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HomeMy WebLinkAbout3.0_West Newport Amendments_PA2010-182, PA2010-190 and PA2011-014CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT April 7, 2011 Hearing Agenda Item 3 SUBJECT: West Newport Amendments - (PA2010 -182, 190. and PA2011 -014) 6904, 6908 -5936, and 6480 West Coast Highway • General Plan Amendment Nos. GP2010 -002, 013, and GP2011 -002 ■ Code Amendment Nos. CA2010 -012, 013, and CA2011 -003 • Local Coastal Plan Amendment Nos. LC2010 -002, 003, and LC2011- 001 APPLICANTS: T.K. Brimer, B. Jeffrey and Lorrainne Kennard, and The National Cat Protection Society PLANNER: Javier S. Garcia AICP, Senior Planner (949) 644 -3205, jgarcia @newportbeachca.gov PROJECT SUMMARY Amendments to the General Plan, Coastal Land Use Plan, and Zoning Code to change the designations of three properties from Two -Unit Residential (RT and RT -E) to Visitor Serving Commercial (CV) or Mixed Use - Vertical (MU -V) land use designations. The amendments were initiated by the property owners who are seeking to continue the existing nonconforming commercial use of their properties. All three properties are currently developed with commercial and mixed -use buildings, and no new land use or development is proposed at this time. RECOMMENDATION 1) Conduct a public hearing, and 2) Adopt Resolution No. _ (Attachment No. PC 1) and attached Exhibits recommending the City Council • Approve General Plan Amendment Nos, GP2010 -002, GP2010 -013, and GP2011.002; and • Approve Local Coastal Plan Amendment Nos, LC2010 -002, LC2010 -003, and LC2011 -001; and • Approve Code Amendment Nos. CA2010.012. CA2010 -013, and CA2011 -003. NLI o Q O� V a c >f 6908 -6936 W. Coast Huy The Frog House WEST NEWPORT AMENDMENTS April 7, 2011 Page 2 VICINITY MAP f 6904 W. Coast Hwy: \ \ \ \\ \ The National Cat Protection Society\\ \�\ 6480 W. Coast Hwy Kennard Property Orris My Party A CHANGES:CURRENTtoPROPOSED LOCATION: GENERAL PLAN: COASTAL LAND USE ZONING: PLAN: 6460 W COAST HWY RT to CV -0.6 RT -E to CV -A R -2 to CV-0.5 SURROUNDING USES: RT RT -E R -2 North, South, East and (Two -Unit Residential) (Two -UnIt Residential) (Two -Unit Residential) West RT to MU -V RT-E to MU -V R -2 to MU -V 6904 W COAST HWY 6906 -6936 W COAST HWY RT to MU -V RT -E to MU -V R -2 to MU -V SURROUNDING USES: RT RT -E R -2 North, South, 8 East (Two -Unit Residential) (Two -Unit Residential) (Two -Unit Residential) RM RM -D RM ( West Multi-Unit Residential Multi-Unit Residential Multi-Unit Residential o �} R-6 V� A WEST NEWPORT AMENDMENTS April 7, 2011 Page 3 INTRODUCTION Project Setting The properties involved are located on the inland side of West Coast Highway in West Newport and are designated by the Land Use Element of the General Plan, Coastal Land Use Plan, and the Zoning Code for Two -Unit Residential use The properties are currently occupied by commercial and mixed -use buildings and uses that are nonconforming with the General Plan, Coastal Land Use Plan and the Zoning Code Background On July 25, 2006, the Newport Beach City Council adopted Resolution No. 2006 -76 approving a comprehensive update to the Newport Beach General Plan ( "General Plan Update"). On November 13, 2007, the City Council adopted Resolution No. 2007 -71, approving Coastal Land Use Plan Amendment No. LC2007 -001 making the Coastal Land Use Plan consistent with the General Plan Update. On January 28, 2008, the City Council adapted Ordinance No. 2008 -05, which in addition to other Zoning Code changes, established the maximum time period for the abatement and termination of nonconforming uses in residential districts. However, determinations of nonconformity could not be made until the finalization of the City's Local Coastal Plan (LCP), which occurred on July 14, 2009, and the subsequent Zoning Code Update which was effective November 25, 2010. On October 25. 2010, the City Council Adopted a Comprehensive Update to the Zoning Code (Newport Beach, Municipal Code Title 20) bringing consistency between the Zoning Cade and the Land Use Element of the General Plan. The result of that action rendered several properties nonconforming, including existing commercial uses located within residential districts, which in accordance with Ordinance No. 2008 -05 became subject to abatement. The City sent letters to all known uses that are subject to abatement. Staff has met and continues to meet with many of the owners of property that are subject to abatement. Staff has explained to those owners the options available to them to remedy their individual situations. Those remedies may include conversion of use or development to a residential use. request for extension of the abatement period. and /or request to amend the General Plan. Coastal Land Use Plan and Zoning Code to allow the continuation of the commercial use. In the case of the subject applications, the individual owners chose to pursue amendments to change the land use designations of their properties from residential to commercial or mixed -use. Project Description The list of proposed amendments are as follows: Locations: (Application Number) General Plan: WEST NEWPORT AMENDMENTS April 7, 2011 Page 4 Use Plan: From ,y To From T_a Fran fi480 W Coast Hwy � Kennard Property R7 CV 0.5 RT -E CV�1 R-2 (Press My Party) (PA2010 -190) 6904 W Coast Hwy The National Cat Protection RT MU -V RT -E MU -V R -2 Society (PA2011 -014) TK Brimer RT MU -V RT -E MU -V I R -2 The Frog House (PA2010.182) General Plan: RT - Two -Unit Residential CV -0.5 FAR - Visitor Searing Commercial, 0.5 floor area ratio MU -V - Mixed Use Vertical Coastal Land Use Plan. RT -E - Two -Unit Residential CV -A - Visitor Serving Commercial MU -V - Mixed Use Vertica[ Coning District: R -2 - Two -Unit Residential CV 0 5 FAR - Visitor Serving Commercial, 0.5 floor area ratio MU -V -Mixed Use Zoning Designations: CV-0.5 IIIJI*� MU -V The R -2 zoning district is intended to provide for areas appropriate for a maximum of two residential dwelling units (i.e., duplexes) located on a single legal lot. The CV zoning district is intended to provide for areas appropriate for accommodations.. goods, and services intended to serve primarily visitors to the City. WEST NEWPORT AMEN DIMENTS April 7, 2011 Page 5 The ML)-V zoning district is intended to provide for areas appropriate for the development of mixed -use structures that. vertically integrate residential dwelling units above the ground floor with retail uses including office, restaurant, retail, and similar nonresidential uses located or the ground floor or above. Development Intensitw: The CV -0.5 Zoning District allows for the development of commercial floor area with a maximum floor area ratio .(FAR) of 0.5. The MU -V zoning district allows for the development of mixed use commercial and residential projects with a maximum commercial FAR of 0.75 and residential density of one unit for every 1,1631 square feet of land area (density of 26.7 units per acre). Residential uses are only allowed above the ground floor, DISCUSSION Anal sis Amendments to the General Plan Land Use Plan, Coastal Land Use (Plan, and Zoning Code are legislative acts. Neither City nor State Planning Law sets forth required findings for approval) or denial of such amendments_ However, when making a recommendation to the City Council, the Planning Commission should consider applicable policies and development standards to ensure internal consistency. General) Plan = Land Use Element Goal LM of the General Plan states as follows: A development pattern that retains and complements the City's residential neighborhoods, commercial and industrial districts, open spaces, and natural environment_ Policy L U 2.2 - Growth and Change states as follows: Enhance existing neighborhoods, districts, and conidors, allowing for re -else and' infill with uses that are complementary in type; form, scale, and character. Changes in use andlor densitylntensity should be considered only in those areas that are economically underperforming, are necessary to accommodate ,Newport Beach's share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new development shall he coordinated' with the provision of adequate infrastructure and public services, including standard's fof'accepta61e traffic level of service. WEST NEWPORT AMENDMENTS April 7, 2011 Page 6 Policy LU 3.2 is intended to provide direction to decision- makers in determining under what circumstances changes in land use, density, or intensity should be considered. This pohcy recognizes that there are some areas of the City that are not achieving their full potential and the policy establishes strategies for their enhancement and revitalization. The proposed amendments would not create unacceptable or significant traffic impacts or impacts to existing infrastructure or public services. Continuation of existing uses and the future redevelopment of the properties consistent with the proposed commercial or mixed -use designations would not create development that would be complementary in type, form, scale, and character. however vertically Integrated mixed -use buildings are not found in the West Newport Area. Commercial designations with commercial uses and no residential component are more consistent with the existing development pattern and would provide for future revitalization when economic factors allow redevelopment. Policy LU 3.3 - Opportunities for Change states in part as follows: (Newport Beach General Plan, Page 3 -9) Provide opportunities for improved development and enhanced environments for residents in the following districts and corridors... (Nest Newport Area: consolidation of retail and visitor - serving commercial uses. with remaining areas developed for residential units... Staff believes that this policy was implemented with the adoption of the land use plan map that included designating several underperforming commercial properties to residential. One of the three subject sites was so re- designated with the adoption of the land use plan map (The National Cat Protection Society property)_ The other two sites were designated for residential uses with the adoption of the Newport Shores Specific area plan over 25 years ago. The purpose was to strengthen the viability of commercial uses around the existing commercial centers at the two signalized intersections. The proposed amendments are contrary to that intent because they propose to expand the scope of the commercial centers. However, the subject properties involved are in close proximity with the two commercial areas. Additionally, the amendments will provide opportunities for improved development in furtherance of the policy when economic conditions permit. Approval of the amendments will allow the continuation of the existing uses and development that would not be subject to abatement and therefore avoid the near term result of creating vacant buildings on West Coast Highway. The presence of vacant storefronts would have the opposite effect of revitalization General Plan Amendment No. GP2010 -013 (PA2010 -190) 6480 West Coast Highway -This amendment affects a parcel located at the southeast corner of West Coast Highway and Walnut Street, and proposes to change the land use category from RT (Two -Unit Residential) to CV 0.5 (Visitor- Serving Commercial). The _t WEST NEWPORT AMENDMENTS April 7, 2011 Page 7 current building exceeds the 0.5 FAR and it does not provide the minimum code required parking. The amendment would eliminate the opportunity for residential use. Since the original submittal of the application for a land use change to CV 0.5, the owners have reconsidered their request and have asked that the Commission consider a request to redesignate the site to MU -V (Mixed -Use Vertical). The owners are concerned with the limits on retail sales with the CV zone (general retail sales are not allowed, but visitor - serving retail sales are). Additionally, the owners want the opportunity to have a residential use above the shops. Staff does not support the change to the MU -V designation given that vertically integrated mixed-use development is not located within the West Newport Area. However, the Planning Commission could find future development of the property as a mixed -use development will enhance and revitalize the West Newport Area and direct staff to revise the resolution and attached documents to reflect the change from RT (Two -Unit Residential) to MU -V (Mixed -Use Vertical). General Plan Amendment No. GP2010 -002 (PA2010 -182) 6908 -6936 West Coast Highway — This amendment affects three lots located at the corner of West Coast Highway and Grant Street, and proposes to change the land use category from RT (Two -Unit Residential) to MU -V (Mixed -Use Vertical). The properties are currently developed with a single residential unit located on the rear half of the two easternmost parcels, and a commercial building (The Frog House) located on the easternmost parcel. Parking for The Frog House is located on the front half of the westerly two parcels. Although the The Frog House has a strong following that supports its continued economic success, aesthetically, the property detracts from the overall district. Current development would not be consistent with the proposed MU -V designation although it would achieve the goal of the owner to allow the commercial use to continue. The existing residence would not be subject to abatement as a nonconforming use. As noted previously, staff is concerned that the introduction of vertically integrated mixed -use projects is not consistent with uses in the area. Future development of the three individual lots as individual mixed -use projects would be difficult due to their small lot size (lot areas of 1,825 sq. ft., 2,165 sq. ft., and 2,278 sq. ft.). It is possible that the combining of the three small existing parcels could accommodate such a project. however, vehicular access and parking could restrict the feasibility of such a project. Additionally, commercially designated lots along the highway are designated CV. Therefore, for these reasons staff recommends that the amendment be approved changing the designation to CV 0.5 (Visitor - Serving Commercial) rather than MU -V. General Plan Amendment No. GP2011 -002 (PA2011 -014) WEST NEWPORT AMENDMENTS April 7, 2011 Page 8 6904 West Coast Highway — This amendment affects a single parcel that is occupied by The National Cat Protection Society, an animal shelter The parcel was created by the combining of three lots and a portion of a fourth into a single parcel in 1994, in conjunction with an addition to the building and an amendment to Use Permit No. 353 The applicant's original request was to change the land use category from RT (Two -Unit Residential) to CV 0.5 (Visitor - Serving Commercial). Staff had proposed that a change to mixed -use might be appropriate in this case, since the applicant to the west (The Frog House) had requested a mixed -use designation. However, after careful consideration of the General Plan Policies and the pattern of development in the West Newport Area as mentioned previously, staff believes that CV 0.5 is appropriate. While the existing building complies with the 0.5 FAR, alterations and additions would be limited. However, the existing commercial use of the property would be allowed to continue, which is the primary intent of the applicant. However, if the Planning Commission should so chose, they could determine that the amendment to accommodate mixed -use is appropriate in this case, and direct staff to revise the resolution and attached documents to reflect the change from RT (Two -Unit Residential) to MU -V (Mixed -Use Vertical). The Planning Commission could make a determination that, given the size of this property, a mixed -use project with vehicular access from the alley could be accommodated, and that such future development of the property will enhance and revitalize the West Newport Area, which is therefore consistent with the General Plan Policies. Coastal Land Use Plan Coastal Land Use Policy 2.1.3 -2 states as follows: Allow local and visitor serving commercial retail consistent with the CV category in two centers at Prospect Street and Orange Street. The subject properties are within close proximity of these two locations (each are one to one -half block west of these commercial centers) and the proposed CV -A category is consistent the policy because it allows for visitor serving commercial uses. Additionally, in the short term, retention of the existing commercial uses and in the long term, potential future development, consistent with either a MU -V or CV designations would complement the existing commercial centers with uses that serve the local residential neighborhood and beach going visitors, consistent with this policy. Coastal Act The Coastal Act provides policies to protect coastal resources and maximize coastal access to the public. Each of the three sites does not contain any sensitive coastal resources as they are presently developed with commercial and residential buildings. Each of the three sites is not located where public access easements would be necessary. The Coastal Act prioritizes land uses, and visitor - serving uses are a higher WEST NEWPORT AMENDMENTS April 7, 2011 Page 9 priority land use than residential use. Continued commercial use of the three properties as developed and future redevelopment as either MU -V or CV will not conflict with the policies of the Coastal Act Zoning Code The stated purpose and intent of the Zoning Code is to Carry out the policies of the City of Newport Beach General Plan. Consistency between the General Plan and zoning designations is critical to ensuring orderly development and enforcement. In the case of each of the three properties, existing development would not strictly conform to all standards of the MU -V or CV zoning districts; however, continued commercial use of the sites would be allowed without abatement. The properties would be subject to Chapter 2038 . (Nonconforming Uses and Structures) and new development would require conformance with applicable development and parking standards. Charter Section 423 (Measure S) Analysis Pursuant to City Charter Section 423 and Council Policy A -18, an analysis must be prepared to establish whether a proposed general plan amendment (if approved) requires a vote by the electorate. The proposed amendments are combined with 80% of the increases in traffic, dwelling units and non - residential floor area created by previous general plan amendments (approved within the preceding 10 years) within the same statistical area. The following thresholds are applicable: 100 dwelling units. 100 A.M. peak hour trips, 100 P.M. peak hour trips, or 40,000 square feet of non - residential floor area, tf any of the thresholds are exceeded and the City Council approves the requested General Plan Amendments, the amendments would be classified as a "major amendment" and be subject to voter consideration. Approved amendments, other than those approved by the electorate, are tracked for 10 years and factored into the analysis of future amendments as indicated. Table 1, below, summarizes the changes created by the proposed amendments with the recommended CV 0.5 designation- The table also shows threshold totals if the Planning Commission chooses to allow the MU -V designation for The Frog House and The National Cat Protection Society properties. As indicated, in either case, none of the four thresholds would be exceeded. and therefore, a vote is not required. A more detailed analysis is attached (Attachment No.PC6). WEST NEWPORT AMENDMENTS April 7, 2011 Page 10 Table 1 cnarter secuon ass Analysis summary Statistical Area 81 Allowed Floor A.M. Peak Hour P.M. Peak Hour Increase in Allowed Area Trips Trips (}welting Units Proposed 3,139 sq. it 7.22 9.86 0 GP2010.002 Proposed 2,068 sq. ft. 5.32 7.19 0 GP2010 -W 3 Proposed 4.474 sq, ft. 12.54 16.62 0 GP2011 -002 SUBTOTAL 13,487.5 sq, ft 15.08 3187 0 Prior Amendment 2,550 sq ft.(80%) 5.89 (80 %) 8.04(80%) 0 GP2010 -001 TOTAL (CV only, with no 12,231 sq. ft. 30.97 41.90 0 residential units TOTALS Of MU -V is permitted on two 16.037.5 sq. ft 46.72 62.39 0 subject properties) A.M. peak hour trip rate is 3 per 1,000 sq. ft P.M. peak hour trip rate is 4 per 1,000 sq. ft, SB18 Tribal Consultation Guidelines Pursuant to Section 65352.3 of the California Government Code, a local government is required to contact the appropriate tribes identified by the Native American Heritage Commission (NAHC) each time it considers a proposai to adopt or amend the General Plan. If requested by any tribe, the local government must consult for the purpose of preserving or mitigating impacts to cultural resources. The City received comments from the NAHC indicating that nine tribe contacts should be provided notice regarding the proposed project. The appropriate tribe contacts supplied by the NAHC were provided notice on January 21, 2011. Section 65352.3 of the California Government Code requires 90 days to allow tribe contacts to respond to the request to consult unless the tribe contacts mutually agree to a shorter time period- The project sites are located in a geographic feature which was significantly modified during the last century in order to alter channels for navigation (Semeniuk Slough) and form habitable islands. The West Newport area was created after the era of Native American settlement and has been subject to significant landform alteration. Due to these factors, the City has contacted the nine tribe contacts by telephone, email, and WEST NEWPORT AMENDMENTS April 7, 2011 Page 11 standard mail, and has not yet received any responses although the review period remains open. The Planning Commission may recommend the proposed project to City Council at this time. However, the City Council may not act on the proposed amendments until the tribe review period is concluded. Given the sites are presently developed and that the no development is proposed at this time, staff does not anticipate any conflicts or need for monitoring by the tribes. If any comments are received from the tribes, they will be forwarded to the City Council for consideration. Environmental Review The proposed amendments are exempt since they do not entail any significant alteration to the subject properties and will bring the General Plan Land Use, Coastal Land Use, and Zoning Districts designations consistent with the present use of the buildings and properties involved. The sites are presently developed and no development is proposed at this time, however, future development of the existing individual properties and structures would be categorically exempt under Section 15302 of the California Environmental Quality Act (CEQA) Guidelines — Class 2 (Replacement or Reconstruction). Therefore, this activity is not subject to CEQA . Summary The applicants have requested the amendments to allow retention of the existing commercial buildings and uses These uses have been in existence for a very long time and their abatement at this time seems contrary to the General Plan Policies that promote revitalization of the area Continuation of these uses and future development consistent with either the MU -V or CV designation doesn't appear to conflict with the General Plan or Coastal Land Use Plan or Coastal Act. Staff does not foresee any adverse environmental impacts with continued use or redevelopment. The approval of the General Plan Amendments to CV 0.5 or the MU -V designation would not necessitate a vote of the electorate, as required by Section 423 of the City Charter. Alternatives Alternatives to the recommended or applicant proposed amendments could include designation to CG (General Commercial), or CC (Corridor Commercial) land use categories. These designations have a broader array of commercial uses. The City could also consider a Code Amendment to create an overlay designation that could be applied to residentially zoned districts or lots that would allow for continued commercial use within existing commercial buildings. Future development would be limited to residential uses within residential buildings consistent with the General Plan and the Zoning Code. Adoption of an overlay district or designation would have the effect of eliminating the abatement and amortization requirements as currently apply. The overlay designation would allow for future development of these properties consistent with the General Plan when economic conditions are more favorable for such WEST NEWPORT AMENDMENTS April 7, 2011 Page 12 construction, at the owner's discretion: A Code Amendment to create such a tool would require City sponsorship and if adopted, individual property owners could request a zoning designation change to apply the overlay to their property. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the properties, and was posted at the site a minimum of ten days in advance of this hearing, consistent with the Municipal Code, Additionally, the item appeared upon the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by. Submitted by: W co* ar Javier S. Garcia AICP, Senior Planner Gregg Ramirez, Senior Planner ATTACHMENTS PC 1 Draft Resolution with attached Exhibits PC 2 Relevant Information for 6480 W. Coast Highway, PA2010 -190 PC 3 Relevant Information for 6904 W. Coast Highway, PA2011 -014 PC 4 Relevant Information for 6908 -6936 W. Coast Highway, PA2010 -182 PC 5 Section 423 Analysis Table F.LI)SL-'RSWI- N'Skue&PA's1PAs .20iffA20I0 -1 92�K- Dammcas�?A2010 -1 R2 - FL- suff report 4-07 -2011 d� Tmpll: 11/23109 DRAFT RESOLUTION With attachments Exhibit A- 6480 W, Coast Highway GP2010 -013, LC2010 -003, ,and CA2010013 Exhibit B- 6904 W. Coast Highway GP2011 -002, LC2011 -001, and CA,20 11 1 -010 3 Exhibit C- 6908 -6936 W Coast Highway GP2010 -002, LC2010 -002 and CA2010- ATTACHMENT No. , PC 1 ,S r� D� T ®r 0�e RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING APPROVAL TO THE CITY COUNCIL AMENDMENTS TO THE LAND USE ELEMENT OF THE GENERAL PLAN, COASTAL LAND USE PLAN AND THE ZONING CODE TO CHANGE THE LAND USE DESIGNATION FROM TWO -UNIT RESIDENTIAL TO VISITOR SERVING COMMERCIAL (CV) FOR PROPERTIES LOCATED AT 6480, 6904, and 6908 -6936 WEST COAST HIGHWAY (PA2010- 182, 190; AND PA2011 -014) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. On July 25, 2006, the Newport Beach City Council adopted Resolution No. 2006 -76 approving a comprehensive update to the Newport Beach General Plan ( "General Plan Update'), 2. On November 13. 2007, the City Council adopted Resolution No. 2007 -71, approving Coastal Land Use Plan Amendment No, LC2007 -001 making the Coastal Land Use Plan consistent with the General Plan Update. 3 On January 28, 2008, the City Council adopted a new ordinance (Ordinance No. 2008- 05) that established the maximum time period for the abatement and termination of nonconforming uses in residential districts. However, determinations of nonconformity could not be made until the finalization of the City's Local Coastal Plan (LCP), which occurred on July 14, 2009. 4, On October 25, 2010, the City Council Adopted a Comprehensive Update to the Zoning Code (Title 20) bringing consistency between the Zoning Code and the Land Use Element of the General Plan. The result of that action rendered numerous properties nonconforming, with existing commercial buildings and uses located within residential districts. In accordance with Ordinance No. 2008 -05, mentioned above„ those properties are subject to abatement. 5. An application was filed by Jeffrey and Lorraine Kennard, Paul Watkins on behalf of the National Cat Protection Society, and T.K. Brimer with respect to properties located at 6480. 6904, and 6908-6936 West Coast Highway, requesting approval of the following applications for amendment to the General Plan, Coastal Land Use Plan and the Zoning Code to change the land use from residential to commercial. 6. The subject properties are currently located within the Two -Unit Residential (R -2) Zoning District and the General Plan Land Use Element category is Two -Unit Residential Land Use (RT) V Planning Commission Resolution No. Page 2 of 4 7 The change of the General Plan designations of 6480 W Coast Highway, 6904 and 6908 -6936 West Coast Highway from Two -Unit Residential (RT) to Visitor Serving Commercial (CV). 8. The recommended change of the zoning District designations of 6480 W Coast Highway, 6904 and 6908 -6936 West Coast Highway from Two -Unit Residential (R -2) to Visitor Serving Commercial (CV). 9. The subject properties are located within the coastal zone. The Coastal Land Use Plan category of the subject properties is Two -Unit Residential Land Use designation (RT -E). 10. The recommended change to the Coastal Land Use designations consistent with the recommended General Plan Amendment for 6480 W Coast Highway, 6904 and 6908- 6936 West Coast Highway from Two -Unit Residential (RT) to Visitor Serving Commercial (CV). 11 Council Policy A -18 requires that proposed General Plan amendments be reviewed to determine if a vote of the electorate would be required. If a project (separately or cumulatively with other projects over a 10 -year span) exceeds any one of the following three thresholds, a vote of the electorate would be required if the City Council approves the suggested General Plan Amendment the project generates more than 100 peals hour trips. adds 40,000 square feet of non - residential floor area, or adds more than 100 dwelling units in a statistical area. 12. This is the second set of General Plan Amendments that affect Statistical Area B1 since the General Plan update in 2006. A reduction in the number of dwelling units and the increase in non - residential floor area result In an increase of 30.97 AM peak hour trips and an increase 41.90 PM peak hour trips based on the commercial and residential housing trip rates reflected in Council Policy A -18. As none of the four thresholds that require a vote pursuant to Charter Section 423 are exceeded, no vote of the electorate is required. 13. A public hearing was held on April 7, 2011, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act under Class 2 (Replacement or Reconstruction). 2. The project of proposed amendments are exempt since they do not entail any significant alteration to the subject properties and are essentially bringing the General Plan Land use Designations, Coastal, Land Use designations and Zoning Districts to Tmpl! 04074110 Planning Commission Resolution No. Page 3 of 4 be consistent with the existing use of the buildings and properties involved. Therefore, this activity is not subject to CEQA. 3, The Planning Commission finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. SECTION 3. FINDINGS. 1. Amendments to the General Plan and Coastal Land Use Plan are legislative acts Neither the City nor State Planning Law set forth any required findings for either approval or denial of such amendments. 2. Code amendments are legislative acts. Neither the City Municipal Code nor State Planning Law set forth any required findings for either approval or denial of such amendments, unless they are determined not to be required for the public necessity and convenience and the general welfare. 3. The amendments of the Land Use Element of the General Plan and the Coastal Land Use Plan will provide consistency with the proposed code amendments to change the zoning of the subject properties from Two -Unit Residential (R -2) to Mixed -Use (MU -V) and Visitor Serving Commercial designations (CV)- 4. The existing buildings and uses, and future development of those properties affected by the proposed amendments will be consistent with the goals and policies of the Land Use Element of the General Plan and the Coastal Land Use Plan; and will be consistent with the purpose and intent of the CV 0.5 and MU -V zoning districts of the Newport Beach Municipal Code, SECTION 4. DECISION. NOW, THEREFORE. BE IT RESOLVED: The Planning Commission of the City of Newport Beach hereby Recommends City Council approval of the following amendments to the General Plan and the Coastal Land Use Plan: General Plan Amendment No GP2010 -013, and Coastal Land Use Plan Amendment LC2010 -003, affecting 64 80 W. Coast Highway. Statistical Area 131, Attachment Exhibit A. Tmpit 04114;10 i Planning Commission Resolution No. _ Page 4 of 4 2. General, Plan Amendment No. GP2011 -002, and Coastal Land Use Plan Amendment LC2011 -001, affecting 6904 W Coast Highway, Statistical Area B1, Attachment Exhibit B, 3. General Plan Amendment No. GP2010 -002, and Coastal Land Use Plan Amendment LC2010 -002, affecting 6908 -6936 W. Coast Highway, Statistical Area B1, Attachment Exhibit C. The Planning Commission of the City of Newport Beach hereby recommends City Council approval of the following Code Amendments to amend the Zoning Code designation of the following properties- 1. Property located at 6480 West Coast Highway, and legally described as Lot 13 and a portion of Lot 14, Block 4, Seashore Colony Tract, (Code Amendment CA2010 -013) changing the Zoning Designation from R -2 (Two -Unit Residential) to CV 0,5 (Visitor Serving Commercial), Attachment Exhibit A.; and 2. Property located at 6904 West Coast Highway, and legally described as Parcel 1 of Lot Line Adjustment No. 94 -07, (Code Amendment CA2011 -003) changing the Zoning Designation from R -2 (Two -Unit Residential) to CV 0.5 (Visitor Serving Commercial), Attachment Exhibit B.; and 3. Property located at 6908 through 6936 West Coast Highway, and legally described as Lots 12, 13 and a portion of Lot 14, Block 9. Seashore Colony Tract, (Code Amendment CA2010 -012) changing the Zoning Designation from R -2 (Two -Unit Residential) to CV 0.5 (Visitor Serving Commercial), Attachment Exhibit C., PASSED, APPROVED AND ADOPTED THIS 7th DAY OF APRIL, 2011, AYES NOES: ABSTAIN. ABSENT. BY: MR Earl McDaniel, Chairman Michael Toerge, Secretary Tmpll 64114/10 Exhibit A- 6480 W. Coast Highway GP2010 -013: LC2010 -003, and CA2010013 ,r o o -- � ,� `` \J; �'' \�_. �_ ,,\ ,. �/ _ -� <� ® �� i w ., �, T Who c= IY c � 1 ^ y q � tT C a M� v oq rn r o U 5 i O o b I $D Exhibit B- 6904 W. Coast Highway GP2011 -002, LC2011 -001, and CA20111 -003 OP o N 0 I c� l i' � e p � a 9 O y Q E � � o O a d ° C9 0 Li e tp 1 CD C o L T m C eh v v °o a 2 U gg O Q o U r'd f. 3 p;10 Exhibit C- 6908 -6936 W Coast Highway GP2010 -002, LC2010 -002 and CA2010- 41 o a Vic' J Pp� D �O o r r �2 . ul 0 CN co O 9 0 _� o e�� oili�� n F, _� RELEVANT INFORMATION: 6480 West Coast Highway FOR PA2010 -190 GP2010 -013 CA2010 -013 LC2010 -003 ATTACHMENT No. PC 2 ='i v f S r� nip a, r.; 3 8 ProiectlMscrip(iou and Justification St•inernent 6480 W_ Coast Hwy., Newport Beach, Ca, This property consists of a commercial building and parking lot, fronting W. Coast l-.J y_in West Newport Beach. It has a parking lot; as well as a sidewalk. along Coast Hwy, for pedestrians. Commercial property in this end of Newport Beach is very limited, therefore much needed to serve the surroundiing community, .Due to the City ofNewport.Beach General Plan changes, this property was rezoned to ]residential, without our request to do so. We have owned this property since 1976 . (34 years). It has been used 100% of that time as a commercial property. The previous ovmiers had also used it only as commercial. It has never been used otherwiise.'It was built solely for commercial usage. 1t is not feasible to move the building to another location. We would have to sell this property, and then purchase another commercial property elsewhere. We are not able to qualify for a loan, so would not be able to purchase another property. This cannot be used as residential. If we cannot continue to rent it to a business tenant, then we would lose all income derived from the property, which would be detrimental to our livelihood. Please rezone this property back to a commercial zoning. Sincerely, B. Jeffrey Kennard Lorraine Kennard M �.� ti ,off �� 0 ��. a �� �� �� �� �� RELEVANT INFORMATION: 6904 West Coast Highway FOR PA2011 -014 GP2011 -002 CA2011 -003 LC2011 -001 ATTACHMENT No.1 PC 3 a� vJ� Aka w 0 v a r `xll\ NO a0 EXHIBIT A IP_roject_Description and Justification 6904 West Pacific Coast highway, (Newport Beach, California 92663 (APN: 424 - 432 -07) (the "Property") The National Cast Protection Society (the 'Society") purchased the Property in 1993 . from Dr. Robert S. Nevin (a veteriinarian) who previously used the Property as al veterinarian clinic: The Society has cared for andl protected homeless cats on the Property for the past eighteen (18) years (and, indeed, the Society has been performing its good work dating back to 1'9168). In July of 1973, the prior commercial zone for the Property was established by virtue of the Newport Shores Specific Plan No.4 (Ordinance No. 1497) and that zoning remained unchanged for 37 years until November 25, 2010 when the zoning for the Property was changed) to R -2. It is our understanding that for many years prior to 1973 (perhaps dating (back to the 19510's), the property was zoned commercial; thus, the commercial zone may indeed have been in (place for the Property for as Fong as 60 Nears No physical changes or usage is contemplated for the Property. The Society simply requests that the former commercial zone established perhaps 60 years ago (which continued unchanged until the new Zoning Code became effective on November 25, 2010) be reinstated so that the Society may continue its worthwhile nonprofit community service of caring for and protecting homeless cats. Thank you for considering our request. The (National Cat Protection Society PA2011.014 for GP2011.002 CA2011.003 LC2011.001 6904 west, Coast Highway The National Cat Pro;eotioiu Society 4APKVV)Cllen1s1Tanzer,NaP Cal Prodectioru soclProfect DescrtPNon and JusliJice6on.doc a*% 32 GUN=, WT EF ncrlYl ex-M 15 trAr9 wFry-.R or GRAacr z' i �Auf Y. IN$[BIla.Rlo?C5: L'AFAC C, L� M--z T AL ALL Mi apcompained ty a plot sbauing in detail 931 bovndarl- ion., b, Applicant =at sign 353 INTE: 8/6/ 57 _ iiFk?7i OR F[i5 IZUL rT'-U. EWALTIU KIST BF OUT ."H',S I.TPLICA-,IGN CGH9-1 -V EI.Y. It HU5T be a diWwa to scale, and with correct dimWmIDnea Ling baildings, prcpoaad aItarationz and addit- a P""it. vithin thirty ix) dare eftar granting. pp coat A . roes 2. Lois 34 52GLR F sEC7 zor ifucrSn;,,er L�.�y_2r,� C -� 7�#1G 3. BPtBINO aAtr Aug 22, 1457 b, App)lcation is hereby coda for a Bse Parnit from 9octian 0? to parn.ite— -,1le• lc —.oF 80 �4'l krt A er�:Ra Iron �'rs There are Z sheets attached W and mad* A part It tAia Applieation- I haraby earthy t77t tra tangoing statements, naps, draadngs, Plana. and apeciPAcati.ona attaeF.- ed hsetito ara tree and corrnot. IT granted tbda Use Parrot will not. adversely afract. perm*, sesidin.g or - 'orkine in the naighborhuod. I further canaant to ar{T permit 11mind in reliance thereen being null and vcid in -the "ant ahoy aaa mt- true and cor- FOR DUARI; ^TAL 85f OMY PLA&N13G Ct7Hd1.51Un AuriUA 7n accord wi Section A Use Pordt a re the 066 Applicant sabject to requircek� a� govermpRtcl agencies 4wnn a ctiwr and subject to `he following: ?Hn ,Zpliegnt must ini)rove his property in accordarco v ?.th the plan:.' sc,bmltted with his anolle:etlon. �cuuw... ...�:e ................- ......__ r IVpi she5 NawepaParT DALTE -8: i11-d 8 fi/ Hen Q . FDMK,,9 CF piA xym cu SSIGHa The Committee re clr EOd ttseE tine �ypllcant snood ep7roxicately il�p OBO In the improvoment of tire- - bulidirg vhlch is to be for an antmal hospital. flow tdation of Puroval of the e�- ;licatioa we-, lade subject to the above doaditlore. L. CB,=- By City alarming Cpnafasion G-MT®- ey the City Council on the on tha-22-1L__day of �fi�LiG�19 rq day of 19_ Irw T. cape! I, .'cc"Lary cry r, ty ork Ntwport Beach City Planning Caemaission e — Nmal:ort B640 Caltr l 1F USE PERMIT NE APPLICATION A P11i by 353 CLTY 0P NEWPORT BEACH App cation Recd y Fee: 11130.00 Department of Community Development Zoning and Ordinance Administration Division 3300 Newport Boulevard Phone (714) 373 -2110 Applicant (print) Rc,4aPr� Q. IVFVJA! Phone,21e -IO9e- Nailino Address D. 01 )3, K C,? .2.p ud.kbi27ANP� 6, HUI P q�.63y Property Owner 5 AVE Phone Railing Address <ssmM j Address of Property In'votved 7. o�J �''p r,u sr Ne....rao:PT eee'.-eh Purpose of Appljcatlon (destri he fully)_ C, n,a �!r_!� i�P =12 s ; .J.. ,, t�.r �. - lone C -f ( ? -1 a )E,fw4)esent use f/444 — — �egal Oescrlptio�Q of Prop , -rtrr Involved (if too long, attach separate sheet) OWNER'S AFFTOAVIT (1) (we) depose and say Chat I am we are the owners o the property es nvo red in this application. (11 fuel further certify, under penalty of perjury, that the foregoing statements and ar.swe s )herein contained and the 1,:formatfon herewith subnitted are in all res ec s ,t{ue and correct to the best of (my) (Our) knowledge and belief_ ! / % J7 1 ff '4' Signature(s) NOTE: An agent may sign far the owner if written authorizaticq from the record owner is filed with the application. w DO NOT COMPLETE APPLICATION BELOW THIS LTHE Date Piled Fee Pd. Receipt No. — Hearing Date , i Publication Date i Posting Date r g ? -3 Ma`l Date J $ 1 7'3 P. C. Action x"9���.. W A J�?3 �T Cate Appeal C. C. Hearing C. C. Action _ _ _ USE PERMIT APPLICATION No. (;(P 353 l'+Y CITY OF NEWPORT BEACH A*i allo PLANNING DEPARTMENT Few S ec'd ' 33M Nenpuri Boulc and N B mpon (Beach, CA 9265M915 ! 'a %IRiL C�,�) IL'W�ti 7,-r %rit7lt rtr (714)644.3200 �+g"ZGezx`O ^ttxrs fLdjirre4, 67a Z2 7,2 APPLICANT (Print) ' [ k - '' f� ,.. _ PHONE Sla ­V31- 31 L MATTING ADDRESS /yip,; -,,.Y t is, r, %'r r i x PROPERTY OWNER ^r-» -+ S PHONE %iAHJNG ADDRESS 5.tm < i ADDRESS OF PROPERTY INVOLVED L- %Ca )c' (s,t�, 1- 4L Nom. PLIRPO / ,N t.SFt OF APPLICATION {deserr'he fu4y) 'i 4. tiu ZONE 9f-'-I j PRESEhrr L;SE L �.' •� « ., LEGAL DESCRIPTION OF PROPERTY INVOLVED (if too long, atra& separate sheet): __ r.�, l��:. lr �%.•s�t F' ,G'r, .-4 pM..- A�l /w�� ...__..._..� . . ..... . ............_ .......... OWNER'S AFFIDAVIT A) (we) liAii ,1,AL cAr PPo.— c�_r,,tp., � Gc- depose and say that (t am) (we are) the owner(s) of the properry(ies) involved in this applintion. (n (Wc) Nnher unify, under penalty of perjury, that the foregoing statements and anvwen herein contained and the information herewith 5u9rrdtted are in all respects voc and correct to thebsl of (rrry) (our) ImGw{edge and belief. ignature(S) '-� � NOTE: An agent may sign for the owner if written authorization from the record awaer is filed with the application. ............ r:...... =c. ........ ....... ........ :a DO NOT COMPUTE APPLICATION BELOW THIS LINE Dale F(Ixd '�, r � �! Fee P8. � �F/ � Rcoeipt No. Hearing Dart .� Posting Date Mail Dam. d•fs _ y_� P.C. ACtiPil _ '. /,i / ✓i Date C.C. Hearing C.C. Action Date elm .p . o I:JIO &SIONX is a MINUTES r i.}i1[N.10 Motion Ayers Absent CITY OF NEWPORT BEACH April 7, 1994 WDFR I APPIICANTS: I cwpDrt Via lido Assnciatcs and Ind Partners, f_td, Orange and Ne ut Beach iOWNERS: Same as applicants i James ffcwickcr, Planning continued in the Planning I so as to allow additin off- street parking eeme Dire requested that this item be )xTmIssion meeting of April 21, 1744, me to resolve concerns regarding the • Motion ma and voted an to continue Item No. 2 to the • Apr. 1, 1994, Planning Commission meting. MOTION i I RRIED. ... lucst to amend a previously approved use permit that permitted establishment of an animal hospital on property located in the tmercial area of the Newport Shores Specific Plan Area. The posed amendment involves a request to change the previous Pal hospital use to a cat care and boarding facility and !o mit ultctations and additions to the existing building in junction with the change in use. 'Elie proposal also includes a Jification to the Zoning Code so as to allow the proposed ding addition to encroach 2 feet into the required 5 foot rear 1 sechack ad}'accnt to residentially clastiified property. LOCATION: Lots 3.6, Block 9, Seashore Colony Tract, located at 6902 West Coast f[ighway, on the northwesterly corner of Fern Street and West Coast Highway, in the Newport Shores Specific plan Area. E: SP-4 4- Item 110..3 w t53(A] fiT7Tf•'t'T ■ C0I1IDMIS IONERS 0 MINUTE: ROLL CALL Notion Ayev Abse.2 CITY OF NEWPORT BEACH April 7, 1444 INDEX APPLICANT: National Cat Protection Society, U)ng (teach OWNER: Same as applicant fhe public hearing was opened in connection with this item, and Mr. Richard Tanzer, Attorney, 3,345 Wilshire Itoulevard, Ufs Angeles, appeared before the Planning Commission on behalf of -the applicant. Mr. Tanzer requested a clarification of Condition No. 7, Exhibit "A", regarding Coastal Commission approval prior to the issuance of a building permit. James Flewicker, Planning Director, suggested that the applicant contact the Coastal Commission regarding a clarificaJon inasmuch as the Coastal Commission requires the approval and not the City. Mr. Tanzer referred to Condition No. 5, Exhibit 'A", and he indicated that the 15 hoot radius corner cut -off currently exists. Commissioner Fdwards recommended that "as necessary"be added to aforementioned Condition No. 7, Mir. Tanzer concurred with the modification. Commissinncr Edwards and Mr. Tanzer discussed the 2 font encroachment into the 5 foot rear yard Setback adjacent to the residential properly. There being no others desiring to appear and he heard, the public hearine was closed at this lime. ion was made and voted on to approve Use Permit No. 333 ended) subject to the finding:, and conditions in Exhibit "A modify Condition No. 7 to state that . -tire applicant as rrary, shall obtain Coaurul Commission approval... M ©TI ©N That the proposed application is consistent with the hnd Use Element of the General Plan and the [seat Coastal Program Land Use Plan, and is compatible with surrounding land uses. -5- f k I � II t '0 CITY OF NEWPORT BEACH MINUTES April 7, 1443 That adequate parking exists on•sitc for the proposed devc lopm a nt, That the change in the operational characteristics of the suhject facility will not have any significant environmental mpact. That the additions to the animal hospital will be insulated a Such a manner as to restrict animal noises to the interior tf the facility. Thal any noise that might have previously been associated with harking dogs will he eliminated, inasmuch as the proposed change in use is associated solely with the hoarding and care of cats, and [hat such use will he unlined to the interior of the huilding. That the proposed building encroachment into the required car yard setback will not affect the flow of air and light to he adjoining residential properly. That the proposed rear yard setback encroachment is an extension of an existing building which currently maintains a rear yard setback of 3 feet. Fhat the approval of Use (omit Na. 353 (Amended) will not, under the cirevntstanccs of this case, he detrimental to he health. safety, peace,. morals, comfort and general NY of persons residing and working in the ncighborhnod or he detrimental or injurious to property nd improvements in the neighborhood or the general welfare of the City, and further that the proposed modification to the 'tuning Code to allow the proposed building to encroach 2 fee[ into the required 5 foot rear and scthack is consistent with the legisla[ivc intent of Title 0 of the Newport Beach Municipal Code. f,. I � l INDEX ROLL CALL 2 I3. 1 i 4. i t 5. c ti. r t 7. t a Y l 2 '0 CITY OF NEWPORT BEACH MINUTES April 7, 1443 That adequate parking exists on•sitc for the proposed devc lopm a nt, That the change in the operational characteristics of the suhject facility will not have any significant environmental mpact. That the additions to the animal hospital will be insulated a Such a manner as to restrict animal noises to the interior tf the facility. Thal any noise that might have previously been associated with harking dogs will he eliminated, inasmuch as the proposed change in use is associated solely with the hoarding and care of cats, and [hat such use will he unlined to the interior of the huilding. That the proposed building encroachment into the required car yard setback will not affect the flow of air and light to he adjoining residential properly. That the proposed rear yard setback encroachment is an extension of an existing building which currently maintains a rear yard setback of 3 feet. Fhat the approval of Use (omit Na. 353 (Amended) will not, under the cirevntstanccs of this case, he detrimental to he health. safety, peace,. morals, comfort and general NY of persons residing and working in the ncighborhnod or he detrimental or injurious to property nd improvements in the neighborhood or the general welfare of the City, and further that the proposed modification to the 'tuning Code to allow the proposed building to encroach 2 fee[ into the required 5 foot rear and scthack is consistent with the legisla[ivc intent of Title 0 of the Newport Beach Municipal Code. f,. I � l INDEX COMMISSIONERS RML CALL 0 CITY OF NEWPORT BEACH MINUTES April 7, 1994 That the proposed development shall be in substantial conformance with the approved plot plan, fluor plan and elevations except as noted below. That the expanded animal hospital shall he insulated in such a manner as to rest,ict animal noises to the interior of the facility. That air conditioning shall be instaticd and operahie at all times. Exterior duors and windows shall be kept closed. That the existing trash enclosure be relocated within the project so as not In interfere with the usage of the parking area. That a 15 foot radius corner cut -off be dedicated to the public at the corner or tern Street and West Coast Highway in conjunction with the proposed project prior to the issuance of a building permit, unless otherwise approved by the Public Works department. That a lot line adjustment to combine the subject lots into a single parcel shall be reco,ded prior to the issuance of a building permit. Thal the applicant as necessary, shalt obtain Coastal Commission approval of this application prior to the issuance of a building permit. That the Planning Commission may add 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 injory, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. -7- [NrEX Kotion Aillye 111' bee§ nt ` CITY OF NEWPORT BEACH April 7, 1994 INDEX That this use permit shall expire If not exercised within 24 months from the date of approval its specified in Section 20.80.090A of the Newport Beach Municipal Code. t Pcrmit No. 3423 (Public Hearing cm to permit the establi:hmeot of a take -nut restaurant 'lilt Speclalizing in baked food items, with incidental Seatingon apert ocated in "Commercial Area 14" of the Harbor View" lls Plan d Community, and a request to waive a pardon of the quired of , cel parking spaces. XATI ©N: Lot 1, Tract No. 9014, located at 2670 San Miguel Drive, on the southeasterly corner of n Miguel Drive and Ford Road, in the N ort hills Commercial Center of the liar r View Hills Planned Community. ]NE: P -C ?PLICANT: McFadden's ke Shoppe, Inc., Newport Bcach WNER: The Irvine Compan Newport Beach tc public hearing was opened in conncrlio with this item, and r. Carl Gibbs appeared before the Plannin Commission an halt of the applicant. Ile concurred with t findings and nditions in Exhibit "A ". being no others desiring to appear and he heard, public ng was closed at this time. )n was made and voted on to approve Usc Pcrmit No. 3 3 ct to the findings ant! conditions in Exhibit "A ". 1wI011U RIED. .g. y Item nn.° nV3 °+23 App3'wCCt /p Fir f w i i� 64 3! s OJI r�` LO q, �• AVMM�4W 36\87 71�17Ytl _ _ a i L I � i a u 1 L 4M1 C d V h C � u � h C c 0 r �g F 1 t i 1 -r i I 1 1 1 i !b FA- | ) } 4 *�N; irk is �[) ; e % ) % � ( �- 4 k � % ! % § � L \ } ) LLJ � / � ( � § § § k IL ) \ § � ! k .w O� o o r RELEVANT INFORIMATVON: 6908- 6936'West Coast Highway FOR PA2010 -182 GP2010 -002 CA2010 -012 LC2010 -002 ATTACHMENT ND. PC �4 k> o �IR, k,v 1216M a Project Description and Justification Frog House Zoning RT change to MUN Conform to 47 gears of existing use. Property has been mixed use since the frog house retail started) in 1962 and before. Residential home also exists on subject property. Thank You TK Brimer Frog House PA2010 =1' 82 for GP2010.002 CA2010 -012 LC2010-002 6$0'8 West Coasl Higlvnray The Frog Hoarse `i4� \L JA Fy N r F � s F WIN d C� r M `TT1 �V •• V DO O V J& nn�M 41 4011 LLI a zn�M kA CITY CHARTER SECTION 423 ANALYSIS ATTACHMENT N©. PC 5 0 vC -e� Coasml LmW Use Plon CoMlnency Amendmeat(PAH0I0'052) Charter Seetion 0]3 Anolysis a.1. T, NC Lane Ilea Lene ¢ P� T� a ABb 6lnlrg CerHapren, EP 4rM1,rsldyGlmr peaeIS, Etl¢nnA AN ESSelm PM 'epee GP NM�ialrylFls �rmwvirl �e P P� AM PmWwJPM ftl Llariga PN LM1¢n0¢ may e as ea etleryn A.N6MKf6Ap{NdAL- GEfiEA/.L PV,NMIENM@If N2pPm10401 -4AleM I.. I.0)Seouemb]Iq la tt30- Conmmotllkne>f,eb 6mB W. LOaeI HgM1weY NIIVmmlo{m wlNe GrybddyrdnAwelu PT 1 0 coadminlam aaaMgiCPM O.dd B.Si CV 0:5 0 B3i 50 cwncl Pdlry ll 8 (,.3000 , PMln,e 281 115 311 $SI -t .1. amM e-1, 000Ml zmwlwaP so.pwr« IS coama,melmemrm 9.9. w, Le :rry ymY A", SSCSd wIDraNO aluYmmmvtltluYm ITT S n AeeenetliCOnWnmlum w»wMMIw.50PM IPd t� CIII o llz o-C-d o PSey AS @D Mde 4.0 PM 1, ase 4.. PEE SA2 I lrz soo eulllen I, pwun0) '1'00¢1) UICTI 1.A Mm0- ConmartltltwitlmreN .fO CaMH43FweY Pi R 0 008 1. LV0.5 8 1,155001y0 338 4. ]SO 313 I W, d py,adauN,anl101p iwn1uw109dPMN.54PM .14C PM 11,. 1.,.. BAy LOU unlU OOOeU SUSTOTAL STATISTICAL WYVp PropM1YNMMFAq d &4ENEY . AMENOYFMT N¢GREtOMd MTATMFIGC -S, aeewM¢a1w115e1�m0 a CCwml 11m CO ml HpliwaY.PPN MS081161MmIL uarefeq¢inpleelery PT z O.W dnSMC °ahmnynn �ndpulaNAMN.E4PM 008 1.pe CV AS 0 C-." ktl¢tlna Atl Ale 1]n PM 8�4D PM l,Ip¢ BA B.S7 5.33 118 NU loO z- $TATNTILATA Sl al 4}90 - d2l�l ±2� .come rvrenwar. nPry aV43?011MroNea o0lommw v. Gmed6M�M.ISAn E par COUneA NIryAtOM zioa wnna14ol GT 3 am T EE6 Im L III 1111, PM I, .41 I'll 1114 11. q a ao<.a e) 1 0 44110 IT, OMMMW PLAN AMEHEMFNT MEIO- 0EZ -9TA -16-A-5 nOG HOU9E C 6408 W.Cpml Hlpeway. PPN <S<J]A061Map IL HT II yLpnbninlem LV 0 C. ovgory Ale 38t 3.13 9 m A-vANa¢In9ia emm @aun,v.1. InT 0.5e 0.5 01 SO Iw AM n 4 o PM I'Ra 315 3.31 �t S17 11 uory^¢^'nevw W.N, unnl oOaU 900Ew LSl w.n APN434- 4]E µ'am 3310 puse.1. m4'Lpneertm5un welmnoddeneprala PS, A1G B wry. -to 61 eareMp�wlNemnMd e lnplaMpryrmltlenm TIT 3 GDO W,� ® @44MVEbaPM O.PA I.. eV Eb E I.139➢01��64o pa NI& PM Vlpe 9.dP 450 8.56 3AB �P 1.139A0 Wp{pruntl EEA) 1 Lnn C,v NgT- MN 0P4433 IMy 5m&p w TIT 3 0.00 FSM�SdLmmn¢Bom OBe 1w CV 85 0 1W2,11 3.35 433 3.11 3.35 �3 1,OBP50 a100 eTmI a p rm en [¢e10:l1M1I0.54PM .,I) ]0 Iri T., Bmro auoE TOTAL STATISTICAL APFA BI 1, Y.09 dG.p1 .1 A .1 11 e - 11 1,V, 0 .13LIx011 Page 1 oll