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Home My WebLink About09/16/1976COMMISSIONERS p S'9SG�Ptpm City Of Newport } Beach MINUTES m�im�P�c Regular Planning Commission Meeting • P i+� 4 c Place: City Council Chambers Time: 7:00 P.M. s°i Date: September 16, 1976 MOLL CALL Present Absent Motion Ayes Absent • !J X X X X X X EX- OFFICIO MEMBERS R. V. Hogan, Commu Hugh Coffin, Assis STAFF MEMBERS James D..Hewicker, Tim Cowell, Advanc Shirley Harbeck, S X Minutes of the Reg X X X X X X 1976, were approve X Request to permit legal nonconformin C -1 District. The includes new 14 fo side property line second floor balco subject balcony. Location: A po Trac Aven East and Zone: C -1 Applicant: Harc Owner: Darr Community Developn additional researc ject property whit formerly used as a The restaurant sty the existing strut by a former Posting strutted of brick: INDEX city Development Director Cant City Attorney Assistant Director - Planning Planning Administrator acretary ular Meeting of September 2, I d as written. the remodeling of an existing MODIFICA g single family dwelling in the T N proposed development also 1063 of high brick walls along the s, the expansion of an existing APPROVED ny, and a new stairway to the CONDI rtion of Lot 3, Block 11, Balboa t, located at 807 East Bay ue, on the southerly side of Bay Avenue, between Main Street "A" Street in Central Balboa. ld B. Zook, Corona del Mar ell H. Sluder, E1 Monte ent Director Hogan reported on h in conjunction with the sub - h revealed that the site was restaurant named "Ma Fairfields ". ucture was removed in 1950 and ture was erected in its place ster and his wife and was con - reinforced with steel. The -1- COMMISSIONERS City of Newport Beach MINUTES _ °s September 16, 1976 MOLL CALL building is located within Fire Zone 2 and accor ing to the Building Code must be brought into conformance with that Code. In this particular case, there are no alterations proposed in tonne .tion with the exterior walls, however, the Built ing Department will require certification from i structural engineer,prior to the issuance of anI building permits, stating that the building complies with the Code, including earthquake requirements. Mr. Hogan further advised that it there was a question as to the original construe tion, the Building Department could require thal the structure be X -rayed to determine the amount of steel within the walls and could require drilling for core samples. Should the determine tion be made that the building needed further reinforcement to meet the Building Code, there are ways this could be accomplished, such as steel mesh bonded to the brick with a gunite application. Mr. Hogan presented copies of the • original building permits and pictures of the structure for Commission review. Community Development Director Hogan advised th+ one of the reasons this request was referred to the Planning Commission by the Modifications Committee was that the proposed use of the subji property did not conform with the General Plan. If it is the desire of the Commission to approv this request, consideration should also be gives to including this property as a part of the General Plan amendments which will be set for public hearing later in the evening. This request was compared with a similar reques for residential use in the McFadden Square area which was subsequently withdrawn and it was poi ed out that this request is on the borderline between residential and commercial uses, wherea the McFadden Square request was in the heart of the commercial area. Public hearing was opened in connection with th matter. Harold Zook, Architect, 485 Morning Canyon, Coro . del Mar, appeared before the Commission in con- nection with this matter. He advised that the property was deteriorated and this request woul upgrade the property and the area. He did not feel it was practical to develop the property -2- INOWX d- c- it !ct rt- s is is i COMMISSIONERS City of Newport Beach September 16, 1976 MOLL CALL for commercial use because of the requirements f parking and commented that the line between resi dential and commercial may be arbitrary and coul be changed. He answered questions of the Commis sion relative to rear access and the height and location of the wall. Alan Miller, Architect, 404 40th Street, appeare before the Commission on behalf of the property owner of Lot 4 to the east, and urged that all precautions be taken as far as structural compli ance was concerned to assure the safety of the building. He also advised of their preference for a 6 foot high wall in order to obtain more light and air circulation. There being no others desiring to appear and be heard, the public hearing was closed. Parking was discussed and it was pointed out thi the property could be developed residentially ,ay provide the required parking, whereas, it would be difficult to provide parking for any commerc use of the property. Commissioner Hummel commented that careful cons - eration must be given as to what was allowed on the subject property since it appeared that the adjacent property to the east was ready for re- development and certain departures.from the Codi may be more of a disservice. He commented on tl height of the wall, development of the properti to the east, and felt that although this reques may not be the best solution to the problem, it was the most feasible. Motion X Motion was made that Planning Commission make t Ayes X X X X X X following finding: Absent X 1. That the establishment, maintenance or oper tion of the use of the property or building will not, under the circumstances of the particular case, be detrimental to the heal safety, peace, comfort and general welfare persons residing or working.in the neighbor • hood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare the City, and further that the proposed modification is consistent with the legisla tive intent of the Zoning Code. -3- MINUTES or d T t d ial [>C ie �s t ie 3- th of of INOUX COMMISSIONERS /TOLL GALL 0 0 City of Newport Beach September 16, 1976 MINUTES e Modification No. 1063, subject to the conditions: evelopment shall be in substantial . mance with the approved plot plan and ions, except as noted in Condition No.2. ;he 14 foot high brick wall proposed the easterly side property line of the ;hall be moved in at least 3 feet from Ibject side property line. establish one building site and elimi- Iterior lot line where one lot and a a second lot now exist so as to permit •uction of a triplex and related off- -king spaces on the property. Lot 9 and a portion of Lot 11, Block 238, Corona del Mar, located at 309 Marguerite Avenue, on the northwesterly side of Marguerite Avenue between Bayside Drive and Seaview Avenue in Corona del Mar. R -3 Balalis & Pigneri Developers, Newport Beach Same as Applicant Donald E. Stevens, Inc., Costa Mesa ner Balalis stepped down from the dais ined from deliberation on this item a is one of the co- applicants. City Attorney Coffin advised that ner Balalis had the right to appear e Commission and represent his own if he so desired. ner Agee voiced concern that a. triplex proposed for a 40' X 118' lot and the intensity a triplex would have over -4- INOH.X Item #2 RESUB- DIVISION NO. 532 APPROVED CONDI- TIONALLY and approv following 1. That c confor elevai 2. That 1 along site <. the sl Request tl nate an ii portion o- the consti street pai Location: Zone: Applicant Owner: Engineer: Commissio and refra because h Assistant Commissio before th interest Commissic was being increased MINUTES e Modification No. 1063, subject to the conditions: evelopment shall be in substantial . mance with the approved plot plan and ions, except as noted in Condition No.2. ;he 14 foot high brick wall proposed the easterly side property line of the ;hall be moved in at least 3 feet from Ibject side property line. establish one building site and elimi- Iterior lot line where one lot and a a second lot now exist so as to permit •uction of a triplex and related off- -king spaces on the property. Lot 9 and a portion of Lot 11, Block 238, Corona del Mar, located at 309 Marguerite Avenue, on the northwesterly side of Marguerite Avenue between Bayside Drive and Seaview Avenue in Corona del Mar. R -3 Balalis & Pigneri Developers, Newport Beach Same as Applicant Donald E. Stevens, Inc., Costa Mesa ner Balalis stepped down from the dais ined from deliberation on this item a is one of the co- applicants. City Attorney Coffin advised that ner Balalis had the right to appear e Commission and represent his own if he so desired. ner Agee voiced concern that a. triplex proposed for a 40' X 118' lot and the intensity a triplex would have over -4- INOH.X Item #2 RESUB- DIVISION NO. 532 APPROVED CONDI- TIONALLY COMMISSIONERS A M City of Newport Beach MINUTES September 16. 1976 ROLL GALL that.of a duplex. Staff advised that the square footage of the lot was just under that which wou allow four units, and therefore, the lot contain more than enough square footage for the proposed three units. Public hearing was opened in connection with thi matter. Charles Pigneri, Co- applicant, 2005 W. Balboa Boulevard, appeared before the Commission and responded to Commissioner Agee's comments rel.ati to intensity. He advised that out of 18 lots in the immediate area, 7 contained 4 units, 7 conta ed 3 units and 4 contained duplexes. With respe to this proposal, because of the additional set- backs being maintained, more open space was beir provided. • Commissioner Agee reiterated his concern that a bedroom triplex was for the pro- three proposed perty and advised of his preference for only twt 3- bedroom units. Mr. Pigneri advised that six parking spaces were being provided, whereas a duplex would only require four spaces and that the total square footage of the development was less than that allowed by the R -1.5 standards. He also concurs with the staff report and the recommendations contained therein. There being no others desiring to appear and be heard, the public hearing was closed. Commissioner Hummel commented on the uniqueness of Marguerite and although there may be some concern with density, the proposed development seems to be in order because the square footage is less than than required on an R -1.5 lot. Al it would seem better to have the lot developed than to leave it in its present state, developm will not be of such a magnitude as to be objec- tionable and overwhelming, Marguerite is a wide arterial street through the area, and the devel • ment proposed for this transitional area was in order. Motion X Motion was made that Planning Commission make t Ayes X X X X X following findings: Absent X X -5- 1 d Ie hql ve in c a •ed >o, ant Dp- he INDEX COMMISSIONERS • 9QF 9( (1�.�.'QaR 'S•y 1G BRA 3 � 9� 10 City of Newport Beach September 16, 1976 MOLL CALL 1. That the proposed map is consistent with applicable general and specific plans. 2. That the design or improvement of the pro- posed subdivision is consistent with appli- cable general and specific plans. 3. That the site is physically suitable for the type of development proposed. 4. That the site is physically suitable for the proposed density of development. 5. That the design of the subdivision or the proposed improvements will not cause substar tial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 6. That the design of the subdivision or the • proposed improvements are not likely to caul serious public health problems. 7. That the des.ign of the subdivision or the proposed improvements will not conflict witl any easements, acquired by the public at large, for access through or use of, proper within the proposed subdivision. B. That the discharge of waste from the propos subdivision will not result in or add to an, violation of existing requirements prescrib by a California Regional Water Quality Cont, Board pursuant to Division 7 (commencing wi Section 1300) of the Water Code. and approve Resubdivision No. 532, subject to t following condition: 1. That a Parcel Map be filed. Commissioner Balalis returned to the dais. -6- MINUTES e .y ad F ld 10 ' th ie INDEX COMMISSIONERS • V � @9�'A AP�`7��p C ROLL CALL P Motion Ayes Absent 0 City of Newport Beach September 16, 1976 MINUTES 1 permit the remodeling of an existing ip" restaurant /bakery so as to permit. ,ion of the dining, reception and bakery i, and to change the operational charac= of the subject restaurant to include ig of beer and wine. Further request to a parking lot on the adjoining residen- led property so as to provide a portion wired parking off -site. Said applica- includes a request for an off -site Ireement and a modification to permit ite parking area and screen wall to :o within five (5) feet of the front line on Narcissus Avenue where the ig Map indicates a minimum 20 foot front ick. Lots 4 and 5, Block T, Tract 323, located at 3446 East Coast Highway (i.e. restaurant site), and Lots 1 and 3, Block 440, Corona del Mar located at 411 - 413 Narcissus Avenue (i.e. offsite parking lots) on the northwesterly corner of East Coast Highway and Narcissus Avenue in Corona del Mar. C -1 and R -2 Far West Services, Inc., Irvine James D. Ray, Corona del Mar quest of the applicant, Planning Commis - ved this matter from the agenda. o change the operational.characteristics sting Coco's Restaurant facility to he service of beer and wine. Lot 13, Tract No. 5169, located at 4647 MacArthur Boulevard, on the northwesterly corner of MacArthur Boulevard and Birch Street, across CV'C 1NDEA USE PERMIT NO. 1800 REMOVED FROM CALENDAR Request tc "Snack Shc the expans sales aree teristics the servir establish tially zor of the re( tion also parking ac the off -s: encroach 1 property Districtil yard setbi Location: Zones: Applicant Owner: X At the re X X X X X X sion remo X Request t of an exi include t Location: MINUTES 1 permit the remodeling of an existing ip" restaurant /bakery so as to permit. ,ion of the dining, reception and bakery i, and to change the operational charac= of the subject restaurant to include ig of beer and wine. Further request to a parking lot on the adjoining residen- led property so as to provide a portion wired parking off -site. Said applica- includes a request for an off -site Ireement and a modification to permit ite parking area and screen wall to :o within five (5) feet of the front line on Narcissus Avenue where the ig Map indicates a minimum 20 foot front ick. Lots 4 and 5, Block T, Tract 323, located at 3446 East Coast Highway (i.e. restaurant site), and Lots 1 and 3, Block 440, Corona del Mar located at 411 - 413 Narcissus Avenue (i.e. offsite parking lots) on the northwesterly corner of East Coast Highway and Narcissus Avenue in Corona del Mar. C -1 and R -2 Far West Services, Inc., Irvine James D. Ray, Corona del Mar quest of the applicant, Planning Commis - ved this matter from the agenda. o change the operational.characteristics sting Coco's Restaurant facility to he service of beer and wine. Lot 13, Tract No. 5169, located at 4647 MacArthur Boulevard, on the northwesterly corner of MacArthur Boulevard and Birch Street, across CV'C 1NDEA USE PERMIT NO. 1800 REMOVED FROM CALENDAR COMMISSIONERS C.�w °° A. 'FO Z City of Newport Beach September 16, 1976 ROLL CALL MacArthur Boulevard from the "Koll Center Newport" Planned Community. Zone: M -1 -A Applicant: Far West Services, Inc., Irvine Owner: The Irvine Company, Newport Beach Public hearing was opened in connection with thi matter. Carter Corbitt, 1228 Sussex Lane, Supervisor for Far West Services, 4647 MacArthur Boulevard, appeared before the Commission and concurred wit the staff report and recommendations. He answer questions of the Commission relative to the chan in Coco's policy to serve beer and wine. There being no others desiring to appear and be • heard, the public hearing was closed. Motion X Motion was.made that Planning Commission make th Ayes X X X X X X following findings: Absent X 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 any significant environmental impact. 3. The Police Department has indicated that the do not contemplate any problems. 4. The approval of Use Permit No. 1804 will not under the circumstances of this case be detrimental to the health, safety, peace, morals, comfort and general welfare of persc residing and working in the neighborhood or detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. and approve Use Permit No. 1804, subject to the . following conditions: 1. That development shall be in substantial conformance with the approved plot plan and elevations. -8- MINUTES e ge ,y >n b INOEX COMMISSIONERS City of Newport Beach September 16, 1976 ROLL CALL 2. That a minimum of one parking space for each 40 square feet of "net floor area" in the restaurant facility shall be maintained in the common parking lot. 3. That all mechanical equipment and trash area shall be screened from adjoining properties and from adjoining streets. Request to amend the Planned Community Developme Plan for "Newport Place" to permit changes in th Land Use Map and Text, and the acceptance of an environmental document. Location: The Planned Community of "Newport Place," bounded by Birch Street, MacArthur Boulevard, Jamboree Roac and Bristol Street. Applicant: Stuart M. Ketchum, Los Angeles Owner: Same as Applicant Motion X Planning Commission continued this matter to th( Ayes X X X X X X meeting of October 7, 1976. Absent X Request to further amend the Tentative Map of Tract No. 8725 subdividing 170.3 acres for sing' family residential, condominium, open space, any public and private recreational development, in "Harbor Ridge," Harbor View Hills. Location: Portions of Blocks 91, 92, 97 and 98 of Irvine's Subdivision, in an area bounded by the existin.g "Spyglass Hill" Development, the • "Bren III" development, Broadmoor Seaview, San Miguel Drive, and th San Joaquin Reservoir site (Secto IV of "Harbor View Hills "). -9- MINUTES INOGX n e I, Item #6 TENTATIVE e MAP TRACT I NO. 8725 REVISED CONT. TO OCT. 7 COMMISSIONERS - s� 0 City of Newport Beach • ��°z September 16, ROLL CALL Motion Ayes Absent • Motion Ayes Absent 0 1976 P -C The Irvine Company, Newport Beach Same as Applicant Simpson - Steppat, Newport Beach ommission continued this matter to the October 7, 1976. review the typical plans for all croups, parking layouts and walls and acent to public streets within the Map of Tract 8725, "Harbor Ridge," �w Hills. Portions of Blocks 91, 92, 97 and 98 of Irvine's Subdivision, in an area bounded by the existing "Spyglass Hill" development, the "Bren III" development, Broadmoor Seaview, San Miguel Drive, and the San Joaquin Reservoir site (Sector IV of "Harbor View Hills "). P -C The Irvine Company, Newport Beach Same as Applicant , ommission continued this matter to the F October 7, 1976. -10- MINUTES IIN DEX Item TO X Zone: icant: Applicant: Owner: Engineer: Planning i X X X X X X meeting of X Request tc building i fences ad; Tentative Harbor Vi Location: Zone: Applicant Owner: X Planning X X X X X X meeting o X 1976 P -C The Irvine Company, Newport Beach Same as Applicant Simpson - Steppat, Newport Beach ommission continued this matter to the October 7, 1976. review the typical plans for all croups, parking layouts and walls and acent to public streets within the Map of Tract 8725, "Harbor Ridge," �w Hills. Portions of Blocks 91, 92, 97 and 98 of Irvine's Subdivision, in an area bounded by the existing "Spyglass Hill" development, the "Bren III" development, Broadmoor Seaview, San Miguel Drive, and the San Joaquin Reservoir site (Sector IV of "Harbor View Hills "). P -C The Irvine Company, Newport Beach Same as Applicant , ommission continued this matter to the F October 7, 1976. -10- MINUTES IIN DEX Item TO COMMISSIONERS City Of Newport Beach MINUTES September 16. 1976 MOLL GALL Initiation of General Plan Amendments for the October, 1976, General Plan Amendment Session - Request to set public hearing. Planning Commission discussed amending the Gener Plan from commercial to residential as it pertai ed to property located at 807 East Bay Avenue. Community Development Director Hogan recommender that Item B -8 of the staff report be removed frc this General Plan Amendment Session because of negotiations for acquisition under way between the City of Newport Beach and The Irvine Company Advance Planning Administrator Cowell advised ti the suggested changes listed under Section B of the staff report were mainly housekeeping items brought about by minor problems discovered in • using the map to administer the plan. Also, several of the amendments will help with the problem of zoning and General Plan consistency required by State law. Motion X With respect to 807 East Bay Avenue, motion was Ayes X X X X X X made that Planning Commission set for hearing o' Absent X October 21, 1976, consideration of an amendment to the Land Use and Residential Growth Elements changing the designation from Retail and Servic Commercial to Two Family Residential. Motion X Motion was made that Planning Commission set fo Ayes X X X X X X hearing on October 21, 1976, consideration of a Absent X amendment to the Land Use Element and Residenti Growth Element to change the designation of fou lots at the southeast corner of Dahlia and 5th Avenues in Corona del Mar from Retail and Servi Commercial to Two Family Residential. Motion X Motion was made that Planning Commission set fo Ayes X X X X X X hearing on October 21, 1976, consideration of Absent X miscellaneous amendments to the Land Use, Residential Growth, and Recreation and Open Spa Elements 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. -11- INDEX al n- SET PU HEWN m at r �1 r ce r ce ' COMMISSIONERS City of Newport Beach - - MINUTES got September 16. 1976 ROLL CALL 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 Administra tive, Professional, and Financial Commercial as alternate uses to the existing General Industry designation adjacent to Orange Coun Airport to reflect existing uses and uses permitted under the current zoning. 4. An amendment to the Land Use Element changin 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 discussi the possibility of residential development c the Aeronutronic Ford Site, as-per previousl adopted General Plan Amendment No. 31. 6. An amendment to the text of the Land Use Element adding a general discussion.of zonir general plan consistency. 7.. An amendment to the Land Use Element text adding a statement to the effect that the property near Island Avenue and Balboa Boull vard currently zoned and developed for commi cial purposes may remain in this commercial district until the commercial uses are dis- continued, at which time rezoning to a• resi dential district will be considered. Motion X Motion was made that Resolution No. 961 be adopt Ayes X X X X X X reflecting the above actions to set for hearing Absent X on October 21, 1976, consideration of amendment to the General Plan. -12- ty M ng n y ig/ �r• ad s INDEX COMMISSIONERS City of Newport Beach • v� v� m� yR; c September 16, 1976 ROLL CALL Motion X There being no further business, motion was made Ayes X X X X X X to adjourn the meeting. Time: 8:25 P.M. Absent X WILLIAM AGEE, ecretary Planning Commission City of Newport Beach • -13- MINUTES INDEX