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HomeMy WebLinkAbout09/21/1995COMMISSIONERS CITY OF NEWPORT BEACH MINUTES All T�9�A REGULAR. PLANNING COMMISSION MEETING PLACE: City Council Chambers TIME: 7:30 P.M. DATE: • Minutes of September 7. 1995 Minutes of 9 -7 -95 * Motion was made and voted on to approve with correction, the Ayes September 7, 1995 Planning Commission Minutes. MOTION CARRIED. Public Comments: Public Comments No one appeared before the Planning Commission to speak on non - agenda items. Posting of the ends: Posting of Agenda Mr. Delino stated that the Planning Commission Agenda was posted on Friday, September 15, 1995, in front of City Hall. September2l, 1995 ROLL I INDEX CALL All Corrunissioners present. are EX- OFFICIO OFFICERS PRESENT: Kenneth Delino, Assistant City Manager, Planning and Building Robin Clauson, Assistant City Attorney Patricia Temple, Planning Manager Rich Edmonston, Traffic Engineer Joanne MacQuarrie Secretary COMMISSIONERS l 9A MINUTES CITY OF NEWPORT BEACH •September 21, 1995 ROLL CALL I INDEX SUBJECT: Thorne Residence I Item 1 T T' 507 " Street V1207 Approve Variance 1207 (Public Hearing) APPLJCANT: Robert E. Little Request for alterations and additions to an existing single family dwelling which will exceed the allowable gross floor area of 2 times the buildable area of the site and will not provide the required open space, on property located in the R -1 District. Included in the request is a third floor master bedroom and deck and setback encroachments to accommodate the stairwell and deck. Ms. Temple stated that the site is not a full lot as originally subdivided and is smaller than the normal lots on the Balboa Peninsula. Prior to the requirements for subdivision, there were many lot splits recorded with the � County Recorder. I � Commissioner Ridgeway commented that although the City tries to discourage three -story buildings, the proposed three -story dwelling, at 28 feet 9 inches, is within the City's height limitation. Ms. Temple clarified that the City's height limit does not address the number of floors, only the height of the building. The applicant is requesting to exceed the floor area limitations. There are two independent accesses from the third floor as required by the Building Code. Public Hearing was Opened. Mr. Robert E. Little, architect and applicant, 1500 W. 6th Street, Corona, CA and representing the owner, Mr. Stephen Thorne, said he agreed with the findings and conditions for approval. Mr. Little explained that the requested additional floor space is needed for Mr. Thorne and his growing . family. He addressed the development limitations the smaller lot size N All 4 COMMISSIONERS 0i "20���`1il MINUTES CITY OF NEWPORT BEACH September 21, 1995 ROLL CALL INDEX presents as compared to the surrounding larger properties, and stated the existing side yard encroachment was approved as part of the original plans. Mr. Stephen E. Thorne, 1309 Bridlewood Circle, Corona, CA, owner, said that he and his family were planning on moving into the "T' Street address, having just sold their home in Corona He stated the person currently living in the "T' Street building would not remain as a tenant. Public Hearing was Closed. Motion was made to approve Variance No. 1207 in accordance with the Ayes findings and conditions contained in Exhibit "A" MOTION CARRIED. Findings: 1. That there are exceptional or extraordinary circumstances applying ' to the land and building referred to in this application, which circumstances or conditions do not apply generally to land, buildings and/or uses in the same District inasmuch as the subject property is smaller than that of the typical lot in this area, and is subject to greater than normal setback area requirements which restrict the amount of buildable area of the site. I 2. That the granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant, inasmuch as the proposed project is generally comparable to the size, bulk and height to other buildings in the surrounding neighborhood and strict application of setback requirements results in a lot with reduced buildable area, which would limit development. 3. That the granting of the modification to the Zoning Code to encroach 3 feet into the front yard setback, 3 feet into the rear yard setback, 1 foot into the side yard setback and 3 feet into the side yard alley setback will not be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of the subject property and will not under the circumstances of the particular case be materially detrimental to the ' -3- COMMISSIONERS MINUTES CITY OF NEWPORT BEACH •September 21, 1995 ROLL CALL I INDEX public welfare or injurious to property improvements in the neighborhood and further that the proposed modification is consistent with the legislative intent of Title 20 of this Code. . 4. That the granting of the variance will not, under the circumstances of the particular case, be materially detrimental to the health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood of the subject property and will not under the circumstances of the particular case be materially detrimental to the public welfare or injurious to property and improvement in the neighborhood, and further that such variance is consistent with the legislative intent of Title 20 of this Code. 5. That the design of any 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. 6. That public improvements may be required of a developer per Section 20.82.050 of the Municipal Code. Conditions: 1. That the development shall be in substantial conformance with the approved plot plans, floor plans and elevations, except as noted below. 2. That the gross structural area of the subject property shall not exceed 2,483 square feet. 3. That two independently accessible parking spaces shall be provided on -site for the parking of vehicles only, and shall be available to serve the residential unit at all times. 4. That all improvements be constructed as required by Ordinance and the Public Works Department. COMMISSIONERS • Tyo� 9g'�q'F���� r MINUTES CITY OF NEWPORT BEACH September 21, 1995 ROLL CALL I INDEX 5. That Coastal Commission approval shall be obtained prior to the issuance of a building permits. 6. That this variance 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. SUBJECT: Wahler Family Residence i item 2 165 Shorecliff Road V1208 Variance No. 1208 (Public Hearing) A Approve N All COMMISSIONERS MINUTES CITY OF NEWPORT BEACH September 21, 1995 ROLL CALL INDEX Public Hearing.was Closed * Motion was made and voted to approve Variance 1208 in accordance with Ayes the findings and conditions contained in Exhibit "A" MOTION CARRIED. Referring to the subject variance request and the necessity to have access to living levels, Commissioner Pomeroy recommended that staff seek a manner to address the height limitation for mechanical equipment and elevator shafts, perhaps similar to the parameters established for chimneys and decorative chimney caps. He said due to the aging population, many more such requests could be anticipated. Chairman Gifford supported the recommendation for staff to develop a consistent policy. ' Findings: 1. That there are exceptional or extraordinary circumstances applying to the land, building or use referred to in the application, which circumstances or conditions do not apply generally to land, buildings and/or uses in the same district. 2. That the granting of the application is necessary for the preservation and enjoyment of substantial property rights of the applicant since the proposed location of the elevator and the equipment enclosure is less obtrusive than if located on portions of the roof which would be within the allowable 24/28 foot height limitation district. 3. That the proposed development is consistent with the General Plan and the Local Coastal Program Land Use Plan and is compatible with surrounding land uses. 4. That the proposed development will not have any significant environmental impact. -6- COMMISSIONERS 4 �ti <2yF9TO��.a� MINUTES CITY OF NEWPORT BEACH September 21, 1995 ROLL CALL INDEX 5. The approval of Variance No. 1208 will not, under the circumstances of the case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City since the proposed rooftop features will not obstruct views from the adjoining residential properties and is consistent with the legislative intent of Title 20 of this Code. Conditions: 1. That the applicant shall obtain the approval of the Coastal Commission of the mechanical enclosure and the elevator shaft prior to construction of such features. ` 2. That the proposed development shall be in substantial conformance I with the approved rooflsite plan and elevations. I j 3. That this variance shall expire unless exercised within 24 months of the date of approval as specified in Section 20.82.090A of the Newport Beach Municipal Code. I SUBJECT: Orange County Humane Society Item 3 UP3567 (A Veterinary Hospital) 2630 Avon Street Use Permit No. 3567 (Public Hearing) Approver APPLICANT Orange County Humane Society Huntington Beach Request to establish an out - patient animal clinic. Ms. Temple clarified that the project plan on display shows both a floor plan of the facility and a site plan of the entire building. The floor plan shows all ' -7- 4 COMMISSIONERS 91'Ol�i^�Lv MINUTES CITY OF NEWPORT BEACH Sentemher 21. 1995 ROLL CALL INDEX of the active areas of the animal clinic. The numbers in the staff report regarding the floor area do not include the additional space the clinic intends to lease for storage, which is located behind the clinic, between the clinic and the on -site beauty salon. Staff reviewed the required parking for the building which is nonconforming and concluded that a storage space would less likely demand more parking than a separate business whether it be business or service oriented, and did not feel that the findings in regards to parking would change. Ms. Temple addressed a letter received from the Orange County Humane Society which indicated they were not in agreement with Condition No. 12 which requires, one Handicap Parking Space on the property. The requirement is provided for in the Building Code, and staff conferred with the Chief Plan Check Engineer of the Building Department. He stated it was not likely the requirement for the space would be waived, however, upon further information from the applicant, modification of the requirement might be possible. Ms. Temple said that if the Planning Commission wishes to address this concern of the applicant, Condition No. 12 could be revised to read, "That the project shall comply with state disabled access requirements unless otherwise approved by the Building Department." In response to a concern expressed in a letter received from residents Howard C. and Joanne Martin questioning what was to be done with animal waste, Ms. Temple said a condition could be considered that would require "All animal waste be contained either within the building or within a closed container that would prohibit any odors or insect activity. " Chairman Ridgeway stated that in his experience the Americans with Disabilities Act (ADA) was very stringent and questioned a waiver provision. Discussion followed regarding the ADA requirement and the fact that this will be a reoccurring issue with new use permit applications on non- conforming commercial properties. -8- 4 r L COMMISSIONERS 9, MINUTES CITY OF NEWPORT BEACH Sentember 21. 1995 ROLL CALL INDEX Mr. Edmonston clarified that the City Building Department enforces the State handicap regulations. The State has not filly accepted the ADA requirements. The State's interpretation of ADA submitted to the Federal government was rejected and an acceptable document is still being worked on. The City is advising private projects of the ADA requirements, but currently not enforcing its provisions, but those of Title 24 of the California Code which have been approved by the City Council. Title 24 includes a handicap requirement based on the dollar value of the property improvements. There is a specific waiver and modification of requirements available to developers. Commissioner Thomson stated he had been on -site and counted only 8 parking spaces though the plan shows 10 spaces. He asked if parking the animal hospital was comparable to that for a medical office use, and how many spaces would be required by the beauty salon use. Ms. Temple stated that historically the Planning Commission had considered animal hospital ' parking similar to that of retail operations. She said that the requirement for parking was based on the entire building and not the individual uses, i.e., 4 parking spaces for each 1,000 square feet. Public Hearing was Opened Mr. Jerry Wynn, 200 McNeil Lane, owner of the property. stated he had found out about the requirement for one handicap parking space just 3 days previous to tonight's hearing, and if the requirement can not be waived, the animal hospital use will not be possible at this location, as it takes two spaces to create one handicap space. Ms. Temple explained that the Planning Commission does not have jurisdiction to waive the requirement, however it can add a condition authorizing the Building Department Officials to perform their roles under the UBC and Title 24. Eileen Pinder, 134 Santa Isabel, Costa Mesa, Manager of the Orange County Humane Society, stated that the animal birth control clinic anticipates only 3 to 4 clients a day, necessitating about 15 minutes of parking time when dropping off and picking -up a pet. Ms. Pinder indicated ' -9- COMMISSIONERS MINUTES CITY OF NEWPORT BEACH Rentemher 21 1995 ROLL CALL INDEX that assistance would be available for any disabled person visiting the clinic with a pet. Public Hearing was Closed Discussion ensued between staff and the Commission. Approval of Exhibit "A." as written, includes Condition No. 12, which requires providing one handicap parking space, therefore, reducing the overall parking count by one space. Ms. Clauson stated that this condition could be modified to read, "One Handicap Parking Space shall be provided unless waived by a Building Official. " Motion * Motion was made to approved Use Permit No. 3567 in accordance with the findings and conditions of Exhibit "A," modifying Condition No. 12 to read, "One Handicap Parking Space shall be provided unless waived by a Building Official. If a waiver is not granteg a loss of one parking space • will result in providing for the Handicap Parking Space;" and adding Condition No. 18, "All animal waste to be contained either within the building or within a closed container that would prohibit any odors or insect activity. " Commissioner Adams indicted his support of the motion, as amended, and stated there was adequate on- street parking as well as availability of public lot across the street. L11 ayes Motion voted on. MOTION CARRIED. Findings: 1. That the proposed development is consistent with the General Plan and the Local Coastal Program Land Use Plan and is compatible with surrounding land uses. 2. That adequate on -site parking is available for the existing and proposed uses. • -10- 4 COMMISSIONERS ti0, oc�9<9���F� � MINUTES CITY OF NEWPORT BEACH Sentember 21. 1995 ROLL CALL INDEX 3. That the proposed development will not have any significant environmental impact. 4. That the proposed animal clinic will be insulated in such a manner as to restrict animal noises to the interior of the facility. 5. The approval of Use Permit No. 3567 will not, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City and further that the proposed modification related to the proposed signing is consistent with the legislative intent of Title 20 of this Code. Conditions: 1. That development shall be in substantial conformance with the approved site plan and floor plan, except as noted below. 2. That the animal clinic shall be insulated in such a manner as to restrict animal noises to the interior of the facility. 3. That soundproofing material shall be installed in the proposed cage area of the facility. i 4. That double -wall construction shall be installed between the animal clinic and the adjoining tenant space. 5. That air conditioning shall be installed and operable at all times. Exterior doors and windows shall be kept closed. 6. That no overnight boarding of animals shall be permitted unless an amendment to this use permit is first obtained. 7. That all signs shall conform to the provisions of Chapter 20.06 of the Municipal Code. COMMISSIONERS *\ OiRVIVIRIV 4 MINUTES CITY OF NEWPORT BEACH September 21, 1995 ROLL CALL —]—I I]T INDEX S. That all employees shall park on -site. 9. That the hours of operation shall be limited between 8:00 a.m. and 9:00 p.m., daily. 10. That all trash areas shall be screened from adjoining properties and streets. 11. That all improvements be constructed as required by Ordinance and the Public Works Department. i 12. One Handicap Parking Space shall be provided unless waived by a Building Official. If a waiver is not granted, a loss of one parking space will result from providing for the Handicap Parking Space. 1 13. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to fin they review by the Traffic Engineer. � I 14. That the existing deteriorated drive approach serving the site along the Avon Street frontage be reconstructed. That the work be completed under an encroachment permit issued by the Public Works Department. That the drive approach be reconstructed prior to occupancy unless otherwise approved by the Public Works Department. 15. That Coastal Commission approval shall be obtained prior to issuance of any building permits. 16. That the Planning Commission may add to or modify conditions of approval to this 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. ' -12- i 4 CO\�M.,MISSIIONERS MINUTES CITY OF NEWPORT BEACH September 21, 1995 ROLL CALL INDEX 17. 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. 18. All animal waste to be contained either within the building or within a closed container that would prohibit any odors or insect activity. *e• SUBJECT: Yankee Doodles Item 4 353 East Coast Highway UP3563 Use Permit No. 3563 (Public Hearing) Removed fr Calendar APPLICANT: A. B. Cleveland The demolition of an existing restaurant (former What's Cookin' ' Restaurant) and the construction of a Billiard Parlor with a Sports Bar with on -sale alcoholic beverage service, and dancing. i Ms. Temple stated the applicant has requested that this application be removed from calendar in order to allow the applicant time to address the issues conveyed in the staff report. Motion was made and voted on to remove Use Permit No. 3563 from calendar. MOTION CARRIED. rst SUBJECT: The Ebell Club Item 5 515 West Balboa Boulevard GPA95 -1(E) LCP40 • General Plan Amendment No. 95 -1(E) (Public Hearing) • Local Coastal Program Amendment No, 40 A828 (Public Hearing) • Amendment No. 828 (Public Hearing) Approved ' -13- 3m COMMISSIONERS • \off 9oc�gy`��l���, 4 MINUTES CITY OF NEWPORT BEACH September 21, 1995 ROLL CALL INDEX APPLICANT: Charles L. Pifer Rezone Ebell Club for single- family residential use, four existing lots from R -3 to R -1 and to redesignate the subject property from "Governmental, Educational and Institutional Facilities" to "Single Family Residential." Ms. Temple stated that the proposed amendments are considered minor amendments to the General Plan and Local Coastal Program for the property that is currently occupied by the Ebell Club. In the 1988 General Plan Revision, the City designated most institutional uses to a Land Use Designation of Governmental, Educational, Institutional Facilities. The primary reason for this action was to possibly help the assessed valuation if the property owners wished to protest their old valuation based on highest and best use. The Ebell Club now wishes to ' sell the property for residential development which is similar in nature to the uses surrounding the property. Based on what the City did in 1988, an amendment to the underlying zoning from the existing R -3 zone to the R -1 zone is also being proposed. This action was taken peninsula- wide in 1988, in all R -3 areas where the size of the lots would allow only a single family dwelling, in order to eliminate the confusion associated with zoning that implied multi - family but which, in fact, only allowed a single family dwelling. Ms. Temple clarified for Commissioner Adams that since the General Plan update, many R -3 properties have been redesignated to MFR (Multi - Family Residential) zoning requiring a minimum of 1200 square feet of land area for each dwelling. In this particular case, each lot is less than the 2400 square feet required for two units. Thus combining the four properties would increase the number of allowed dwelling units to 7. Public Hearing was Opened ' -14- COMMISSIONERS • Ttil9oA � w �cP�2 GF�f�2F� , All 4 MINUTES CITY OF NEWPORT BEACH Sentember2l_ 1995 ROLL CALL INDEX Charles Pifer, 460 Holling Street, Laguna Beach, applicant stated his agreement with the findings and conditions contained in Exhibit "A." Public Hearing was Closed Motion was made and voted to adopt Resolution No. 1408, Resolution Ayes No. 1409 and Resolution No. 1410 recommending approval of General Plan Amendment 95 -1(E), Local Coastal Program Amendment No. 40 and Amendment 828 to the City Council in accordance with the findings and conditions contained in Exhibit "A. ". MOTION CARRIED. Findings and Conditions of Approval. A. GENERAL PLAN AMENDMENT NO. 95 -la Adopt Resolution No. 1408 (attached) recommending to the City Council the adoption of General Plan Amendment No. 95 -1 (E), amending the Land Use Element of the Newport Beach General Plan so as to redesignate property located at 515 West Balboa Boulevard from "Governmental, Educational and Institutional Facilities" to "Single - Family Residential' use B. LOCAL COASTAL PROGRAM AMENDMENT NO. 40: Adopt Resolution No. 1409 (attached) recommending to the City Council the adoption of Local Coastal Program Amendment No. 25, amending the Land Use Plan of the Newport Beach Local Coastal Program so as to redesignate property located at 515 West Balboa Boulevard from "Governmental, Educational and Institutional Facilities" to "Single - Family Residential" use C. AMENDMENT NO. 828: Adopt Resolution No.1410 (attached) recommending to the City Council the approval of Amendment No. 828, amending a portion of Districting Map No. 10 so as to reclassify the subject property from the R -3 District to the R -1 District. ' -15- COMMISSIONERS r` L. MINUTES CITY OF NEWPORT BEACH September 21. 1995 ROLL CALL INDEX x x x SUBJECT: Hoag Memorial Hospital Presbyterian item 6 4000 West Coast Highway Hoag APPLICANT: Hoag Memorial Hospital Presbyterian Interpre Interpretation by the Planning Commission on the provisions of the Approved Hoag Hospital Planned Community Text regarding the lineal width of buildings. Ms. Clauson explained that although an interpretation is not among the specific items in the City's Municipal Code that require a public hearing, this is a request for a determination of the Planned Community text. Under the Brown Act, and any item that is agendized is required to allow public continent and public input. Discussion was Opened Mr. Pete Foulke, Executive Vice President, Hoag Memorial Hospital Presbyterian, stated that as part of the approved 1992 Master Plan, development regulations included performance standards intended to minimize the building mass and bulk along West Coast Highway, and set 250 linear feet in width as the limit of the expanse of a building. It is the nterpretation of this limitation that arose with the submission to Planning staff of the preliminary building design plans for the first two structures to be built on the lower campus since the Master Plan approval. The plans that have been submitted do have some features, set back from the edge of the buildings, that exceed the stated limitation, but the applicant does not feel that they extend beyond the intent of the standards. Commissioner Pomeroy stated that he, as a Commissioner during the Hoag Master Plan hearing process, was actively involved in attempting to structure standards that would preserve view corridors, reduce the mass on West Coast Highway and minimize the height impacts on the affected residential areas. Because of his prior experience with the -16- tt COMMISSIONERS 4 9, \ MINUTES CITY OF NEWPORT BEACH Sentember 21. 1995 ROLL CALL INDEX project, it was suggested to the applicant by Ms. Temple, that Commissioner Pomeroy be contacted so he could provide his input on what the 1992 Planning Commission had tried to accomplish. He met with the applicant to discuss and review the proposed design plans, and in his opinion, the preliminary plans being reviewed tonight offer compromises and trade -offs that provide more benefits than negatives. The parking structure is lower than would otherwise be permitted which effectively reduces the overall bulk of the building. The ramp to the semi - subterranean parking area is concealed with grass and a landscaped berm, further reducing the mass. The structures have been set back from the highway finther than a strict interpretation of the requirements, at the first floor level. A portion of the driveway ramp becomes an extension of the building, but can be shielded with landscaping and is situated close to the off -ramp onto Coast Highway from Newport Boulevard. ' The office building includes an atrium and porte cochere with an enclosed glass lobby. Because this adds to the 250 linear feet of building width, Planning staffs determination is that this enclosure should either be removed, or subject to the approval of a site plan review. Commissioner Pomeroy suggested a redesign of the building, moving it back 2 to 4 feet, would reduce the mass and offer a compromise for retaining the atrium. Public Hearing was Closed At the request of Commissioner Adams, Commissioner Pomeroy clarified he would support staff's position regarding the atrium, as stated in the staff report, as he wouldn't want the City to approve the extension of the building unless there was an acceptable compromise offered by the applicant. Commissioner Ridgeway stated he would be supporting staffs position, adding if the applicant wishes to retain the porte cochere as shown, they have the option of a site plan review at a later time. ' -17- All 4 COMMISSIONERS ili MINUTES CITY OF NEWPORT BEACH September 21, 1995 ROLL CALL INDEX * Motion was made and voted to approve the interpretation that the Ayes proposed building designs, as submitted, with the exception of the porte cochere, meet the intent of the provisions of the Planned Community District Regulations, and that the text requirement does not include below grade structures or driveway access features. MOTION CARRIED. ADDITIONAL BUSINESS: Add' 1 Busines a.) City Council Follow -up - A verbal report by the Assistant City Manager regarding City Council actions related to Planning - None b.) Verbal report from Planning Commission's representative to the Economic Development Committee -None. Ic.) Verbal report from Planning Commission's representative to the Balboa Peninsula Planning Advisory Committee -None d.) Matters which a Planning Commissioner would like staff to report on at a subsequent meeting - Staff was requested to draft language which would allow elevator shafts to exceed the height limits, subject to the provisions of Section 20.02.060; and to investigate the provisions of the Americans with Disabilities Act (ADA) as it pertains to providing parking spaces for the handicapped. e.) Matters which a Planning Commissioner may wish to place on a fixture agenda for action and staff report - None. f.) Verbal report by Assistant City Manager on temporary uses. - Mr. Delino discussed with the Commission a request for live entertainment by Dolce Ristorante. The Zoning Code allows the Planning Director to approve uses up to 90 days upon informing the Planning Condition, and unless the Commission objected he was inclined to approve the request with conditions specifying that there be no more than two musicians or singers or combination thereof, ' -18- COMMISSIONERS r L_ r L MINUTES CITY OF NEWPORT BEACH September 21, 1995 ROLL CALL INDEX no amplification, the noise levels conform with the standards contained in the Noise Ordinance, and that the temporary use permit would be subject to termination upon unresolved complaints from any residential area. The Commission discussed and agreed to the temporary use. g.) Requests for excused absences - none. g.) Discussion of staff report format - none. ADJOURNME NT 8:55 p.m. ' MICHAEL KRANZLEY, SECRETARY CITY OF NEWPORT BEACH PLANNING CONSUSSION 1 -19-