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Present
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Motion
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CITY OF NEWPORT BEACH
Special Planning Commission Meeting
Place: City Council Chambers
Time: 7:00 P.M.
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MINUTES
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Chairman Heather advised that inasmuch as Commis-
sioner Hazewinkel abstains from deliberation on
The Irvine Company matters, he was excused from
the meeting as the entire agenda concerns Sector
IV of the Harbor View Hills Planned Community.
EX- OFFICIO MEMBERS
R. V. Hogan, Community Development Director
David R. Baade, Assistant City Attorney
Benjamin B. Nolan, City Engineer
STAFF MEMBERS
James D. Hewicker, Assistant Director - Planning
William R. Foley, Environmental Coordinator
Shirley Harbeck, Secretary
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Motion was made to consider all items on the agend
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concurrently because of their relationship.
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Commissioners Agee and Williams verified they had
listened to the tape of the previous public hear-
ings as well as review the various written reports
and felt they were qualified to enter into- deliber
ation on the following matters.
Item #1
Request to prezone 6.29 acres of unincorporated
AMENDMENT
territory to the P -C (Planned Community) District.
NU-.-4Tr-
Further request to amend the Planned Community
Development Standards for Harbor View Hills by
CONT. TO
reducing the permitted density in Area 11; up-
N V—. '£i
dating the statistical analysis for areas 11 and
15; and other general changes in the Land Use Map
and P -C Text.
Location: The area to be prezoned is located
easterly of New MacArthur Boule-
vard and the proposed extension of
Spyglass Hill Road adjoining the
San Joaquin Reservoir. Areas 11
and 15 of the Harbor View Hills
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COMMISSIONERS CITY OF NEWPORT BEACH
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Planned Community are.located east-
erly of New MacArthur Boulevard on
both sides of the proposed extension
of Spyglass Hill Road.
Zone: P -C (City)
A -1 (County)
Applicant: The Irvine Company, Newport Beach
Owners: The Irvine Company, Newport Beach
Irvine Ranch Water District, Irvine
The Metropolitan Water District of
Southern California, Los Angeles
Item #2
An amendment to the Land Use, Residential Growth
GENERAL
and Recreation and Open Space Elements, to revise.
PLAN
the open space designations in the Harbor View
AMENDMENT
Hills area by deleting the open space "paseo"
i3�RN
adjacent to the San Joaquin Reservoir and by
reducing the extent of the open space designation
on the southerly side of Spyglass Hill Road.
RES. 904
�0 —
Item #3
Request to subdivide 170.3 acres into 100 numbered
TENTATIVE
lots for single - family development, 13 numbered
MAP
lots for condominium development, 3 numbered lots
TRACT
to be developed as open space and public park
$
sites, 3 numbered lots to be developed as private
recreational sites, 7 numbered lots to be develop-
CONT. TO
ed as landscape open space areas, and 21 lettered
NOV. 21
lots to be developed as private streets; and the
acceptance of an environmental document.
Location: Portions of Blocks 91, 92, 97, and
98 of Irvine's Subdivision, in an
area bounded by the existing
"Spyglass Hill" development, the
"Bren III" development, New MacArth
r
Boulevard, and the San Joaquin
Reservoir site.
Zone: P -C (within City Limite);
A -1 (in Orange County).
Applicant: The Irvine Company, Newport Beach
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COMMISSIONERS CITY OF NEWPORT BEACH
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Owners: The Irvine Company, Newport Beach;
Irvine Ranch Water District, Irvine
The Metropolitan Water District of
Southern California, Los Angeles.
Engineer: Simpson - Steppat, Newport Beach
Community Development Director Hogan reviewed the
matters which had been referred back to the Plan-
ning Commission for reconsideration by the City
Council in connection with Sector IV of the Harbor
View Hills Planned Community and advised the Com-
mission of the actions which could be taken in
connection therewith.
Assistant City Attorney Baade commented further on
the limits of authority granted by the City Counci
in connection with these items and advised that
conditions of approval could be changed, added or
deleted as long as same did not constitute denial
of matters which had already been approved.
Public hearing was opened in connection with
Sector IV of Harbor View Hills and discussion was
held on each item as follows:
1. Availability of Electrical Power
Jim Kennedy with the Southern California Edison
Company appeared before the Commission and advised
that a correction should be made in the staff
report, i.e., that a shortage of fuel could impair
their ability to meet anticipated demands for
electricity during 1976 rather than 1975. He
commented on energy conservation, electrical
generation and peak demands, comparing the figures
of 1973 with that of 1974. He also commented on
plans for future plants and the various problems
involved, such as need, location, and fuel. He
answered questions of the Commission as to avail-
ability of fuel in the future and effect on
customers should a shortage occur. Edison Company
's
program to cope with an energy crisis consists of
one -hour circuit interruptions on a rotating basis
Mr. Kennedy answered other questions relative to
customer service, advising that all customers were
.
treated the same and in all probability, no prior-
ities would be given to one area over another by
reason of growth restriction or other conservation.
In conclusion, Mr. Kennedy advised that the
availability of power changed almost weekly,
based on the various factors previously discussed.
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2. Cost /Revenue Analysis of Area to be Annexed
Community Development Director Hogan reviewed this
matter with the Commission advising that the area
was essentially a "break- even" situation.
Planning Commission discussed the structure of the
cost /revenue system and its application to the are
in question.
3. CNEL vs. SENEL Levels from Helico ter Overfliqlts
Community Development Director Hogan pointed out
the recommended re- wording of Condition No. 11 in
order to cover the noise levels of the helicopter,
overflights as well as the noise generated by
traffic on Spyglass Hill Road.
4. Proposed Traffic Signal at Ford Road and New
MacArthur Boulevard
This matter was discussed with the Planning Com-
mission, and staff advised that since there may
be changes in the City Council's policy regarding
"?sharing
of costs for traffic signals, an additiona
condition could be imposed whereby construction of
;'.a
signal at the intersection of Ford Road and New
MacArthur Boulevard would be in accordance with th
.'policies
in effect at the time of approval of the
project.
5. Schools
Chairman Heather noted that the Commission had
met with school officials of both the Newport -
Mesa and Irvine Unified School Districts for the
purpose of discussing problems relative to servic-
ing children in the area. Planning Commission
'reviewed the issues which were discussed at the
:meeting and reflected in the staff report.
Walt Heeley, 16 Mission Bay, appeared before the
Commission and suggested that the issues and
problems involved be expressed to prospective
°buyers in such a manner as they may be made aware
-;of
the school situation.
6. Private Community Concept
= Community Development Director Hogan read the
City Council's policy regarding private streets..
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COMMISSIONERS CITY OF NEWPORT BEACH
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Planning Commission discussed the City's right to
require dedication of streets and the concept of
private communities as well as the benefits derive
from same. The question of changing from a private
community to an open community at a later date
should the street system prove to be a burden on
the community association was discussed and it was
felt this could be done provided the streets were
constructed to City standards and that title to the
street system was such that dedication could be
made.
Gary Cook, Residential Project Manager with The
Irvine Company appeared before the Commission and
advised of their intent to dedicate the streets to
the community association(s). He also commented
on the City's General Plan which indicates accept-
ance of the private community concept within the
City. Other factors to consider are the desire of
the consumer for privacy, and the reduction of
Police service due to a decrease in crime and
vandalism. He also pointed out that public view
sites were being provided on the periphery of the
•
project.
Dave Neish, Manager, Planning Administration, The
Irvine Company, appeared before the Commission and
commented on future plans of The Irvine Company
with respect to development of private communities
within the City.
Planning Commission discussed view sites in general
.and
the grade of the proposed roadways throughout
the project. City Engineer Nolan advised that some
of the grades are quite steep and do exceed the
normal grades used in flat or mildly rolling ter-
rain. However, the roadway grades are within the
standard practice used in hillside developments
with this type of terrain and grades are the same
whether public or private streets are constructed.
7. General Plan Amendment
Community Development Director Hogan reviewed the
changes with the Commission and advised that staff
had no objections to the relocation of the paseo
as it would provide a good connection between
paseos on the north and south and the money saved
in the relocation could very well be spent in other
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park development and maintenance.
Planning Commission discussed the relocation of
the paseo, benefits derived, and definition and
.intent of a paseo.
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Cal Stewart, Director of Parks, Beaches and
Recreation, appeared before the Commission and
advised that a paseo was a means of getting from
one place to another and could be a 10 foot side-
walk with no landscaping or a width of 80 feet
with 10 foot sidewalk, turf, groundcover, trees,
shrubs, etc. The type of paseo determines the
maintenance cost and location of the paseo
determines the type. Mr. Stewart answered ques-
tions relative to the possible alternative of
reducing the width and type of paseo along the
San Joaquin reservoir in order to reduce mainten-
ance costs.
Planning Commission recessed at 9:25 P.M. and
reconvened at 9:40 P.M.
8. Spyglass Hill Road (Reduction of slope and
can on fi11 and the re duct ono impact from
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noise and lights.)
City Engineer Nolan reviewed the profile of Spy -
glass Hill Road and commented on slope reduction,
street alignment, and variable grades. He
recommended that no change be made in the design
and commented on the problems involved should the
roadway be relocated. Mr. Nolan also reviewed
grading plans and cross - sections indicating the
amount of fill needed at various points in the
construction of Spyglass Hill Road as recommended
by staff, as well as the techniques used in order
to give a natural appearance to the final product.
Planning Commission discussed alternative realign-
ments of the roadway and the problems involved
because of the terrain.
Impact of noise and lights was analyzed and dis-
cussed by City Engineer Nolan and it was pointed
out that a distance of 1000 feet existed between
the roadway and the houses in the.area of concern,
therefore no problems should be encountered in
this regard. However, plans for berming and land-
scaping have been provided for selected locations
•
and the recommended changes are included in the
staff
report.
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COMMISSIONERS CITY OF NEWPORT BEACH
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Cal Stewart, Director of Parks, Beaches and
Recreation, appeared before the Commission and
answered questions relative to the suggestion that
the paseo be relocated to the canyon side of Spy-
glass Hill Road. He advised that the maintenance
cost would be reduced, however a transition to
the westerly side of Spyglass Hill Road would -
create an increased safety hazard due to design
and traffic speeds.
Planning Commission discussed ways in which to
provide a transition for the paseo to the westerly
side of Spyglass Hill Road.
Commissioner Williams presented slides of the area
showing the stakes which indicate the proposed
location and grade of Spyglass Hill Road.
Walt Heeley, 16 Mission Bay Drive, appeared before
the Commission on behalf of homeowners i.n the,Spy-
glass Hill area. He read a.letter signed by
Messrs. Robinson and Roosevelt, representatives of
Spyglass Hill Homeowners Association. Mr. Heeley
• voiced opposition to the present location of the
road because of its effect on existing homes and
property values. He suggested an alternate loca-
tion of the roadway to the top of the hill and
requested that this matter be continued until
further studies could be made on the suggested
relocation.'
9. Alternatives for the Maintenance of the Canyon
Community Development Director Hogan commented on
the obligations and risks involved should the
City accept dedication of an area such as this.
Cal Stewart, Director of Parks, Beaches and
Recreation, appeared before the Commission and
advised that if the area was accepted by the City
and kept as a nature park with little or no
development, the maintenance costs would consist
mainly of maintaining fire breaks, litter, and
some weed control to eliminate fire hazards.
Jim Reed., Executive Officer of the Fire Depart-
ment, appeared before the Commission and commented
on the weed abatement program in effect throughout
• the City. The Fire Department recommended that a
fire break of at least 50 feet be maintained
adjacent to the homes and Mr. Reed commented on
the maintenance cost of same.
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COMMISSIONERS CITY OF NEWPORT BEACH
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There being no others desiring to appear and be
heard, the public hearing was closed.
Discussion and action on the nine items referred
back to the Planning Commission by the City Coun
were as follows:
1. Availability of Electrical Power
X
Planning Commission considered the issue of plat
X
X
X
X
X
some restriction on the development regarding
X
priority on the availability of power, however,
X
based on information received from the Edison.
Company (i.e., curtailment of development to con
serve energy would only make the electricty avai
able elsewhere due to the technical structure of
the power plants and substations; and the Edison
Company's policy to serve all customers equally).
the Planning Commission is in no position to mak
a recommendation as it would be ineffective.
2. Cost /Revenue Analysis of Area to be Annexed
X
Motion was made to accept the Cost /Revenue Analy:
X
X
X
X
X
X
figures as presented by staff.
X
3. CNEL vs. SENEL Noise Levels from Helicopter
Overflights
X
Motion was made to accept the recommendation of
X
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the staff and change Condition No. 11 to read as
X
follows:
11. That all structures shall be sound
attenuated so as not to exceed an annu.
CNEL of 45 dB in any habitable room.
4. Proposed Traffic Signal at Ford Road and New
MacArthur Boulevard
X
Motion was made recommending to the City Council
X
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X
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that the following condition of approval be
X
included in the approval of the tentative map:
"That traffic signal construction responsi-
bility at the intersection of Ford Road and
New MacArthur Boulevard be as established ii
the Capital Improvement Policy at the time
the City Council's action on the tentative
map."
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5. Schools
It was pointed out that the Planning Commission
had met with the Newport -Mesa and Irvine Unified
School Districts to discuss the situation with
respect to school district boundaries and it
appeared there was nothing further that could be
done by the City at this time.
Motion
X
Motion was made recommending that a condition be
Ayes
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X
X
X
X
added whereby the developer of the property would
Absent
X
be required to advise prospective buyers of the
situation with respect to the school district
boundaries as it was related to the Planning
Commission by the respective school districts and
that the prospective buyers be advised that they
may be served by a school district outside the
City and that neighborhood schools may not be
available for their children in the immediate
future. In addition, each escrow file shall
contain a receipt indicating that notice regarding
the school situation had been received by the
prospective buyer.
6. Private Community Concept
Motion
X
Motion was made to advise the City Council that
the question of private communities and private
streets had been reconsidered and that the Plan-
ning Commission recommends that the streets be
made private in accordance with the request of
the developer, however a condition be made that
the streets be constructed in accordance with
City standards and that all private streets within
the development be owned by a single entity in a
form approved by the City Attorney.
By way of discussion, Commissioner Williams felt
he could not support the motion as it would be a
disservice to residents of the City of Newport
Beach to restrict them from an area which may show
a cost deficit of 7 to 10 thousand dollars per
acre, that a problem of allegiance would be
created,. that vandalism was generated within a
community and that the development, if closed,
would not be a part of the Harbor View Hills
Community although it was physically located
within that community.
Ay.
X
X
Motion was voted on and failed.
Noes
X
X
Absent
X
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Motion
X
New motion was made that Sector IV of Harbor View
Hills Community be an open community with no
restrictions for public access.
By way of discussion, Commissioner Beckley opposed
the motion as he felt City maintenance of the
street system with respect to grades and topography
would be a liability, and there was no assurance
that the developer would want private streets with-
out benefit of a closed community.
Commissioner Seely supported the motion and felt
that quality development could still be achieved
with an open community and that his concerns
relative to access and view would be eliminated.
Ayes
X
X
X
X
Motion was voted on and carried.
Noes
X
X
Absent
X
7. General Plan Amendment
Motion
X
Motion was made to adopt Resolution No'. 904,
Ay
X
X
X
X
X
X
recommending that General Plan Amendment No. 14
Ab t
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be approved to amend the Land Use, Residential
Growth and Recreation and Open Space Elements, to
revise the open space designation in the Harbor
View Hills area by deleting the open space "paseo"
adjacent to the San Joaquin Reservoir and by
reducing the extent of the open space designation
on the southerly side of Spyglass Hills Road.
8. Hill Road (Reduction of slope and
can 1 and the re duct ion of impact from
noise and lights.)
Motion
X
Motion was made recommending to the City Council
that a study be made of the proposed alignment
of Spyglass Hill Road as suggested by the Spyglass
Hill Homeowner's Association (i.e., moving the
roadway easterly and up the hill along the rim of
the canyon), said study to be made by the develope
and reviewed by the City.
Planning Commission discussed the motion and the
Commissioners supporting the study felt it would
solve the concerns of the homeowners as well as
review an alternate which may have the least
impact on the proposed nature park and mitigate
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problems of debris and fill in the canyon area.
The Commissioners in opposition to the study felt
that much time and thought have already gone into
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planning the project by the developer with.review
by the staff and find no justification for further
studies.
Motion
X
Motion was made to re -open the public hearing.
Ayes
X
X
X
X
X
Noes
X
Absent
X
Gary Cook, Project Manager, The Irvine Company;
appeared before the Commission and commented on
alignment and feasibility studies which have been
made in the past. He advised that any change in
the realignment of the roadway as presently pro-
posed would substantially alter the entire project
as it would change the grading concept, the
retention of the natural land form elements and
would require that a major ravine be filled to
accommodate the roadway. The developer felt the
request for an additional study was unreasonable
in view of the work that has gone into the project
Walt Heeley, 16 Mission Bay, appeared before the
Commission and commented on the realignment of
.
Spyglass Hill Road to the east. He felt that
consideration had been given only to the prospec-
tive buyers rather than the present homeowners
and that the roadway should be moved easterly as
was originally implied.
Dave Neish, Manager, Planning Administration, The
Irvine Company, appeared before the Commission
and commented on the various studies which have
been made by professional engineers and consultant
regarding the best location for the roadway as
well as the impacts on the remainder of the pro -
ject. He felt it was the intent of the City
Council in referring the matter back to the Plan -
ning Commission that reconsideration was to be
given only to the slope and fill of Spyglass Hill
Road, the paseo, and the noise and .lights from
vehicles traversing Spyglass Hill Road and
requested that a legal opinion be given as to
consideration of the actual relocation of Spyglass
Hill Road.
Assistant City Attorney Baade advised that the
matter of relocating Spyglass Hill Road could be
considered by the Commission if within the context
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of the points which the Council requested them to
consider, i.e., if the road must be relocated to
meet objections as to grade, fill, lights, etc.,
then it is a proper subject for the Planning
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Motion
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Motion
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Motion
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Motion
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Commission to consider.
X
Motion was made to close the public hearing.
X
X
X
X
x
X
The original motion was amended requesting that
X
X
X
various alternatives to the present alignment of
x
X
Spyglass Hill Road mitigating the problems of
X
fill, light, etc. be made by the developer and
that the alternate alignment as proposed by the
Spyglass Hill Homeowners Association be considered,
said study to be reviewed by the Planning Commis-
sion before making a recommendation to the City -
Council.
X
In view of the above action, mot.ion was made to
X
X
X
X
X
continue the discussion of Item 8 - Spyglass Hill
x
Road (Reduction of slope and cannon fill ande
reduction of impact from noise and lights, and
Item 9 - Alternatives for the Maintenance of the
Canyon to the meeting of November 21, 1974.
X
There being no further business, Planning
X
X
Y
X
X
Commission adjourned the meeting.
X.
Time: 12:45 A. M.
d
AMES P RKER, Secretary
Plan ing Commission
City of Newport Beach
Page 12.
INDEX