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HomeMy WebLinkAbout06/04/1992COMMISSIONERS .c d REGULAR PLANNING COMMISSION MEETING PLACE: City Council Chambers TIME: 7:30 P.M. DATE: June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX: Present I k k 11 Commissioner Gross was absent. - - Absent sss EX- OFFICIO OFFICERS PRESENT: James Hewicker, Planning Director Robin Flory, Assistant City Attorney William R. Laycock, Current Planning Manager Rich Edmonston, City Traffic Engineer Dee Edwards, Secretary Minutes of May 21, 1992: Minutes of 5/21/9 Motion' * Motion was made and voted on to approve the May 21, 1992, Ayes. * * Planning Commission Minutes. MOTION CARRIED. Abstain * Absent s s s Public Comments: Public Mr. Bob McCaffrey, 1410 South Bay Front, stated that after Comments contacting City officials it was his opinion that at no time was a study done to establish the fire needs on Balboa Island, and he suggested an independent study by a professional company to find out what the needs are and where the City's money is best spent. James Hewicker, Planning Director, responded that he was not aware of a study inasmuch as the Fire Department would administer said study. s s s • COMMISSIONERS June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX Posting of the Agenda: Posting of the James Hewicker, Planning Director, stated that the Planning Agenda Commission Agenda was posted on Friday, May 29, 1992, in front of City Hall. s : : Request for Continuances: Request for James Hewicker, Planning Director, requested that Item No. 3, Continuanc regarding the Circulation Improvement and Open Space be continued to the June 18, 1992, Planning Commission meeting. toion Motion was made and voted on to continue Item No. 3 to the June .Ayes nt * * * 18, 1992, Planning Commission meeting. MOTION CARRIED. s s s Use Permit No. 3445 (Public Hearing) Item No.l Request to permit the establishment of an outdoor restaurant with. UP3445 incidental interior dining with on -sale beer and wine on property located in the C-O -H District; and a request to waive a portion of Approved the required off - street parking spaces. LOCATION: Lot 6, Tract No. 4824, located at 1104 Irvine Avenue, on the southeasterly side of Irvine Avenue, between Westcliff Drive and Mariners Drive, in the Westcliff Shopping Center. ZONE: C -O-H APPLICANT: Tim Aspel, Irvine OWNER: The Irvine Company, Newport Beach -2 COMMISSIONERS 0 0 June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX Commissioner Edwards addressed the request to waive parking requirements, and he asked what consideration was taken to contact the tenants in the area. James Hewicker, Planning Director, stated that staff did not contact the tenants in Westcliff Plaza; however, public notices were mailed to owners of property located within 300 feet of the subject property. Mr. Hewicker stated that parking has been waived for other food establishments in Westcliff Plaza, and the issue of parking has not been a previous concern. He further replied that staff has not received any concerns regarding the subject request. Commissioner Merrill commented that a public notice was also posted on the subject property. The public hearing was opened in connection with this item, and Mr. Tim Aspel, applicant, appeared before the Planning Commission. In response to a question posed by Chairman Di Sano, Mr. Aspel concurred with the findings and conditions in Exhibit W, as requested by the applicant. In response to a question posed by Commissioner Edwards, Mr. Aspel stated his restaurant background. Mr. Aspel referred to the staff report wherein staff suggested a minimum 10 foot wide passage between the landscape planters and the proposed outdoor dining area, and he stated that he would prefer that the 10 foot wide areas be reduced to 8 feet so as to provide a wider area for the outdoor dining area. In response to a question posed by Chairman Di Sano, Mr. Aspel reluctantly agreed to staff's recommendation of a 10 foot wide clearance. In response to questions posed by Commissioner Merrill, Mr. Hewicker explained that a public safety standard does not currently exist, and approximately 15 feet exists between the front of the building and the existing landscape planters. Mr. Aspel stated that the property owner has agreed to remove the existing wood benches that are attached to the landscape planters. • -3- COMMISSIONERS Ap d June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion Motion was made to approve Use Permit No.3445 subject to the findings and conditions in Exhibit W. Commissioner Glover supported the motion on the basis that the establishment would be an asset for the shopping center. Chairman Di Sano supported the motion. He stated that he would prefer staffs suggestion of minimum 10 foot wide pedestrian passages; however, he also supported the need for the establishment at the shopping center. He referred to Condition No. 17 wherein it is stated that the Planning Commission may review the use permit if it is determined that the operation is a • detriment to the community. Commissioner Pomeroy stated that good planning is geared around utilizing services in neighborhoods where the services are planned, and Westcliff Shopping Center is currently not being adequately used. Ayes * * * * * Motion was voted on to approve Use Permit No. 3445, MOTION - Absent * CARRIED. FINDINGS: 1. The proposed restaurant is consistent with the General Plan and is compatible with surrounding land uses. 2. The project will not have any significant environmental impact. 3. That the proposed restaurant use can be adequately served by existing on -site parlang. -4- COMMISSIONERS June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX 4. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 5. That public improvements may be required of the developer in accordance with Section 20.80.060 of the Municipal Code. 6. That the waiver of development standards as they pertain to parking lot illumination, walls, landscaping, and a portion of the required parking (9 spaces) will not be detrimental to the adjoining properties given the developed characteristics of the existing facility. 7. That the approval of Use Permit No. 3445 will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. CONDITIONS: 1. That the proposed development shall be in substantial conformance with the approved plot plan, floor plans and perspective elevation. 2. That all signs shall conform to the provisions of the Sign Code. 3. That the development standards as they pertain to walls, landscaping, parking lot illumination, and a portion of the required parking (9 spaces) shall be waived. 4. That a washout area for refuse containers be provided in such a way as to allow direct drainage into the sewer system and not into the Bay or storm drains unless otherwise approved by the Building Department and the Public Works . Department. 5- COMMISSIONERS June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX 5. That grease interceptors shall be installed on all fixtures in the restaurant where grease may be introduced into the drainage systems, unless otherwise approved by the Building Department and the Public Works Department. 6. That kitchen exhaust fans shall be designed to control smoke and odor to the satisfaction of the Building Department. 7. That dancing or live entertainment shall not be permitted in conjunction with the restaurant facility unless an amendment to this use permit is approved by the Planning Commission. 8. That no outdoor sound system shall be utilized on -site, and that any recorded music shall be confined to the interior of .: We building. 9. That all restaurant employees shall be required to park on- site at all times during the time which the restaurant is operating. 10. That no temporary "sandwich" signs shall be permitted, either on -site or off -site, to advertise the restaurant facility. 11. That all trash areas and mechanical equipment shall be shielded or screened from public streets and adjoining properties. 12. That 14 parking spaces shall be provided on -site to serve the proposed facility. 13. That the required number of handicapped parking spaces shall be designated within the on -site parking area and shall be used solely for handicapped self- parking. One handicapped sign on a post and one handicapped sign on the pavement shall be required for each handicapped space. 14. That the service of beer and wine shall be incidental to the serving of meals. -6- COMMISSIONERS p3 d f June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL I I I A 1 1 1 INDEX 15. That the hours of operation shall be limited between the hours of 11:00 am. and 10:00 p.m. daily, unless an amended use permit is approved by the Planning Commission. 16.. That all improvements be constructed as required by Ordinance and the Public Works Department. 17. That the Planning Commission may add or modify conditions of approval to the 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 injury, or is detrimental to the health, safety, peace, morals, comfort or general welfare of the community. • 18. That this use permit shall expire if not exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach. Use Permit No. 3446 (Public Hearing) item mo.2 Request to permit the construction of a second dwelling unit UP3446 (Granny Unit) on property located in the R -1 District in accordance with Chapter 20.78 of the Municipal Code that permits Approved a second dwelling unit (Granny Unit) if said residence is intended for one or two persons who are 60 years of age or older. LOCATION: Lot 23, Block 31, Newport Heights, located at 505 Santa Ana Avenue, on the northwesterly side of Santa Ana Avenue, between Clay Street and Fifteenth Street, in Newport Heights. ZONE: R -1 APPLICANT: Renato Trotta, Newport Beach -7- COMMISSIONERS o •� June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INOEX OWNER: Jacquelyn Connolly, Newport Beach Commissioner Glover asked if the Granny Unit Ordinance states that if there is a vacancy in a Granny Unit that the property owner is required by law to advertise the vacancy? James Hewicker, Planning Director, replied to the negative. Commissioner Glover determined that if the individual that was originally residing in the Granny Unit no longer is living in the unit then a vacant Granny Unit exists, and the City is no longer fulfilling the State's requirement unless it is in the Ordinance that the Granny Unit must be advertised indicating that a vacancy exists. She said that the Granny Unit is required to fulfill requirements for the elderly, and unless the unit is occupied, the City is not providing what is required by law. Mr. Hewicker explained that the City did not anticipate when the Granny Unit Ordinance was adopted that the intent would be for the unit to remain unoccupied. He said that the existing vacancies are because the previous occupants are deceased. Commissioner Pomeroy stated that the purpose of the Granny Unit Ordinance was primarily to allow housing of elderly family members within a family unit and still maintain a separate living environment. He pointed out that the City Council has denied Granny Units because the property owner could not be more specific as to the elderly person that was going to reside in the unit. The public hearing was opened in connection with this item, and Mr. Renato Trotta, applicant and architect for the property owner, appeared before the Planning Commission. Mr. Trotta concurred with the findings and conditions in Exhibit "A", as submitted by the applicant, and he did not agree with the findings and conditions in Exhibit 'B ", incorporating the suggestions of staff Mr. Trotta expressed the property owner's opposition to Condition No. 2, Exhibit 'B ", stating That the existing two -car garage shall be widened to provide a minimum clear interior width of 17 feet 6 inches as required by Code., and the expense that would be incurred to comply with Condition No. 2. .g_ COMMISSIONERS June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX In response to questions posed by Commissioner Debay, Mr. Trotta explained that the property owner owns two automobiles. The garage is presently being used partly as storage inasmuch as the owners recently moved into the house, and they are currently unpacking their belongings. Commissioner Debay stated that the City wants to be assured that two automobiles can be parked in the garage, and an additional parking space will be provided. In response to a question posed by Chairman Di Sano, Mr. Trotta reluctantly agreed with Exhibit "B ". There being no others desiring to appear and be heard, the public hearing was closed at this time. In response to a concern expressed by Commissioner Debay, William L aycock, Current Planning Manager, explained that before the City required that parking spaces be 17 feet 6 inches wide for a two car garage, parking spaces were required to be 16 feet wide by 20 feet deep. The subject garage is legal nonconforming, and two automobiles should be able to fit in the existing two car garage. Commissioner Pomeroy indicated that a 16 foot wide garage would accommodate two automobiles, and he suggested not to put a financial burden on the property owner. Motion Motion was made to approve Use Permit No. 3446 subject to the findings and conditions in Exhibit "A ". Chairman Di Sano addressed his concerns regarding the parking situation. In response to a question posed by Commissioner Debay, Mr. Trotta reappeared before the Planning Commission wherein he replied that the occupant of the Granny Unit would be the property owner's mother. He assured Commissioner Debay that he would indicate to the property owner that it is imperative that the two automobiles be parked in the garage, that an automobile would not be parked on the street, and the garage would not be used for • long -term storage. -9- COMMISSIONERS •.k d 0 �� .� June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX In response to a question posed by Chairman Di Sano, Robin Flory, Assistant City Attorney, explained that the Ordinance states that the parking spaces that exist be maintained accessible and usable for vehicular storage. There is no requirement to make individuals park their vehicles in said parking spaces. In response to a question posed by Commissioner Edwards, Mr. Trotta explained that the property owner's daughter is also a resident on the property. In response to a question posed by Commissioner Debay, Mr. Trotta replied that the property owner's mother does not drive although she owns an automobile. Commissioner Merrill and Ms. Flory addressed the feasibility of enforcing the use of the parking spaces through the use permit process for a Granny Unit. Mr. Hewicker asked if the City could adopt an Ordinance requiring a property owner to utilize required on -site parking spaces for vehicular storage. Mr. Hewicker explained that the regulation would only be enforced when the condition is required. Commissioner Pomeroy suggested that the foregoing be brought to the Planning Commission as a discussion item at a future Planning Commission meeting. Commissioner Glover stated that she would not support the motion. She stated that individuals cannot be forced to park their automobiles in a garage. She based her decision on the fact that it is questionable whether or not adequate parking would be provided, and the Granny Unit is an intrusion on property rights whereby residences in the R -1 District are being destroyed by allowing two dwelling units in single family areas. She stated that property owners are not aware that Granny Units are allowed in the neighborhoods. Ayes * * Motion was voted on to approve Use Permit No. 3446 subject to No the findings and conditions in Exhibit 'W'. MOTION CARRIED. Absent • -la COMMISSIONERS k\011 June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX Findings: 1. That the proposed use is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 2. The project will not have a significant environmental impact. 3. That the design of the development or the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 4. That the width of the existing garage is adequate to accommodate two vehicles. . 5. That the approval of the modification to the Zoning Code so as to maintain an interior width of 16 feet 6 inches in a two car garage will not, under the circumstances of this particular case, be detrimental to the health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City; and further that the proposed modification is consistent with the legislative intent of Title 20 of this Code. 6. The approval of Use Permit No. 3446 will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Conditions: 1. That the proposed development shall be in substantial conformance with the approved plot plan, floor plan and • elevations. -11- COMMISSIONERS k\011 9L June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL. CALL J J INDEX 2. That the second dwelling unit shall be limited to the use of one or two persons over the age of 60 years. 3. That the applicant shall record a Covenant, the form and content of which is acceptable to the City Attorney, binding the applicant and successors in interest in perpetuity so as to limit the occupancy of the second dwelling unit to one or two adults 60 years of age or over, and committing the permittee and successors to comply with current ordinances regarding Granny Units. Said covenant shall also contain all conditions of approval imposed by the Planning Commission or the City Council. 4. Commencing with the final inspection of the Granny Unit by a City Building Inspector and on an annual basis every year thereafter, the property owner shall submit to the .. Planning Director the names and birth dates of any and all occupants of the Granny Unit constructed pursuant to this approval to verify occupancy by a person or persons 60 years of age or older. Upon any change of tenants, the property owner shall notify the City immediately. This information shall be submitted in writing and contain a statement signed by the property owner certifying under penalty of perjury that all of the information is true and correct. S. That the primary residence or the Granny Unit shall be continuously occupied by at least one person having an ownership interest in the property. 6. That one of the covered parking spaces shall he for the exclusive use of the proposed Granny Unit. 7. That this use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. :ss • 12- COMMISSIONERS .o a June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX A. Development Ageement No. 6 fthlic He aring) Item No.3 Request to adopt a Development Agreement for the Circulation DA No. 6 Improvement and Open Space Agreement for eleven sites in the City of Newport Beach. The proposal also includes the acceptance TS 8z of an environmental document. A 763 AND A 764 B. Traffic Study No. 82 (Public Hearing) A 765 Request to approve a traffic study consistent with the provisions of A 766 Chapter 15.40 of the Newport Beach Municipal Code for eleven A 767 sites addressed in the Circulation Improvement and Open Space Agreement. A 768 AND A 769 A 770 C. Amendment No. 763 (Public Hearing) Cont'd to Request to amend the Harbor View Hills Planned Community 6/18/92 District Regulations and Development Plan so as to allow for the construction of 48 additional dwelling units. LOCATION: Property located at 1501 Ford Road, adjacent to the easterly side MacArthur Boulevard, between Ford Road and San Joaquin Hills Road, in the Harbor View Hills Planned Community. ZONE: P -C AND D. Amendment No. 764 (Public Hearing) Request to adopt Planned Community District Regulations and Development Plan for Upper Castaways. This request would provide for the construction of 151 dwelling units. -13- COMMISSIONERS k\011 June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX LOCATION: Property located at 900 Dover Drive, on the southeasterly side of Dover Drive between the Westcliff Drive and West Coast Highway. ZONE: P -C AND E. Amendment No. 765 (Public Hearing) Request to adopt Planned Community District Regulations and Development Plan for Newporter North / Newporter Knoll. This request would provide for the construction of 212 dwelling units on Newporter North and open space on Newporter Knoll. LOCATION: Property located at 1501 Jamboree Road, on the northwesterly side of Jamboree Road between San Joaquin Hills Road and the Newporter Resort. ZONE: P -C AND F. Amendment No. 766 (Public Hearing) Request to amend the North Ford Planned Community District Regulations and Development Plan so as to allow for the construction of 300 additional dwelling units. LOCATION: Property located at 3200 University Drive, on the northeasterly comer of Jamboree Road and University Drive South, in the North Ford Planned Community. ZONE: P -C • AND -14 COMMISSIONERS June 4, 1992 MINUTES CITY OF NEWPORT BEACH ROLL CALL INDEX G. Amendment No. 767 (Public Hearin¢) Request to amend a portion of Districting Map No. 37 so as to reclassify property from the U (Unclassified) District to the P -C District. Also requested is the adoption of Planned Community District Regulations and Development Plan for Bayview Landing. This request would provide for the construction of either a 10,000 sq.ft. restaurant or a 40,000 sq.ft. athletic club. LOCATION: Property located at 951 Back Bay Drive, on the northwesterly side of Jamboree Road between Back Bay Drive and East Coast Highway, across from the Villa Point Planned Community. ZONE: Unclassified AND H. Amendment No. 768 (Public Hearing) Request to amend portions of Districting Maps No. 44 and 66 so as to reclassify property from the U (Unclassified) District to the P -C (Planned Community) District. The proposal also includes a request to adopt Planned Community District Regulations and Development Plan so as to provide for open space and public facility use of the subject property. LOCATION: Property located at 3600 Jamboree Road, bounded by Jamboree Road, MacArthur Boulevard and SR 73, and property known as San Diego Creek North located at 3500 Jamboree Road, bounded by the San Diego Creek, Jamboree Road and SR 73. ZONE: Unclassified •AND -15- COMMISSIONERS o 0 June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL "CALL INDEX I. Amendment No. 769 Pthlic Hearin) Request to amend the Block 800 Planned Community District Regulations and Development Plan so as to allow the construction of 245 dwelling units or senior citizen housing. LOCATION: Property located at 855 San Clemente Drive, on the southeasterly corner of San Clemente Drive and Santa Barbara Drive, in Block 800 of Newport Center. ZONE: P -C AND J. Amendment No. 770 (Public Hearing) Request to amend a portion of Districting Map No. 48 so as to reclassify property from the O -S (Open Space) and Unclassified Districts to the P -C District. Also requested is the adoption of Planned Community District Regulations and Development Plan for the Corporate Plaza West Planned Community. This request would allow for the construction of an additional 94,000 sq.ft. of office development (115,000 sq.ft. total). LOCATION: Property located at 1050 Newport Center Drive, on the northwesterly comer of East Coast Highway and Newport Center Drive, across from the Corporate Plaza Planned Community. ZONE: P -C APPLICANT: The Irvine Company, Newport Beach OWNER: Same as applicant James Hewicker, Planning Director, requested that the subject item be continued to the June 18, 1992, Planning Commission meeting. -16- COMMISSIONERS June 4, 1992 MINUTES CITY OF NEWPORT BEACH ROLL CALL INDEX Motion Motion was made and voted on to continue Item No. 3 to the June. Ayes * * * * * 18, 1992, Planning Commission meeting. MOTION CARRIED. Absent x x x DISCUSSION ITEM: oiscussior. Item . General Plan Amendment No. 92 -2 No. 1 Request to initiate amendments to the Newport Beach General Plan as follows: cPA 92 -2 A. Castaways Marina :A request of California Recreation Company to amend the Land Use Element of the Newport Beach General (A) Plan and the Local Coastal Program Land Use Plan so as to Castaways redefine the permitted commercial entitlement from 40,000 sq.ft. Marina of recreational and marine commercial to a 71 slip marina with Initiated related marina support and parking facilities. AND B. 2209 Bayside Drive: A request of C.L. Burnett and Steven D. (B) Hillyard to amend the Land Use Element of the Newport Beach 2209 General Plan and the Local Coastal Program Land Use Plan so as Bayside nx to alter the dwelling unit allocation and policy statements for Statistical Area F3 in order to allow the subdivision of an existing No. R -1 lot into twos a family building sites consistent with the y g Reoommendz tion minimum subdivision standards of the Newport Beach Municipal Code. INITIATED BY: The City of Newport Beach James Hewicker, Planning Director, reviewed the subject General Plan Amendment. In response to a question posed by Commissioner Merrill regarding GPA 92 -2 (B), 2209 Bayside Drive, Mr. Hewicker explained that the request is for the subject address. It was the belief of staff when the General Plan was amended in 1988, that the City only -17- COMMISSIONERS � o June 4, 1992 CITY OF NEWPORT BEACH MINUTES ROLL CALL INDEX allowed the further subdivision of lots in one area of the City and that was on Santiago Drive near Irvine Avenue. If the Commission initiated General Plan Amendment 92 -2(B), the staff could bring back alternatives, one of which would specifically address the aforementioned property and would clearly eliminate or clarify that the City would not allow further subdivisions of existing residential lots with the exception of the foregoing site or adjoining sites. In response to questions posed by Commissioner Debay regarding 2209 Bayside Drive, Mr. Hewicker explained that there are several subdivided lots in the immediate area that are narrower than the subject lot. The subject parcel could be subdivided in a manner so as not to grant an exception to the Subdivision Code, that would create two conforming parcels. There are other lots in the immediate vicinity that could also be subdivided. • In response to a question posed by Commissioner Pomeroy, Mr. Hewicker concurred that a future property owner cannot subdivide in Old Corona del Mar without amending the General Plan. He indicated that the average lot on Bayside Drive is substantially smaller than what could be subdivided. Motion Motion was made and voted on to initiate General Plan -Ayes * * Amendment No. 92 -2 (A) Castaways Marina, MOTION Absent * CARRIED. - Motion * Motion was made and voted on to initiate General Plan Ayes * Amendment No. 92 -2 (B) 2209 Bayside Drive, MOTION NOT Noes * APPROVED. Absent a s s ADDITIONAL BUSINESS: Add' 1 Business The Planning Commission directed staff to place a discussion item on a future Planning Commission agenda in conjunction with To initiating an amendment to the Municipal Code to require vehicles initiate to be parked in required offstreet parking spaces in residential an districts. Amendment -18- COMMISSIONERS June 4, 1992 MINUTES • CITY OF NEWPORT BEACH EMIROLLCALL INDEX • •. ADJOURNMENT: 8:26 p.nt NORMA GLOVER, SECRETARY CITY OF NEWPORT BEACH PLANNING COMMISSION -19- Adjourn