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HomeMy WebLinkAbout12/19/1974COMMISSIONERS m m � AI n N D p i A i 1 A u R &CALL Present Motion Ayes Absent Motion A Absent Motion A A n CITY OF NEWPORT BEACH Regular Planning Commission Meeting Place: City Council Chambers Time: 7:00 P.M. MINUTES u n0v va V6. V V m e-, 19 X X X X* X Y *Arrived at 7:35 P.M. EX- OFFICIO MEMBERS R. U,. Hogan, Community. Development Director Hugh Coffin, Assistant City Attorney Benjamin B. Nolan, City Engineer STAFF MEMBERS. James D. Hewicker, Assistant Director - Planning William R. Foley, Environmental Coordinator Shirley Harbeck, Secretary * * * * * * * * X Minutes of the Regular Meeting of November 21, X X X X X X 1974, were approved as written. X * * * * * * * * X Minutes of the Regular Meeting of December 5, 1974 X X X X X X were approved as written. X * * * * * * * * Item #1 Request to create four parcels for residential RESUB- development where two lots now exist. DIJON NO. 476 Location: Portion of Lot 17, Newport Heights, located at 2420, 2426 and 2426k - CONT. TO 15th Street, on the northeasterly JAN..2 side of 15th Street between Gary Place and Powell Place in Newport' Heights. Zone: R -1 Applicant: Margie Maxine Andrews, Newport Beach Owner: Donald D. Andrews, Newport Beach X Planning Commission continued this matter to the X X X X X X meeting of January 2, 1975. X Page 1. 0 COMMISSIONERS f+ m F m CITY OF NEWPORT BEACH, December 19. 1974 MINUTES umev mv�n Item #2 Request to establish one building site and elimi- nate interior lot lines where one lot, a portion of a second lot, and a portion of a vacated alley RESUB- DIVISION NT—U9 now exist so as to permit the construction of an office building on the property. APPROVED CONDI- Location: Lot 3, Block B, Tract 470, a portionTIONALLY of Lot 10, Block.730, Corona del Mar and a portion of a vacated alley, located at 2421 East Coast Highway, on the southwesterly side of East Coast Highway, between Begonia Avenue and Carnation Avenue in Corona del Mar. Zone: C -1 Applicant: Arthur T. Huntley, South Laguna Owner: Same as Applicant Surveyor: Paul A. Cuomo, Newport Beach Public hearing was opened in connection with this matter. Harry Smith, 706 Acacia, appeared before the Commission and questioned the location of the parking, setbacks and height of the building. The staff reviewed the proposed plans in answer to the questions raised. Mrs. Brandenberg appeared before the Commission to advise of the narrow alley which exists adjacent to the parking area proposed and requested that th.e setbacks be increased because of the configur- ation of the alley and the location of structures on her property. She also commented on the lack of parking in the area and questioned the number of parking spaces proposed for the office building Assistant Community Development Director Hewicker again reviewed the proposed plans and advised that the parking was based on the square footage of the building. Staff assured the Commission that regardless of what was constructed on the pro- perty, the parking would be provided as required by the Municipal Code. Page 2. COMMISSIONERS F � T Motion Ayes Absent • Motion All Ayes 0 CITY OF NEWPORT BEACLi MINUTES naramhar 10. 107A - rruew There being no others desiring to appear and be heard, the public hearing was closed. Planning Commission discussed the modification. which had previously been approved and the maneu- verability of the narrow alley. X Following discussion, motion was made to approve X X X X X Resubdivision No. 479, subject to the following X condition: 1. That a Parcel Map be filed. Item #3 TENTATIVE Request to subdivide 18.169 acres into six lots for residential condominium development where three lots now exist. TRWCT T8-T5 Location: Lots 3, 4, and 5, Tract 7989, located northerly of 19th Street APPROVED and westerly of Whittier Avenue in CONDI- the "Newport Terrace" Planned TION LY Community. Zone: P -C Applicant: Simpson - Steppat, Newport Beach Owner: Leadership Housing Systems, Inc., Santa Ana Engineer: Same as Applicant Public hearing was opened in connection with this matter. Don Simpson, Simpson - Steppat, appeared before the Commission and concurred with the staff report and recommended conditions. There being no others desiring to appear and be heard, the public hearing was closed. X Motion was made to approvae Tentative Map Tract No. 8835, subject to the following conditions: 1. That all public improvements and private street improvements be constructed as required by ordinance, the Public Works Department, and the conditions of approval for the final map of Tract No. 7989. Page 3. Motion Ayes Absent is COMMISSIONERS CITY OF NEWPORT BEACH Ct n D m P m r MINUTES 1 m December 19, 1974 r INDEx 2. That the boundary of the final tract map be checked by the County Surveyor before being submitted to the City for approval. 3. That Section 19.16.030 of the Subdivision Ordinance regarding map scale be waived provided that maps drawn.accurately to scale of 1" = 100' are furnished to the Public Works Department immediately after approval of the final map. 4. That all remaining applicable conditions of approval for the Final Map of Tract 7989 shall be fulfilled. Item #4 Request to permit an amendment to a previously USE approved use permit that allowed the sale of beer PERMIT and.wine in conjunction with a restaurant within 1677 200 feet of a residential district, so as to AMENDED permit the expansion of the subject restaurant. ONT. TO Location: Portion of Lot D, Tract 919, JAN. 2 located at 215 -217 Riverside Avenue, on the northwesterly corner of Riverside Avenue and Avon Street, across Avon Street from the U. S. Post Office. Zone: C -1 -H Applicant: Stuft Noodle Restaurant, Newport Beach Owner: Riverside West - Marvin Hoover, Newport Beach X Planning Commission continued this matter to the X X X X X X meeting of January 2, 1975. X Item #5 Request to permit the establishment of an inter - USE ior decorating school in Block 200 of Newport PERMIT Center. 7_ Location: Parcel 2A of Parcel Map 43 -28 APPROVED (Resubdivision No. 335) located at CONDI- 200 Newport Center Drive East, on TILY Page 4, COMMISSIONERS >G1 m y m D m f� m � T 0 Motion All Ayes CITY OF NEWPORT BEACH MINUTES December 19, 1974 INDEX the southeasterly corner of Anacapa Drive and Newport Center Drive East in Newport Center. Zone: C -O -H Applicant: IDG, Inc., Beverly Hills Owner: The Irvine Company, Newport Beach Walter D. Douglas (55 year lease) Public hearing was opened in connection with this matter. Janet Lehman, representative of the applicant, appeared before the Commission and concurred with the staff report and recommended conditions. There being no others desiring to appear and be heard, the public hearing was closed. Planning Commission discussed the parking both for Block 200 and the entire Newport Center area and voiced concern over the intensification of uses beyond that for which the buildings and their related parking were designed. X Following discussion, motion was made to approve Use Permit No. 1743, subject to the following conditions: 1. That development shall be in substantial conformance with the approved floor plan and plot plan. 2. That a maximum of twenty five students shall be permitted at any one session. 3. That this approval shall be for a two year period from the effective date of this action. Any request for extension shall be acted upon by the Modifications Committee. Item #6 USE Request to permit the approval of live entertain- ment in conjunction with an existing restaurant. PERMIT /-4 — Location: Lot 4, Tract 1045, located at 3224 East Coast Highway, on the north- APPROVED easterly side of East Coast Highway CONDI- between Larkspur Avenue and Mar- T -IDLY guerite Avenue in Corona del Mar. Page 5. COMMISSIONERS. CITY OF NEWPORT BEACLJ Z P A N QtAftrAll m Decemher 19. 1Q7a MINUTES INDEX Zone: C -1 Applicant: Pamalee, Inc., dba The Quiet Woman Restaurant, Corona del Mar Owner: Don V. Franklin, Corona del Mar Community Development Director Hogan advised of a telephone call he received in opposition to the request because of the `additional noise which would be created. Violations of the Zoning Code and corrective measures available to the City were discussed by the Commission and Staff. Public hearing was opened in connection with this matter. Michael Leech, owner and manager of the restaurant appeared before the Commission and concurred with the conditions of the staff report. He answered questions in connection with the issue of noise and steps which have been taken to eliminate the • restaurant kitchen noise. Harry Phillips, owner of property at 415 -415' Marguerite, appeared before the Commission and commented on the noise generated by the restaurant and its effect on his property and tenants. He also voiced concern with the type of music pro- posed, the younger crowd which may be attracted to the restaurant and the lack of parking. Leone Steinhower, tenant at 415 Marguerite, appeared before the Commission to answer questions relative to the noise eminating from the restau- rant and felt there was more noise with the live entertainment than in the past. Robert Betten, 2815 Colorado Lane, appeared before the Commission to state he had been in the apart- ments at 415 Marguerite and commented on the noise generated by the restaurant and the lack of park- ing. Mildred Schwartz questioned the kind of music proposed and felt that the addition of live entertainment would generate.more young people and more noise. Page 6. COMMISSIONERS CITY OF NEWPORT BEACH 2 A A N DAdIftrwl. m naramka" 10 107 MINUTES INDEX Michael Leech appeared before the Commission in rebuttal to comments made and advised of the availability of parking in the area and the type of music (country - western) proposed. There being no others desiring to appear and be heard, the public hearing was closed. Motion X Motion was made to deny Use Permit No. 1744, based on the fact that the use would not be compatible with the area. Planning Commission discussed the motion and felt that the noise factor as well as the other points of concern could be controlled through conditions Ayes X attached to the use permit. Following discussion, Noes X X X X X Y motion was voted on and failed. Motion X Motion was made to approve Use Permit No. 1744, Ayes X X X X X Y subject to the following conditions: Noes X 1. That within 60 days the applicant shall obtain the services of a licensed acoustical engineer • who shall provide evidence of existing inter- ior and exterior noise levels with and without the live entertainment. If it is found that interior noise levels during live entertainmeni performances result in an increase in existing exterior ambient noise levels, the building shall be insulated.in such a manner that the existing ambient sound levels outside the building are not increased. 2. The rear door and rear window of the restau- rant facing the alley shall be closed at all times. 3. That this approval shall be for a one year period; any request for extension to be acted upon by the Modifications Committee. 4. There shall be no live entertainment after the hour of 1:00 A.M. Commissioner Hazewinkel disqualified himself from deliberation on Items #7, #8 and #9 due to a possible conflict of interest and therefore step- • ped down from the dais and was deemed absent. Page 7. Motion Ayes Absent 0 COMMISSIONERS C T➢ T y T Z n m mmfim`> x � m CITY OF NEWPORT BEACN December 19. 1974 MINUTES Item #7 Request to permit a portion of two residential VARIANCE condominium buildings to exceed the basic height 046 limit within the 32/50 Foot Height Limitation District. APPROVED CONDI- Location: Portion of Block 56, Irvine's TIOIdAULY Subdivision, located at the south- east corner of Jamboree Road and Ford Road in "Big Canyon." Zone: P -C Applicant: McLain Development Co., Newport Beach Owner: The Irvine Company, Newport Beach Staff reviewed this matter with the Commission and answered questions relative to the request. Public hearing was opened in connection with this matter. Bob McLain, McLain Development Co., appeared before the Commission to answer questions regardin the request and concurred with the staff report and recommended condition. There being no others desiring to appear and be heard, the public hearing was closed. X X X X X X Motion was made to approve Variance No. 1046 subject to the following condition: X 1. That development shall be in substantial conformance with the approved plot plan and sections. Planning Commission recessed at 8:45 P.M. and reconvened at 9:00 P.M. Because of their relationship, Item #8 and Item #9 were heard concurrently, however separate actions were taken on each. Page 8. 0 0 COMMISSIONERS F 1 T CITY OF NEWPORT BEACH nArpmhpr 1Q 1Q7a MINUTES 1NUCR Item #8 Request to establish the Planned Community Devel- AMENDMENT opment Plan and Development Standards for the N0 "Corporate Plaza" Planned Community in Newport Center, and the acceptance of an environmental document. APPROVED NOD E.I.R. Location: Portion of Block 93, Irvine's Sub- division, Parcel 1 of Parcel Map 27 -17 (Resubdivision No. 269).and C -CEDED Parcel 1 of Parcel Map 58 -29 (Resubdivision No. 404) on property bounded by East Coast Highway, Newport Center Drive, Farallon Drive and the future extension of Avocado Avenue, in Newport Center. Zone: P -C Applicant: The Irvine Company, Newport Beach Owner: Same as Applicant Item #9 Request to create twenty -one numbered parcels for commercial development, one lettered parcel for street purposes, and one lettered parcel for a common parking lot for the "Corporate Plaza" RESUB- DIVTSI0N N06-5— Planned Community in Newport Center. APPROVED CONDI- Location: Portion of Block 93, Irvine's Sub- division, Parcel 1 of Parcel Map 27 -17 (Resubdivision No. 269) and TIONALLY Parcel 1 of Parcel Map 58 -29 (Resubdivision No. 404) on property bounded by,East Coast Highway, Newport Center Drive, Farallon Drive and the future extension of Avocado Avenue, in Newport Center. Zone: P -C Applicant: The Irvine Company, Newport Beach Owner: Same as Applicant Engineer: Simpson - Steppat, Newport Beach Page 9. COMMISSIONERS CITY OF NEWPORT BEACH < Z p A nnftreI. m December 19. 1974 MINUTES Public Hearings were opened in connection with the above two items. Dave Neish, Manager, Planning Administration, The Irvine Company, appeared before.the Commission and reviewed the proposed project as to location, types of uses proposed, size and height of build - ings, parking, landscaping and the ordinance which governs the height of buildings on.this specific site. He reviewed plans of the project and cross - sections indicating the sight plane governing the height. Mr. Neish pointed out that the traffic generated by this project would be less than that shown in the Voorhees Analysis of Newport Center which was reviewed by the Commission in July, 1974. Mr. Neish concurred with the staff report and recommended changes in. connection with Amendment No. 434. With the exception of conditions 9 and 10 on which letters of protest had been received from The Irvine Company because of the policies which must be determined by the City Council, he • also concurred with the staff report and recom- mended conditions for Resubdivision No. 465. Archaeological policies were discussed and the Commission was advised that the Planned Community Text would be amended to assure compliance with the City's - olicies. An addendum to the Environmental Impace Report was presented to the Commission for review and discussion along with the E.I.R. Environmental Coordinator Foley reviewed recommend- ed changes to the Planned Community Text in addi- tion to those covered in the staff report as follows: 1. Section II., 5. - That approval be made by the Director of Community Development rather than by the Director of Public Works. 2. Section IV., B. - That the phrase "and other uses which in the opinion of the Director of Community Development are compatible," be deleted from the first sentence. Page 10. COMMISSIONERS 9� m ➢ m Y m Q re, I m CITY OF NEWPORT BEACLJ Deramhar 1Q 107A MINUTES INDEX 3. Section IV., D. - Read as follows: "All buildings and appurtenant structures shall be limited to a maximum height of thirty -two (32) feet, with the exception of Buildings "10B" and "15A" which shall be permitted up to the limit established by the sight plane.and the extension of the sight plane northerly to Farallon Drive and southerly to Pacific Coast Highway." Herman Kimmel, 4242 Campus Drive, Traffic Consult- ant, appeared before the Commission to answer questions on the traffic analysis contained in the E.I.R. Mr. Kimmel also answered questions regard- ing the access points to the project, parking in relation to compact car spaces, speed of traffic and signalization on Newport Center Drive at Farallon,.traffic circulation in the area and improvements along Coast Highway. City.Engineer Nolan commented on traffic capacity along Coast Highway and answered questions rela- tive to traffic circulation and future improve- ments. He reviewed the recommended conditions which effect traffic circulation and the reasons for the "various conditions. He also reviewed the two letters which had been received from The Irvine Company objecting to conditions 9 and 10(a) and commented on the need for the conditions. Bill Darnell, Traffic Engineer, appeared before the Commission to review the.parking, traffic count statistics contained in the E.I.R., traffic movements along Coast Highway and access to the project from Coast Highway between Newport Center Drive and Avocado Avenue, design of the parking lotto provide for compact car spaces, projected traffic volumes contained in the E.I.R., and methods whereby the deficiencies in the City's highway system could be reduced. Burt Milburn, with Environmental Impact Profiles, appeared before the Commission to answer questions on the Environmental Impact Report pertaining to wind velocity, earthquake problems, storm drains and waster run -off, siltation and air quality. J. R. Blakemore, Corona del Mar, appeared before • the Commission and voiced concern with future development of the strip of land between MacArthur and Avocado, north of Coast Highway, commented on the grading and elevations of the various building pads, requested that the southerly entrance to Page 11. COMMISSIONERS CITY OF NEWPORT BEACH Z A p u o„AdhrAI December 19. 1974 MINUTES ..,.ff., the project on Avocado Avenue be moved north in order to preclude any possible connection in the future with Harbor View Drive, that the lighting be reviewed in order to minimize glare, that the landscaping and trees not exceed 32 feet in height at maturity, and that.all buildings conform to the height limit. In conclusion he felt that the project would be an economic asset to the City. Dave Neish, Manager, Planning Administration, The Irvine Company, appeared before the Commission in response to the concerns of Mr..Blakeinore. Doug Schnor with The Irvine Company appeared befor the Commission to comment on the Company's reluc- tance to move Corporate Plaza easterly because of the dividing factor of Avocado Avenue plus the heed for more study as to what type of project would be best suited for the strip of land between Avocado Avenue and MacArthur Boulevard. Don Simpson, Simpson - Steppat, appeared before the Commission to review the grading plans and answer questions relative to the effect of the grading on • the height of buildings. Dave Neish responded to the concerns relative to moving the southerly access point on Avocado Avenue, lighting of the parking lot, height of trees and landscaping, sign controls, and assured the Commission that all buildings and appurtenance would be within the sight plane limits. There being no others desiring to appear and be heard, the public hearing was closed. Discussion by the Planning Commission included compact car spaces, fixed location of the building sites, review of plans for design of parking to provide compact spaces, and pedestrian crossings. on Coast Highway. Motion X Following discussion, motion was made to -accept Ayes X X X X X X the Environmental Impact Report and recommend to Absent X the City,Council that Amendment No. 434 be approve with the following amendments: 1. That the detailed site plans be incorporated into and made a part of the Planned Community Text and that Section IV (c) be amended to read: Page 12. COMMISSIONERS CITY OF. NEWPORT BEACH (1 p m '- T F T a R< T YAII&AII m December 19. 1974 . MINUTES INDEX C. Building location. All buildings shall be located in substantial conformance with the approved site plan. 2. That Section I. "Statistical Analysis ".be amended to establish a maximum permitted Floor Area of 450,000 sq.. ft. 3. That Section I. (2) "parking" be deleted and that Section IV., G. Parking, be amended to allow for preparation of a specific plan for compact car parking with review by the Plan- ning Commission. 4. That the height of all landscaping be limited to that established by the sight plane. 5. That the parking lot lighting be designed in such a manner so as to minimize glare on residential areas. 6. That Section II. 5. read as follows: "Erosion control provisions shall be carried out on all • areas of the Planned Community in a manner meeting the approval of the Director of Community Development. 7. That Section II. 9. read as follows: "Prior to the issuance of grading permits, the site shall be examined to determine the existence and extent of archaeological and paleontolog- ical resources in accordance with adopted City Policies. 8. That Section IV. D. Building Height read as follows: All buildings and appurtenant structures shall be limited to a maximum height of thirty -two (32) feet, with the exception of Buildings "10B" and "15A" which shall be permitted 'up to the limit establish- ed by the sight plane and the extension of the sight plane northerly to Farallon Drive and southerly to Pacific Coast Highway. "The number of stories within each structure shall be as shown on the site plan." 9. That Section IV. B. Permitted Uses be amended • by the deletion. of the phrase "and other uses which in the opinion of the Director of Community Development are compatible," in the first sentence. Page 13. COMMISSIONERS CITY OF NEWPORT BEACH C m y m y m 4 Dl1Igh'AI, m December 19, 1974 MINUTES ninFY 10. That Section IV., B. Permitted Uses, 2., specifically exclude medical offices. Motion X Motion was made that Resubdivision No. 465.be Ayes K K X X X approved subject to the following conditions: Absent X 1. That there shall be a document recorded satisfactory to the City Attorney and the Director of Community Development which pro- vides for the continued maintenance and operation of the off - street parking and land- scaped areas within the common area (i.e., Parcel "B ") and which provides for perpetual. access to the buildings on Parcels 1 through 20. 2. Parcel No. 21 shall be utilized for land - scaping.purposes as illustrated on the Planned Community Development Plan. 3. That Amendment No. 434 shall be approved. 4. That the resubdivision be reviewed and approve by the City Council; with a finding of.approva by the Council as to street alignments and widths as proposed and as recommended below. 5. That a Parcel Map be filed. 6. That all public improvements be constructed as required by ordinance and the Public Works Department, except as otherwise modified herein. 7. That the half width of Avocado Avenue be dedicated and improved from Farallon Drive to East Coast Highway, including interim intersection channelization. In accordance with the provisions of the Capital Improvement Policy, the City will be responsible for the traffic signal at the intersection of Avocado with East Coast Highway. 8. That sidewalk be constructed along the southerly side of Farallon Drive. 9. That a traffic signal be constructed by the • developer at the intersection of Farallon Drive and Newport Center Drive. Page 14. COMMISSIONERS on� -ei � RS CITY OF NEWPORT BEACH December 19, 1974 MINUTES auncy 10. That the following requirements be establishe for East Coast Highway: a. Additional right of way shall be dedicate on the northerly side to provide for a total right -of -way width of 148.5 feet, measured from the existing southerly right -of -way line. This width is intende to provide ultimately for a substantial 2 -way bicycle trail and pedestrian way on the southerly side, a shoulder /emergency parking lane on the southerly side, 6 through traffic lanes, a raised median island with double left turning lanes, a right turning lane on the northerly, side, and a parkway and minimum sidewalk on the northerly side. b. As part of the initial project develop- ment, the developer shall construct an additional lane on the northerly side of East Coast Highway from Avocado to Newport Center Drive, with.an appropriate • taper easterly of Avocado. c. The developer shall be responsible for the ultimate construction of curb, side- walk, and street lighting on the north- erly side of East Coast Highway; with the work to be done at the time the ultimate highway improvements are constructed. A separate long term agreement and surety may be provided for this work. d. In consideration for right -of -way dedication, the developer shall be relieved from the obligation to con- struct improvements on East Coast High -. way other than as set forth herein. (Note: It is contemplated that ultimate improvements on East Coast Highway would be constructed under an AHFP or F.AU project.) 11. That access to the perimeter streets be taken as shown on the plot plans submitted. All vehicular access rights shall be dedicated to the City on East Coast Highway, except • for one location; on Newport Center Drive, except for one location; and on Avocado Avenue, except for two locations. The connection to East Coast Highway shall be Page 15. COMMISSIONERS CITY OF NEWPORT BEACH IDAWAN" m December 19, 1974 MINUTES ��ftev designed and constructed so as to prevent vehicles exiting the site from turning left onto East Coast Highway. 12. That water capital improvement acreage fees be paid; and storage capacity in San Joaquin Reservoir equal to one maximum day's demand be dedicated to the City. 13. That all public utility and storm drain easements be a minimum of 10 feet in width, with greater widths provided where required by the Public Works Department. 14. That standard subdivision agreements and surety be provided to guarantee completion of the public improvements if it is desired to have building permits issued or the Parcel Map recorded prior to completion of the required improvements. 15. That the street dedication and improvement responsibility for East Coast Highway • established for this project be considered as in itself; thus complete and no credits be separately allowed under the City's Capital Improvement Policy. An appropriate credit for Avocado Avenue improvements shall be allowed as provided for in the policy. 16. That all grading be performed in accordance with the recommendations of a soils report to be prepared by a qualified soils engineer and approved by the City Grading Engineer. Special attention shall be directed to protecting the waters of Newport Bay. An interim protection plan shall be developed as part of the grading plan incorporating desilting facilities and other means as needed to prevent siltation of the bay during the construction period. Commissioner Williams advised that his vote on the Corporate Plaza project was a reluctant yes and felt that while some improvements are made through projects of this kind, the environment as a way of life was not necessarily being improved, either as known presently or in the past. • Commissioner Hazewinkel returned to the dais. Page 16. COMMISSIONERS c m yam„ q m f Irn F Motion All Ayes Motion All Ayes 0 0 CITY OF NEWPORT BEACH MINUTES, DPCPmhPr 1Q_ 1Q74 Revised Archaeology Guidelines (Discussion) Item #10 CONT. TO TAN. 2 X Planning Commission continued this matter to the meeting of January 2, 1975, because of the late hour. ADDITIONAL BUSINESS: Planning Commission was advised that City Council had requested the appointment of one Commissioner to serve as a member of the Bi- Centennial Committe . X Motion was made that Commissioner Heather be appointed by acclamation to serve as a member of the Bi- Centennial Committee. There being no further business, motion was made to adjourn the meeting. Time: 12:15 A.M. i JAMES PARKER, Secretary Planning Commission City of Newport Beach Page 17.