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HomeMy WebLinkAbout10/21/1982MMISSIONERSI REGULAR PLANNING COMMISSION MEETING All Present. EX- OFFICIO MEMBERS PRESENT: James D. Hewicker, Planning Director Robert Burnham, Assistant City Attorney z x STAFF MEMBERS PRESENT:. William R. Laycock, Current Planning Administrator Donald Webb, City Engineer Pamela Woods, Secretary * x APPROVAL OF THE MINUTES - Minutes of September 23, 1982 Motion x Motion was made to approve the Minutes of the Planning All Ayes X X X X y X X Commission Meeting of September 23, 1982, as written, which MOTION CARRIED. Staff advised the Commission that the applicant for Item No. 2 - Resubdivision No. 735, has requested that this item be removed from the calendar until further notice. Motion X Motion was made - to remove Item No. 2 - Resubdivision All Ayes X X X X X X No..735, from the calendar, which MOTION CARRIED. Staff further recommended that the public .hearing for Item No. 5 - Data Analysis of West Newport Study Area, be continued to November 18, 1982 or December 9, 1982, in that. the Commission has not had adequate time to study the matter and in that there will not be a full Planning Commission for the meeting of November 4, 1982. Chairman King stated that the Commission would accept testimony from members of the audience who can not be in attendance for the upcoming Planning • Commission Meetings. * x -1- MINUTES INDEX PLACE: City Council Chambers C TIME: 7:30 p.m. m = DATE: October 21, 1982 m m w City of Newport Beach All Present. EX- OFFICIO MEMBERS PRESENT: James D. Hewicker, Planning Director Robert Burnham, Assistant City Attorney z x STAFF MEMBERS PRESENT:. William R. Laycock, Current Planning Administrator Donald Webb, City Engineer Pamela Woods, Secretary * x APPROVAL OF THE MINUTES - Minutes of September 23, 1982 Motion x Motion was made to approve the Minutes of the Planning All Ayes X X X X y X X Commission Meeting of September 23, 1982, as written, which MOTION CARRIED. Staff advised the Commission that the applicant for Item No. 2 - Resubdivision No. 735, has requested that this item be removed from the calendar until further notice. Motion X Motion was made - to remove Item No. 2 - Resubdivision All Ayes X X X X X X No..735, from the calendar, which MOTION CARRIED. Staff further recommended that the public .hearing for Item No. 5 - Data Analysis of West Newport Study Area, be continued to November 18, 1982 or December 9, 1982, in that. the Commission has not had adequate time to study the matter and in that there will not be a full Planning Commission for the meeting of November 4, 1982. Chairman King stated that the Commission would accept testimony from members of the audience who can not be in attendance for the upcoming Planning • Commission Meetings. * x -1- MINUTES INDEX COMMISSIONERS MINUTES October 21, 1982 � z r� c m � W c m 7c n m > of Newport Beach ■ ROLL CALL I I I I I I I I I INDEX M Request to resubdivide an existing parcel of land into three parcels for single family residential development and one parcel for private street purposes. LOCATION: A portion of Block 97 of Irvine's Subdivision, located on the easterly side of Ridgeline Drive approximately 200 feet south of Napoli, adjacent to Harbor Ridge. ZONE: Unclassified APPLICANT: Irvine Pacific, Newport Beach OWNER: Metropolitan Water District of Southern California, Los Angeles ENGINEER: Adams, Streeter and Woolsey, Irvine • The public hearing opened in connection with this item and Mr. James Montgomery, representing the applicant, Irvine Pacific, appeared before the Commission and requested approval of this item. In response to a question posed by Commissioner Goff, Mr. Montgomery stated that they are agreeable in amending the Harbor View Hills Planned Community text to incorporate the subject property. Planning Director Hewicker 'stated that there is a City regulation which requires Planning Commission approval of all street names. He then recommended that an additional Condition of Approval No. 14 be added as follows: That Parcel No. 4, .(i.e. a private street) shall be named "Strafford" on the parcel map. Chairman King asked if access to the proposed new dwelling units will be taken from the Metropolitan Water District's property. Planning Director Hewicker stated that the access is currently taken from Ridgeline Drive, which is a private street entirely within the Harbor View Hills Planned Community. 0 11111111 -2- Item #1 RESUB- DIVISION NO. 734 AvppovRn UVNLi- TIONALLY COMMISSIONERS MINUTES October 21, 1982 o > m 7c n m m y. City of Newport Beach ROLL CALL INDEX Mr. Don Webb, City Engineer, stated that the newly proposed development is located near the service access road which comes out onto both Ridgeline Drive and Ford Road directly. Motion X Motion was made for approval of Resubdivision No. 734, All Ayes X X X X subject to the 'following findings and conditions; including the additional condition as suggested by staff, which MOTION CARRIED, as follows: FTNDTNn,q 1. That the map meets the requirements of Title 19 of the Newport Beach Municipal Code, all ordinances of the City, all applicable general or specific plans and the Planning Commission is satisfied with the plan of subdivision. • 2. That the proposed resubdivision presents no problems from a planning standpoint. 3. That the design of the subdivision or the proposed improvements will not conflict with any easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. CONDITIONS: - 1. That a parcel map be filed. 2. That all improvements be constructed as required by ordinance'and.the Public works Department. 3. That a subdivision agreement and accompanying surety be provided to guarantee satisfactory completion of the public improvements if it is desired to record the parcel map or obtain a building permit prior to completion of the public improvements. 4. . That each dwelling unit be served with individual water services and sewer lateral connection to the public water and sewer systems unless otherwise • approved by the Public Works Department. -3- COMMISSIONERS October 21, 1952 � r c q. City of Newport Beach MINUTES M ROLL CALL 1 1 1 1 1 1 1 1 1INDEX M 5. That the on -site parking circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. 6. That the design of the private streets and drives conform with the City's Private Street Policy (L -4), except as approved by the Public Works Department. The location, width, configuration, and concept of the private street and drive system shall be subject to further review and approval by the City Traffic Engineer. 7. That the intersection of the private streets and drives be designed to provide sight distance for a speed of 25 miles per hour. Slopes, landscaping, walls and other obstructions shall be considered in the sight distance requirements. Landscaping within the sight distance line shall not exceed • twenty -four inches in height. The sight distance requirements may be approximately modified at non- critical locations, subject to approval of the Traffic Engineer. Existing landscaping in the sight line area shall be removed. 8. That the California vehicle Code be enforced on the private streets and drives, and that delineation acceptable to the Police Department and Public Works Department be provided along the sidelines of the private streets and drives. 9. That easements for public emergency and security ingress, egress and public utilities purposes on all private streets be dedicated to the City and that all easements be shown on the parcel map. 10. That landscape plans shall be subject to review and approval of the Parks, Beaches and Recreation Department and Public Works Department. 11. That street, drainage and utility improvements be shown on standard improvement plans prepared by a licensed civil engineer. -4- � r c m � W 5 m m a QmJS0 - C 5 6 = O � MINUTES October 21, 1982 of Newport Beach 12. That a hydrology and hydraulic study be prepared and approved by the Public Works Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to recording of the final map. Any modifications or extensions to the existing storm drain, water and sewer systems shown to be required by the study shall be the responsibility of the developer. 13. That prior to the recordation of the parcel map, the Harbor View Hills Planned Community text he appropriately amended to incorporate the subject property. 14. That Parcel No. 4, (i.e. a private street) shall I be named "Strafford" on the parcel map. k k • Request to residential residential purposes in of Hillsbori INDEX resubdivide four existing single family Item #2 lots into three parcels for single family development, and one parcel for street conjunction with the widening of a portion )ugh. LOCATION: Lots 1 through 4 of Tract No. 10151, located at 21, 23, 25 and 27 RESUB- Hillsborough and Spy Glass Hill Road, in DIVISION Harbor Hill. NO. 735 ZONE: P -C. APPLICANT: Irvine Pacific, Newport Beach OWNER: The Irvine Company, Newport Beach ENGINEER: Adams, Streeter and Woolsey, Irvine Staff advised the Commission that the applicant for Item No. 2 - Resubdivision No. 735, has requested that this item be removed from the calendar until further notice. Motion I J1JJ Motion was made to remove Item No. 2 - Resubdivision All Ayes X X X % No. 735, from the calendar, which MOTION CARRIED. -5- REMOVED FROM CALENDAR MINUTES October 21, 1982 e m m y City of Newport Beach I• ROLL CALL I I I I III 1 I INDEX Request to amend a previously approved use permit which allowed the expansion of Hoag Memorial Hospital. The proposed amendment is a request to remodel the ground floor and expand the existing storage area in the basement of the respiratory therapy wing so as to create new offices, storage areas and work rooms. Item #3 LOCATION: Parcel No. 1, Record of Survey 15 -30, USE PERMIT located at 301 Newport Boulevard, on the NO. 1421 southwesterly corner of Newport - (AMENDED) Boulevard and Hospital Road. ZONE: A -P -H - APPLICANT: Bobrow /Thomas and Associates, Los Angeles APPROVED OWNER: Hoag Memorial Hospital, Newport Beach I CONDI- TIONALLY • The public hearing opened in connection with this item and Mr. Bill Fagan, representing Hoag Memorial Hospital, appeared before the Commission and requested approval of this item. Commissioner McLaughlin asked if this proposal will alter the proposed tower of the hospital. Mr. Fagan stated that the proposed remodel will not affect the proposed tower. He stated that the proposed amendment is a request to remodel the ground floor and expand the existing storage.. area in the basement of the respiratory therapy wing. He stated that the proposed remodel will not change the footprint of the hospital. Planning Director Hewicker stated that this request is for additional square footage which was not contemplated when the use permit was previously amended. He stated that the excavation will only occur under one area of the hospital. In response to a question posed by Commissioner Goff, Mr. Fagan stated that the. basement is partially excavated. He stated that the proposed area will be utilized as a decontamination area for the respiratory • therapy department. -6- • Motion Ayes Noes • October 21, 1982 e m E m m w' d City of Newport Beach Mr. Fagan referred to the proposed plans and explained where the new offices, storage areas and work rooms would be located. Commissioner Goff asked if this proposal will result in any additional employees or beds being added to the hospital. Mr. Fagan stated that no additional employees or beds will result in the proposed remodel. Commissioner Goff asked staff how the original parking requirements were established for the hospital. Planning Director Hewicker stated that parking requirements were established by a demonstrated formula approved by the Planning Commission and the City' Council in conjunction with the previously approved use permit. Commissioner McLaughlin expressed her concern with the excavation and asked where the construction employees will park and the haul routes which the excavation trucks will take. Mr. Fagan stated that the construction employees will park on the hospital property. Planning Director Hewicker stated that the City's Grading Engineer will review and approve the haul routes before the grading permit is issued. Commissioner Goff stated that in the event that the dirt were to be stored on -site, he would be concerned with its aesthetics. Mr. Fagan stated that the hospital's grounds are well maintained. He stated that in the event that the dirt were to be stored on -site, the groundskeeper would be careful with its placement and care. X Motion was made for approval of Use Permit No. 1421 X X X X (Amended), subject to the following findings and conditions, which MOTION CARRIED: 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. -7- all applicable City Zoning requirements to the district in is located, except injunction with the MINUTES INDEX MINUTES October 21, 1982 City of Newport Beach INDEX 2. That the proposed use is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 3. The Police Department has indicated that it does not contemplate any problems. 4. Adequate off - street parking and related vehicular circulation are being provided in conjunction with the proposed development. 5. The approval of Use Permit No. 1421 (Amended) will not, under the circumstances of this case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing • and working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. CONDITIONS: 1. That development shall be in substantial conformance with the approved plot plan, floor plan, and elevations. 2. That all previous conditions of approval for Use Permit No. 1421 -C shall be fulfilled. • ( I � ( I I I I -8- COMMISSIONERS MINUTES October 21, 1982 m S W w > City of Newport Beach ROLL CALL I 1 177 1 INDEX Request to permit the expansion of an existing Item #4 commercial building in Specific Plan Area No. 4 so as to add a take -out food establishment on the ground floor and offices above. Said proposal also includes a request to waive a portion of the required off - street parking spaces for the take -out restaurant, and a variance to waive a portion of the required commercial off - street parking spaces in conjunction with the . USE PERMIT remaining commercial space on the site. No. 2097 LOCATION: Lots 12 through 14, Block 2, Seashore Colony Tract Addition, located at 6110 West Coast Highway on the northwesterly corner of 62nd Street and West Coast Highway, in the Newport Shores Specific Plan Area. Continued to Novem- ZONE: SP -4 ber 18, • 1982 APPLICANT: Baer's Outpost Inc., Ne[aport Beach OWNER: Caywood Realty Inc., Escondido The public hearing opened in connection with this item and Mr. Donald Davis, co -owner of Baer's Outpost, appeared before the Commission. Mr. Davis stated that there is currently ample parking in the area. He stated that to the detriment of the lessee and the owner, the future widening of Pacific .Coast Highway will take away nine parking spaces from this particular piece of property. Chairman King stated that he finds that the area is very congested with an inadequate number of parking spaces. He stated that he would not encourage a waiver of the required amount of parking spaces. Commissioner Goff stated that parking, traffic and litter are the three biggest problems in the West Newport area. He stated that a take -out restaurant located in this vicinity will only add to an already existing problem. He stated that the proposed . intensity of use is beyond what can be accepted in this area. we 3 F � c m � m v m S G1 y D October 21, 1982 of Newport Beach MINUTES I• ROLL CALL 1 1 1 1 III[ I INDEX 0 Mr. Davis stated that the Planning Commission has approved an ice -cream shop and a barbecue take -out restaurant in the immediate area, which provide no parking whatsoever. He stated that he has 18 parking spaces to service his business. Mr. Davis stated that there is a definite need for a take -out restaurant in the West Newport area. He stated that this will be providing employment and enjoyment for the people of the area. He stated that approximately , 90 percent of his business is by foot - traffic from the surrounding local residents. Mr. Art Oswald, part owner of the immediately adjacent property located at 210 62nd Street and 201 thru 211 61st Street, stated that he supports staff's recommendation for denial, as outlined in his letter dated October 17, 1982. Mr. Oswald stated that there is a serious parking problem in the area. He stated that the proposed request will increase the number of on -site workers which will only add to the parking congestion problem. He stated that the parking is an on -going problem throughout the year, not just during the summer months. He further stated that three of the parking spaces are a part of the adjacent properties, and not a part of the applicant's property. In response to a question posed by Chairman King, Mr. Oswald stated that he would oppose a sit -down restaurant at this location, as well as a take -out restaurant. In response to a question posed by Chairman King, Planning Director Hewicker stated that the applicant does not have the authorization to utilize the three parking spaces on the northeast side of the building. He stated that the three parking spaces are not located on the applicant's property. Mr. Brent Stoner, stated that he operates the Grub Steak which is located directly behind Baer's Outpost. Mr. Stoner stated that there is currently a trailer located on the applicant's property which encroaches nine feet and obstructs the access to the three parking spaces behind the building. He stated that if this proposal is approved, he will appeal the decision to the City Council. -10- MINUTES October 21, 1982 Mr. Paul Baskin, developer and contractor for Baer's Outpost, stated that the three parking spaces in question have been deleted from their plans, He stated that the proposal will not have an impact upon the parking and traffic in the area in that 80 to 90 percent of the business will be foot - traffic during the summer and winter months. He stated that the automobile traffic will only be at the location for a five minute stay, whether it is at the liquor store or the take -out restaurant facility. He stated that parking in the area is only a problem during the peak days of the summer, such as Fourth of July, Labor Day and Memorial Day weekend. Mr. Baskin stated that the proposed office space will • be strictly for the use of the lessee himself and will not create any increase in either pedestrian or automobile traffic. He stated that there will only be two additional employees on the site for nine months of the year and three additional employees on the site for three months during the summer for the take -out facility. He added that many of the employees in the area bicycle to work. Mr. Stoner questioned the current zoning of the property and stated that there is a full time resident living in the barber shop quarters which also utilizes a parking space on the property. Ms. Patricia Rumbellow, owner of the Newport Channel Inn Motel, stated that there are not enough food services in the West Newport area to adequately serve her guests. She stated that pedestrian foot - traffic would be primarily be utilizing the take -out restaurant. She urged approval of the proposed request. Commissioner Balalis stated that he would be an advocate of take -out restaurants if adequate parking could be provided for such facilities. He suggested that the applicant consider a compromise for this • development. He stated that the project as currently proposed, contains too large of a parking deficiency. -11- 3 � W m w. City of Newport Beach ROLL CALL I NDEX Commissioner Goff stated that he visited the property today and that the trailer Mr. Stoner referred to has been removed. Mr. Paul Baskin, developer and contractor for Baer's Outpost, stated that the three parking spaces in question have been deleted from their plans, He stated that the proposal will not have an impact upon the parking and traffic in the area in that 80 to 90 percent of the business will be foot - traffic during the summer and winter months. He stated that the automobile traffic will only be at the location for a five minute stay, whether it is at the liquor store or the take -out restaurant facility. He stated that parking in the area is only a problem during the peak days of the summer, such as Fourth of July, Labor Day and Memorial Day weekend. Mr. Baskin stated that the proposed office space will • be strictly for the use of the lessee himself and will not create any increase in either pedestrian or automobile traffic. He stated that there will only be two additional employees on the site for nine months of the year and three additional employees on the site for three months during the summer for the take -out facility. He added that many of the employees in the area bicycle to work. Mr. Stoner questioned the current zoning of the property and stated that there is a full time resident living in the barber shop quarters which also utilizes a parking space on the property. Ms. Patricia Rumbellow, owner of the Newport Channel Inn Motel, stated that there are not enough food services in the West Newport area to adequately serve her guests. She stated that pedestrian foot - traffic would be primarily be utilizing the take -out restaurant. She urged approval of the proposed request. Commissioner Balalis stated that he would be an advocate of take -out restaurants if adequate parking could be provided for such facilities. He suggested that the applicant consider a compromise for this • development. He stated that the project as currently proposed, contains too large of a parking deficiency. -11- Motion • • October 21, 1982 of Newport Beach Mr. Davis stated that he would consider a compromise and try to obtain authorization to lease additional parking spaces. He stated that he would also consider deleting the second story office and reducing the square footage of the take -out restaurant. Commissioner Goff expressed his interest with upgrading the western portion of the City. He stated that this particular area suffers from a run -down appearance. He stated that he is aware of the animosity between various tenants and owners of the area. He suggested that through cooperation, constructive solutions can be reached. He stated that business owners sharing parking spaces during the hours which other businesses are closed is also a constructive idea. However, he stated that many of the businesses share the same prime hours and therefore the parking remains a problem. Motion was made to continue this item to the Planning Commission Meeting of November 18, 1982, so that the applicant can consider down - scoping the project. Commissioner Kurlander expressed his concern with the parking and stated that he would not be in favor of the project as currently proposed, but would be interested in reviewing a compromise by the applicant. Commissioner Balalis stated that the Specific Area Plan for. Newport Shores envisioned an attractive entrance to the City and a local business community to support both the immediate residents of west Newport and the other residents of the City. He stated that he would like to review the alternatives which the applicant has proposed. He stated that this entire area should be developed properly including sidewalks, curbs and gutters. Commissioner McLaughlin stated that she would support the motion for a continuance. She stated that the parking problem will be hard for the applicant to overcome, but that she would be willing to review the alternatives to be submitted by the applicant. She, stated that the staff report should include an analysis of the parking impacts of the proposed alternatives. -12- MINUTES INDEX r W c m Motion • • October 21, 1982 of Newport Beach Mr. Davis stated that he would consider a compromise and try to obtain authorization to lease additional parking spaces. He stated that he would also consider deleting the second story office and reducing the square footage of the take -out restaurant. Commissioner Goff expressed his interest with upgrading the western portion of the City. He stated that this particular area suffers from a run -down appearance. He stated that he is aware of the animosity between various tenants and owners of the area. He suggested that through cooperation, constructive solutions can be reached. He stated that business owners sharing parking spaces during the hours which other businesses are closed is also a constructive idea. However, he stated that many of the businesses share the same prime hours and therefore the parking remains a problem. Motion was made to continue this item to the Planning Commission Meeting of November 18, 1982, so that the applicant can consider down - scoping the project. Commissioner Kurlander expressed his concern with the parking and stated that he would not be in favor of the project as currently proposed, but would be interested in reviewing a compromise by the applicant. Commissioner Balalis stated that the Specific Area Plan for. Newport Shores envisioned an attractive entrance to the City and a local business community to support both the immediate residents of west Newport and the other residents of the City. He stated that he would like to review the alternatives which the applicant has proposed. He stated that this entire area should be developed properly including sidewalks, curbs and gutters. Commissioner McLaughlin stated that she would support the motion for a continuance. She stated that the parking problem will be hard for the applicant to overcome, but that she would be willing to review the alternatives to be submitted by the applicant. She, stated that the staff report should include an analysis of the parking impacts of the proposed alternatives. -12- MINUTES INDEX COMMISSIONERS October 21, 1982 0 F � c m � m W m o w. City of Newport Beach MINUTES M ROLL CALL 1 1 1 1 1 1 1 1 I INDEX M • Mr. Davis stated that he currently has 18 parking spaces to service his business. He stated that because of "progress "; the future widening of Pacific Coast Highway will be taking away nine of his parking spaces. He stated that he should not be penalized because of the future highway improvements. Commissioner Winburn concurred with a continuance on this item. she expressed her concern with the parking problems of the area and requested that the staff provide information as to what area will be taken away, as far as the parking is concerned, for the highway improvements. Chairman King asked Mr. Davis if a continuance on this item would be agreeable. Mr. Davis stated that a continuance would be agreeable. Chairman King requested that the applicant identify a site for the over -flow parking which meets all of the parking requirements as proposed by staff: He stated that he would also like to see a written agreement which would facilitate the cleaning of the off -site parking area or any agreement with the adjacent neighbors for the parking and clean -up. He stated that the area in general, suffers from an existing take -out litter problem. He stated that any intensification of use should be responsible for cleaning up its own take -out litter and debris, rather than the City sanitation crews being held responsible. Commissioner Balalis concurred and stated that an individual applicant can only be held responsible for the litter and debris which his use creates. He suggested that trash containers be located in the applicant's parking areas which are regularly emptied and maintained. Chairman King concurred with this suggestion. Mr. Oswald reiterated that there has always been a parking 'deficiency problem in the West Newport area. He stated that the proposed project contains too much square footage for the area in which it is located. -13- MINUTES October 21, 1982 W m City of Newport Beach M ROLL CALL I I I I I I I I I INDEX Mr. Stoner stated that he operates the Grub Steak which is a retail Bakery /Delicatessen. He stated that his parking area will be. impacted by the proposed project. In response to a question posed by the Commissioner Balalis, Mr. Bill Laycock, Current Planning Administrator, stated that the description of a take -out restaurant is where a majority of the people come to the property and remove the food from the building for consumption on the premises or within the immediate vicinity. Chairman King stated that it would be beneficial for the applicant to meet with his neighbors to try and resolve the problems which have been discussed. All -Ayes IxIXI1L�XIX�XIXI Commissioner Goff's motion to continue this item to the II II Planning Commission Meeting of November 18, 1982, was now voted on, which MOTION CARRIED. Data Analysis of West Newport Study Area Analysis of existing and permitted land uses in the West Newport Study Area. LOCATION:. Properties generally bounded by West Coast Highway, Newport Boulevard, 16th Street and Newport Crest /Banning. ZONES: M -1 -A, A -P -H, C -2, R -3 and Unclassified INITIATED BY: The City of Newport Beach Staff recommended that the public hearing for this item be continued to November 18, 1982 or December 9, 1982, in that the Commission has not had adequate time to study the matter and in that there will not be a full Planning Commission for the 'meeting of November 4, 1982. , Chairman King stated that the Commission would accept testimony from Ms. Margo Skilling on this matter, in that she can not be in attendance for the upcoming Planning Commission Meetings. -14- X MINUTES October 21, 1982 Commissioner Allen stated the Park Lido area is zoned for 2 times the buildable area, which is too high of zoning for the area. She stated that the existing Park Lido building is at .5 times the buildable area and the proposed building will be at .9 times the buildable area. She stated that when this property was zoned at 2 times the buildable area in the 1950's, parking structures were not economically feasible, which made the parking a limiting factor. However, she stated that in the 1980's, it is now economically feasible for developers to build parking structures and to build to the zoning. Chairman King stated that the concerns raised by Ms. Skilling should be addressed in the staff report for • the next meeting on this item. -15- C c m — m m "y. City of Newport Beach ROLL CALL INDEX Ms, Margo Skilling, resident of the West Newport area, appeared before the Commission. Ms. Skilling directed her comments to the Hughes Aircraft building and the proposed Park Lido Medical building. She expressed her concern that, the .bulk of the buildings and related subterranean parking structures, in relation to the size of the lot, are not acceptable. She stated that the buildable area formula which the City has used on these projects creates massive buildings and large parking structures which cover the entire site. She stated that these areas have been overbuilt beyond their capacity to absorb such developments. She added that this over - intensification of development will set a precedent for other developers who desire to construct massive buildings along with large parking structures. In response to a question posed by Chairman King, Ms. Skilling stated that she has no complaint with the existing residential development standards of the City. . Commissioner Balalis clarified that Ms. Skilling is stating that the required parking spaces of a development should be provided on the surface of the lot, rather than the use of a subterranean parking structure to meet the parking space requirements. Ms. Skilling also expressed her concern that the parking structures are not counted in the buildable area calculations. Commissioner Allen stated the Park Lido area is zoned for 2 times the buildable area, which is too high of zoning for the area. She stated that the existing Park Lido building is at .5 times the buildable area and the proposed building will be at .9 times the buildable area. She stated that when this property was zoned at 2 times the buildable area in the 1950's, parking structures were not economically feasible, which made the parking a limiting factor. However, she stated that in the 1980's, it is now economically feasible for developers to build parking structures and to build to the zoning. Chairman King stated that the concerns raised by Ms. Skilling should be addressed in the staff report for • the next meeting on this item. -15- October 21, 1982 of Newport Beach Commissioner Allen requested that the staff report also provide the buildable area figures for the Banning Ranch, Corporate Plaza, Design Plaza and the intensities in these areas. Ms. Skilling stated that the parking structures, whether they be above ground or subterranean, be counted as a structure and a portion of the buildable area calculation. Chairman King stated that in the majority of the cases, this will prevent people from economically being able to utilize their property. Commissioner Goff stated that .6 times the buildable area appears to be a reasonable figure. However, he stated that in viewing the Hughes Aircraft building, which is built at .6 times the buildable area, this is a very massive development. He stated that Ms. Skilling is urging the Commission to consider the total mass of a development, including the parking structure. Commissioner Winburn stated that the parking structure concern was discussed at the last Planning Commission Study Session. She stated that the Commission is concerned with this item and will be exploring it further. Commissioner Balalis stated that a development at .5 times the buildable area is very difficult to make economically feasible, when taking into consideration the height limitations and aesthetics. He stated that parking structures can be as expensive to construct as the development itself. Commissioner Balalis stated that the staff report should include information relating to the concerns expressed on the parking structures. Chairman King stated that the staff report should contain information relating to cost data and density studies to support some of the arguments heard at tonight's meeting. Commissioner Balalis also suggested that the staff report contain current information pertaining to Route 55 and Superior Avenue. He further suggested that -16- MINUTES INDEX � r c October 21, 1982 of Newport Beach Commissioner Allen requested that the staff report also provide the buildable area figures for the Banning Ranch, Corporate Plaza, Design Plaza and the intensities in these areas. Ms. Skilling stated that the parking structures, whether they be above ground or subterranean, be counted as a structure and a portion of the buildable area calculation. Chairman King stated that in the majority of the cases, this will prevent people from economically being able to utilize their property. Commissioner Goff stated that .6 times the buildable area appears to be a reasonable figure. However, he stated that in viewing the Hughes Aircraft building, which is built at .6 times the buildable area, this is a very massive development. He stated that Ms. Skilling is urging the Commission to consider the total mass of a development, including the parking structure. Commissioner Winburn stated that the parking structure concern was discussed at the last Planning Commission Study Session. She stated that the Commission is concerned with this item and will be exploring it further. Commissioner Balalis stated that a development at .5 times the buildable area is very difficult to make economically feasible, when taking into consideration the height limitations and aesthetics. He stated that parking structures can be as expensive to construct as the development itself. Commissioner Balalis stated that the staff report should include information relating to the concerns expressed on the parking structures. Chairman King stated that the staff report should contain information relating to cost data and density studies to support some of the arguments heard at tonight's meeting. Commissioner Balalis also suggested that the staff report contain current information pertaining to Route 55 and Superior Avenue. He further suggested that -16- MINUTES INDEX MINUTES October 21, 1982 � r c m N. City of Newport Beach c a p m INDEX information be included pertaining to the plans of the City of Costa Mesa for the area immediately adjacent to the former County triangle area. Motion was made to continue the Data Anal sis of West Motion X Y All Ayes X X X X Newport Study Area to the Planning Commission Meeting of December 9, 1982, which MOTION CARRIED. _ x * r ADDITIONAL BUSINESS BUSINESS District Symbols Motion IIIIX Motion was made to set for public hearing on November All Ayes X X X X 18, 1982, a request to consider an addition of Section 20.01.046, District Symbols, to the Municipal Code, establishing symbols for the purpose of designating maximum floor area limitations and the minimum number of square feet of land area required for each dwelling unit, which MOTION CARRIED. West Newport Triangle Mobile Home Parks Motion X Motion was made to set for public hearing on November All Ayes X X X X 18, 1982, a request to initiate amendment procedures . for the purpose of establishing .mobile home park overlay zoning on the mobile home park sites within the former County Triangle, which MOTION CARRIED. Commissioner Balalis suggested that this comply with the height requirements of the 24/28 Foot Height Limitation District, rather than the 28/32 Foot Height Limitation District. Chairman King concurred and suggested that this be included in the staff report discussion, along with the appropriate comparisons. r it � IIIIIIII _17_ MINUTES October 21, 1982 � r c a m w City of Newport Beach INDEX Proposed Amendment to the Video Game Ordinance Motion Motion was made to set for public hearing on November All Ayes X X_ X X 18, 1982, a proposed amendment to Chapter 20.75 of the Municipal Code, the Video Game Ordinance, as it relates to the Fun Zone development, which MOTION CARRIED. Possible Revisions to the Open Space Option Brion Jeannette's letter dated October 19, 1982, requesting a change in the interpretation of the Open Space Option Ordinance, was distributed to the Planning Commission members. Mr. Jeannette appeared before the Commission and requested that this item be considered. • Commissioner Allen stated that perhaps a variance is not the appropriate vehicle to solve this problem. Mr. Bob Burnham, Assistant City Attorney, stated that staff can draft some language amending the appropriate sections which will create an additional category, such as buildings which were built prior to a certain date. Planning Director Hewicker stated that language is needed which explicitly describes how the Open Space Option is to be provided, where it is to be provided and how it is to be calculated. Commissioner Allen suggested that the staff report include background information as to what was intended when this was originally approved and the goals which were identified. She also requested that the staff report include information as to the previous applications .relating to the open space option which have been approved and those which have been denied. The Commission directed staff to prepare a study for its November 18, 1982 Meeting in conjunction with possible revisions to the Open , Space Option requirements for residential development. • IIIIIIII -18- ' MINUTES October 21, 1982 rC r c a m w City of Newport Beach ROLL CALL I I I 1 1 INDEX Motion I I X Motion was made for excused absences for Commissioner All Ayes X X X X X X McLaughlin from the Planning Commission Meetings of November 4, 1982 and November 18, 1982 and Chairman King from the Planning Commission Meeting of November 4, 1982, which MOTION CARRIED. • There being no further business, the Planning Commission adjourned at 9:30 p.m. Dave Goff, Secretary Planning Commission City of Newport Beach • 11111111 1 -19-