HomeMy WebLinkAbout22 - Planning Commission Agenda - 12-9-04CITY OF NEWPORT BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. 22
December 14, 2004
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Planning Department
Patricia Temple, Planning Director; 949 - 644 -3228
ptemple@city.newport-beach.ca.us
SUBJECT: Planning Commission Agenda — December 9, 2004
Report of the actions of the Planning Commission Study Session and Regular Meeting:
Item 1: Newport Lexus (PA2004 -153)
3901, 3931, 3961 MacArthur Boulevard, 848, 888 Dove Street
This item was a preliminary review of conceptual building plans for the
proposed Newport Lexus automobile dealership. The discussion of the
Planning Commission centered on potential encroachment into required
setbacks and landscaping by the showroom building along Dove Street
and by display parking along Jamboree Road, and the overall building
mass, scale and design of the parking structure. The Commission
requested the applicant to further assess the site plan to reduce or
eliminate any setback encroachments, particularly the encroachment of
new car display parking in the required landscape area on Jamboree
Road, as well as at the showroom along Dove Street. Also requested was
further analysis of the massing of the parking structure and the need for
the proposed height of the structure's architectural features.
Item 2: General Plan Update — Land Use Alternatives
This item was a review of land use alternatives for study in the General Plan
update. Please refer to the supplemental report prepared for Study Session
Agenda Item No. 4 for a description of the Commission's discussion and
recommendations.
Item 3: The minutes of November 18, 2004 were approved. (All Ayes)
Item 4: Pacific Coast Yacht Club and Charter Service (PA2004 -216)
2527 West Coast Highway
This item is a request for the approval of an Off -site Parking Agreement to
satisfy the off - street parking requirements for a charter boat service
Planning: shared \Planning Commission \pcagendarpt.doc
Planning Commission Agenda
December 9, 2004
Page 2
utilizing two off -site properties located at 2530 and 2436 W. Coast
Highway. The applicant also requested approval of a Modification Permit
to allow tandem parking at the subject property. This item was approved
without discussion and is subject to appeal. (All Ayes)
Item 5: Sage Hill Cellular Antenna Site (PA2004 -230)
20662 Newport Coast Drive
This item is a request to allow the installation of three telecommunication
antennae and a microwave dish on an existing smokestack, three 20 -foot
high telecommunication antennae poles and a 240 square foot equipment
shelter with two geographic positioning system antennae.. The subject
property is located in the Open Space- Passive (OPS) zoning district
where the proposed use is not permitted. Since the property has existing
telecommunications facilities on site, the applicant seeks to expand the
nonconforming use pursuant to Section 20.62.050 of the Zoning Code.
This item was approved without discussion and is subject to appeal. (All
Ayes)
Item 6: Biosensors International (PA2004 -238)
20280 Acacia Street, Suite 100
This item is a Use Permit to allow a 4,077 square foot research and
development (R & D) operation that includes a clean room, three office /lab
rooms, a wet lab and additional office space within an existing office
building in the Business Park District (BP) of the Santa Ana Heights
Specific Plan District (AP -7). This item was approved and is subject to
appeal. (all Ayes)
In analyzing this project, staff originally recommended that the Use Permit
also accommodate additional uses in a small portion of the building,
including medical office and retail. However, this recommendation was not
supported by the Santa Ana Heights PAC. Because of this, staff revised
its recommendation to approve only the use requested by the applicant,
which was approved by the Planning Commission.
Item 7: St. Andrews Presbyterian Church Expansion (PA2002 -265)
600 St. Andrew's Road
This was the fifth meeting at which the Planning Commission took
testimony and /or discussed the St. Andrew's Church project, which
includes a General Plan Amendment, Zone Change and Use Permit for
the replacement and construction of additional buildings and a below
grade parking garage. The Draft EIR was recommended for certification
Planning Commission Agenda
December 9, 2004
Page 3
(All Ayes). Also recommended for approval were the General Plan
Amendment, Zoning Amendment and Use Permit (6 Ayes, 1 No).
Discussion at this meeting focused on the detailed operating conditions for
the church in association with an expansion of 21,741 square feet. At the
conclusion of testimony, discussion and the Commission's
recommendations for approval, the Planning Commission also
recommended that the City Council consider delaying action on the project
until such time as an agreement with Newport Mesa Unified School
District was obtained by St. Andrew's Church for off -site parking on the
15th Street parking lot at Newport Harbor High School. This
recommendation is discussed in greater detail in the supplemental report
prepared for Supplemental Agenda Item No. S27.
Item 8: Circle Residence (PA2003 -006)
3415 Ocean Blvd.
This item is a request to amend an approved Variance and Modification
Permit that allowed a new single - family residence to exceed the 24 -foot
height limit and subterranean portions of 3 floors to encroach into the
required 10 -foot front yard setback. The applicant requested changes to
the building design that include locating the structure closer to the
bluff /ocean side of the parcel, which results in an increase to the height of
the proposed residence. The applicant did not request to exceed the top
of curb height of Ocean Boulevard. This item was continued to January 6,
2005. (All Ayes)
Discussion on this item centered on the Planning Commission's prior
approval, which utilized a "stringline" approach to limiting the location of
the structure on the site. This methodology was assessed in light of the
City adopted policies on bluff protection contained in the draft Coastal
Land Use Plan which has been submitted to the Coastal Commission. The
Planning Commission gave the applicant the indication that the request as
submitted was not likely to be approved, but did continue the item to allow
the applicant to reconsider the proposal or present additional information
to the Commission.
Prepared and Submitted by:
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Patricia Temple, Planning Director
Agenda Item 22
December 14, 2004
NEWPORT BEACH PLANNING COMMISSION AGENDA
Council Chambers - 3300 Newport Boulevard
December 9, 2004
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL:
PUBLIC COMMENTS
6:30 p.m.
Public comments are invited on non - agenda items generally considered to
be within the subject matter jurisdiction of the Planning Commission —
Speakers must limit comments to 3- minutes. Before SDeakinG. please state
your name for the record.
REQUEST FOR CONTINUANCES:
STUDY SESSION: ADJOURNED MEETING AT 4:00 P.M.
ITEM NO. 1
SUBJECT: Newport Lexus (PA2004 -153)
3901, 3931, 3961 MacArthur Boulevard, 848, 888 Dove Street
SUMMARY: Preliminary review of conceptual building plans for a proposed Newport Lexus
automobile dealership.
ACTION: Review the conceptual building plans, receive public comments, and provide
direction on issues to be addressed for the public hearing tentatively scheduled for
April 2005.
ITEM NO. 2
SUBJECT: General Plan Update — Land Use Alternatives
SUMMARY: Review land use alternatives for further study in the General Plan update
ACTION: Review and provide direction to staff.
CONSENT CALENDAR
Notice to the Public
All matter(s) listed under CONSENT CALENDAR (Item 3)are considered by the Commission to be routine
and will all be enacted by one motion in the form listed below. The Planning Commission Members have
received detailed staff reports on each of the items recommending an action. There will be no separate
discussion of these items prior to the time the Commission votes on the motion unless members of the
Commission, staff or the public request specific items to be discussed and/or removed from the Consent
Calendar for separate action.
Members of the public who wish to discuss a Consent Calendar item should come forward to the lectern
upon invitation by the Chairman, state their name and Consent Calendar Item number.
ALL TESTIMONY GIVEN BEFORE THE PLANNING COMMISSION IS TAPE RECORDED. SPEAKERS MUST
LIMIT REMARKS TO THREE MINUTES ON ALL ITEMS. (Red light signifies when three minutes are up, yellow
light signifies that the speaker has one minute left for summation.)
ITEM NO. 3.
SUBJECT: Minutes of the regular meeting of November 18, 2004.
ACTION: Approve as written and order filed.
HEARING ITEMS:
ITEM NO. 4.
SUBJECT: Pacific Coast Yacht Club and Charter Service (Norman Goodin) (PA2004 -216)
2527 West Coast Highway
SUMMARY: A request for the approval of an Off -site Parking Agreement to satisfy the off - street
parking requirements for a charter boat service utilizing two off -site properties
located at 2530 and 2436 W. Coast Highway. The applicant also requests an
approval of a Modification Permit to allow tandem parking at the subject property.
ACTION: Recommend approval of Off -site Parking Agreement No. 2004 -002 & Modification
Permit No. 2004 -067 subject to findings and conditions.
ITEM NO. 5.
SUBJECT: Sage Hill Cellular Antenna Site (PA2004 -230)
20662 Newport Coast Drive
SUMMARY: Request to allow the installation of three telecommunication antennae and a
microwave dish on an existing smokestack, three 20 -foot high telecommunication
antennae poles and a 240 square foot equipment shelter with two geographic
positioning system antennae. The subject property is located in the Open Space -
Passive (OPS) zoning district where the proposed use is not permitted. Since the
property has existing telecommunications facilities on site, the applicant seeks to
expand the nonconforming use pursuant to Section 20.62.050 of the Zoning Code.
ACTION: Recommend approval of Use Permit No. 2004 -039 subject to findings and
conditions.
ITEM NO. 6.
SUBJECT: Biosensors International (PA2004 -238)
20280 Acacia Street, Suite 100
SUMMARY: Use Permit to allow a 4,077 square foot research and development (R & D)
operation that includes the a clean room, three office /lab rooms, a wet lab and
additional office space within an existing office building in the Business Park District
(BP) of the Santa Ana Heights Specific Plan District (SP -7). Notwithstanding this
request, staff is recommending that the use permit authorize up to a mximum of
5,000 square feet of the building to accommodate R & D use, medical /dental office
or retail uses subject to the review and approval by the Planning Director without the
necessity for separate use permit applications.
ACTION: Recommend approval of Use Permit No. 2004 -041 subject to findings and
conditions.
ITEM NO. 7.
SUBJECT: St. Andrew's Presbyterian Church Expansion (PA2002 -265)
600 St. Andrews Road
SUMMARY: The proposed project consists of the replacement of the existing fellowship hall and
the construction of a new multi - purpose gymnasium, youth center, educational
building and a below grade parking structure on the existing St. Andrews Church
campus. The General Plan Amendment would increase the maximum allowable
floor area that could be built on the site by no more than 22,000 sq. ft. with no
change to the existing land use designation of Governmental, Educational &
Institutional Facilities. The increase in floor area would be necessary to
accommodate the proposed construction generally described. The application also
includes a request to change the existing zoning designations of the property from
R -1 and R -2 (residential) to GEIF (Governmental, Educational & Institutional
Facilities) to gain consistency with the existing General Plan land use designation.
The project also includes consideration of a Use Permit and a Traffic Study pursuant
to the Traffic Phasing Ordinance for construction and operation of the proposed
development.
ACTION: Recommend adoption of a resolution recommending certification of the St. Andrews
Expansion Draft Environmental Impact Report and approval of General Plan 2003-
001, Code Amendment 2003 -002 & Use Permit 2002 -056 to the City Council.
ITEM NO. 8.
SUBJECT Circle Residence (PA2003 -006)
3415 Ocean Blvd.
SUMMARY: Request for an amendment to an approved Variance and Modification Permit that
allowed a new single - family residence to exceed the 24 -foot height limit and
subterranean portions of 3 floors to encroach into the required 10 -foot front yard
setback. The applicant is requesting changes to the building design that include an
increase to the height on the bluff side of the proposed residence. The applicant
does not request to exceed the top of curb height of Ocean Boulevard.
ACTION: Recommend approval of an amendment to Variance No. 2003 -001 and Modification
Permit No. 2003 -004 subject to findings and conditions.
ADDITIONAL BUSINESS:
a) City Council Follow -up -
b) Oral report from Planning Commission's representative to the Economic Development Committee -
c) Report from Planning Commission's representatives to the General Plan Update Committee -
d) Matters which a Planning Commissioner would like staff to report on at a subsequent meeting -
e) Matters which a Planning Commissioner may wish to place on a future agenda for action and staff report -
f) Status Reports on Planning Commission requests -
g) Project status -
h) Requests for excused absences -
ADJOURNMENT