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HomeMy WebLinkAboutMOUTH OF BIG CYN & UPPER BACK GULLY DESIGNATION*NEW FILE* MOUTH OF BIG CYN & UPPER BACK GULLY DESIGNATION October, 1976 General Plan Amendment Session An amendment to the Land Use Plan, Residential Growth Plan, and the Open Space Plan to delete the residential designation as an alternate to the open space designation for the area at the mouth of Big Canyon and for the upper portion of Buck Gully. (Requested by staff) September 16, 1976 - rin did not set thi r Planning Commission Meeting Agenda Item No. CITY OF NEWPORT BEACH September 9, 1976 September 16, 1976 TO: Planning Commission FROM: Department of Community Development SUBJECT: Initiation of General Plan Amendments for the October, 1976 General Plan Amendment Session (76-3) -- request to set public hearings. Pursuant to City Council Policy Q-1, General Plan Amendment sessions are held three times per year, with public hearings before the Planning Commission in the months of February, June and October. Proposed Amendments Two amendments to the General Plan are proposed for the October, 1976 amendment session: A. An amendment to the Land Use Element and Residential Growth Element to change the designation of four lots at the southeast corner of Dahlia and Fifth Avenues in Corona del Mar from "Retail and Service Commercial" to "Two -Family Residential". (Reinitiation of the former General Plan Amendment No. 76-2-B, requested by the property owner.) B. Miscellaneous amendments to the Land Use, Residential Growth and Recreation and Open Space Elements suggested by staff for the Planning Commission's consideration, as follows: (1) Revisions to the Land Use Plan, Residential Growth Plan, and Open Space Plan to revise the open space/ paseo system in Harbor View Hills for consistency with adopted Planned Community development plans. (graphics changes, only). (2) Revision to the Land Use Plan adjusting and clarifying Specific Area Plan boundaries. (3) An amendment to the Land Use Element adding "Retail and Service Commercial" and "Administrative, Professional, and Financial Commercial" as alternate uses to the existing "General Industry" designation adjacent to Orange County Airport (to reflect existing uses and uses permitted under the current zoning). (4) An amendment to the Land Use Element changing the designation of existing commercial uses on the south side of Coast Highway just easterly of Bayside Drive from "Recreational and Marine Commercial" to "Retail and Service Commercial" (to reflect existing uses and uses permitted under the current zoning). (5) An amendment to the Land Use Element text and Residential Growth Element text discussing the possibility of residential development on the Aeronutronic Ford site, as per previously -adopted General Plan Amendment No. 31. (6) An amendment to the text of the Land Use Element adding a general discussion of zoning/general plan consistency. < TO: Planning Commiss W-2 0 (7) An amendment to the Land Use Element text adding a statement to the effect that the property near Island Avenue and Balboa Boulevard currently zoned and developed for commercial purposes may remain in this commercial district until the commercial uses are discontinued, at which time rezoning to a residential district will be considered. (B) Discussion Reinitiation of General Plan Amendment No. 76-2-B. At the June, 1976 General Plan Amendment session, the Planning Commission considered the property owner's request to redesignate four lots at the southeast corner of Dahlia and Fifth Avenues to "Two - Family Residential", and voted to approve the proposed amendment. How- ever, at the City Council meeting of July 26, 1976, the City Council voted to deny General Plan Amendment No. 76-2-B without prejudice. Previous staff reports and minutes of the public hearings before the Planning Commission and City Council are attached. The property owner has requested a rehearing on the proposed amendment. A copy of the original letter of request and a location map are attached. Miscellaneous Amendments Suggested by Staff The miscellaneous amendments suggested by staff for the Planning Commission's consideration are intended to clarify development policy, correct graphics oversights, and, in some cases, promote greater consistency between the General Plan and the Zoning Ordinance. It would seem desirable to consider these items prior to the reprinting of all the General Plan maps (which is scheduled to occur prior to the end of this year) to reflect all of the previously -adopted General Plan amendments. A map identifying the general locations of the suggested amendments is attached.' More -detailed analysis and maps related to these proposals will be provided prior to the public hearing for the October, 1976 General Plan Amendment session. Recommended Action Staff suggests that the proposed amendments identified above be set for public hearing at the October 21, 1976 Planning Commission meeting. COMMUNITY DEVELOPMENT DEPARTMENT R. V. Hogan, Director 9 David Dmohowski Senior Planner DD:jmb Att: 1) Staff reports and minutes of General Plan Amendment No 2) Letter of request. 3) Location map. 76-2-B. June 8, 1976 Planninq ;..mmilission Meeting June 17, 1976 Agenda I Lem No. 4___ . CITY OF NCWPORT 8L"ACII FILE COPY TO: Planning Commission FROM SUBJECT: Department of Community Development pO ,NOT REMOVE This proposed amendment was initiated at the request of the property owner (letter and location map attached). The property is currently in the C-1 District, with a real estate office on one of the lots. The adjacent property to the south,, fronting on Coast Highway, is in the C-1 District (currently developed as a motel). East of the four lots is the R-2 District of old Corona del Mar (designated "Two -Family Residential" in the General Plan). North, across Fifth Avenue, is a large undeveloped site, reserved for the now -defunct freeway, designated for "Low -Density Residential" use in the General Plan. West, across Dahlia Avenue and fronting on Coast Highway, is an automobile service station. These four lots were zoned R-2 prior to 1965, when the zoning was changed to C-1. At the time of this zone change, an office building was proposed at the corner of Dahlia Avenue an-d Coast Highway, with most of the four lots to the north to be used as a parking lot. This proposed development failed to materialize and, subsequently, the four lots were purchased by Cal Trans as future freeway right-of-way. Cal Trans recently sold these lots to the current owner. In terms of the appropriate land use designation, these four lots are so located that either commercial or residential use could result in some problems. The potential problems with residential use stem from the impacts of Coast Highway traffic and the service station across Dahlia Avenue. The potential problems with commercial use involve the relationship of the commercial activities to the existing residential use to the east and the projected future residential use to the north. Also, it does not appear that the orientation of these lots, fronting on Dahlia Avenue, provides adequate commercial exposure (unless these lots are combined with the lot to the south, which would give Coast Highway frontage). Environmental Significance The Environmental Affairs Committee !:as determined that this proposed amendment has no environmental sign— icance in terms of the California Environmental Quality Act and that L:iPrefore no environment review is necessary. Recommended Action Since the potential problems with r—idential use can be substantially resolved through design considerations, staff suggests that the Planning Commission adopt a resolution recommending to the City Council that the land use designation for these four lots be changed to "Two -Family Residential", but that the property remain within the Corona del Mar Specific Area Plan boundaries so that a "site TO: Planning Commission - 2 plan review" before the Planning Commission will be required prior to issuance of a building permit. (This site plan review can be held simultaneously with the required zone change hearing, which would also include consideration of the appropriate setback require- ments.) COMMUNITY DEVELOPMENT DEPARTMENT R. V. Hogan, D,i re.ctor By OeTim C1 Advance Planning Administrator TC:jmb Att: Letter of Request Location Map COMMISSIONERS Nin 2yA '0 CITY OF NEWPORT BEACH 17 107r MINUTES INDEX ROLL CALL 2 Item #4_ An amendment to the Land Use Element and Residen- ENERAL tial Growth Element to change the designation of PLAN Dahlia and MENDMENT four lots at the southeast corner of Fifth Avenues in Corona del Mar from "Retail and 76-2-B Service Commercial" to "Two -Family Residential." ppROVED Initiated by: The City of Newport Beach Public hearing was opened in connection with this matter and there being no one desiring to appear and be heard•, the public hearing was closed. Motion was made that Planning Commission recommend to the City Council the approval of an amendment to the Land Use Element and Residential Growth Elemen to change the designation of four lots at the south- east corner of Dahlia and Fifth Avenues in Corona del Mar from "Retail and Service Commercial" to "Two -Family Residential," but with the understand- ing that the property remain within the Corona del Mar Specific Area Plan boundaries so that a"site plan review" before the Planning Commission will be required prior to issuance of a building permit. Item #5 An amendment to the Land Use Element and Recrea- GENERAL tion and Open Space Element to add "AdministrativeSIPLAN Professional and Financial Commercial" and "Recrea AMENDMENT 7676-2-T tional and Environmental Open Space" as alternate s, in addition to the "Recreational and Marine Com cial" designation, for the property at the APPROVED southe t corner of Bayside Drive and Marine Avenue. Initiated by: e City of Newport Beach Following a brief rev' w of the proposed amendment, the public hearing was o ned. Dave Neish, Manager, Planning ministration, The Irvine Company, appeared before Commission to answer questions and requested that a Commission the City reaffirm their previous recommendation o Council. There being no others desiring to appear and be heard, the public hearing was closed. Page 7. A Ci,: :ounciI Me rig .__Jul 26, 1976 igonda Item No R s CITY OF NEWPORT BEACH July 21, 1976 TO: City Council FROM: Department of Community Development SUBJECT: Public Hearing rega ding General Plan Amendment 76-2, consisting of two pares: A. A proposed amendment to the Land Use Element and Recreation and Open Space Element to add "Administrative_. Professional and Financial Commercial" and "Recreational and Environ- mental Open Space" as alternate uses, in addition to the "Recreational and Marine Commercial" designation, for the ,property at the southeast corner of Bayside Drive and Marine Avenue. A proposed amendment to the Land Use Element and Residential Growth Element to change the designation of four lots at the southeast corner of Dahlia and Fifth Avenues in Corona del Mar from "Retail and Service Commercial" to "Two -Family Residential." Suggested Action If desired, approve the Negative Declaration Plan Amendment 76-2, and adopt Resolution No. General Plan Amendment 76-2 as recommended by Planning Commission Recommendation for Part A of General approving the Planning Commission. At its public hearing of June 17, 1976, the Planning Commission adopted Resolution No. 955 (copy attached), recommending that the General Plan be amended as follows: 76-2-A. Amendment to the Land Use and Recrea- tion and Open Space Elements to add "Administrative, Professional and Financial Commercial" and "Recreational and Environmental Open Space" as alternative uses, in addition to the "Recreational and Marine Commercial" designation for the property at the southeast corner of Bayside Drive and Marine Avenue, and to add the following wording to Page 16 of the Land Use Element: "Any development of the property at the southeast corner of Marine Avenue and Bayside Drive should assure that a view triangle, with its apex at the intersection of Marine Avenue and Bayside Drive, is maintained and that adequate public access to the Bay is provided. The appearance of structures shall be compatible with, and not offensive to, the surrounding area. •In order to assure that these objectives will be reached, Planning Commis- sion approval of the development plans will be required. If necessary, the property will be rezoned to accomplish the'above." TO: City Council - 2. 76-2-B. Amendment to the Land Use and Resi- dential Growth Elements to change the designation of four lots at the southeast corner of Dahlia and Fifth Avenues in Corona del Mar from "Retail and Service Commercial" to "Two -Family Residential," with the understanding that these lots will remain within the Specific Area Plan boundaries and that Site Plan Review approval by the Planning Commission will be required. Also attached is a copy of the relevant minutes of the June 17, 1976 Planning Commission meeting. Environmental Significance Attached is a copy of the Negative Declaration for Part A of General Plan Amendment 76-2, and a memo from the City's Environmental Coor- dinator. Also attached is a letter from the applicant discussing environmental considerations. For Part B of General Plan Amendment 76-2 Committee has determined that there is no in terms of the California Environmental fore no environment review is necessary. development of either of these properties environmental review prior to issuance of Discussion the Environmental Affairs environmental significance Quality Act and that there - (However, any subsequent will require additional permits.) Part A of General Plan Amendment 76-2 deals with the property at the southeast corner of Bayside Drive and Marine Avenue. This proposed amendment was requested by the property owner to permit the develop- ment of an office building and was originally included as a part of General Plan Amendment 76-1. At its March 22, 1976 meeting, the City Council voted to disapprove this amendment and referred it back to the Planning Commission for reconsideration as part of General Plan Amendment 76-2. This property has been included in the City's "shop- ping list" for possible public acquisition. (Application has recently been made for funding assistance in this acquisition through the Federal Outdoor Recreation Assistance Program.) However, the Planning rnmmissinn recommendation would Permit either private commercial Bevel ment (Recreation and marine uommerci or a combination of the two. Thus, not jeopardize the potential public The Planning Commission recommended tion of a significant portion of the access to the Bay, and would require any development plans. al or uttice Open s this General Plan Amendment would acquisition of this property. amendment would require preserva- views of the harbor and public Planning Commission approval of The prospective developer for the Bayside/Marine property has submit- ted a conceptual development proposal (which will be presented at the hearing), including an office building on the east side of the property and a view park of approximately 10,000 sq.ft. at the southwest corner. (It is the intention of staff to recommend that dedication and improve- ment of the view park be required with any development.) The City's Traffic Engineer has indicated that it may be necessary to relocate the driveway, which could result in a different building configura- tion, and also that widening of Bayside Drive and relocation of the traffic signal may be required with any development of this site. (It should be noted that an approval of this General Plan 'Amendment does not commit the City to approving any particular development plan or proposed mitigation measure; a subsequent Planning Commission hear- ing on the project design will be required if the Planning Commission recommendation on this General Plan Amendment is approved. At that time, a more -specific environmental review, including a detailed view analysis, will be required.) Part B of General Plan Amendment 76-2 deals with four 30'x 116' lots at the southeast corner of Dahlia and Fifth Avenues in Corona del Mar. The property owner is requesting a change from Commercial to Two - Family Residential to permit the development of four duplexes on the four lots. (Attached is the property owner's letter.) Zile 4 City Council - 3. El This property is currently in the C-1 District, with a real estate office on one of the lots. The adjacent property to the south, fronting on Coast Highway, is in the C-1 District (currently devel- oped as a motel). East of the four lots is the R-2 District of old Corona del Mar (designated "Two -Family Residential" in the General Plan). North, across Fifth Avenue, is a large undeveloped site, reserved for the now -defunct freeway, designated for "Low -Density Residential" use in the General Plan. West, across Dahlia Avenue and fronting on Coast Highway, is an automobile service station. These four lots were zoned R-2 prior to 1965, when the zoning was changed to C-1. At the time was proposed at the corner of most of the four lots to the proposed development failed t lots were purchased by Cal Tr Cal Trans recently sold these of this zone change, an office building Dahlia Avenue and Coast Highway, with north to be used as a 'parking lot. This o materialize and, subsequently, the four ans as future freeway right-of-way. lots to the current owner. In terms of the appropriate land use designation, tnese tour iots are so located that either commercial or residential use could result in some problems. The potential problems with residential use stem from the impacts of noise and lights from Coast Highway traffic and the service station across Dahlia Avenue. The potential problems with commercial use involve the relationship of the commercial activities to the existing residential use to the east and the projected future residential use to the north. Also, it does not appear that the orientation of these lots, fronting on Dahlia Avenue, provides adequate commercial exposure (unless these lots are combined with the lot to the south, which would give Coast Highway frontage). Since the potential problems associated with residential use can be substantially resolved through design considerations (building location, orientation, location of doors and windows, sound insula- tion, fences, and landscaping), the Planning Commission, in recommend- ing the change from Commercial to Two -Family Residential, has also recommended that the property be kept within the Corona del Mar Specific Area Plan boundaries so as to require "Site Plan Review" approval by the Planning Commission prior to issuance of a building permit. (This site plan review can be held simultaneously with the required zone change hearing, which would also include consideration of the appropriate setback requirements.) Respectfully submitted, DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. HO A Dectoor By I L�fl CO LL Advance Planning Administrator TC/kk Attachments: 1 - Planning Commission Resolution No. 955 2 - Excerpts from Planning Commission minutes of 7/16/76 meeting 3 - Memo from Environmental Coordinator with'Negative Declaration 4 - Letters from Applicants COUNCILMEN ` 140 v r I ` d, Y W .o a V �iV MINUTES iro\v& c\Q\\h Ickt- 9g ROLL CALL �a v mA I a A N r Z N July 26, 1976 INDEX 8. Mayor Rogers opened the public hearing regarding General General Plan Amendment No._76-2: Plan (a) A proposed amendment, initiated by the City of Newport Beach, to the Land Use Element and Recreation and Open Space Element to add "Administrative, Professional and Financial Commercial" and "Recreational and Environmental Open Space" as alternate uses, in addition to the "Recreational and Marine Commercial" desig- nation, for the property„At.the southeast corner of Bayside Drive and Marine Avenue. (b)_ A proposed amendment to the Land Use Element and Residential Growth Element to change the desig- nation of four lots at the southeast,corner.of Dahlia and Fifth_ Avenues in Corona del Mar. from "Retail and Service Commercial" to "Two -Family Residential." A report was presented from the Community Development Department. David Neish of The Irvine Company read a letter stating the position of The Irvine Company in connection with the property on the southeasterly corner of Bayside and Marine Avenues. Andrea Skaal addressed the Council and opposed General Plan Amendment No. 76-2 (a). Sue Ficker addressed the Council regarding the possibility of requesting The Irvine Company to dedicate the property at Bayside and Marine as open space. Hal Piuchin addressed the Council and asked that the proposed amendment in connection with the four lots at the southeast corner of Dahlia and Fifth Avenues in Corona del Mar (76-2 (b)) be delayed. Motion x The hearing was closed after it was determined that Ayes x x x x x 29 no one else desired to be heard. Resolution No. 8849, amending the Land Use and R-8849 Recreation and Open Space Elements of the Newport Beach General Plan to add alternate uses for the Motion x property at the southeast corner of Baysid_e Drive and Ayes WE K x x x x x Marine Avenue, was adopted. General Plan Amendment No. 76-2(b), a proposed amend- ment to the Land Use Element and Residential Growth Element to change the designation of four lots at the southeast corner of Dahlia and Fifth Avenues in Corona del Mar from "Retail and Service Commercial" Motion x to "Two -Family Residential," was disallowed without Ayes C C x x x x x prejudice. Volume 30 - Page 180 PLANNING COh41SSION City of Newport Beach 3300 Newport Blvd, Newport Beach, CA 92663 RE: Lots 169 18► 20, and 22 in Block 732 of Corona del Mar Tract I am requesting a change on the General Plan from commercial to two-family residential, These four lots were zoned two-family residentialt but changed to commercial when the freeway was projected through Corona Del Mar, Now that the freeway has been abandoned, this property should in- dicate two-family residential on the General Plan, Subject property will be separated from the Pacific,Coast Highway by commercial property and backs up to two-family residential at the alleyo Thank you, Very truly yours'► C 4t1-Lw�~ i George Hauser 2575 Crestview Drive Newport Beach CA 92663 /< y' RECEIVED -</ Cornmonily Devc:jp7dent Dapl, MAY 9 1976m- CITY OF NEWPCAIr BEACH, M I i e � w .aMtl. W W r,�N�xmf[�� w�11W aU�� �• DIS'L� 1TY RT�.1 F.P�1. AN SOUS L PLAN RENTS V MAP •1 DEFER TO LjDMnONS STED AMENDS. TO '1kN 7 A$ 05TED PT. 10 p 1976 MO. f )r-t Beach SCALE. ON, FEET