS d � REGULAR PLANNING COMMISSION MEETING PLACE: City Council, Chambers TIME: 7:30 P.M. DATE: October 10, 1991 CITY OF NEWPORT BEACH MINUTES R3W CALL INDEX Commissioner Debay and Commissioner Pomeroy were absent. motion Motion was made, voted on, and approved to excuse Commissioner Ayes * * * * Pomeroy from the October 10 and October 24, 1991, Planning Absent * Commission meetings. / Y Y EX- OFFICIO OFFICERS PRESENT: James Hewicker, Planning Director Robin Flory, Assistant City Attorney William R. Laycock, Current Planning Manager Patricia Temple, Advance Planning Manager • Don Webb, City Engineer Dee Edwards, Secretary Minutes of September 19, 1991: Minutes of 9/19/91 Motion * Motion was made and voted on to approve the September 19, 1991, Ayes * * * * Planning Commission Minutes. MOTION CARRIED. Abstain Absent * x Public Comments: Public Comments No one appeared before the Planning Commission to speak on non - agenda items. • COMMISSIONERS October 10, 1991 MINUTES CITY OF NEWPORT BEACH RME CALL 1 INDEX Posting of the A eg nda: Posting of the James Hewicker, Planning Director, stated that the. Planning Agenda Commission Agenda was posted on Friday, October 4, 1991, in front of City Hall. Resubdivision No. 969 (Continued Public HearineT stem No.1 Request to resubdivide an existing lot into a single parcel of land 8969 for a two family residential condominium development on property Approved located in the R -2 District. LOCATION: Lot 17, Tract No. 682, located at 612 Avocado Avenue, on the southeasterly side of Avocado Avenue, between Third Avenue and Fourth Avenue, in Corona, del Mar. • ZONE: R -2 APPLICANT: Joe Balbas, Newport Beach Same as Applicant Valley Consultants, Inc., Santa Ana es Hewicker, Planning Director, addressed the supplement.to staff report the Public Works Department distributed to the using Commission prior to the subject public hearing. Don Webb, City Engineer, explained that the applicant was informed by a Building Department official that to convert a duplex to a condominium development would require a separate water and sewer system, and he was also informed that the undergrounding of utilities would be waived by the Building Department in accordance with Title 15, Uniform Building Code, upon the approval of the Building Director. The Subdivision Code as stated in Title 19, indicates that undergrounding of utilities must occur if • I I 11111 la Subdivision Map is processed and filed; however, the City Council upon the recommendation of the Planning Commission waive the requirement in Title 19 if topographical, soil or -2- COMMISSIONERS o 6, `�. O� .L October 10, 1991 MINUTES CITY OF NEWPORT BEACH RW CALL INDEX other conditions that make such undergrounding installation unfeasible or impractical. Mr. Webb stated that the subject development is 90 percent completed, and the applicant would need to have a contractor underground the utilities in the alley approximately 60 feet to the nearest power pole. Mr. Webb stated that in the future, the Building Department will require, with a few exceptions, all new structures to provide underground utilities. Mr. Webb pointed out that four structures adjacent to the subject property appear to have underground utilities. In response to questions posed by Commissioner Edwards, Mr. Webb explained that it would not be any more difficult for the applicant to underground the utilities now than it would have been several months ago, and the slab adjacent to the alley has not been laid on the property. Commissioner Gross and Mr. Webb discussed the information that the Building Department advised the applicant prior to obtaining the required permits. Mr. Hewicker corrected the applicant's letter dated September 19, 1991, by stating that Steve Ahuna is an employee of the Building Department and not the Planning Department. In response to a question posed by Commissioner Glover with respect to the requirement to underground utilities, Robin Flory, Assistant City Attorney, explained that Resubdivisions require undergrounding, and inasmuch as the applicant originally applied for a Building Permit, the Building Department considered the issuance of a Building Permit and not the requirement of a Resubdivision. Mr. Hewicker explained that Title 15, Uniform Building Code, specifically requires that undergrounding will be done if the property is to be developed with a new or relocated main building, unless a waiver is granted by a Building official. Commissioner Merrill and Mr. Webb discussed the events that may have taken place leading up to the Building Department's waiver to underground the utilities. Mr. Webb explained that in most instances when the property does not have a power pole either adjacent to or on the property, the Building Department accepts . the installation of a conduit. -3- COMMISSIONERS Y O�� October 10, 1991 MINUTES CITY OF NEWPORT BEACH' RW CALL INDEX The public hearing was opened in connection with this item, and Mr. Joe Balbas, applicant, appeared before the . Planning Commission. Mr. Balbas explained that going underground with the electrical utilities was previously at the discretion' of the Building Department depending if the utility pole were located within the property lines or on the same side of the block. He said that the Building Inspector deemed it would be impractical to underground the utilities on the subject property. In response to a question posed by Chairman Di Sano, Mr. Balbas concurred with the findings and conditions in Exhibit "A" including Condition No. 8 requiring the underground utilities if the Planning Commission requires said condition. In response to questions posed by Commissioner Edwards, Mr. Balbas replied that he had not requested a written waiver, and he had followed directions given by City staff. Mr. Balbas further replied that the Building Official informed him that it would be impractical to underground the utilities because the power pole was • too far down the alley. In response to questions posed by Commissioner Merrill and Commissioner Glover, Mr. Balbas explained that he has developed 15 projects, and the only previous request to underground utilities was at 703 Seashore Drive inasmuch as the utility pole was within the property lines. In response to a question posed by Commissioner Merrill regarding future undergrounding by property owners, Mr. Webb explained that an agreement would be written that future property owners would not contest an Assessment District for undergrounding. Mr. Webb further replied that the adjacent property owners were notified of the subject public bearing. Commissioner Merrill expressed his concern that the adjacent property owners may object if overhead utilities would be allowed, inasmuch as their utilities are underground. In response to a question posed by Chairman Di Sano, Mr. Balbas explained that the time and money involved to underground the utilities would be an additional five weeks, approximately $4,000.00 to $5,000.00 in cost, and overhead utilities existing on site would need to be removed. • There being no others desiring to appear and be heard, the public hearing was closed at this time. -4- COMMISSIONERS October 10, 1991 MINUTES �� �� A o"- CITY OF NEWPORT BEACH R CALL INDEX Mr. Hewicker considered the feasibility of the applicant posting a bond which would allow the applicant to continue with the project's development. The public hearing was reopened in connection with this item, and Mr. Balbas reappeared before the Planning Commission. Chairman Di Sano asked Mr. Balbas if he would be willing to post a bond for the purpose of continuing the project, and Mr. Balbas answered that the project is 99 percent completed. The public hearing was closed at this time. notion * Motion was made and voted on to approve Resubdivision No. 969, Ayes * * * subject to the findings and conditions in Exhibit "A", including Absent * * Condition No. 8 to underground the utilities. MOTION CARRIED. FINDINGS: 1. That the design of the subdivision improvements will not • conflict with any easements acquired by the public at large for access through or use of the property within the proposed subdivision. 2. That the map meets the requirements of Title 19 of the Newport Beach Municipal Code, all ordinances of the City, all applicable general or specific plans, and the Planning Commission is satisfied with the plan of subdivision. 3. That the proposed resubdivision presents no problems from a planning standpoint. 4. That public improvements may be required of a developer per Section 19.08.120 of the Municipal Code and Section 66415 of the Subdivision Map Act. CONDITIONS: 1. That a parcel map be recorded prior to occupancy. That the parcel map be prepared so that the Bearings relate to the State Plane Coordinate System. Monuments (one inch iron pipe with tag) shall be set on each lot corner unless otherwjse approved by the Subdivision Engineer. -5- COMMISSIONERS 03 G a� October 10, 1991 MINUTES CITY OF NEWPORT BEACH R CALL INDEX Monuments shall be protected in place if installed prior to completion of construction project. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. That each dwelling unit be served with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department. 4. That a park dedication fee for one dwelling unit shall be paid in accordance with Chapter 19.50 of the Municipal Code. 5. That all vehicular access to the property be from the adjacent alley unless otherwise approved by the City Council. • 6. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements if it is desired to record the parcel map prior to completion of the public improvements. . 7. That the tree damaged and displaced sections of curb and gutter and the cracked sections of sidewalk be reconstructed along the Avocado Avenue frontage under an encroachment permit issued by the Public Works Department. 8. That overhead utilities serving the site be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code. 9. That the applicant shall obtain Coastal Commission approval of this application prior to the recordation of the parcel map. 10. That this resubdivision shall expire if the map has not been recorded within 3 years of the date of approval, unless an • extension is granted by the Planning Commission. -6- COMMISSIONERS \21 o Alk October 10, 1991 MINUTES CITY OF NEWPORT BEACH [—RW CALL INDEX Resubdivision No. 970 (Public Hearing) Item N0.2 Request to resubdivide an existing lot into a single patcel'of land R970 for a two family residential condominium development on property Approved located in the R -2 District. LOCATION: Lot 70, Block 739, Corona del Mar, located at 718 Marguerite Avenue, on the southeasterly side of Marguerite Avenue, between Fourth Avenue and Fifth Avenue, in Corona del Mar. ZONE: R -2 APPLICANT: Larry D. Enneman, Huntington Beach OWNER: Same as applicant ENGINEER: Valley Consultants, Inc., Santa Ana • The public hearing was opened in connection with this item, and Mr. Larry D. Enneman, applicant, appeared before the Planning Commission and he concurred with the findings and conditions in Exhibit "A ". The public hearing was closed at this time. Notion Motion was made and voted on to approve Resubdivision No. 970, Ayes * * * * * subject to the findings and conditions in Exhibit "A".. MOTION Absent * * CARRIED. FINDINGS: 1. That the design of the subdivision will not conflict with any easements acquired by the public at large for access through or use of the property within the proposed subdivision. 2. That the proposed resubdivision presents no problems from a planning standpoint. 3. That public improvements may be required of a developer • per Section 19.08.020 of the Municipal Code and Section 66415 of the Subdivision Map Act. -7- COMMISSIONERS Alak \0 10rN October 10, 1991 MINUTES CITY OF NEWPORT BEACH RW CALL INDEX CONDITIONS: 1. That a parcel map be recorded prior to occupancy. That the parcel map be prepared so that the bearings relate to the State Plane Coordinate System. Monuments (one inch iron pipe with tag) shall be set on each lot corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of the construction project. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. That each dwelling unit shall be served with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department. 4. That all deteriorated or displaced sidewalk be reconstructed • along the Marguerite Avenue frontage under an encroachment permit issued by the Public Works Department prior to occupancy. 5. That all vehicular access to the property shall be from the adjacent alley unless otherwise approved by the City Council. 6. That disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. 7. That overhead utilities serving the site be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code. 8. That a park dedication fee for one dwelling unit shall be paid in accordance with Chapter 19.50 of the Municipal • Code. -8- COMMISSIONERS Alh \0 October 10, 1991 MINUTES CITY OF NEWPORT BEACH RW CALL INDEX 9. That this resubdivision shall expire if the map has not been recorded within 3 years of the date of approval, unless an extension is granted by the Planning Commission. Use Permit No. 3430 (Public Hearing) Item rio.3 Request to permit the construction of a second dwelling unit UP3430 (Granny Unit) on property located in the R -1 -B District in Approved accordance with Chapter 20.78 of the Municipal Code that permits a second dwelling unit if said residence is intended for one or two persons who are 60 years of age or over. LOCATION: Lot 44, Tract No. 3004, located at 1615 Mariners Drive, on the southerly side of Mariners Drive, between Dover Drive and Deborah Lane, in Westcliff. • ZONE: R -1 -B APPLICANT: Renato Trotta, Newport Beach OWNER: Mrs. Eleanor C. Jackson, Newport Beach Commissioner Glover addressed the list of granny unit applications attached to the staff report, and she inquired how many of the granny units were occupied by persons 60 years of age or older. William Laycock, Current Planning Manager, responded that all of the constructed granny units are occupied by individuals 60 years of age or older except for Use Permit No. 3245, 469 DeSola Terrace, inasmuch as the occupant died within the past year. Mr. Laycock stated that each year a letter is mailed to the property owners requesting a list of granny unit occupants. The public hearing was opened in connection with this item, and Mr. Renato Trotta, 3238 Broad Street, applicant, appeared before the Planning Commission, and he concurred with the findings and conditions in Exhibit 'W'. • There being no others desiring to appear and be heard, the public hearing was closed at this time. -9- COMMISSIONERS o.o October 10, 1991 MINUTES CITY OF NEWPORT BEACH R CALL INDEX Notion Motion was made to approve Use Permit No. 3430 subject to the Ayes * * * * findings and conditions in Exhibit "A". No Absent * Chairman Di Sano supported the motion and he indicated that Condition No. 7 in Exhibit "A", requests the repair of the sidewalk. Commissioner Gross recognized that the request complies with the requirements of the Granny Unit Ordinance and the City's zoning regulations. Motion was voted on to approve Use Permit No. 3430, MOTION APPROVED. Findings: 1. That the proposed use is consistent with the Iand Use Element of the General Plan, is compatible with surrounding land uses. • 2. The project will not have a significant environmental impact. 3. That the design of the development or the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 4. The approval of Use Permit No. 3430 will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Conditions: 1. That the proposed development shall be in substantial conformance with the approved plot plan, floor plan and elevations. 2. That the second dwelling unit shall be limited to the use of • one or two persons over the age of 60 years. -10- COMMISSIONERS .o \1N do�pr ��q� October 10, 1991 CITY OF NEWPORT BEACH MINUTES _RV CALL INDEX 3. That the applicant shall record a Covenant, the form and content of which is acceptable to the City Attorney, binding the applicant and successors in interest in perpetuity so as to limit the occupancy of the second dwelling unit to one or two adults 60 years of age or over, and committing the permittee and successors to comply with current ordinances regarding Granny Units. Said covenant shall also contain all conditions of approval imposed by the Planning Commission or the City Council. 4. Commencing with the final inspection of the Granny Unit by a City Building Inspector and on an annual basis every year thereafter, the property owner shall submit to the Planning Director the names and birth dates of any and all occupants of the Granny Unit constructed pursuant to this approval to verify occupancy by a person or persons 60 years of age or older. Upon any change of tenants, the property owner shall notify the City immediately. This information shall be submitted in writing and contain a statement signed • by the property owner certifying under penalty of perjury that all of the information is true and correct. 5. That the primary residence or the Granny Unit shall be continuously occupied by at least one person having an ownership interest in the property. 6. That one of the garage parking spaces shall be for the exclusive use of the proposed Granny Unit. 7. Tbat the sidewalk which has been displaced by private tree roots be replaced and that a root barrier be installed to protect the sidewalk prior to final inspection of the Granny Unit. 8.. That this use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. Y k k • -11- COMMISSIONERS October 10, 1991 MINUTES CITY OF NEWPORT BEACH RVE CALL I I Ff T I I I I INDEX Use Permit No. 1772 (Amended) (Public Hearing) Request to amend a previously approved use permit which permitted the establishment of a restaurant with on -sale beer and wine on property located in the C -1 District. Said approval also included an off -site parking agreement for a portion of the required nighttime parking on property located in the R -2 District. The proposed amendment involves a request to relocate a portion of the existing restaurant to the front portion of the same building and convert two existing dining areas at the rear of the building to office use. The proposal also includes the addition of live entertainment in the restaurant facility. The request to relocate a portion of the subject restaurant also represents a conversion of a portion of the building from a Base FAR use to a Reduced FAR use, which also requires the approval of a use permit. The proposal will not result in an increase in the daytime or nighttime "net public area." • LOCATION: Parcel 1 of Parcel Map 80 -710 (Resubdivision No. 658) located at 2640 East Coast Highway, on the northeasterly side of East Coast Highway, between Dahlia Avenue and Fen -deaf Avenue, in Corona del Mar (Restaurant Site); and Lot 11, Block 732 and Lots 4 and 6, Block 733, Corona del Mar, located on both the northwesterly, and southeasterly sides of Fernleaf Avenue, between East Coast Highway and Fifth Avenue, in Corona del Mar (Off -Site Parking Sites). C -1 and R -2 Ivy Cafe, Corp., Corona del Mar Craig W. Richter, Laguna Beach The public hearing was opened in connection,with this item, and Mr. James McBride, 2700 West Coast Highway, appeared before the Planning Commission on behalf of the applicant. He concurred with the findings and conditions in Exhibit "A ". -12- Item No.4 UP1772(A) Approved COMMISSIONERS q� October 10, 1991 CITY OF NEWPORT BEACH MINUTES R CALL INDEX Commissioner Edwards addressed Condition No. 5 in Exhibit "A ", regarding the proposed live entertainment, and Mr. McBride replied that live entertainment had not been a previous use, and would consist of a small combo or chamber music. Chairman Di Sano stated that a letter of opposition from Agnes Kelley, 717 Goldenrod Avenue, was received by the Planning Commission, and he suggested that the applicants contact Ms. Kelley. James Hewicker, Planning Director, stated that the area that is proposed for the live entertainment is in a portion of the building that would be a far distance from the residential area, and also the noise from East Coast Highway would be louder than the live music. Commissioner Edwards addressed Condition No. 6, Exhibit "A ", requiring all windows and doors within the restaurant remain • closed during performances. Mr. Hewicker replied to a question posed by Commissioner Gross regarding Condition No. 7, Exhibit "A ", with respect to development standards, and Mr. Hewicker advised that no additional requirements were being waived over and above the previously approved use permits. There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion * Motion was made and voted on to approve Use Permit No. 1772 Ayes * * (Amended) subject to the findings and conditions in Exhibit W. Absent * * MOTION CARRIED. Findings: 1. That the proposed project is consistent with the General Plan, and is compatible with surrounding land uses. 2. That the proposed use does not represent an intensification of use and will not result in an increase in traffic or parking demand. a -13- COMMISSIONERS October 10, 1991 MINUTES CITY OF NEWPORT BEACH —RW CALL INDEX 3. That the waiver of the restaurant development standards as they apply to walls, landscaping, utilities, parking lot illumination, circulation and building setbacks is justified on the basis of the existing developed nature of the site and the operational characteristics of the proposed use. 4. That the proposed live entertainment will be located in a portion of the building which will be removed from nearby residential uses and will be confined to the interior of the building. 5. It has been demonstrated that the peak hour traffic to be generated by the proposed restaurant will not exceed that generated by the existing uses in the development, as determined in accordance with City Council Policy S -1. 6. The projections of traffic to be generated utilize standard traffic generation rates generally applied to a use of the type • proposed, per City Council Policy S -1. 7. The structure on the site was constructed prior to October 25, 1988, consistent with the policies and ordinances in effect at the time of construction. 8. The restaurant and other building tenants will be restricted to the uses and operational characteristics upon which the traffic equivalency was based. Relevant operational characteristics include, but are not limited to, hours of operation of on -site businesses, provision of valet parking, off -site parking, and "net public area" of restaurant. 9. The proposed restaurant uses and physical improvements are such that the approved project would not readily lend itself to conversion to a higher traffic generating use. 10. That the periodic review of the subject use permit is no longer necessary in light of the proposed Condition No. 11 which allows the Planning Commission or the City Council to review or modify the approval of this application. 11. The approval of Use Permit No. 1772 (Amended), under the circumstances of this case, will not be detrimental to the 14 COMMISSIONERS Amok .o odr r' d`�� October 10, 1991 CITY OF NEWPORT BEACH MINUTES RNOE CALL INDEX health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood; or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. CONDITIONS: 1. That the subject project shall be in substantial conformance with the approved site plan, floor plan and elevations. 2. That all previously applicable conditions of approval for Use Permit No. 1772 (Amended) as approved by the Planning Commission on May 18, 1978, shall continue to be fulfilled. 3. That Condition No. 6 of Use Permit No. 1772 (Amended) relating to extensions of time approved by the Modifications Committee, is hereby deleted. 4. That all restaurant employees shall park their vehicles on the off -site parking area on the southeasterly side of Fernleaf Avenue. 5. Live entertainment shall be limited to a piano with a duo or trio with amplified voice. 6. That the hours of operation of the live entertainment shall be limited between the hours of 6:00 p.m. and 11:00 p.m. daily. Said live entertainment shall be located within the building and all windows and doors within the restaurant shall remain closed during performances. 7. That the development standards pertaining to walls, landscaping, utilities, parking lot illumination, circulation, and building setbacks are hereby waived. 8. The applicant shall make all required alterations to that portion of the building used for restaurant purposes which may be determined to be necessary by the Building and Fire Departments. The applicant shall obtain a building permit for all such alterations. -15- COMMISSIONERS 0 October 10, 1991 MINUTES CITY OF NEWPORT BEACH R CALL INDEX 9. That no outdoor loudspeaker or paging system shall be permitted in conjunction with the proposed operation. 10. That no outdoor dining or the sale of take -out food or drinks shall be permitted unless an amendment to this use permit is approved by the Planning Commission. 11. That no planter boxes shall be placed in front of the restaurant facility on the public sidewalk area, unless an encroachment permit is approved by Caltrans. 12. That appropriate signage shall be provided on the restaurant site and the offsite parking lot across the alley that directs customers to the off -site parking lot located on the southeasterly side of Fernleaf Avenue. 13. That the nine parking spaces provided for daytime use shall be for the exclusive use of the restaurant. • 14. That the "net public area" of the restaurant before 5;00 p.m. shall be limited to 360 square feet and the "net public area" after 5:00 p.m. shall be limited to 760 square feet. 15. That the Planning Commission may add to or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 16. That this Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. -16- COMMISSIONERS October 10, 1991 MINUTES CITY- OF NEWPORT BEACH item No.5 UP3120(A) Request to amend a previously approved use permit which permitted the reconstruction and expansion of the Balboa Fun Approved Zone, located on property in the C -1 District. The proposed amendment is a request to permit the legal establishment of a video arcade on the site which was established without benefit of a use permit. LOCATION: Parcel 1 of Parcel Map 208/4 -6 (Resubdivision No. 724) located at 600 Edgewater Place on property bounded by Edgewater Place, Washington Street, East Bay Avenue, and Palm Street, in Central Balboa. The public hearing was opened in connection with this item, and Mr. Richard Ribera, applicant, appeared before the Planning Commission, and he concurred with the findings and conditions in Exhibit "A". Commissioner Merrill addressed Condition No. 3, Exhibit "A ", stating that the hours of operation of the arcade shall be limited from 9:00 a.m. to 2:00 a.m., Friday and Saturday and recognized holidays. Mr. Ribera indicated that the arcade usually closes at 12:00 midnight on Fridays and Saturdays, depending upon the number of customers, and on weekdays the arcade closes at 10:00 p.m. He said that the majority of the patrons are teenagers and young adults between the ages of 20 - 25 years old. Commissioner Gross addressed Condition No. 5, Exhibit "A ", regarding Coastal Commission approval, and Mr. Ribera advised that he has not applied to the Coastal Commission. • In response to questions posed by Commissioner Edwards, Mr. Ribera advised that the arcade has never been open until 2:00 a.m., -17- ZONE: C -1 • APPLICANT: Richard E. Ribera, Irvine OWNER: Doo & Son, Santa Ana The public hearing was opened in connection with this item, and Mr. Richard Ribera, applicant, appeared before the Planning Commission, and he concurred with the findings and conditions in Exhibit "A". Commissioner Merrill addressed Condition No. 3, Exhibit "A ", stating that the hours of operation of the arcade shall be limited from 9:00 a.m. to 2:00 a.m., Friday and Saturday and recognized holidays. Mr. Ribera indicated that the arcade usually closes at 12:00 midnight on Fridays and Saturdays, depending upon the number of customers, and on weekdays the arcade closes at 10:00 p.m. He said that the majority of the patrons are teenagers and young adults between the ages of 20 - 25 years old. Commissioner Gross addressed Condition No. 5, Exhibit "A ", regarding Coastal Commission approval, and Mr. Ribera advised that he has not applied to the Coastal Commission. • In response to questions posed by Commissioner Edwards, Mr. Ribera advised that the arcade has never been open until 2:00 a.m., -17- COMMISSIONERS 0 o1�e October 10, 1991 MINUTES CITY OF NEWPORT BEACH R CALL INDEX and the 2:00 a.m. closing hour was established by the management of the Fun Zone. William Laycock, Current Planning Manager, advised that the permitted hours of operation suggested by staff in Condition No. 3, Exhibit "A ", reflected the hours of operation approved by the Planning Commission on March 23, 1989, in conjunction with the approval of Use Permit No. 3345 that permitted another arcade in the Fun Zone. Mr. Laycock also indicated that when the original Use Permit No. 3120 was approved for the Fun Zone in 1984, the hours of operation were limited from 5:00 a.m. to 12:00 midnight Sunday through Thursday, and from 5:00 a.m. to 2:00 a.m. Friday, Saturday, and recognized holidays. In response to a question posed by Chairman Di Sano, Mr. Ribera replied that the subject arcade has been operating for three months, and the arcade currently closes between 10:30 p.m. and 11:00 p.m. and during the summer months the arcade closed between 11:00 p.m. and 12:00 midnight. There being no others desiring to appear and be heard, the public • hearing was closed at this time. In response to a question posed by Commissioner Merrill, Mr. Laycock replied that the Police Department did not express an objection to the subject application. Commissioner Edwards suggested that the closing hours of the arcade be reconsidered based on previous complaints expressed by Balboa Peninsula residents. Commissioner Gross opposed limiting the operating hours from the hours that have previously been approved for other applicants. He pointed out that no one has appeared in opposition to the application. Chairman Di Sano stated that he previously opposed video arcades; however, he said that economics needs to be considered, and it would also be inappropriate to allow arcades to have inconsistent operating hours. on Motion was made and voted on to approve Use Permit No. 3120 * * * (Amended) subject to the findings and conditions in Exhibit "A ". * MOTION CARRIED. Absent -18- COMMISSIONERS ov Alk \ N `4 d October 10, 1991 CITY OF NEWPORT BEACH MINUTES —RW CALL INDEX Findings: 1. That the proposed use is consistent with the General Plan and the Local Coastal Program Land Use Plan and is compatible with surrounding land uses. 2. That the project will not have a significant environmental impact. 3. The approval of Use Permit No. 3120 (Amended) will not, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. Conditions: 1. That installation of the proposed arcade shall be in substantial conformance with the approved site plan and floor plan. 2. That the employee shall park on -site. 3. That the hours of operation of the arcade shall be limited between the hours of 9:00 a.m. and 12:00 midnight, Sunday through Thursday, and from 9:00 a.m. to 2:00 a.m., Friday and Saturday and recognized holidays. 4. That any signs shall be consistent with the sign program approved by the Planning Commission in conjunction with Exception Permit No. 18. 5. That the applicant shall obtain Coastal Commission approval of this application prior to opening the relocated arcade. 6. That all previous applicable conditions of approval for Use Permit No. 3120 shall be fulfilled. • 7. That the Planning Commission may add to or modify conditions of approval to this Use Permit or recommend to -19- COMMISSIONERS d O d Am October 10, 1991 CITY OF NEWPORT BEACH MINUTES RNE CALL INDEX 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. 8. That this Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. Amendment No. 738 (Public Hearing) item No.6 Request to amend Title 20 of the Newport Beach Municipal Code A738 so as to permit the sale of convenience items such as, but not limited to, soft drinks, candy, cigarettes, ice, magazines and snack Cont ' d to food, in conjunction with the operation of automobile service 11 -7 -91 stations. The proposed amendment also includes: the requirement • for on -site parking spaces for automobile service stations which do not have service bays, but do include the sale of convenience items; the addition of covered mechanical car wash facilities as a permitted activity; the requirement to provide rest rooms which are available to the general public for new automobile service stations; and the requirement for fuel price signs to be in compliance with, but not exceed the minimum price sign requirements set forth in the Business and Professions Code of the State of California. INITIATED BY: The City of Newport Beach Commissioner Edwards requested a comparison of the proposed Amendment as opposed to the uses that currently exist in the operation of automobile service stations. James Hewicker, Planning Director, explained that the sale of food items have only been allowed in vending machines. Chairman Di Sano stated that service stations that are not operating without a use permit may, sell food items without restrictions. Commissioner Glover suggested that the proposed Amendment would be allowing a food mart similar to a 7 -11 Market in a service • station. Mr. Hewicker pointed out that the sale of alcoholic beverages would not be allowed, convenience items would be sold -20- COMMISSIONERS Ask,o 0 October 10, 1991 CITY OF NEWPORT BEACH MINUTES __RWF CALL INDEX within an allocated square footage, and additional parking would be required. He explained that a service station applicant would be required to apply for a use permit if the addition of convenience food items were proposed. In response to a question posed by Commissioner Gross, Mr. Hewicker stated that the hours of operation would be restricted by a use permit. In response to a question posed by Commissioner Merrill, Mr. Hewicker explained that if a mini- market operator requested to pump gasoline, a use permit would be required. Commissioner Merrill expressed his concern what could be sold under the heading of "Convenience Items ". Commissioner Glover opposed food -to -go as convenience items. Commissioner Merrill referred to the letter from S. R. Bratt, Area Manager of Texaco, dated August 28, 1991, stating that the operator of the Texaco Service Station located at 1600 Jamboree Road needs assistance inasmuch as the rent has been increased. Commissioner Merrill stated his concern that the adjacent neighbors may complain of added congestion at said location if a mini- market would be approved. Robin Flory, Assistant City Attorney, stated that the Planning Commission may limit the square footage that could be utilized for the sale of convenience foods, and she suggested that the Planning Commission consider convenience items as an ancillary use to the service station. The public hearing was opened in connection with this item, and Mr. Ted Harris, Texaco Refining Company, 3631 Harbor Boulevard, Santa Ana, appeared before the Planning Commission. Mr. Harris read a prepared statement reviewing the subject request to amend Title 20 of the Municipal Code, and the evolution of service stations. He stated that inasmuch as customers walk into a self - service station to pay for gasoline, it allows service station operators to provide a broader range of products that include convenience foods. Newport Beach is one of the few cities that does not currently allow food marts in service stations. He offered to provide a list of specific food market items that could be sold, -21- COMMISSIONERS A\0`1_\N\ October 10, 1991 MINUTES CITY OF NEWPORT BEACH RW CALL INDEX and he indicated that The Irvine Company has asked for such a request on the leasehold. The following are specific items that Texaco submitted to The Irvine Company: pre - packaged foods except for coffee that would be brewed fresh, candy bars, nuts, chips, cookies, crackers, chewing gum, beef jerky, cigarettes, automotive products, health items, ice cream bars, canned drinks, soda and fruit drinks, water, milk, donuts, etc. Texaco food marts have a limited sales area that does not consist of more than one- third of a typical 7 -11 Market or 1,000 to 1,200 square feet of sales area. He said that the request makes economic sense based on increased ground rents, labor costs, and environmental laws. The ground rent at 1600 Jamboree Road increased from $30,000.00 per year to $140,000.00 per year, October, 1990, and the retail sales are flat, and other expenses have increased at the service station. The requested food mart would be stocked and operated by the operator inasmuch as the operator would benefit directly from the proposal, and the convenience items would also benefit the public. Based on the design of the service station, the food mart would not be visible from the street. Mr. Harris indicated that the number of service stations in the State of California has fallen from 19,513 in 1972 to 13,800 in 1991, and the trend has carried over to Newport Beach. He stated that loss of service stations could be prevented by adding convenience items and small car washes, and could provide operators up to four profit centers: gasoline, food mart, automobile repair, and car wash. In response to a question posed by Commissioner Merrill, Mr. Harris indicated that the subject service station's closing hours vary from 10:00 p.m. to 12:00 midnight. Commissioner Gross and Mr. Harris considered a limited square footage for the sale of convenience foods, and Mr. Harris suggested that rest rooms and the cooler or storage area should be excluded from the permitted square footage of the sales area. Mr. Harris confirmed that alcoholic beverages would be excluded, and he stated that the proposed Ordinance specifically excludes alcohol from being sold in any food mart in the City. In response to questions posed by Commissioner Merrill, Mr. Harris replied that an acceptable minimum square footage of net retail floor area for the sale of convenience foods would be 900 -22- COMMISSIONERS \1N d� Am A\01e October 10, 1991 CITY OF NEWPORT BEACH MINUTES R CALL INDEX square feet to 1,000 square feet. Mr. Harris further replied that an AM /PM Market is approximately 3,000 square feet in area. In response to a question posed by Commissioner Edwards with respect to architectural control, Mr. Harris replied that inasmuch as the service station under consideration is established, there are no plans to change the exterior, and the service stations constructed today are built to fit the community. Commissioner Edwards stated that Ordinances stating thou shall not sell alcoholic beverages have been challenged throughout the State of California and cities, and he asked if Texaco has ever challenged such an Ordinance. Mr. Harris responded that he is not, aware if Texaco has challenged a similar Ordinance and he stated the concern to sell beer and wine is an inappropriate and irrelevant issue in Newport Beach; however, the sale of alcoholic beverages can be financially beneficial to the retailer. Mr. Hewicker explained that if a municipality has a law on the books currently governing the retail sales of gasoline at service stations, and the regulation prohibits the sale of alcoholic beverages and it was in existence prior to a certain • point in time, and Newport Beach's Ordinance has been in existence for some time, that there is nothing that requires the City of Newport Beach to change the Ordinance to allow alcoholic beverages. Commissioner Edwards stated his concern would be that the City of Newport Beach could open itself up to a future challenge because of the restriction, and he suggested that the proposed Ordinance stand up to a challenge. In response to a question posed by Chairman Di Sano, Mr. Harris. replied that a microwave oven may be considered for pre - packaged foods, i.e. frozen burritos. Mr. Hewicker, Chairman Di Sano, and Mr. Harris discussed the feasibility of submitting a specific itemized list of items for sale. In response to questions posed by Commissioner Glover, Mr. Harris replied that The Irvine Company was non - committal with respect to the sale of convenience items. He further replied -that the service station operator has substantial latitude with respect to the items that are sold in the vending machines. Mr. Harris explained that the service station operator must agree to all of the existing terms of the leasehold and the laws and Ordinances of the City. -23- COMMISSIONERS October 10, 1991 CITY OF NEWPORT BEACH MINUTES RWE CALL I INDEX In response to a question posed by Commissioner Glover, Mr. Hewicker explained that the subject Amendment applies to all service stations in the City. There being no others desiring to appear and be heard, the public hearing was closed at this time. Commissioner Merrill stated that he could not support the Amendment as it is proposed inasmuch as the convenience items are not specific enough, and an allowed reasonable square footage needs to be considered. Commissioner Gross supported the type of service station that is proposed; however, he recommended the list of convenience items be expanded and he suggested that the square footage be limited to possibly 50 percent of the "net floor area" to a maximum of 1,000 square feet to 1,200 square feet and that would provide fairness to the small service station. Commissioner Edwards suggested that more specific types of convenience items be listed in the proposed Ordinance, and he agreed with a limited square footage. Commissioner Edwards requested that the City Attorney's Office address his concerns with respect to the We of alcoholic beverages. Commissioner Glover stated that she would prefer convenience foods that would come from vending machines as opposed to mini marts. She was aesthetically opposed to mini marts within the City of Newport Beach. Commissioner Glover questioned if an accurate list of convenience items could be provided. Commissioner Merrill stated that the City would benefit from the sales tax of the items sold. Chairman Di Sano referred to two well- designed service stations located on Harbor Boulevard in Costa Mesa that sell convenience items. He suggested that the mini mart be limited to 1,000 square feet, that a specific list of items be provided, and design the mini mart so as to eliminate the clutter. • -24- I i COMMISSIONERS 3 d \ p October 10, 1991 MINUTES CITY OF NEWPORT BEACH R CALL INDEX Commissioner Gross referred to the decrease in the number of service stations within the State of California and he stated that there are a larger number of automobile drivers using fewer service stations. He said on that basis there is a strong argument for mini marts that provide convenience items for the stations to remain in business and to provide a service to the community. Mr. Hewicker explained that the proposed Amendment is a service station Ordinance and not a mini food mart Ordinance. He said there is no way the City could prohibit a mini mart from opening on every street corner. Motion * Motion was made and voted on to continue Amendment No. 738 Ayes_ * * to the November 7, 1991, Planning Commission meeting. Absent * * MOTION CARRIED. General Plan Amendment No. 91 -3 Discussion Item Request to initiate amendments to the Newport Beach General No. 1 Plan as follows. GPA 91 -3 Patricia Temple, Advance Planning Manager, addressed the supplemental staff report that was previously distributed to the Planning Commission. She stated that the applicant, Resco Development, has requested that Item No. D. Pac Tel Site be expanded inasmuch as the applicant is currently exploring alternate uses for the property located at the corner of Bison Avenue and Camelback Street. The original request was to redesignate the property to Multi - Family Residential allowing 30 dwelling units per acre for a senior related residential complex; however, the applicant is also considering a proposal for normal residential with affordable housing at 23 units per acre, and would bring back the project to the Planning Commission that they would wish to pursue. Ms. Temple stated that the additional initiation request, Circulation Element is a request of the City of Newport Beach to initiate an update to the Circulation Element to incorporate updated technical information, traffic projections, intersection levels • of service, and identified improvements resulting from the revision to the Traffic Model which has recently been completed. -25- COMMISSIONERS October 10, 1991 MINUTES CITY OF NEWPORT BEACH R CALL INDEX In response to a question posed by Commissioner Glover, Ms. Temple explained that the Traffic Model has been updated to more refined projections from the General Plan. The Traffic Model also incorporates more refined projections from the City of Costa Mesa and the City of Irvine, and the Traffic Model has been reworked to update to the new County model and projections. She said the tables need to be changed that show all of the projected volumes and ICU's. The Circulation Element policies would not be subject to amendment at this time. Ms. Temple referred to Item No. B. 3121 West Coast Highway wherein she stated that if the Planning Commission would be interested in facilitating the request that the No. 3 approach, the Amendment to the Municipal Code as opposed to the Amendments to the General Plan, would be preferable. In response to a question posed by Commissioner Glover with respect to 3121 West Coast Highway, Ms. Temple explained that inasmuch as the proposal is not consistent with the General Plan, a discretionary permit such as a use permit or variance, could not be approved because the Planning Commission could not make the initial and fundamental finding of consistency with the General Plan. Ms. Temple stated that there are three approaches available if the Planning Commission would be interested in allowing an increase in floor area, and two of the approaches involve amending the General Plan to create the use as a conforming use. She said that an approach with less long term implications to the General Plan would be to amend the Non - Conforming Uses and Structures Chapter to accommodate the expansion, the consistency of the General Plan would be created, and it would allow a discretionary path for this type of request. Chairman Di Sano asked if the foregoing Approach No. 3 would be an option for 2200 West Ocean Front. Ms. Temple stated that 3121 West Coast Highway is a request to enclose a spa area related to a condominium project, and the request is to increase the floor area and is not to increase the impact or intensity of the land use. She said that if Approach No. 3 would be considered for 2200 West Ocean Front, it would intensify non - conforming uses inasmuch as the request is a true intensification of land use by adding floor area • for additional commercial purpose. -26- COMMISSIONERS O �' dcp A� 0! October 10, 1991 MINUTES CITY OF NEWPORT BEACH R CALL INDEX Commissioner Gross referred to the Pac Tel Site, and he asked if the request would be initiated into the Housing Element of the General Plan. He said that if the applicants proposed a Senior Housing Project it would be favorable towards the Housing Element. Ms. Temple explained that housing projects must conform to the provisions of the Housing Element. Commissioner Gross and Ms. Temple briefly discussed the City's affordable housing and senior housing programs contained within the Housing Element. Commissioner Gross stated that he was leaning more towards a senior project for the purpose of providing senior housing for Newport Beach residents who wish to remain in the City. Commissioner Merrill referred to "General Plan Amendments and Major Projects in Process" listed in the staff report, and he commented that the property owners who initiated GPA 89 -2(E) have sold the property. In response to a question posed by Chairman Di Sano, Ms. Temple replied that the City Council requested that the Planning Commission make individual recommendations on each General Plan Amendment requested. B. 3121 West Coast Highway: A request of The .Towers (B) Owners Association to amend the Land Use Element of the 3121 wcx Newport Beach General Plan to allow for the enclosure of Initiated a spa area for a legal, non - conforming mid -rise Amendment to Code condominium development on the bay side of West Coast Highway in the Mariner's Mile Specific Plan Area. The proposal would require either an increase to allowable Floor Area Ratio in the Mariner's Mile area or a redesignation of the property to Multi- Family Residential with a special floor area limit. Mr. John Smith, President of The Towers Owners Association, appeared before the Planning Commission. He explained that the homeowner's have requested a windbreak to enclose a spa area to allow the year around use of the spa. Commissioner Glover made a motion to approve Option No. 3 as previously explained by Ms. Temple. Mr. Hewicker stated that Option No. 3 would not initiate the General Plan Amendment and -27- COMMISSIONERS 1`1\ Am 0 1�\ N \ October 10, 1991 MINUTES CITY OF NEWPORT BEACH —RW CALL INDEX Motion would direct staff to initiate an amendment to the Non - Conforming Structures and Uses Chapter of the Zoning Ordinance. Commissioner Glover stated that the three approaches are arduous and have implications that are not good; however, Option No. 3 would be the least difficult. Substitute Substitute motion was made to not make a change and" not to Motion approve any of the three options. Ms. Temple explained that to Ayes * take no action would not allow a structure around the spa. Motion Noes * * * * was voted on, MOTION FAILED. Absent In response to questions posed by Commissioner Edwards, Ms. Temple explained that Option No. 3 would give staff the ability to structure the Amendment so that the floor area would only be allowed if it was determined that there would not be an intensification of the use. substitute Substitute motion was made to adopt Option No. 2, 'Designate the * site for Multi- Family Residential with a special Floor Area .and s 0 * * Density Limitation." Commissioner Edwards explained that the esion * * * option is tailored to the problem, and Option No. 3 would open up Absent * * potential holes for future applicants. MOTION FAILED. Ayes * * * Motion was voted on to adopt Option No. 3 which would make no Noes * . changes to the General Plan, and staff would initiate an Absent amendment to the Non - Conforming Structures and Uses Chapter of the Zoning Ordinance. MOTION CARRIED. C. 1600 Jamboree Road: A request of Fred Fiedler and (C) Associates on behalf of Texaco Refining & Marketing Inc. 1600 to amend the Land Use Element of the Newport Beach Jamboree General Plan to increase the floor area limit from 2,000 Initiated square feet to 2,300 square feet to allow the addition of a mini- market to an existing gasoline service station. Mr. Joe Berretta, 2322 West Third, Los Angeles, appeared before the Planning Commission on behalf of the Engineers for the subject location. He explained that the applicants intend to enclose the breezeway between the existing two buildings. 28 COMMISSIONERS o f October 10, 1991 MINUTES CITY OF NEWPORT BEACH R CALL INDEX Motion was made to initiate General Plan Amendment No. 91 -3 Motion * (C). Commissioner Edwards did not support the motion on the Ayes basis that proposed Amendment No. 738, to permit the sale of No Absent * convenience items in service stations, was continued to the November 7, 1991, Planning Commission meeting and the subject initiation is premature. Motion was voted on, MOTION CARRIED. D. PacTel Site: A request of Resco Development to amend (D) the Land Use Element of the Newport Beach General Plan Pac Tel to redesignate the site at the corner of Bison Avenue and Initiated Camelback Street from Retail and Service Commercial to Multi - Family Residential and allow a density of 30 dwelling units per acre for a senior related residential complex or 23 dwelling units per acre for a residential development with affordable housing. iMr. Ronald Soderling, Resco Development, 1221 West Coast Highway, appeared before the Planning Commission. He stated that conventional housing, including affordable housing, and senior housing are being considered. In response to previously stated concerns expressed by Commissioner Gross, Mr. Soderling explained that he intends to investigate the depth of the market for senior housing. Motion * . Commissioner Glover made a motion to initiate GPA No. 91 -3 (D), and to give the applicant the flexibility to propose either of the aforementioned projects. Commissioner Gross supported a motion based on Mr. Soderling's statements. Ayes Absent Motion was voted on, MOTION CARRIED. -29- COMMISSIONERS A\0§\N � Am October 10, 1991 MINUTES CITY OF NEWPORT BEACH RV CALL INDEX E. 2200 West Ocean Front: A request of Francis Orsini to (E) amend the Land Use Element of the Newport Beach 2200 .west General Plan to increase the allowed Floor Area Ratio from ocean Fron 0.5/0.75 to 1.30 in the Mc Fadden Square area in order to mot allow remodeling and addition to an existing, non- Initiated conforming retail building in association with seismic upgrades required by Chapter 15.07 of the Newport Beach Municipal Code. Mr. Fran Ursini, 1803 Hummingbird, Costa Mesa, appeared before the Planning Commission. Mr. Ursini stated that the structure at the corner of 22nd Street and Ocean Front Boulevard is one story, and the remaining structures in the block are two stories. He proposed that he would give the City footage off of the alley and in the front portion of the lot, and in return he would like to move the restaurant's seating area to the second floor. He stated that he would demolish the existing building and rebuild a structure that would enhance the area. In response to a question posed by Chairman Di Sano with respect to consideration of a duplex on the site, Mr. Ursini replied that he intends to continue to operate the existing hamburger stand. In response to a question posed by Commissioner Glover, Mr. Ursini replied that his intent is to provide a take -out window, to have seating on the second floor, and to up -grade the menus. In response to a question posed by Commissioner Gross; Mr. Ursini explained the areas adjacent to the subject site that could be used to provide 8 to 10 parking spaces. Commissioner Gross suggested that the applicant make a study of the number of parking spaces that could be provided at the subject site before the City initiates the request. motion Motion was made and voted on not to initiate GPA 91 -3 {E). Ayes * * * MOTION CARRIED. No Absent -30- COMMISSIONERS Ask \0 October 10, 1991 MINUTES CITY OF NEWPORT BEACH —RIW CALL INDEX F. Assisted Housing; A request of the City of Newport Beach (F) to amend the Housing Element of the Newport Beach - assisted General Plan to comply with recent changes in state law Housing which require that the Housing Element contain an analysis Initiated of existing "assisted housing" developments with affordability requirements due to sunset within the next ten years and program to preserve the affordability of those units. Motion * Motion was made and voted on to initiate GPA 91 -3 (F). Ayes * * * * * MOTION CARRIED. Absent s * s G. Circulation Element: A request of the City of Newport (c) Beach to initiate an update of the Circulation Element to Circula- incorporate traffic projections, intersection levels of service, tion and identified improvements resulting from the Traffic Element Otion Model update to incorporate OC'TAM II projections. Initiated * Motion was made and voted on to initiate GPA 91 -3 (G). Ayes * * * * * MOTION CARRIED. Absent s r r ADDITIONAL BUSINESS: Ada I Business Motion was made and voted on to excuse Commissioner Merrill Motion * g omm on meetings o ctoer ' from the Planning Commission f October 24 1991, and Merrill Excused Ayes Absent * * * * * * * November 7, 1991. MOTION CARRIED. Commissioner Glover stated that she had recently observed an increase in the number of painted interior window signs in Corona del Mar and Mariner's Mile that are not aesthetically pleasing, -and Painted she questioned if there was something that the Planning window Commission could do about the window signs. Mr. Laycock signs explained that the Sign Code does not address window signs, and • -31- COMMISSIONERS \ ah \0 1�\N October 10, 1991 MINUTES CITY OF NEWPORT BEACH RME CALL INDEX he suggested that the Sign Code could be amended. Commissioner Merrill concurred with Commissioner Glover's concern, and Commissioner Edwards suggested that maybe the Planning Commission could review the Sign Code. ADJOURNMENT: 10:10 p.m. Adjourn NORMA GLOVER, SECRETARY CITY OF NEWPORT BEACH PLANNING COMMISSION • -32-