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Home My WebLink About10 - West Newport Amendments - PA2010-182 PA2010-190 & PA2011-0142EW PART CITY OF O� A NEWPORT SAC City Council Staff Report Agenda Item No. 10 May 10, 2011 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Community Development Department Dana Smith, Assistant City Manager 949 - 644 -3002, dsmith @newportbeachca.gov PREPARED BY: Javier S._ Garcia AICP, Senior Planner APPROVED: �'_ U--, A, U v TITLE: WEST NEWPORT Al ENDMENTS, A. 6480 W. Coast Highway (PA2010 -190) S. 6904 W. Coast Highway (PA2011 -014) C. 6908 -6936 W. Coast Highway(PA2010 -182) ABSTRACT: Amendments to the General Plan, Coastal Land Use Plan, and the Zoning Code to change the designations of two properties (The National Cat Protection Society, and The Frog House) from Two -Unit Residential (RT and RT -E) to Mixed -Use Vertical (MU- V); and one property (Kennard Property) from Two -Unit Residential (RT and RT -E) to General Commercial (CG). RECOMMENDATION: 1) Conduct a public hearing; and 2) Adopt Resolution No. (Attachment No. CC 1) approving: • General Plan Amendment Nos. GP2010 -002, GP2010 -013, and GP2011 -002; and • Local Coastal Plan Amendment Nos. LC2010 -002, LC2010 -003, and LC2011 -001; and 3) Introduce Ordinance No. approving: • Code Amendment Nos. CA2010 -012, CA2011 -003, and CA2010- 013 to change the zoning districts; and • Pass to second reading for adoption on May 24, 2011 (Attachment No. CC 2) 7 2 \tea �S OU s QP \ \ 9 \ O a R4 o M N78 SI 6908 -6936 W. Coast Hwy The Frog House ee West Newport Amendments May 10, 2011 Page 2 6904 W. Coast Hwy: \ \\ \\\\ The National Cat Protection Society \ \\ \ \\ �\\ 6480 W. Coast Hwy \ \\ Kennard Property, Dress My Party C Cw 6V -A I ___.... __. , .,.. I RT to MU -V I RT -E to MU -V R -2 to MU -V 6908 -6936 W COAST HWY SURROUNDING USES: North, South, & East West RT to MU -V RT (Two -Unit Residential) RM RT -E to MU -V R -2 to MU -V RT -E R -2 (Two -Unit Residential) (Two -Unit Residential) RM -D RM 1 J CHANGES: CURRENT to PROPOSED LOCATION: GENERAL PLAN: COASTAL LAND USE ZONING: PLAN: 6480 W COAST HWY RT to CG -0.5 RT -E to CG -B R -2 to CG SURROUNDING USES: RT RT -E R -2 North, South, East and (Two -Unit Residential) (Two -Unit Residential) (Two -Unit Residential) West I ___.... __. , .,.. I RT to MU -V I RT -E to MU -V R -2 to MU -V 6908 -6936 W COAST HWY SURROUNDING USES: North, South, & East West RT to MU -V RT (Two -Unit Residential) RM RT -E to MU -V R -2 to MU -V RT -E R -2 (Two -Unit Residential) (Two -Unit Residential) RM -D RM 1 J m West Newport Amendments May 10, 2011 Page 3 FUNDING REQUIREMENTS: There is no budgetary impact related to this item Proiect Settina The properties involved are located on the inland side of West Coast Highway in West Newport and are designated by the Land Use Element of the General Plan, Coastal Land Use Plan, and the Zoning Code for Two -Unit Residential use. The properties are currently occupied by commercial buildings and uses, and a residential unit. The commercial uses are nonconforming with the General Plan, Coastal Land Use Plan and the Zoning District regulations. Background On July 25, 2006, the Newport Beach City Council adopted Resolution No. 2006 -76 approving a comprehensive update to the Newport Beach General Plan ( "General Plan Update "). That action rendered the property at 6904 West Coast Highway nonconforming, a nonresidential use in a residential district. On January 28, 2008, the City Council adopted Ordinance No. 2008 -05, which in addition to other Zoning Code changes, established the maximum time period for the abatement and termination of nonconforming uses in residential districts. On October 25, 2010, the City Council Adopted a Comprehensive Update to the Zoning Code (Newport Beach Municipal Code Title 20) bringing consistency between the Zoning Code and the Land Use Element of the General Plan. The result of that action rendered several properties nonconforming, including existing commercial uses located within residential districts (including the properties at 6480 W. Coast Highway and 6908 -6936 W. Coast Highway), which in accordance with Ordinance No. 2008 -05 became subject to abatement. In the case of the subject applications, the individual owners chose to pursue amendments to change the land use designations of their properties from residential to commercial or mixed -use. On April 7, 2011, the Planning Commission held a public hearing on the proposed amendments. After evaluating several potential land use categories and the attributes of the individual properties, and hearing testimony from the applicants and the public, the Planning Commission unanimously recommended the changes reflected in the table below. A copy of the staff report (Attachment CC3), Planning Commissions Resolution (Attachment CC4) and the minutes of the hearing are attached (Attachment CC5). 5 West Newport Amendments May 10, 2011 Page 4 General Plan: RT - CG -0.5 — MU -V - Coastal Land Use Plan: RT -E — CG -B — MU -V — Zoning Designations: Two -Unit Residential General Commercial, 0.5 FAR (floor area ratio) Mixed -Use Vertical Two -Unit Residential General Commercial, 0.5 FAR (floor area ratio) Mixed Use Vertical The R -2 (Two -Unit Residential) zoning district is intended to provide for areas appropriate for a maximum of two residential dwelling units (i.e., duplexes) located on a single legal lot. The density requirement is one unit per 1,000 square feet of land area. The CG 0.5 (Commercial General) zoning district is intended to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve City- wide or regional needs. The MU -V (Mixed -Use) zoning district is intended to provide for areas appropriate for the development of mixed -use structures that vertically integrate residential dwelling units above the ground floor with retail uses including office, restaurant, retail, and similar nonresidential uses located on the ground floor or above. Development Intensity: The R -2 zoning district provides for a maximum of two residential dwelling units (i.e., duplexes) located on a single legal lot and a minimum density requirement of one unit per 1,000 square feet of land area. The CG -0.5 Zoning District allows for the development of commercial floor area with a maximum floor area ratio (FAR) of 0.5. n, EXISTING AND PROPOSED CHANGES Locations: General Plan: Coastal Land Use Plan: Zoning District: (Application Number From To From To From To 6480 W Coast Hwy Kennard Property, Dress My Party RT CG 0.5 RT -E CG -B R -2 CG 0.5 (PA2010 -190) 6904 W Coast Hwy The National Cat Protection Society RT MU -v RT -E MU -v R -2 MU -V (PA2011 -014) 6908-8936 W Coast Hwy TK Brimer, The Frog House RT MU -v RT -E MU -v R -2 MU -V (PA2010 -182 General Plan: RT - CG -0.5 — MU -V - Coastal Land Use Plan: RT -E — CG -B — MU -V — Zoning Designations: Two -Unit Residential General Commercial, 0.5 FAR (floor area ratio) Mixed -Use Vertical Two -Unit Residential General Commercial, 0.5 FAR (floor area ratio) Mixed Use Vertical The R -2 (Two -Unit Residential) zoning district is intended to provide for areas appropriate for a maximum of two residential dwelling units (i.e., duplexes) located on a single legal lot. The density requirement is one unit per 1,000 square feet of land area. The CG 0.5 (Commercial General) zoning district is intended to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve City- wide or regional needs. The MU -V (Mixed -Use) zoning district is intended to provide for areas appropriate for the development of mixed -use structures that vertically integrate residential dwelling units above the ground floor with retail uses including office, restaurant, retail, and similar nonresidential uses located on the ground floor or above. Development Intensity: The R -2 zoning district provides for a maximum of two residential dwelling units (i.e., duplexes) located on a single legal lot and a minimum density requirement of one unit per 1,000 square feet of land area. The CG -0.5 Zoning District allows for the development of commercial floor area with a maximum floor area ratio (FAR) of 0.5. n, West Newport Amendments May 10, 2011 Page 5 The MU -V zoning district allows for the development of mixed use commercial and residential projects with a maximum commercial FAR of 0.75 and residential density of one unit for every 1,631 square feet of land area (density of 26.7 units per acre). Residential uses are only allowed above the ground floor. DISCUSSION Analysis Amendments to the General Plan Land Use Plan, Coastal Land Use Plan, and Zoning Code are legislative acts. Neither City nor State Planning Law sets forth specific findings for approval or denial of such amendments. However, when making such decisions the City Council should consider applicable General Plan and Coastal land use Plan Policies and development standards to ensure consistency and compatibility with surrounding uses. A determination of consistency of the proposed amendments with those policies is provided later in this report (Attachment CC6) General Plan Amendment No. GP2010 -013, Kennard Property (PA2010 -190) 6480 West Coast Highway -This amendment affects a parcel located at the southeast corner of West Coast Highway and Walnut Street, and proposes to change the land use category from RT (Two -Unit Residential) to CG 0.5 (General Commercial). An aerial photo and relevant information are attached for the Council's information (Attachment CC7). The owners were concerned with the limitations on retail sales with the CV zoning district (general retail sales are not allowed, but visitor - serving retail sales are) and had asked for a broader list of retail use as contained in the MU -V zone. However, the Planning Commission, after consideration, has chosen to recommend a change of the zone to CG (Commercial General) which carries the same broad list of retail uses as the MU -V zoning district. The Planning Commission determined that future development of the property as a mixed -use development would be difficult on the smaller property. General Plan Amendment No. GP2010 -002, The Frog House (PA2010 -182) 6908 -6936 West Coast Highway — This amendment affects three lots located at the corner of West Coast Highway and Grant Street. The Planning Commission recommends a change of the land use category from RT (Two -Unit Residential) to MU- V (Mixed -Use Vertical). Current development would not be consistent with the development standards of the proposed MU -V designation; however, it would achieve the owner's goal to allow the commercial use to continue. The existing residence would not be subject to abatement as a nonconforming use, unless the Planning Commission determines that the orderly termination of the nonconforming use is necessary to promote the health, safety, and general welfare and to comply with the provisions of the Zoning Code and goals and policies of the General Plan (as specified by the provisions of Section 20.38.100 D of the Newport Beach Municipal Code). An aerial photo and relevant information are attached for the Council's information (Attachment CC8). 7 West Newport Amendments May 10, 2011 Page 6 General Plan Amendment No. GP2011 -002, The National Cat Protection Society (PA2011 -014) 6904 West Coast Highway — This amendment affects a single parcel that is occupied by The National Cat Protection Society, an animal shelter. The applicant's original request was to change the land use category from RT (Two -Unit Residential) to CV 0.5 (Visitor - Serving Commercial). The Planning Commission's recommendation is a change to Mixed -Use Vertical (MU -V), the same as recommended for the neighboring property (The Frog House). The applicant accepted this recommendation. An aerial photo and relevant information are attached for the Council's information (Attachment CC9). General Plan and Coastal Land Use Plan Consistency with the policies of the General Plan (Policy LU 3.2 - Growth and Change and LU 3.3 - Opportunities for Change) and Coastal Land Use Plan (Policy 2.1.3 -2) have been evaluated in conjunction with the proposed amendments and have been determined to be consistent with those policies as reflected in the attached consistency determination (Attachment CC6). Coastal Act The Coastal Act provides policies to protect coastal resources and maximize coastal access to the public. The three sites do not contain any sensitive coastal resources as they are presently developed with commercial and residential buildings. None of the three sites are located where public access easements would be necessary. The Coastal Act prioritizes land uses, and commercial and visitor - serving uses are a higher priority land use than strictly residential use. Continued commercial use of the three properties as developed and future redevelopment as either MU -V or CG will not conflict with the policies of the Coastal Act. Zoning Code The stated purpose and intent of the Zoning Code is to carry out the policies of the City of Newport Beach General Plan. Consistency between the General Plan and zoning designations is critical to ensuring orderly development and enforcement. In the case of each of the three properties, existing development would not strictly conform to all development standards of the MU -V or CG zoning districts; however, continued commercial use of the sites would be allowed without abatement. The properties would be subject to Chapter 20.38 (Nonconforming Uses and Structures) and new development would require conformance with applicable development standards and parking standards. Charter Section 423 (Measure S) Analysis Pursuant to City Charter Section 423 and Council Policy A -18, an analysis must be prepared to establish whether a proposed general plan amendment (if approved) 0 West Newport Amendments May 10, 2011 Page 7 requires a vote by the electorate. The proposed amendments are combined with 80% of the increases in traffic, dwelling units and non - residential floor area created by previous general plan amendments (approved within the preceding 10 years) within the same statistical area. The following thresholds are applicable: 100 dwelling units, 100 A.M. peak hour trips, 100 P.M. peak hour trips, or 40,000 square feet of non - residential floor area; if any are exceeded and the City Council approves the General Plan Amendments, voter consideration would be required. Approved amendments, other than those approved by the electorate, are tracked for 10 years and factored into the analysis of future amendments as indicated in Table 1, below. The changes created by the proposed amendments with the recommended CG 0.5 and MU -V designations as recommended by the Planning Commission, do not exceed any of the four thresholds, and therefore, a vote is not required (detailed analysis provided in Attachment No.CC10). Table 1: Charter Section 423 Analysis Summary, Statistical Area B1 - A.M..Peak Hour P.M. Peak Hour Allowed Floor Trips Trip s ho P.M. peak ur Increase in Allowed Area (rate is 3; 1,000. (trip mate is Dwelling Units s.f.) 411.000 s.f: Proposed: GP2010 -002 GP2010 -013 13,487.5 s.f. 40.58 54.04 -1 GP2011 -002 Prior Amendment: 2,550 s.f. (80 %) 5.89(80%) 8.04(80%) 0 GP2010 -001 TOTAL: 16,037.5 s.f. 46.47 62.08 -1 Xfl CG, and MU- SB18 Tribal Consultation Guidelines Pursuant to Section 65352.3 of the California Government Code (CGC), a local government is required to contact the appropriate tribes identified by the Native American Heritage Commission (NAHC) each time it considers a proposal to adopt or amend the General Plan. The appropriate tribe contacts supplied by the NAHC were provided notice on January 21, 2011 to allow tribe contacts to respond to the request to consult. That 90 day period ended on April 20, 2011. Staff received only a single response, but no requests for consultation were received. ENVIRONMENTAL REVIEW: Staff recommends the City Council find this project exempt from the California Environmental Quality Act ( "CEQX) pursuant to Section 15302 — Class 2 (Replacement or Reconstruction) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. NOTICING: The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting" at which the City Council considers the item). Notice of this hearing was 0 West Newport Amendments May 10, 2011 Page 8 published in the Daily Pilot, mailed to property owners within 300 feet of the properties, and was posted at the site a minimum of ten days in advance of this hearing, consistent with the Municipal Code. Additionally, the item appeared upon the agenda for this meeting, which was posted at City Hall and on the City website. Submitted by: � Javier Ef. Garcia AICP Senior Planner Attachments: CC 1 Draft Resolution with attached Exhibits CC 2 Draft Ordinance with attached Exhibits CC 3 Planning Commission Staff Report, April 7, 2011 CC 4 Planning Commission Resolution No. 1839 CC 5 Excerpt of Planning Commission Minutes, dated April 7, 2011 CC 6 General Plan and Coastal Land Use Plan Consistency Determination CC 7 Relevant Information for 6480 W. Coast Highway, PA2010 -190 CC 8 Relevant Information for 6904 W. Coast Highway, PA2011 -014 CC 9 Relevant Information for 6908 -36 W. Coast Highway, PA2010 -182 CC 10 Section 423 Analysis Table CC 11 Additional Correspondence, 3A through 3H 10 "RECEIV ) AFTER AGEN @A PRINTEV' A 10 : — PAMEroway z. W-1';— 2-01C 3: tta. .a.1I MAY 10 2011 CITY OF NEWPORT BEACH CITY COUNCIL May 10, 2011 I wish to express my gratitude for the work performed by your planning depa :n-ent and the favorable decision of your planning commission in recommending approval of The Frog House amendment (pa2010 -182). The favorable staff report written by Javier S. Garcia Senior Planner is very encouraging and buoys my spirits and hopes of a positive outcome by your vote this day. The city staff has been helpful at every opportunity with special thanks to your city manager Dave Kiff. I would like to remind you that The Frog House has been in business in Newport Beach for over 48 years. Failure to be allowed to continue at this e tab1!shed location could result in financial hardship and substantial loss of business and property value. My 44 years as employee and owner have been the fulfillment of a life long dream and life style that I treasure deep!,•. Again I thank you for your hard work in resolving this situation and hope for your continued support with this issue. a TK Brimer L\LW 04 = Y m �! O LL UG) W The Frog House Inc. rr S t=0 N it it NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Tuesday, May 10, 2011, at 7:00 p.m., a public hearing will be conducted in the City Council Chambers (Building A) at 3300 Newport Boulevard, Newport Beach. The City Council of the City of Newport Beach will consider the following applications: West Newport Amendments - The City Council will consider the proposed amendments to the General Plan and Coastal Land Use Plan that would change the land use designations on three properties from Two -Unit Residential (RT and RT -E) to Mixed -Use Vertical (MU -V) or General Commercial (CG 0.5). The proposed amendments to the Zoning Code would change the zoning designations of property located at 6480 West Coast Highway from R -2 to CG (Commercial General); and to change 6904 and 6908 through 6936 West Coast Highway from R -2 to MU -V (Mixed -Use Vertical). The amendments are initiated by property owners who are seeking to continue the existing commercial or mixed -use of their properties. The properties are currently developed with commercial or mixed -use buildings and no new land uses or development is proposed. Locations: PROPOSED CHANGES General Plan: Zone: Coastal Land Use Plan: 6904 W Coast Hwy RT to MU -V R -2 to MU -V RT -E to MU -V 6908 -6936 W Coast Hwy RT to MU -V R -2 to MU -V RT -E to MU -V 6480 W Coast Hwy RT to CG 0.5 R -2 to CG RT -E- to CG -B The project is categorically exempt under Section 15302, of the California Environmental Quality Act (CEQA) Guidelines — Class 2 (Replacement or Reconstruction). All interested parties may appear and present testimony in regard to this application. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the City Council meeting (described in this notice) or in written correspondence delivered to the City, at or prior to, the review. The agenda, staff report, and documents may be reviewed at the City Clerk's Office (Building B), 3300 Newport Boulevard, Newport Beach, California, 92663, or at the City of Newport Beach website at www.newportbeachca.gov on the Thursday prior to the hearing. For more information please call 949 - 644 -3204. For questions regarding details of the project please contact Javier S. Garcia AICP, Senior Planner, at (949) 644 -3233, jgarcia @newportbeachca.gov. Project File Locations: Activity Nos.: Applicants: General Zone: Coastal Nos.: West Coast Plan: Land Hwy Use Plan PA2011- 6904 GP2011 -002, CA2011- The National Cat 014 003, LC2011 -001 Protection Society RT R -2 RT -E PA2010- 6908 -6936 GP2010 -002, CA2010- T.K. Brimer, The 182 012, LC2010 -002 Frog House PA2010- 6480 GP2010 -013, CA2010- Jeffrey and Lorraine 190 013,LC2010 -003 Kennard �& 1, Nc��_ Leilani Brown, City Clerk City of Newport Beach RECEIVED City Clerk's Office 7611 MAY -4 PH 12 07 AFFIDAVIT OF POSTING OFFICE OF TNF C '' CLERK CP OF �,Gl °ORT BEACH On / 2011, I posted the Notice of Public Hearing regarding: West Newport Amendments (PA2011 -014, PA2010 -182, PA2010 -190) Date of City Council Public Hearing: May 10, 2011 NOME iol F P U U C H ICS . 0 N C NOTICE IS HEREBY GIVEN that on Tuesday, May 10, 2011, at 7:00 p.m., a public hearing will be conducted in the City Council Chambers (Building A) at 3300 Newport Boulevard, Newport Beach. The City Council of the City of Newport Beach will consider the following applications: West Newport Amendments - The City Council will consider the proposed amendments to the General Plan and Coastal Land Use Plan that would change the land use designations on three properties from Two -Unit Residential (RT and RT -E) to Mixed -Use Vertical (MU -V) or General Commercial (CG 0.5). The proposed amendments to the Zoning Code would change the zoning designations of property located at 6480 West Coast Highway from R -2 to CG (Commercial General); and to change 6904 and 6908 through 6936 West Coast Highway from R -2 to MU -V (Mixed -Use Vertical). The amendments are initiated by property owners who are seeking to continue the existing commercial or mixed -use of their properties. The properties are currently developed with commercial or mixed -use buildings and no new land uses or development is proposed. Locations: PROPOSED CHANGES General Plan: Zone: Coastal Land Use Plan: 6904 W Coast Hwy RT to MU -V R -2 to MU -V RT -E to MU -V 6908 -6936 W Coast Hwy RT to MU -V R -2 to MU -V RT -E to MU -V 6480 W Coast Hwy RT to CG 0.5 R -2 to CG RT -E to CG -B The project is categorically exempt under Section 15302, of the California Environmental Quality Act (CEQA) Guidelines — Class 2 (Replacement or Reconstruction). All interested parties may appear and present testimony in regard to this application. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the City Council meeting (described in this notice) or in written correspondence delivered to the City, at or prior to, the review. The agenda, staff report, and documents may be reviewed at the City Clerk's Office (Building B), 3300 Newport Boulevard, Newport Beach, California, 92663, or at the City of Newport Beach website at www.newportbeachca.gov on the Thursday prior to the hearing. For more information please call 949 - 644 -3204. For questions regarding details of the project please contact Javier S. Garcia AICP, Senior Planner, at (949) 644 -3233, jgarcia @newportbeachca.gov. Project File Locations: Activity Nos.: Applicants: General Zone: Coastal Nos.: West Coast Plan: Land Hwy Use Plan PA2011- 6904 GP2011 -002, CA2011- The National Cat 014 003, LC2011 -001 Protection Society RT R -2 RT -E PA2010- 6908 -6936 GP2010 -002, CA2010- T.K. Brimer, The 182 012, LC2010 -002 Frog House PA2010- 6480 GP2010 -013, CA2010- Jeffrey and Lorraine 190 1 013, LC2010 -003 Kennard " bqwy� Leilani Brown, City Clerk City of Newport Beach Office of the City Clerk CITY HALL 3300 Newport Blvd. Newport Beach, CA 92663 -3884 IMPORTANT PUBLIC HEARING NOTICE F PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Tuesday, May 10, 2011, at 7:00 p.m., a public hearing will be conducted in the City Council Chambers (Building A) at 3300 Newport Boulevard, Newport Beach. The City Council of the City of Newport Beach will consider the following applications: West Newport Amendments - The City Council will consider the proposed amendments to the General Plan and Coastal Land Use Plan that would change the land use designations on three properties from Two -Unit Residential (RT and RT -E) to Mixed -Use Vertical (MU -V) or General Commercial (CG 0.5). The proposed amendments to the Zoning Code would change the zoning designations of property located at 6480 West Coast Highway from R -2 to CG (Commercial General); and to change 6904 and 6908 through 6936 West Coast Highway from R -2 to MU -V (Mixed -Use Vertical). The amendments are initiated by property owners who are seeking to continue the existing commercial or mixed -use of their properties. The properties are currently developed with commercial or mixed -use buildings and no new land uses or development is proposed. Locations: General Plan 6904 W Coast Hwy RT to MU -V 6908 -6936 W Coast Hwy RT to MU -V 6480 W Coast Hwy RT to CG 0.5 LVlitl. Uoastal Land Use Plan: R -2 to MU-V- RT -E to MU -V R -2 to MU -V K -E to MU -V R -2 to CG RT -E to CG-B The project is categorically exempt under Section 15302, of the California Environmental Quality Act (CEQA) Guidelines — Class 2 (Replacement or Reconstruction). All interested parties may appear and present testimony in regard to this application. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the City Council meeting (described in this notice) or in written correspondence delivered to the City, at or prior to, the review. The agenda, staff report, and documents may be reviewed at the City Cleric's Office (Building B), 3300 Newport Boulevard, Newport Beach, California, 92663, or at the City of Newport Beach website at www.newportbeachca aov on the Thursday prior to the hearing. For more information please call 949 - 644 -3204. For questions regarding details of the project please contact Javier S. Garcia AICP, Senior Planner, at (949) 644 -3233, jgarcia @newportbeachca.gov. Project File Nos.: Locations: Activity Nos.: Applicants: General Zone: Coastal West Coast H Plan: Land 15A2 11- 6904 GP2011 -002, CA2011- The National Cat Use Plan 014 003, LC2011 -001 Protection Society PA2010- 182 6908 -6936 GP2010 -002, CA2010- T.K. Brimer, The RT R -2 RT -E 012, LC2010 -002 Frog House PA2010- 6480 GP2010 -013, CA2010- Jeffrey and Lorraine 190 013, LC2010 -003 Kennard Leilani Brown, Lity Clerk City of Newport Beach ...y • — R °..d...- ••- .cn. Benny .... torts ; /f8��0�4Pw 5960T^+ ; Use Avery@ Template 51600 Feed Paper expose Pop -Up Edge b B JEFFREY KENNARD NEWPORT SHORES COMMUNITY KENNARD LORRAINE ASSOCIATION WEST NEWPORT BEACH ASSN, 77 248 AMMCOR /JULIANA DICKINSON 2901 NEWPORT BLVD 77-248 HOLOMAKANI STREET KOLA, H) 96740 1062 CALLE NEGOCIIO F NEWPORT BEACH, CA 92663 SAN CLEMENTE, CA 92673 B JEFFREY KENNARD KENNARD LORRAINE Owner /Applicant 77 -248 HOLOMAKANI STREET KAILUA KONA, HI 96740 B JEFFREY KENNARD Owner PA2010 -190 for GPICA /LCP KENNARD LORRAINE 6480 West Coast Highway 77 -248 HOLOMAKANI STREET LET IT ROLL KAILUA KONA, HI 96740 CD #2 185 Labels 045- 083 -15 @tiquettes faciles h peler ; A Repliez ) la hachure afin de ; www.avery.com Utilisez le abarit AVERY® 51600 Sens de i reveler le rebord Po -U T^' 1- 800 -GO -AVERY 9 b chargement P P Use AveryO Template 51600 045 061 20 YOKA 2965 SAINT GREGORY RD GLENDALE, CA 91206 045 064 18 JOHN MARK WERHAS WERHAS JENNIFER LYNN I I CORTE EL BRAZO SAN CLEMENTE, CA 92673 045 064 21 ROBERT A CALLANDER CALLANDER CASEY L 227 WALNUT ST NEWPORTBEACH,CA 92663 045 064 26 JUNE.L MAKI 222 LUGONIA ST NEWPORT BEACH, CA 92663 045 06702 ERIC DEAN RUST 218 WALNUT ST NEWPORT BEACH, CA 92663 045 067 12 NICHOLAS A LOUIS 219 CEDAR ST NEWPORT BEACH, CA 92663 045 067 15 AARON ANDREWS ANDREWS NICOLE 231 CEDAR ST NEWPORT BEACH, CA 92663 045 067 57 STEVEN J PUPPO PUPPO KIMBERLEE RENE 452 62ND ST NEWPORT BEACH, CA 92663 045 071 44 ROBERT RU.BIN 230 CEDAR ST NEWPORT BEACH, CA 92663 045 071 50 .LOAN ADRIAN FINN- HANSON PO BOX 31 DANA POINT, CA 92629 ttiquettes faciles a peter Utiiisez le gabarit AVERY® 51600 neno along ime to Feed Paper expose Pop -Up EdgeTm 045 061 38 JOSEPH BELL 215 LUGONIA ST NEWPORT BEACH, CA 92663 045 064 19 FREYDER 223 WALNUT ST NEWPORT BEACH, CA 92663 045 064 24 RYAN MICHAEL PORTER PORTER CHRISTINA LYN 214 LUGONIA ST NEWPORT BEACH, CA 92663 045 064 27 DAVID H CRIBBS 226 LUGONIA ST NEWPORT BEACH, CA ° ERW 5960w It A 045 064 16 ROBERT Z & ASHLEY R JACOBSC 215 WALNUT ST NEWPORT- BEACH, CA 92663 045 064 20 GREGORY BUCKMASTER 227 WALNUT ST NEWPORT.BEACH, CA 92663 045 064 25 JOHN KAPRANOPOULOS 218 LUGONIA ST NEWPORT BEACH, CA 92663 04506428 FRANCIS M CIGNOTTI 230 LUGONIA ST 92663 NE WPORT BEACH, CA 92663 045 067 06 DC DEVELOPMENT CORPORATION PO BOX 4528 LAGUNA BEACH, CA 92652 045 067 13 J & TAKEDA NAKATA. 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