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HomeMy WebLinkAbout12/07/1972`i COMMISSIONERS CITY OF NEWPORT BEACH O Regular Planning Commission Meeting m� f Zi Place: Council Chambers MINUTES ` `z'° p Time: 7:30 P.M. ALL " Date: December 7. 1972 iuncv (Present 0 X X X X X X X 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, Asst. Community Development Dir. William R. Laycock, Senior Planner William R. Foley, Senior Planner Shirley Morgan Commissioners Beckley and Rosener stepped down from the dais and refrained from discussion due to the fact that they were not part of the Plan= ning Commission at the time Use Permit Application No. 1591 was acted upon. Commissioner Martin also stepped down from the dais due to a possible conflict of interest and the fact that he had not participated in any of the previous proceedings. Item #A1 Adoption of written findings of fact for the USE denial of the application of JAK Construction Co. PERMIT to permit a 47 unit condominium development in a C -1 District. Maximum height to be 41 feet includ 591 ing elevator shafts. FINDINGS APPROVED Location:. All or part of the following lots: 1 through 7, Block B; Bayside Tract and 1 through 6, Block 7, Balboa Tract; located at 600 East Edgewater Avenue between Palm Street and Washington Street, and on the east side of Palm Street between East Balboa Boulevard and East Bay Avenue. Zone: C -1 Applicant: JAK Construction Co.,. Costa Mesa Page 1. ' COMMISSIONERS D� Gr Y T. A mac v� 4. •�?�"� F CALL Motion Ayes Abstain as noted E 40 CITY OF NEWPORT BEACH MINUTES December 7. 1972 INnEY Architect•: Rolly Pulaski, Newport Beach Owner: Same as Applicant Assistant City Attorney Baade presented a report to the Planning Commission which included findings of fact for their review and discussion. He also determined that ex- Commissioner Dosh could partici ate with reference to the findings since he was a part of the Planning Commission at the time action was taken to deny the project. Ex- Planning Commission Chairman Curt Dosh appeared .before the Planning Commission and stated that he had reviewed the City Attorney °s report and con- curred with its contents and agrees with the findings of fact. X Following discussion, motion was made that the X X x following findings of fact: X X X 1. The area in which the development is proposed is commercial in nature and a residential use in this location would cause a dislocation of that commercial area and hinder its redevelopment; 2. The proposed density.for the development is greater than the dictates of the General Policy Report of the Newport Beach General Plan allow; accompanied by the 16 page transcript of the latte part of the hearing in connection with Use Permit No. 1591 on June 1.5, 1972, be transmitted to the City Council for their information, Commissioners Beckley and Rosener returned to the dais. Item #A2 Environmental Impact Report of JAK Construction E.I.R. Company filed in conjunction with the Final Map FINAL of Tract 7796 to permit a subdivision of 1.245 acres into three lots for 47 unit condominium. MAP TRTCT Adoption of findings and recommendations. Page 2. COMMISSIONERS RO a� TGr v m; p .cN ZpZ A CALL 0 CITY OF NEWPORT BEACH MINUTES December 7, 1972 INDEX Location: Lots 1 through 7, inclusive, in Block "B" of Bayside Tract, and Lots l through 6, inclusive, in Block 7 of the Balboa Tract; located northerly of Balboa Boule- vard, easterly of Palm Street, southerly of the U.S.Bulkhead Line and westerly of Washington Street in Central Balboa. Zone: C-.1 Applicant: JAK Construction Co., Costa Mesa Owner: Same as Applicant Eng.ineer: Raub, Bein, Frost and Associates, Costa Mesa Chairman Glass brought the Commission up.to date in connection with this matter. Planning Commission discussed and concurred on the following findings of fact: 1. There is no substantial excavation, grading or alteration of existing natural topography involved in this project. 2. There will be no significant impact on flora, fauna, or destruction of archaeological or paleontoloiiical sites. 3. That the project as conceived with the controls that have been discussed during the meetings will not contribute to any significant drainage going into the bay either on a temporary or permanent basis. 4. That utilities, traffic patterns and the project itself in terms of noise generation will not create any significant demands or impact on the surrounding area. Although this project taken alone at its present density level may not have a significa impact on traffic, etc., the Council should consider that if all R -3 type projects, which this really represents, are allowed to go to this density level, there might very well be a very detrimental traffic impact and Council should consider not just this one project, Page 3. INDEX COMMISSIONERS CITY Of NEWPORT BEACH MINUTES r�mGrgTyo mFDinmyap,�n 4 Z Z CALL , ^p m Decemher 7.. 1979 iuncv but the extent of their action to other pro- jects that would follow if this became typical. There were two viewpoints on finding No. 5, as follows: 5. That the change from commercial to residential is the highest and best use of thi.s particular piece of property based on Council "s action to designate this area as suitable for residential use considering all the pros and cons that apparently went into the earlier deliberation and the fact that this development does not necessarily preclude a continuing and re- developed commercial zone, the question being what the nature should be and how large it should be. Ayes: Beckley . Noes: Agee, Glass, Hazewinkel, Heather, Rosener . 5. That the area in which the redevelopment is proposed is commercial in nature and a residen- tial use in this location would cause a dis- location of that commercial area and hinder its redevelopment based on the additional information we have received in the E.I.R. and other reports and information presented to us during the discussions. Ayes: Agee, Glass, Hazewinkel, Rosener Noes: Beckley Abstain: Heather 6. That the density of the project as proposed on a gross basis appears to be 26.9 dwelling unit per acre and on the same basis the immediate surrounding area is quoted as D -3 at 19 dwelli g units per acre and the average in the general vicinity at 16.4 dwelling units per acre, maki g the development certainly in excess of the surrounding character and excessive compared t long term environmental goals.. 7. That the height as requested is both higher than the surrounding area; is in reasonable close proximity to a civic landmark, the • Pavilion, and thus would tend to jeopardize the Pavilion's importance; and is in excess of the current height ordinance requirements for that area. Page 4. COMMISSIONERS CITY OF NEWPORT BEACH T�9�nT?aya� MINUTES < Z p F CALL December 7, 1972 INDEX '8. If residential usage of this property is implemented, in spite of the previous findings, the Planning Commission recommends to the City Council that in the public interest the follow - ing conditions be attached to any residential usage which would be upheld: a. That the structures be sound attenuated to achieve an average maximum interior noise of 60 DBA. b. That the swimming pool be eliminated or relocated to a location approved by the Director of Community Development, c. That the types and locations of street trees be provided to the specifications of the Parks, Beaches and Recreation Department, and that the standard inspection fee of $3.00 per tree be paid. d. That landscape plans, including watering • facilities, be approved by the Director of Community Development prior to issuance of a building permit. e. That trash areas be enclosed with walls and integrated into the building design, or all trash areas shall be enclosed within the building. f. The applicant shall obtain a demolition permit from the Department of Community Development prior to the commencement of demolition of any structure on the subject property. Plans, including proposals for the control of debris and protection of the bay, shall be submitted to and approved by the Director of Community Development prior to the issuance of demolition permits.. g. That the developer shall be responsible for all precautionary actions necessary to pro- tect the quality of the waters of the harbor during excavation and construction opera- tions and shall prepare for approval of the Director of Community Development, plans a d specifications designed to protect the waters • of the adjoining channel prior to the issuance of any building permits. Page 5. COMMISSIONERS CITY OF NEWPORT BEACH Y� m � Y T �i A Z MINUTES Z j0 p CAII P December 7, 1972 lunc„ h. There shall be submitted a declaration of covenants, conditions and restrictions setting forth an enforceable method of insuring the installation and continued maintenance of the landscaping, walls, walks and all physical features such as buildings, parking areas, and trash storage areas acceptable to the Director of Community Development and, in respect to legal enfor e- ability,•the City Attorney. i. That the project comply with the height ordinance existing in that district, that if any relief is requested from the basic height ordinance, that the normal use permit procedure and public hearing 'take place but that the fee be waived. j. That the Council take into account the figures stated in the previous finding regarding density (Finding No. 6), establish a lower density than that requested which would be in keeping with the surrounding . neighborhood. Motion X In connection with Final Map Tract 7796, Planning Ayes X X X X X Commission moved that if the Use Permit is approve Abstained as it was originally approved by the City Council as noted X and if the Tentative Map is approved as originally approved by the City Council, then the Final Map complies with the Tentative Map and should be approved without any additional conditions. Planning Commission recessed at 9:15 P.M. and reconvened at 9:25 P.M. with all Commissioners present. Items #A3, #A4, and #A5 are interrelated and, therefore, were heard concurrently but separate actions taken on each Amendment.. Item #A3 A proposal to amend Section 20,13.040 of the AMENDMENT • Newport Beach Municipal Code to provide that the NO. 338 second family unit in any duplex in the R -1.5 District shall have a maximum of 650 square feet DENIED or one - fourth the lot area, whichever is larger, Page 6. COMMISSIONERS r�c�xx ;p M FYN MYA aO <N Zpz' m P RG CALL 0 0 CITY OF NEWPORT BEACH MINUTES DpcPmhBr 7. 1979 lunEw but not to exceed 800 square feet. Initiated by.- The City of Newport Beach Item #A4 A proposal to amend Sections 20.13.030, 20.13.040 AMENDMENT and 20.13.050 of the Newport Beach Municipal Code NO. 350 to provide that the total gross floor area on a lot in the R -1.5 District shall not exceed 1.5 APPROVED times the buildable area of the site; and to add AS Section 20.1.3.070 of the Newport Beach Municipal REVISED Code regarding off - street parking requirements in the R -1.5 District. Initiated by: The City of Newport Beach Item #A5 A proposal to reclassify from the R -2, R -3 and AMENDMENT C -1 -H District to the R -1.5 District, all pro- NO. 337 perty located on Balboa Island and generally bounded by the North Bay Front, the East Bay PARTIALLY Front, the South Bay Front and Waters Way. This AT-PROVED proposal encompasses all property on Balboa Island except as follows: 1. All C -1 zoned lots on Marine Avenue between a point south of Park Avenue and the alley south of the North Bay Front. 2. All C -1 zoned lots on Agate Avenue betwee Park Avenue and the alley north of the South Bay Front. It should be noted that this exemption does not include the C -1 -H zoned lots at the northwest corner of Agate Avenue and Park Avenue. 3. All C -1 zoned.lots on the south Bay Front between Opal Avenue and Pearl Avenue. 4. All lots on Collins Isle. Initiated by: The City, of Newport Beach Public hearings were opened in connection with the above three items and Community Development Direct Hogan reviewed the Amendments with the Planning )r Commission. He also explained the emergency ordinance now in existence on Balboa Island which is within the framework of Amendment No. 350. Page 7. COMMISSIONERS CITY OF NEWPORT BEACH Cl m(�9 ND90 MINUTES Z p m e CALL p December 7, 1972 INDEx Kenneth Belgin, Apolena Street, President of the Balboa Island Improvement Association, appeared before the Planning Commission in favor of Amend- ment No. 350 and stated that No. 338 did not . accomplish what was expected. He also reported on the postcard survey which had been made on the Island. Bob Charles, 611 N. Bay Front, Apt: D, appeared before the Commission requesting clarification of Amendment No. 350 in connection with the off - street parking. Bill Zon, 220 Sapphire, Balboa Island, appeared before the Planning Commission in opposition to Amendment No. 350 and Amendment No. 338 and stated his approval of the original R -1.5 Ordinance and its application to Balboa Island. Harvey Pease, resident of Balboa Island, appeared before the Planning Commission in opposition to the reclassification of the C -1 -H property located at the northwest corner of Agate Avenue and Park • Avenue. He also presented a duplicate original of a petition signed by approximately 500 property owners in opposition to the change of zone on said property. He stated that the C -1 -H property at the northwest corner of Agate Avenue and Park Avenue was not conducive to residential use and requested that the property remain in the C -1 -H District. Don McCullum, 227 Sapphire, appeared before the Commission and stated he was in favor of Amendment No. 337 and the original R -1.5 Ordinance. Planning Commission discussed the amendments and the various reasons for same including the questio of the off - street parking requirement. There being no others desiring to appear and be heard, the public hearing was closed. Following discussion, the following actions were taken by the Planning Commission: Motion x That Amendment No. 338 be denied and removed from AMENDMENT All Ayes any further action. NO. 338 • DENIED Page 8. COMMISSIONERS I CITY OF NEWPORT BEACH r�,c�ss3p Re CALL lotion lotion lotion Ayes Noes Ayes Noes Moon' Ayes Noes Abstain Motion All Ayes • MINUTES December 7, 1972 INDEY X That Amendment No. 350 be approved with the dele- MENDMENT NO. 350 tion of Section 4 covering "Sec. 20.13.070 Off- Street Parking." PPROVED S X A substitute motion was made to approve Amendment No. 350 as proposed, leaving in the off - street REVISED parking. X A further substitute motion was made that a room count basis be established and that no restrictions be made on the amount of square footage for either a single unit or a combination of units, but that a majority of 10 rooms on a piece of property be established. Planning Commission was advised that this was not a proper motion since the substantive nature of the motion had not been advertised. Motion was withdrawn. X X The substitute motion made by Commissioner Heather X X X X X was voted on and failed. X X X X The original motion made by Commissioner Agee was X X voted on and carried. X That Amendment No. 337 be approved with the excep- AMENDMENT NO. 337 X X YX X tion that the C -1 -H zoned lots at the northwest corner of Agate Avenue and Park Avenue shall not X be reclassified to R -1.5, but shall remain in the PARTIALLY C -1 -H District. APPROVED An additional motion was made that when Amendment No. 350 and Amendment No. 337 are forwarded to the City Council for consideration, they be requested to entertain the full scale notification procedure and that all affected property owners on Balboa Island be notified by mail. Item #A6 Request to permit the construction of a 104 unit USE senior citizen retirement home in the Unclassified PERMIT District, and the acceptance of an Environmental 1623 Impact Report. APPROVED Location: Parcel 2, Resubdivision 234, CONDI- located at 333 Placentia Avenue on TIONALLY the westerly side of Placentia Avenue between Hospital Road and Superior Avenue in Hoag Hospital area. Zone: Unclassified Page 9. . COMMISSIONERS I CITY OF NEWPORT BEACH yG��'C vmyp0 T F N T 91 p1 T &< CALL r December 7, 1972 MINUTES INDEX Applicant: Stivers /Huntington, Huntington Beac Owner: Morgan A. /Howard C. Stivers, Long Beach Public hearing was continued in connection with this request and the need for an 18 foot access drive as required by the Fire Department in Condi- tion No. 2 was discussed by the Planning Commissio . Robert Zinngrabe, the "Huntington" portion of the applicant,.appeared before the Planning Commission and answered questions pertaining to the project. He stated they would like to have 104 rooms rather than 100 rooms as recommended by the staff in Condition No. 3 and that all other conditions were acceptable. Number of rooms, persons involved, staffing of the facility and type of facility. proposed was discussed. Mr. Sibola appeared before the Planning Commission and commented on the project in.connection with the number of beds proposed. • Density of the area and the impact of this project as to traffic, schools, recreation facilities, utilities, etc. was discussed by the Planning Commission. Alternative use of the land was also discussed. There being no others desiring to appear and be heard the public hearing was closed. Motion X Planning Commission acknowledged receipt of the Environmental'Impact Report and considered it in their deliberations of the approval or disapproval of the application. Motion X An amendment to the above motion was made that the All Ayes Planning Commission find that there was not a wide range of alternatives contained in the F.I.R. All Ayes The original motion to accept the E.I.R. was voted on and carried as amended. Motion X Planning Commission approved Use Permit Applicatio . Ayes X X X X X No. 1623 subject to the following conditions: Noes X • 1. That all construction affecting the existing storm drain and easement which diagonally cros the site shall be reviewed and improved by the Public Works Department. The structure shall Page 10. COMMISSIONERS T r m�yinym y^`yj0+� N�m1Z RO CALL • CITY OF NEWPORT BEACH MINUTES December 7, 1972 ,YACv be designed so that no additional loads will be imposed on the existing storm drain pipe. The architect shall be responsible for coordin ating the design so that these requirements will be met. 2. That the number of rooms be reduced to not more than one hundred, and the additional floor space be used to enlarge the indoor recreation facilities and to provide improved access to the outdoor areas. 3. That-the development substantially comply with the plans as submitted with the exception of Condition No. 2 above. 4. That landscape plans including permanent irrigation systems be submitted to and approve by the Community Development Department. 5. That a signing program, including all proposed signs, be submitted to and approved by the Community Development Department. 6. That the maximum number of beds that the facility should be licensed for should not exceed 150. 7. That the permitted use be confined to a senior citizens home as licensed by the State of California, Department of Social Welfare. Item #A7 Environmental Impact Report of Koll Center Newport E.I.R. filed in conjunction with the Tentative Map of TENTATIVE Tract 7953 (Revised) to permit the subdivision of MAP 16,6.343 acres into fifteen lots of commercial and TRACT industrial development. (Continued Public Hear- 7953 ing) CONT. TO Location: Portion of Block 50, Irvine's DEC. 14 Subdivision, located at the north- easterly corner of MacArthur Boule- vard and Jamboree Road (Collins Radio Property). Zone: P -C Applicant: Collins Radio Company, Newport Beac Owner: Koll Center Newport, Newport Beach Page 11. COMMISSIONERS 7isl; RifCALL r Motion All Ayes • CITY OF NEWPORT BEACH MINUTES December 7. 1972 ,unev Engineer: Raub, Bein, Frost & Associates, Costa Mesa Due to the lateness of the hour, this matter was continued to the adjourned meeting of December 14, 1972. Item #A8 Request to amend a portion of Districting Map No. 26 from an Unclassified District to a C -1 District, AMENDMENI NO. 343 and the acceptance of an Environmental Impact Report. CONT.TO ,SAN. 18 Location: Portion of Lot 2, Tract No. 1125, located on the easterly side of Dover Drive between Westcliff Drive and Sixteenth Street on old Casta- ways property. Zone: Unclassified Applicant: The Irvine Company, Newport Beach. Owner: Same as Applicant X At the request of the applicant, Planning Commissio continued this matter to the meeting of January 18, 1973. Item #A9 Request to permit the construction of a public USE parking garage that exceeds.the basic height limit within the 26/35 foot height limitation zone, and PERMIT 6— the acceptance of an Environmental Impact Report. CONT.TO Location: Lot 1, Tract 1235, and a portion of DEC. Lot 2, Tract 1117, located northerly of Via Lido, easterly of Newport Boulevard, and southerly of Via Oporto, in Central Newport. Zone: C -1 Applicant: Eastman -Koll Company, Newport Beach Owner: Don Koll Company, Newport Beach Due to the lateness of the hour, this matter was continued to the adjourned meeting of December 14, 1972. Page 12. COMMISSIONERS Re CALL YC mGry m; P M �yN m f�yZ .c 7� P E n lJ CITY OF NEWPORT BEACH MINUTES December 7, 1972 iunry Item #B1 Request to create two parcels of land for develop- RESUB- ment. DIVISION N0. 371 Location: Portion of Block 50, Irvine's Subdivision, located on the south- CONT. TO westerly side of Quail Street bet- DEC. 14 ween Westerly Place and Spruce Avenue in "Newport Place ". Zone: P -C Applicant: Emkay Development Co.,.Newport Beach Owner: Same as Applicant Engineer: Raub, Bein, Frost & Assoc., Costa Mesa Due to the lateness of the hour, this matter was continued to the adjourned meeting of December 14, 1972. Item #62 Request to amend the Planned Community Development AMENDMENT Standards for "Newport Place. ", bounded by Mac - Arthur Boulevard, Jamboree Road, Bristol Street, NW9 and Birch Street, to permit a mechanical car wash on Service Station Site #1 and to eliminate the CONT.TO —DE—C—.-TT fire station provisions in Industrial Site #3A. Locatiorc: Portion of Block 50, Irvine's Subdivision, located on the easterl corner of Dove and Birch Streets (Service Station Site #1) and the easterly corner of Birch and Bristol Streets (Industrial Site #3A). Zone: P -:C Applicant: Emkay Development Co., Newport Beac Owner: Same as Applicant Due to the lateness of the hour, this matter was continued to the adjourned meeting of December 14, 1972, Page 13. COMMISSIONERS D�m4�, T�NTya aO �N. £ T Z Z zp p Rib CALL 71V M on A Ayes CITY OF NEWPORT BEACH MINUTES December 7, 1972 imncY Item #B3 Request to permit the construction of an automatic USE car wash with gasoline service, automotive and boat waxing, retail sales, and a take -out restau- EMMIT 1641 rant. CONT.TO Location: Parcel 1 of Parcel Map 45/25, DEC. 14 located on the easterly corner of Birch and Dove. Streets in "Newport Place ". Zone: P -C Applicant: Beacon Bay Enterprises, Inc., Newport Beach Owner: Emkay Properties, Inc., Newport Beach Due to the lateness of the hour, this matter was continued to the adjourned meeting of December 14, 1972. Item #B4 Request to permit the storage and rental of USE trailers and U -Haul equipment in conjunction with PERMIT an existing service station. 1645 Location: Parcels A and B of Resubdivision REMOVED No. 166, located on the north- westerly corner of Highland Avenue FROM 1WNDA and West Coast Highway in West Newport. Zone: C -1 -H Applicant: Bob's Texaco Service, Newport Beach .Owner. Texaco, Inc., Newport Beach Ron Werterig, representative of the applicant, appeared before the Planning Commission. Planning Commission and Staff discussed this matte and determined that the use permit procedure was not the proper course of action and that the appli cation should never have been accepted for filing, X therefore, the proceedings were terminated and the fee refunded to the applicant. Page 14. COMMISSIONERS YC m4r 7� ;A mFNmyY�O m tN x F Z A CALL •, Motion All Ayes 0 CITY OF NEWPORT BEACH MINUTES December 7, 1972 NDEX Item #65 Request extension of time to permit the construc- USE tion of a Boys Club. PERMIT 5 Location: Portion of Block 52 of Irvine's Subdivision, located at 2555 Vista CONT.TO del Oro, on the westerly side of EC. 14 Vista del Oro, approximately 240 . feet northerly of the intersection of Vista del Sol and Vista del Oro in Eastbluff Park. Zone: R- 4- B -2 -UL Applicant: City of Newport Beach Owner: Same as applicant. Due to the lateness of the hour, this matter was continued to the adjourned meeting of December 14, 1972. Item #66 Request to change the name designated as "Point STREET Loma Drive" on Tract 7432 to "Rocky Point Road" NAME and to change the street name of "Rocky Point CHANGE Road" on Tract 7386 to "Point Loma Drive" in Harbor View Hills. REMOVED FROM Zone: P -C AGENDA Applicant: John D. Lusk & Son, Newport Beach Owner: The Irvine Company, Newport Beach Engineers: Raub, Bein, Frost & Assoc., Costa Mesa X At the request of the applicant, this matter was removed from the agenda. Item #B7 OFFSITE Request for approval of an offsite parking agree- ment for 30 parking spaces to be used in conjunc- PARKING tion with "Down The Hatch" Restaurant (formerly GREEMENT the "Dry Dock" Restaurant). REMOVED Location: Portion of Lot H, Tract 919, locat- FROM ed at 2601 West Coast Highway, on AGENDA Page 15. COMMISSIONERS CITY OF NEWPORT BEACH qCm� >mq0 mnq Nq min m m ZZ p x RN CALL Motion All Ayes Motion All Ayes Motion All Ayes MINUTES December 7, 1972 INDEX the south side of West Coast Highway across from Tustin Avehue on Mariner's Mile. Zone: C -O -Z Applicant: David Delano and Ray Grimm, Jr., Newport Beach Owner: Same as Applicant X At the request of the applicant, this matter was removed from the agenda until further notice. Item #B8 Request to consider adding Chapter 20.33 to the Newport Beach Municipal Code regarding the estab- lishment of an Open Space District in the City of Newport Beach. AMENDMENT NO. 351 CONT. TO DEC. 14 Initiated by: The City of Newport Beach Due to the lateness of the hour, this matter was continued to the adjourned meeting of December 14, 1972. . ADDITIONAL BUSINESS: X Planning Commission adopted Resolution No. 779 RES. NO. 779 setting a public hearing for January 4, 1973, to consider the rezoning from an Unclassified Distric to either an R -1 or an R -1 -B District, Lots 1 through 8 and Lots 14 through 20, Tract 2095, in Bayshores. X Planning Commission adopted Resolution No. 780 RES. NO. 780 setting a public hearing for January 4, 1973, to consider the rezoning from a C -1 -H District to either an R -1 or an R -1 -B District, Lots 1 through 83, Tract 3162, Lido Sands. Commissioner Glass requested and received per- mission to be absent from the meetings of December 21, 1972 and January 4, 1973. There being no further business, meeting.adjourned to December 14 972. Tim 12 ' CQ LINE E. HEATHE Secr tary, Planning Commission City of Newport Beach Page 16.