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HomeMy WebLinkAbout10/05/2017 - Planning CommissionNEWPORT • • COUNCILCITY 00 CIVIC CENTER DRIVE THURSDAY, •5,2017 REGULAR MEETING — t I. CALL TO ORDER - The meeting was called to order at 6:30 p.m II. PLEDGE OF ALLEGIANCE — Commissioner Dunlap III. ROLLCALL PRESENT: Chair Peter Koetting, Vice Chair Peter Zak, Secretary Erik Weigand, Commissioner Bill Dunlap, Commissioner Kory Kramer, Commissioner Lee Lowrey ABSENT: Commissioner Lauren Kleiman Staff Present: Community Development Director Seimone Jurjis, Assistant City Attorney Michael Torres, City Traffic Engineer Tony Brine, Associate Planner Rosalinh Ung, Principal Planner Jim Campbell, Assistant Planner Liz Westmoreland, Planning Program Manager Patrick Alford, Administrative Support Specialist Jennifer Biddle, Administrative Support Technician Patrick Achis IV. PUBLIC COMMENT Sandra Ayers remarked that the Comprehensive Plan update should contain a comprehensive vision to enhance and revitalize Mariners' Mile. Mariners' Mile should be transformed into a friendly and safe gathering place for walkers, shoppers, diners, and bicyclists. Director Jurjis reported staff is requesting Item 4 be continued to the Planning Commission meeting of October 19, 2017. Motion made by Commissioner Dunlap and seconded by Secretary Weigand to continue Item Number 4, Newport Auto Center (PA2017-097 and PA2016-164) to October 19, 2017. AYES: Koetting, Zak, Weigand, Dunlap, Kramer, Lowrey NOES: None ABSTAIN: None ABSENT: Kleiman VI. CONSENT ITEMS ITEM NO. 1 MINUTES OF JUNE 8, 2017 Recommended Action: Approve and file Motion made by Secretary Weigand and seconded by Chair Koetting to approve the draft minutes of the June 8, 2017 meeting with Mr. Mosher's revisions. AYES: Koetting, Weigand, Dunlap, Kramer NOES: None ABSTAIN: Zak, Lowrey ABSENT: Kleiman ITEM NO.2 MINUTES OF AUGUST 17, 2017 Recommend Action: Approve and file 1welp NEWPORT BEACH PLANNING COMMISSION MINUTES 10/5/2017 Motion made by Secretary Weigand and seconded by Chair Koetting to approve the draft minutes of the August 17, 2017 meeting with Mr. Mosher's revisions. AYES: Koetting, Zak, Weigand, Dunlap, Kramer, Lowrey NOES: None ABSTAIN: None ABSENT: Kleiman VII PUBLIC HEARING ITEMS ITEM NO.3 PACIFICA CHRISTIAN HIGH SCHOOL -ORANGE COUNTY (PA2017-066) Site Location: 883 W. 15th Street and 1499 Monrovia Avenue Associate Planner Rosalinh Ung reported the school campus is located on the south side of 15th Street between Placentia and Monrovia Avenues. The off-site parking lot is located at the northwest corner of 15th Street and Monrovia Avenue. North of this location are Coastline Community College, a mobile home park, and Carden Hall school. Established by a conditional use permit in 2014, Pacifica is a private high school for grades 9-12. The property is currently owned by the City. Pacifica's lease agreement with the City has a term of ten years with an option for renewal of the lease and purchase of the property. The current enrollment limit is 125 students and 15 staff and administrative employees. The campus contains 40 parking spaces. The off-site parking location has been purchased by the school and is an approximately 500 -foot walk along sidewalk to the campus. The school is not proposing any physical improvements to the campus. The applicant proposes moving the drop-off point to the east to allow additional queuing. At the off-site parking location, the applicant proposes restriping the south lot for 25 parking spaces and reconstructing some landscape planters. The off-site lot will be used by students and staff through a permitting system. The school will not use the office building located at the off-site parking lot. The applicant currently has no use planned for the north parking lot. The existing handicap parking stalls are available for use. The use permit is consistent with the General Plan and zoning designation. The increase in student enrollment and staffing would result in an additional parking demand of 25 spaces, which will be provided at the off-site lot. With implementation of the revised Parking Management Plan, both parking lots will support expanded enrollment and staffing. Staff recommends the Planning Commission conduct a public hearing and adopt the draft resolution, approving - the Conditional Use Permit. Conditions of approval from 2014 will be included in the draft resolution and the proposed Conditional Use Permit will supersede the previous approval. Staff received one public comment opposing the project due to noise concerns. In investigating those concerns, staff learned that noise was a one-time issue in March 2016 with a church that no longer exists at the site. In response to Chair Koetting's questions, Associate Planner Ung concurred that the Zoning Code does not contain a parking requirement for schools. Parking demand is determined through analysis of a conditional use permit. With this enrollment increase, the school will reach its maximum enrollment. The facilities will accommodate the increased enrollment without altering the campus. Seven years remain in the lease term with an option for renewal and purchase. Chair Koetting, Secretary Weigand, and Commissioner Kramer reported communications with the applicant's consultant. Commissioners Dunlap and Lowrey reported communications with the applicant. Vice Chair Zak reported no ex parte communications. Chair Koetting opened the public hearing. Keith Carson, applicant, advised the Commission that the applicant concurs with the findings and recommendations. 2 of 5 NEWPORT BEACH PLANNING COMMISSION MINUTES 1015/2017 In reply to Chair Koetting's inquiry, Mr. Carson indicated the school has not developed plans for the office building at the off-site location. In answer to Commissioner Dunlap's queries, Mr. Carson explained that the school did not own the off-site parking location at the time it submitted an application. At that time, the school had a lease for the south parking lot only and could not propose use of the north parking lot. In the future, the school may develop the site. A staff member will be on-site to monitor students. The community center sign remains on the campus because the City owns the site and uses it for community activities. Director Jurjis added that the City's shared use of the property is declining but the sign will remain. Jim Mosher felt the Planning Commission should address the office building as part of this application. He provided details of the abatement for the site. Chair Koetting stated plans for the office building will be submitted when the school proposes a project at that site. Director Jurjis concurred. In reply to Vice Chair Zak's questions, Director Jurjis explained that the school could propose an office use for the building but there would be an issue with parking. The school is not proposing use of the building at the current time. Assistant City Attorney Torres added that, if the school leased the building and "double used" the parking spaces, it would be in violation of the Conditional Use Permit and the City could take enforcement action against the school. At this time, the school has not proposed any use for the office building. Chair Koetting closed the public hearing. Secretary Weigand indicated he visited the school and observed students earlier in the day. The school is a good community partner. Motion made by Secretary Weigand and seconded by Commissioner Dunlap to find this project exempt from CEQA pursuant to Sections 15301 and 15311; and to adopt Resolution No. 2066. approving Conditional Use Permit No. UP2017-008. AYES: Koetting, Zak, Weigand, Dunlap, Kramer, Lowrey NOES: None RECUSED: None ABSENT: Kleiman ITEM NO.4 NEWPORT AUTO CENTER OFF-SITE PARKING (PA2017-097 and PA2016-164) Site Location: 445 East Coast Highway; 1131 Back Bay Drive; 101 Bayside Drive This item was continued to the Planning Commission meeting of October 19, 2017, under Request for Continuances. VIII. NEW BUSINESS ITEM • 5 INITIATE CODEr • ALLOW CRAFT BREWER"TAMENDMENTi Site Location: Industrial Zoned Property I Principal Planner Jim Campbell reported many surrounding communities have embraced the craft brewing industry. In most instances, craft breweries are good community neighbors. The Newport Beach Zoning Code prohibits the on-site consumption of alcoholic beverages in retail establishments. Beer manufacturing is allowed in the industrial zone but tasting rooms are not. Brewing is allowed in restaurants with a use permit. Modern breweries manufacture and sell beer and provide on-site tastings which is not allowed under the Zoning Code. Typically, breweries locate in industrial zones because of the lower cost and have tasting rooms as a revenue source. Brew pubs are similar to breweries but operate more like restaurants. Tasting is a misnomer because samples are served in 4 -ounce, 16 -ounce, and 22 -ounce sizes. Craft breweries can resemble a bar, may provide food or snacks, may provide entertainment, and have varying hours of operation. 3 of 5 NEWPORT BEACH PLANNING COMMISSION MINUTES 10/5/2017 Principal Planner Campbell went on to indicate if the Commission chooses to initiate an amendment, staff will draft land use definitions, development standards, a size limit for tasting rooms, limits for hours of operation, requirements for alcohol sales training, and parking standards. Staff would recommend discretionary review, either a minor use permit for review by the Zoning Administrator or a full conditional use permit for review by the Planning Commission. The amendment could be drafted to allow wine tastings as well. The industrial zone contains a variety of light industrial buildings that could accommodate these uses. Principal Planner Campbell concluded by noting that initiation of an amendment does not bind any future decisions of the Planning Commission or the City Council. Staff can prepare draft Code language and present it to the Planning Commission for review and recommendation to the City Council. Staff estimates four to six months to complete the process depending on other work priorities. Alternatively, the Planning Commission could seek City Council action. Commissioner Dunlap asked if there was a way to shorten the time to process the amendment. Principal planner Campbell advised that staff can review ordinances from surrounding cities in order to reduce the timeframe. The challenge is other priority work. If the Commission wishes, staff can increase the priority of the proposed amendment. Commissioner Dunlap remarked that the City of Anaheim has a designated planner to handle craft breweries. Craft brewing is a burgeoning industry. Costa Mesa allows wine tastings and has approved a total of five craft breweries. This issue is similar to the issue of churches locating in industrial areas. Chair Koetting recommended Commissioners provide comments regarding tasting rooms versus pubs, allowing food sales and regulation of food sales, allowing music, parking requirements, and hours of operation. Commissioner Kramer supported initiating an amendment for craft breweries and wine tastings. Staff should prepare reasonable guidelines for Commission review. The Commission should not impose parameters at this point. Vice Chair Zak concurred with Commissioner Kramer's comments. He encouraged staff to study the procedures used in Anaheim. In answer to Commissioner Lowrey's query, Principal Planner Campbell indicated Gunwale Ale is the only entity to approach staff. Other entities could be interested in locating in Newport Beach. Secretary Weigand concurred with Commissioner Kramer's comments and suggested the amendment include distilleries as well. Motion made by Commissioner Dunlap and seconded by Commissioner Kramer to initiate a Zoning Code amendment (PA2017-181) with provisions as discussed. Luke Dru supported an amendment to the Zoning Code. This is an opportunity for the City to obtain additional revenue. Jim Mosher believed the Planning Commission should obtain public comment regarding provisions of the amendment prior to drafting the language, so that public comment can inform the language. Chair Koetting advised that the process will include public hearings at the Planning Commission and City Council. AYES: Koetting, Zak, Weigand, Dunlap, Kramer, Lowrey NOES: None RECUSED: None ABSENT: Kleiman 4 of 5 NEWPORT BEACH PLANNING COMMISSION MINUTES 1015/2017 None. 1. Update on City Council Items 2. Status of the General Plan Update Process Director Jurjis reported staff will notify Commissioners when agenda packets are delivered. The City Council's agenda for October 10 includes a waiver of a Coastal Development Permit for 211 35th Street. The Planning Commission's agenda for October 19 includes Item 4 from today's meeting and an amendment to the use permit for Lido Marina Village. Staff plans to go to the City Council on November 14 to obtain direction regarding moving the General Plan forward. In reply to Chair Koetting's request, Director Jurjis clarified that staff will request the formation of a General Plan Update Committee and the establishment of rules and guidelines. Chair Koetting noted the November 9 Planning Commission agenda currently contains one item. ITEM NO. 8 ANNOUNCEMENTS ON MATTERS THAT THE PLANNING COMMISSION MEMBERS WOULD LIKE PLACED ON A FUTURE AGENDA FOR DISCUSSION, ACTION, OR REPORT None. ITEM NO. 9 REQUESTS FOR EXCUSED ABSENCES None. X. ADJOURNMENT — 7:18 p.m. 5of5