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HomeMy WebLinkAbout01/17/1974COMMISSIONERS Z Y T (1 T T � • ROLL CALL Present Motion Ayes Absent h�ion s Abstain Absent • CITY OF NEWPORT BEACH Regular Planning Commission Meeting Place: City Council Chambers Time 3:30 P.M. Date: danuary 17. 1174 MINUTES - INOex X X X X X* X *Arrived at 7:00 P.M. EX- OFFICIO MEMBERS R. V.. Hogan, Community Development Director David R. Baade, Assistant City Attorney Benjamin B. Nolan, City Engineer STAFF MEMBERS James D. Hewicker, Assistant Director - Planning William R. Foley, Senior Planner Shirley L. Harbeck, Secretary Rodney Gunn, Advance Planning Administrator * * * * * * * * Minutes of the Regular Meeting of January 3, 1974, X XIX Y X were approved as written. X * * * * * * * * Following discussion, Minutes of the Special X X X X X Meeting of December 13, 1973, were approved as X written. Commissioner Beckley abstained due to X the fact that he was absent from the meeting. * * * * * * * * Item A -1 Request to create one parcel of land for develop- RESUB- ment. DIVISION 42T_ Location: Portion of Lots 1 - 9, Lots 11, 12, and 14, and-a portion of "The CONT. TO Arcade" (vacated) as shown on FEB. Tract 814; a portion of Block 222 and Lots 1 - 5 of Block 223, Sectio A, Newport Beach, and a portion of Section 33, Township 6 South, Range 10 West, San Bernardino Meridian, located at 2220 Newport Boulevard, on the eaW side of Newport Boule- vard, north of 22nd Street, on the Balboa Peninsula. Zones: C -1 and C -2 Applicant: William E. Blurock, Corona del Mar Owner: South Coast Shipyard & Design Center, Corona del Mar Page 1. COMMISSIONERS CITY OF NEWPORT BEACH Y �, (� m T r T � R A 2 4 • £ T I � A ROLL CALL P Motion Ayes Absent is Motion Ayes Absent U MINUTES irvuex Engineer: Raub, Bein, Frost & Assoc., Newport Beach X X X X X X X X At request of the applicant, Planning Commission continued this matter to the meeting of February. 71; 1974. Item A -2 RESUB- TDINFITTON Request to create one parcel of land so as to permit room additions to an existing single family residence where one lot and a portion of a second lot now exist. 427 APPROVED Location: Lot 364 and a portion of Lot 365, COND - Tract 907, located at 808 Via Lido TI NA LY Soud, on the northeast corner of Via Lido Soud and Via Xanthe on Lido Isle. Zone: R -1 Applicant: Mrs. Mary Royer, Newport Beach Owner: Same as Applicant Public hearing was opened in connection with this matter. Mary Royer, applicant, appeared before the Plannin Commission and concurred with the condition recom- mended by the staff. There being no others desiring to appear and be heard, the public hearing was closed. X X X X X X X Planning Commission approved Resubdivision No. 427 subject to the following condition: X 1. That a Parcel Map be filed. Item A -3 MODIFICA- TIN- APPROVED Request to permit an existing nonconforming duplex to maintain 3 foot 10 inch and 3 foot 6 inch side yard setbacks (where the Ordinance requires 4 foot side yards) and maintain a minimum 2 foot yard setback along West Ocean Front (where the District ing Map indicates a 5 foot setback) so as to allow the construction of interior alterations and second floor room additions in the R -2 District. CONDI- TION ELY Page 2. COMMISSIONERS C� m T x i • � Y A A P M11 rAl l m CITY OF NEWPORT BEACH lannary 17 107A MINUTES Location: Lot 3 and a portion of Lot 4, Block 43, 3rd Addition to Newport Beach, located at 4305 -4307 Seashore Drive on the southwesterly side of Sea- shore Drive between 43rd Street and 44th Street in West Newport. Zone: R -2 Applicant: James J. Witwer, Newport Beach Owner: Same as Applicant Community Development Director Hogan advised the Planning Commission of the possible Code enforce- ment problem in maintaining the property as a two family development if the request was approved as proposed and although no violation of the Code may be intended, staff was concerned with any future conversion of the lower unit. In reviewing the configuration of the units, it was also pointe out that the lower unit may be difficult to rent . because of its size and layout. Assistant Community Development Director Hewicker reviewed the plot plan and elevations with the Commission. He also read a letter received from R. D. McCommon withdrawing a previous letter of protest and endorsing the project as proposed. Public hearing was opened in connection with this matter. Richard Bowen, architect, appeared before the Planning Commission on behalf of the applicant and advised that the entire wall in question could be removed in order to create one large room and alleviate the possibility of closing the door to create two units. Hollis Wood, realtor, 1565 Ocean Boulevard, Balboa appeared before the Planning Commission and stated there is a need for larger „units in the area and therefore rental of the lower unit would not be a problem. James Witwer, applicant, 133 45th Street, appeared before the Planning Commission to advise that this . was his home and he had no intention of making the unit into a triplex. There being no others desiring to appear and be heard, the public hearing was closed. Page 3. COMMISSIONERS CITY OF NEWPORT BEACH T r O^ n T MINUTES < Z P P Qou CAI T January 17- 1974 - - - - -- I L I I - INDEX Planning Commission discussed the request and various ways in which the remodeling could be done in order to eliminate the possibility of conversion into a triplex. Motion X It appeared that the applicant desired to speak Ayes X X X X X X further in connection with this matter, therefore Absent X the public hearing was re- open.ed. Richard Bowen, architect, appeared before the Planning Commission and advised they would be willing to remove two bedroom walls on one side of the structure to accomodate tandem parking, eliminate one of the kitchens on the lower floor, and remove a wall to enlarge. the living room area. James Witwer appeared before the Planning Commis- sion to concur with the changes suggested and requested that the Commission approve the request with the conditions as stipulated rather than continue this matter and further delay approval by • the Coastal Commission. There being no others desiring to appear and be heard the public hearing was closed. Motion X Following discussion, motion was made to approve Ayes X X X X X X Modification No. 761, subject to the following Absent X conditions: 1. That development shall be in substantial conformance with the approved plot plan and elevations with the exception of the following changes on the first floor which shall be reviewed and approved by the Department of Community Development: A. That the wall opening between the living room and family room shall be increased in size so as to provide unrestricted access between both sides of the unit. B. That one of the kitchen facilities shall be removed. C. That the garage facilities be enlarged so as to provide a minimum of six parking spaces. 2. All new second floor construction (including proposed balconies or decks) shall maintain Page 4. COMMISSIONERS CITY OF NEWPORT BEACH 9Gi '^ > Ixn > O A T r • 1„ = m Z < A A '^ P ROLL CALL 0 Motion Ayes Absent 0 MINUTES lanuary 17. 1Q74 ' " ' the required 5 foot front yard setback along West Ocean Front. 3. All improvements located beyond the subject property (including the existing 3 foot high masonry wall) on West Ocean Front shall be removed. 4. That a resubdivision be processed and a Parcel Map be filed. Request to create one parcel of land so as to 1nWCA Item A -4 RESUB- permit interior alterations and 2nd floor room DIVISION additions to an existing duplex where one lot and 4�— a portion of a second lot now exist. APPROVED Location: Lot 3 and a portion of Lot 4, CC NND_r-_ Block 43, 3rd Addition to Newport SALLY Beach, located at 4305 -4307 Seashor Drive, on the southwesterly side of Seashore Drive between 43rd Street and 44th Street in West Newport. Zone: R -2 Applicant: James J. Witwer, Newport Beach Owner: Same as Applicant Engineer: Raub, Bein, Frost & Assoc., Newport Beach Public hearing was opened in connection with this matter. James Witwer, applicant, appeared before the Planning Commission and concurred with the condi- tions as recommended by the staff. There being no others desiring to appear and be heard, the public hearing was closed. X Planning Commission approved Resubdivision No. 428 X X X X X X subject to the following conditions: X 1. That a Parcel Map be filed. 2. That all applicable conditions of Modification Application No. 761 be met. Page 5. COMMISSIONERS CITY OF NEWPORT BEACH r mx x •� p �, n m • < � T P T � A P ROLL CALL 1] Motion Ayes Absent • MINUTES lanuary 17 107A IMWUA Item A -5 Request to create two parcels of land for develop- RESUB- ment. DIVISION 429 Location: Parcel 1 of Parcel Map 55 -5 (Resub- division No. 398) located at the APPROVED northwesterly intersection of Dove CONDI- Street and Quail Street in "Newport TINTULY Place ". !Zone: P -C Applicant: Bauer Development Co., Cerritos Owner: Same as Applicant Engineer: Raub, Bein, Frost & Assoc., Newport Beach Public hearing was opened in connection with this matter. Bill Frost of Raub, Bein, Frost & Assoc., appeared before the Planning Commission and concurred with the conditions as recommended by the staff. There being no others desiring to appear and be heard, the public hearing was closed. X Planning Commission approved Resubdivision No. 429 X X X X X X subject to the following conditions: x 1. That a Parcel Map be filed. 2. That the remaining applicable conditions of approval of Tentative Tract 7382 be fulfilled (i.e. street trees, etc.) 3. That the sidewalk be completed along the Quail Street and Dove Street frontages. 4. That the water and sewer service connections for each parcel of the resubdivision be accomplished in a manner satisfactory to the Public Works Department. 5. That there be a document satisfactory to the City Attorney and the Director of Community Development providing for the common use of the offstreet parking areas on Parcels 1 and 2. Page 6. COMMISSIONERS CITY OF NEWPORT BEACH Y T Z 11 ro p T . G� f+ D ,� A O Z m m �m y+ T < • <� m p m p p ROLL CALL Motion es Went Motion Ayes Absent E MINUTES 17 107A Item A -6 Request to create one parcel of land for develop- RESUB- ment as a restaurant site. DIVISION 430 Location: Portion of Lot 3, Tract 7953, located on the southeasterly side CONT. TO of Von Karman Avenue, easterly of FE-B.7 MacArthur Boulevard in "Koll Center Newport ". Zone: P -C Applicant: Koll Center Newport, Newport Beach Owner: Same as Applicant Engineer: Raub, Bei.n, Frost & Assoc., Newport Beach X At the request of the applicant, Planning Commis - X X X X X X sion continued this matter to the meeting of X February 7, 1974. Item A -7 Request to amend Districting Map No. 21 from the. AMENDMENT Unclassified District to the C -1 -H District. NO. 425 Location: Portion of Lot 171 of Irvine's APPROVED Subdivision, located northerly of West Coast Highway, easterly of the southerly prolongation of Irvine Avenue on Mariner's Mile. 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. X Planning Commission reviewed the matter and X X X X X X recommended to the City Council that Amendment X No. 425 be approved. Item A -8 Request to consider an amendment to Chapter 20.21 AMENDMENT of the Newport Beach Municipal Code as it pertains NO. 426 to permitted signs in the C -R (Commercial -Residen- tial) District. APPROVED Initiated by: The City of Newport Beach Page 7. COMMISSIONERS CITY OF NEWPORT BEACH Y T= S a p m f+ m • � Z p A P x ROLL CALL � Motion Ayes Absent 0 9 MINUTES January 17. 1974 INUtR Staff reviewed this matter with the Commission advising of City Council's concern relative to the sign provisions in the C -R District wherein if one tenant occupied both the residential and commer- cial portion of the building, there was the possibility of an abuse to the sign regulations. As an alternative, staff recommended that either the portion of the ordinance referring to the two square foot signs for residential uses be clarifie to contain only the name of the occupant thereof or eliminate the two square foot sign requirement entirely, as any other regulation may create an enforcement problem. 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. X Planning Commission recommended to the City X X X X X X Council that Amendment No. 426 be approved by X the deletion of any reference to the two square foot sign for residential uses in the C -R District. Planning Commission recessed at 5:00 P.M. for dinner and reconvened at 7:00 P.M. with all Commissioners present. Item B -1 Proposal to amend the Planned Community Developmen AMENDMENT Standards for "Harbor View Hills" by reducing the NN36T- permitted density in Areas 8 and 13; a general updating of the statistics as they pertain to the CONT. TO developed residential areas; amendments to the FEB. 7 sign standards in Areas 8 and 13; and revisions to the standards as they pertain to the height and location of fences in Areas 9, 10, 11 and 12. Location: Portion of Blocks 91 and 93, Irvine's Subdivision`, located south of Ford Road and east of MacArthur Boulevar in Harbor View Hills. Zone: P -C Owners: The Irvine Company, Newport Beach Initiated by: The City of Newport Beach Page 8. COMMISSIONERS CITY OF NEWPORT BEACH yf1, '^ (� p N T • < p p ROLL CALL Motion All Ayes 0 Motion . All Ayes 0 Motion All Ayes MINUTES January 17, 1974 Invew X Planning Commission continued this matter to the meeting of February 7, 1974. Item B -2 Request to subdivide 7.00 acres into one lot for residential condominium development, and the TENTATIVE AP acceptance of an Environmental Impact Report (EIR /NB 73 -039). TRACT 8 8 Location: Portion of Block 55, Irvine's CONT. TO Subdivision, located at the south- FEB. 7 east corner of the proposed exten- sion of Santa Barbara Drive and proposed San Clemente Drive in Newport Center. Zone: C -O -H Applicant: Interhope, Inc. & M. H. Golden, Inc., San Diego Owner: The Irvine Company, Newport Beach Engineer: Quinton - Budlong, Los Angeles X At the request of the applicant, Planning Commis- sion continued this matter to the meeting of February 7, 1974. Item B -3 Request to amend the Planned Community Development AMENDMENT Standards for "Koll Center Newport" to permit the NO. 420 establishment of an automatic car wash, and to increase the land area of "Service Station Site CONT. TO No. 1 ". FEB. 7 Location: Tract 7953, located at the north- easterly corner of MacArthur Boule- vard and Jamboree Road in "Koll Center Newport ". Zone: P -C Applicant: Koll Center Newport, Newport Beach Owner: Same as Applicant X At the request of the applicant, Planning Commission continued this matter to the meeting of February 7 1974. Page 9. COMMISSIONERS . CITY OF NEWPORT BEACH 7S S v 70 m f m r n • t T A m 2 A A ROLL CALL Motion All Aye S Motion All Aye 11 MINUTES lanuary 17. 1074 - - - INDEX Item B -4 Request to permit the construction of an automatic USE car.wash in conjunction with a proposed automobile PERMIT service station in the P -C District, and the 1705 acceptance of an Environmental Document. CONT. TO Location: Portion of Lot 3, and Lot 4, Tract FEB. 7 7953, located at the northeasterly corner of MacArthur Boulevard and Jamboree Road in "Koll Center Newport ". .Zone: P -C Applicant: Texaco Inc., Los Angeles Owner: Koll Center Newport, Newport Beach X At the request of the applicant, Planning Commission cont.inued this matter to the meeting of February 7 1974., Item B -5 Request to create one parcel of land for commer- cial development where one lot and a portion of RESUB- DIVISION another lot now exist. Location: Portion of Lot 3, and.Lot 4, Tract CONT. TO 7953, located at the northeasterly FED corner of MacArthur Boulevard and Jamboree Road in "Koll Center Newport ". Zone: P -C Applicant: Koll Center Newport, Newport Beach Owner: Same as Applicant Engineer: Raub, Bein, Frost & Assoc., Newport Beach X At the request of the applicant, Planning Commissi continued this matter to the meeting of February 7 n 1974.. Page 10. COMMISSIONERS CITY OF NEWPORT BEACH D �,x xgam T � . t � A A ROLL CALL �P 0 Motion Ayes Noes MINUTES lanuary 17. 1074 INUCA Item B -6 Request to enlarge an existing fourplex which USE exceeds the R -1.5 Standards established by Emerg- PERMIT ency.Ordinance No. 1501. T710 Location: Lot 20, Block J, Tract 518, located APPROVED at 1544 Miramar Drive, on the C N� DI northerly side of Miramar Drive, TIUNALLY westerly of "I" Street on the Balboa Peninsula. Zone: R -3 Applicant: Emil D. Mayer, Balboa Owner: Same as Applicant Public hearing was opened in connection with this matter. Emil Mayer, applicant, appeared before the Plan- ning Commission . and answered questions relative to the request. There being no others desiring to appear and be heard, the public hearing was closed. Planning Commission discussed this request and compared it with the proposed development standard which have been approved by the Planning Commissio and recommended to the City Council for adoption. X Following discussion, motion was made to approve X X X X X X Use Permit No. 1710, subject to the following X conditions: 1. That development be in substantial conformance with the approved plot plan and elevations except as noted under Condition No. 2 below. 2. That existing impediments in the parking area be removed so as to provide six spaces, free and clear of obstructions, for the parking of automobiles on site. Item B -7 Request to consider an amendment to Chapter 20.09 AMENDMENT of the Newport Beach Municipal Code as it pertains NOS to the height limit on property adjacent to the northwesterly portion of Upper Newport Bay. APPROVED Page 11. COMMISSIONERS rTxx�p�, � m � A CALL j Motion All Aye 0 CITY OF NEWPORT BEACH MINUTES January 17. 107A INDEX Initiated by: The City of Newport Beach Staff recommended that an additional phrase "as se forth under Section 20.09.030 and" be inserted in the last line of the first paragraph of Section 20.09.035 between the words "zones" and "designated" in order to provide for a cross reference. 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. X Following discussion, Planning Commission recommenced to the City Council that Amendment No. 424 be iapproved, to read as follows: 20.09.035 PLANNED COMMUNITY DISTRICTS. In eac Planned Community District established subsequent to the adoption of Chapter 20.09, the height limit shall be established as part of the Planned Com- munity Development Plan provided however that in no event shall the development exceed the height limits permitted in the height limitation zones as set forth under Section 20.09.030.and designate below: A. 24/28 FOOT HEIGHT LIMITATION ZONE. 1. Upper Newport Bay Planned.Community as established by Ordinance No. 1537 adopted December 17, 1973 (Amendment No. 409). Item B -8 Request to consider the adoption of the Housin HOUSING Element of the Newport Beach General Plan a ELEMENT FIf THE acceptance of an Environmental Impact Report (EIR /NB 73 -042). GEHERTL FE MT__ Initiated by: The City of Newport Beach APPROVED Commissioner Parker suggested certain changes to BYE. the Housing Element and presented reasons for N0. 874 same as he felt that certain policy statements were insensitive to the problems of low cost housing. Following review of the suggested changes, public hearing was opened in connection with this matter. Page 12. COMMISSIONERS A Qni l eel 1 v m7 Z g A m f' m m �m • F P m CITY OF NEWPORT BEACH January 17. 1974 MINUTES IMUCA Mr. Fernald, Chairman of the Orange County Housing Authority, appeared before the Planning Commission and explained the functions and operations of the Housing Authority and HUD's Section 23 Housing Program which is the only program used throughout Orange County. Joan Petty, 1720 Kings Road, appeared before the Planning Commission on behalf of the League of Women Voters of Orange Coast, in support of Com- missioner Parker's suggested revisions and answered questions relative to low priced ho.using. Mrs. Howard Babb, 2507 Via Marina, appeared before the Planning Commission endorsing Commissioner Parker's suggestions and commented on the need for more flexibility in housing in order to provide lower priced housing for low income families. Joe Baumgartner, 125 Kings Place, appeared before the Commission and commented on the availability of.land in Newport Beach to support low priced • housing. There being no others desiring to appear and be heard, the public hearing was closed. Planning Commission discussed low cost housing, the law of supply and demand, increased taxes, high density as the answer to low priced housing, subsidized housing and economics of housing in Newport Beach. Planning Commission took action on the various pages discussed, as follows: Motion X Motion was made that on Page 6, the last portion Ayes X X of Paragraph 1 read ", and it is the policy of the Noes X X X X X City of Newport Beach that subject always to the paramount human needs of its citizens environmental quality consideration take precedence over the problem of satisfying the continually - growing housing demand. Motion was discussed and failed. Motion X Motion was made that on Page 6, the last portion All Ayes of Paragraph 1 read ", and it is the policy of the City of Newport Beach that environmental quality considerations which include human needs take precedence over the problem of satisfying the continually - growing housing demand." Motion carried. Page 13. COMMISSIONERS I CITY OF NEWPORT BEACH MINUTES Qou CAI m January 17_ 1974 Motion X Planning Commission discussed Paragraph 1, Page 7, Ayes X X X X X X and motion was made to eliminate the last sentence Noes X thereof. Motion carried. Motion X Motion was made that,the paragraph under Subsidize All Ayes Housing on Page 7 read: "The provision of low and` moderate cost housing in Newport Beach will depend upon governmental subsidies. The City's ability t Provide such subsidies will depend on the willing- ness and abilities of its citizens. In all prob- ability, therefore, such programs will depend on the availability of funds from sources outside city government. A major obstacle to the provision of .subsidized low and moderate cost housing in Newport Beach is high land values and rental rates." Motion carried. Motion X Motion was made that the paragraph under Deterior- All Ayes ation of Older Units on Page 7 read: "Another problem occurs in the R2 and R3 districts in the older sections of the City. Many of the older housing units are being allowed to deteriorate, . perhaps in anticipation of near - future redevelop- ment to the higher densities permitted under the zoning. The City will within its budget limits. undertake a vigorous building code enforcement program consistent with Supporting Policies (d) (e) (f)." Motion carried. Motion X Following discussion, motion was made that the Ayes X X X X X second paragraph on Page 10 (under Action continue Noes X X from Page 9), read: "The foregoing choice of housing types will allow for a variety of family sizes, types, and incomes. The City encourages developments which provide for a mixture of hous- ing types, allowing lower price dwelling units in the "mix ". Incentives and concessions leading to such developments may be made available." Motion carried. Motion X Motion was made that the word "sex" be incl.uded All Ayes in the fourth line of Paragraph 1 after the word "color" on Page 15. Motion carried. Motion X Motion was made that additional wording by added Ayes X X X to the Policy paragraph on Page 15 to read: "The Noes X X X X City recognizes that a liberal "open housing" policy is meaningless if economic considerations • discriminate against the groups sought to be protected. Although private marketing limitations are for the most part beyond city control, it will be the official policy of the City to continue to Page 14. COMMISSIONERS CITY OF NEWPORT BEACH fl 1A RMI cell T Janilary 17_ 1874 MINUTES - -- - -- "" INUCA encourage a wide range of housing choices." Motion failed. Motion X Motion was made that the paragraph under Time Phase All Ayes on Page 15 be changed to read: "The Open Housing Ordinance will be adopted as soon as possible but in no event later than December . 1974." Motion carried. Motion X Motion was made that the paragraph under Action Ayes X X X X X X on Page 16 be changed to read: "In view of the Noes X regional nature of the problem of providing ade- quate low and moderate -cost housing, the City of Newport Beach will cooperate with the Orange Count Housing Authority. Also, the City will be respon- sive to recognized groups or organizations quali- fied to advise it concerning ways'in which it too may assist directly in this local,regional, state and national problem." Motion carried. Motion X Planning Commission approved the Housing Element All Ayes of the Newport Beach General Plan as amended above, • subject to the .acceptance of an Environmental Impact Report, and adopted Resolution No. 874 recommending that the City Council adopt the Housing Element of the Newport Beach General Plan. Motion carried. Motion X Motion was made that consideration of the Environ- All Ayes mental Impact Report on the Housing Element of the Newport Beach General Plan be continued to the meeting of February 7, 1974. ADDITIONAL BUSINESS Planning Commission discussed conflicting actions taken on December 13, 1973 and January 10, 1974 in connection with a part of the Circulation Element of.the Newport Beach General Plan pertaining to a segment of Coast Highway between MacArthur Boule- vard and Jamboree Road with the possibility of an interchange at MacArthur Boulevard and Coast High- way. Motion X Following discussion, motion was made that all A X X X X actions taken in connection with that portion of N X X X the Circulation Element of the Newport Beach General Plan pertaining to Coast Highway between MacArthur Boulevard and Jamboree Road with the possibility of an interchange at MacArthur Boule- Page 15. COMMISSIONERS CITY OF NEWPORT BEACH i y mLL Z TT > T p Oxm 70 In ceu T m m < . . danuary 17. 197d MINUTES INDEX vard and Coast Highway be rescinded and that Resolution No. 875 be adopted setting a public hearing for February 7, 1974 at the hour of 7:00 P.M., to reconsider said portion of the Circulation Element of the Newport Beach General Plan. Motion X Commissioner Heather requested and received All Ayes permission to be excused from the afternoon portion of the Planning Commission meeting of February 7, 1974. i Motion X There being no further business, Planning Commission All Ayes adjourned the meeting. Time: 10:05 P.M. r . JOSEPH ROSENER, JR., Secretary Planning Commission City of Newport Beach • Page 16.