HomeMy WebLinkAboutGP Amendment Initiations (PA2003-212) (PA2003-213)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. J.
September 18, 2003
TO: Planning Commission
FROM: Planning Department
Patrick J. Alford, Senior Planner
(949) 644 -3235
i)alfordCcD-city. newport- beach. ca. us
SUBJECT: General Plan Amendment Initiations
ISSUE:
Should the Planning Commission recommend that the City Council initiate an
amendment to the Land Use Element of the General Plan to change the intensity limit
for property located at 707 East Balboa Boulevard from a floor area ratio to one based
on the number of seats? — Balboa Theater (PA 2003 -212)
2. Should the Planning Commission recommend that the City Council initiate an
amendment to the Land Use Element of the General Plan to change the land use
designation of property located at 3450 Via Oporto from Governmental, Educational,
and Institutional Facilities to Retail and Service Commercial? — 3450 Via Oporto (PA
2003 -213).
RECOMMENDATION:
Adopt Resolution No. 2003- recommending initiation of the General Plan amendments
(GPI 2003 -006 and GPI 2003 -007) to the City Council and initiating a code amendment (CA
2003 -008).
DISCUSSION:
Balboa Theater
The subject property is a 5,130 square foot property located at 707 East Balboa Boulevard.
The property is currently developed with the 6,912 square foot Balboa Theater building. The
request is to change the Land Use Element intensity limit from a floor area ratio (FAR) of
0.5/1.0' to one based on the number of seats. The proposed intensity limit is 350 seats.
'The Land Use Element designates a number of commercial areas with a dual floor area limit, which allows for
certain land uses to exceed the primary floor FAR based upon the lower traffic generation characteristics of the
use.
GP Amendment Initiations
September 18, 2003
Page 2
While floor area and FARs are the most common form of intensity limit, the Land Use
Element also establishes limits based upon other factors, including hotel rooms, theater
seats, and tennis courts. For example, the Land Use Element allocates 1,700 theater seats
at Fashion Island in addition to the retail floor area limits.
3450 Via Oporto
The proposed amendment is to correct a mapping error. The Land Use Element map
designates the property as Governmental, Educational, and Institutional Facilities. However,
the property is currently developed with a commercial use (a restaurant). The property has
always had an industrial or commercial zoning classification and was designated as
commercial under the 1957 Master Plan and the 1973 Land Use Plan.
Staff believes the error occurred with the adoption of the 1988 Land Use Element map. The
property abuts the Elks Lodge property at 3456 Via Oporto, which is correctly designed
Governmental, Educational, and Institutional Facilities. Staff believes.the Elks Lodge land
use designation was inadvertently extended to the subject property. The error was:carried
over onto subsequent maps and in the Local Coastal Program (LCP) Land Use Plan. A
General Plan amendment, LCP amendment, and zoning reclassification: to Retail and Service
Commercial are needed to correct the error.
Environmental Review:
None required for the initiation of amendments.
Public Notice:
None required for the initiation of amendments.
Prepared by:
Patrick J. Alford
Senior Planner
Exhibits:
1. Balboa Theater Foundation letter.
2. Draft resolution of intent.
Submitted by:
Patricia L. Temple
Planning Director
BRIBOR PERfOOW AM TNERTER fOUPIATION
MUH- PANE- TNERTER- FI[M- IMATION
August 22, 2003
Patricia Temple
Planning Director
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92656-6915
Dear Ms. Temple:
The Balboa Theater Foundation hereby requests the initiation of an amendment of the General Plan
to accommodate the renovation of the Balboa Theatre for 350 seats in lieu of the established FAR.
The theatre is located at 707 East Balboa Boulevard, Newport Beach. We will be filing our
application for the GPA and Development Plan Review shortly and will appreciate your prompt
response to our request We are anxious to proceed on the reconstruction of the theater as a further
contribution to the vitality of the Balboa Village and the visitor serving uses which support an
improved quality of visitor experience of the coastal resources of the Balboa Peninsula.
Sincerely,
Mary Lon" t
Executive Director
Cc: Sharon Wood
POST HIM PAS 752 - 9EUPUT NEW (A 97661
TEL 1)591673 -1195 - TAS: D191 673 -1131
31OWTIEIAl11ATIEATWIN
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RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF NEWPORT BEACH RECOMMENDING THE
INITIATION OF AMENDMENTS TO THE LAND USE
ELEMENT OF THE GENERAL PLAN [GPI 2003 -006 and
GPI 2003 -0071 TO THE CITY COUNCIL AND INITIATING A
CODE AMENDMENT [CA 2003 -008]
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS,
RESOLVES AND ORDERS AS FOLLOWS:
Section 1. The Balboa Theater Foundation has requested the initiation of an
amendment to the Land Use Element to change the intensity limit from a floor area ratio
of 0.511.0 to one based on the number of seats.
Section 2. The property located at 3450 Via Oporto was incorrectly designated
Governmental, Educational, and Institutional Facilities with the adoption of the 1988 Land
Use Element Map and amendments to the Land Use Element and the Zoning Code are
required to change the land use designation to Retail and Service Commercial and the
zoning district classification to Retail and Service Commercial.
Section 3. City Council Policy K -1 establishes that amendments to the
General Plan shall be initiated by the City Council after recommendation from the
Planning Commission.
Section 4. Title 20 of the Newport Beach Municipal Code authorizes the
Planning Commission to adopt a resolution initiating amendments to the Zoning Code of
the City of Newport Beach.
Section 5. The Planning Commission hereby recommends the initiation of a
General Plan amendment (GPI 2003 -006) to change the intensity limit for property at
707 East Balboa Boulevard from a floor area ratio to one based on the number of seats.
Section 6. The Planning Commission hereby recommends the initiation of a
General Plan amendment (GPI 2003 -007) to change the land use designation of
property located at 3450 Via Oporto from Governmental, Educational, and Institutional
Facilities to Retail and Service Commercial to the City Council and initiates an
amendment to Title 20 of the Newport Beach Municipal Code to change the zoning
district classification from the GEIF District to the RSC District.
h
City of Newport Beach
Planning Commission Resolution No. _
Page 2 of 2
PASSED, APPROVED AND ADOPTED THIS 18TH DAY OF SEPTEMBER 2003.
AYES:
NOES:
ABSENT:
Steven Kiser, Chairman
BY:
Michael Toerge, Secretary
Exhibit 2
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