HomeMy WebLinkAboutIS007_ROGER'S GARDENS *NEW
Isoo,
OOTICE OF DETERMINATION
Date December 1 , 1978
TO: ❑ Secretary for Resources FROM: Community Development Department
1416 Ninth Street, Room 1311 City of Newport Beach
Sacramento, California 95814 3300 Newport Boulevard
Newport Beach, Calif. 92663
® Clerk of the Board of Supervisors
County of Orange
P. 0. Box 687
Santa Ana, California 92702
SUBJECT: Filing of Notice of Determination in compliance with Section 21108 or
21152 of the Public Resources Code
PROJECT TITLE: Roger's Gardens
STATE CLEARINGHOUSE NUMBER (If submitted to State Clearinghouse) :
CONTACT PERSON: Fred Talari.co TELEPHONE NUMBER�714) 640.-2197'
PROJECT LOCATION:
San Joaquin Hills Road, MacArthur Boulevard
PROJECT DESCRIPTION:
The proposed project includes some alteration to existing structures,
some expansi-on of commercial use.•on the' si.te, and the' construction
of additional parking faci:li:ttes:.
This is to advise that the City of Newport Beach has made the following determinations
regarding the above described project:
1 . The project has been ® approved by the City of Newport Beach.
❑ disapproved
2. The project ❑ will have a significant effect on the environment.
J0 will not
3. ❑ An Environmental Impact Report was prepared for this project pursuant
to the provisions of CEQA.
19 A Negative Declaration was prepared for this project pursuant to the
. provisions of CEQA. A copy of the Negative Declaration is attached.
DATE RECEIVED FOR FILING: ✓
Fred Talarfco"
Environmental Coordinator
NEGATIVE DECLARATION
TO: Secretary for Resources FROM: Community Development Dept.
1416 Ninth Street, Room 1311 City of Newport Beach
Sacramento, California 95814 3300 Newport Boulevard
Newport Beach, Calif. 92663
oClerk of the Board of Supervisors
P. 0. Box 687
Santa Ana, Cal i forni:a 92702
NAME OF PROJECT: Rogerks Gardens
PROJECT LOCATION: San Joaquin Hills Road, MacArthur Boulevard
PROJECT DESCRIPTION: The proposed project includes some alteration to existing*
structures, some expansion of commercial uses on the site, and the construction
of additional parking facilities.
FINDING: Pursuant to the provisions of City Council Policy K-3 pertaining to
procedures and guidelines to implement the California Environmental
Quality Act, the' Environmental Affairs Committee has evaluated the
proposed project and determined that the proposed project will not
have a significant effect on the environment.
MITIGATION MEASURES:
1 , Parking of buses prohibited along San Miguel Drive, and the provision of. parking
for buses on site.
2. The main entrance off San Joaquin Hills Road should be the most easterly entrance
(as now exi'sts) ,and will be capable of handling two-way traffic.
3. The most westerly driveway along San Joaquin Hills Road will be restricted to =
delivery and employee parking.
4.. The westerly half of San Miguel will be improved to facilitate access to the new
proposed parking lot.
5. A stop sign will be required at the intersection of the proposed driveway and the
existing parking lot.
6. An internal signing program'should be developed to direct visitors and customers
to the new parking lot.
7. Bus operators will be required to turn off engines while the buses are parked
at the nursery.
8. The parking areas will be swept once a week.
9. A drainage permit may be'required.
INITIAL STUDY PREPARED BY: City of Newport Beach
INITIAL STUDY- AVAILABLE FOR REVIEW AT: 3300 Newport Boulevard
Newport Beach, California 92663
DATE RECEIVED FOR FILING:
Beverly D. Wood,
Environmental Coordinator
Dater October 31 , 1978
1O�3I-�`a
INDEX
1. Intent and Purpose
2. Site Requirements
a. Site Description
b. Improvements Required by City
3. Site Coverage
a. Definition of Structures
b. Permitted Conversion of Existing Structures
and New Construction
4. General Parking Requirements
5. Builing Heights
6. Setback Requirements
7. Uses
a. Commercial Sales
b. Political, Civic and Charitable Events
C. Hours of Operation
8. General Sign Requirements
9. Lighting
10. General Landscape Standards
11. General Conditions
a. Extension of Term of Original Use Permit
b. Conditions of Original Use Permit and Previous
Amendments
a • •
ATTACHMENT TO AMENDMENT
TO USE PERMIT #1683
ROGER' S NURSERY
(October 19, 1978)
Use Permit #1683, as previously amended, is hereby
amended to include the following conditions:
1. Intent and Purpose.
It is the intent of this Use Permit Amendment to pro-
vide comprehensive planning for what is now the Roger's
Gardens property to include within the operation of the
nursery as a garden center those related and compatible
uses which are consistent with a commercial nursery as
same are specified in this Use Permit and emphasizing a
park-like open space.
2. Site Requirements.
a. Site Description
The site shall include Parcel 1 of Parcel Map
8105, which Parcel Map was recorded on June 9,
1976, in Book 81, page 5 of Parcel Maps in the
Office of the County Recorder of Orange County,
California, together with a new parcel which shall _
be the subject of a new Parcel Map, which new
parcel is a portion of Block 93, Irvine Subdivision.
Parcel 1 constitutes five acres and the new parcel
constitutes 1. 58 acres, all as shown on the approved
plot plans.
b. Improvements Required by City
(1) The approval of any new use on the 1. 58 acre
portion of the property shall not become
final until such time as, the Planning Com-
mission has approved a Parcel Map for that
portion of the development.
(2) Any dedications for any off site or on site
improvements to San Miguel Drive shall be as
set forth as conditions to the Parcel Map .for
the 1.58 acre parcel.
3. Site Coverage.
a. Definition of Structures '
(1) "Partially Enclosed" shall include only those
structures used for plant and plant related
displays and which structures are open to the
elements or partially enclosed, either by
reason of a "lattice type" roof or by reason
of the absence of a portion of the sides on a
day and night basis.
(2) "Enclosed Structure" shall be all structures
other than "partially enclosed" structures.
'(To include retail sales, restrooms and
offices. )
b. Permitted Conversion of Existinq Structures and
New Construction
(1) The following structures may be converted
from "partially enclosed" to "enclosed" :
Floor Existing Proposed
Structure Area Use Use -
Section B 850 sq.ft. Plant Patio
Display Furniture
Garden
Section P 2,700 sq.ft. Greenhouse Supplies
Glass
Section M 1, 600 sq.ft. Greenhouse Greenhouse
(2) The following enclosed structures are proposed
to be added to the site:
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Floor Existing Proposed
Structure Area Use Use
Section P1 2, 700 sq.ft* N/A Adm. Offices
Section Gl 21000 sq.ft. Plant Patio
Display Furniture
[*new second story addition to first story con-
• version for administrative offices.)
(4) The following partially enclosed structures
are proposed to be added to the site:
Floor Existing Proposed
Structure Area Use Use
Section A 1, 000 sq.ft. Plant Greenhouse
Display
Section Q 2,000 sq.ft Plant Greenhouse
Display
Section R 450 sq.ft Cashier Cashier
Section U 2,300 sq. ft. Pottery Greenhouse
Sales
4. General Parking Requirements
The parking lot shall provide the number of parking spaces
which shall be deemed to provide for all parking needs for
the site as defined in the Amended Use Permit, and shall be as
set out in 'the approved plot plan:
Existing Spaces 87
Daily Overflow
(Peak Period) 100 _
Daily Employee Spaces
(Peak Period) 45
Total Peak Needs 232
Available Area For
Parking on 1 . 42 Acres
Within New Parcel 130
5. Building Heights
The construction of additional enclosed or unenclosed
buildings shall have a height limitation of 279 feet
measured from the top of the roof to mean sea level.
-3-
6. Setback Requirements
The setback line for all improvements shall be as set
forth on the approved plot plan.
7. Uses
a. Commercial sales shall include garden materials,
plants, supplies, accessories, and equipment, and
patio furniture and patio accessories, provided
that:
(1) Plants, supplies and accessories shall be
deemed to include typical florist sales and
services, books, pictures, films and post-
cards which relate to horticultural material
and holiday decorative items, including
Christman ornaments.
(2) Patio accessories shall be deemed to include
antiques, dinnerware and kitchen and culinary
items which are associates with outdoor living
or the garden kitchen-dining room concept pro-
vided that all displays relating to such sales
shall continue to be integrated with plant materials
in the same manner as has been conducted since
the First Amendment to Use Permit approved on
May 15, 1975.
b. Political, Civic and Charitable Events
Political, civic and charitable events .for non-
profit purposes are permitted subject to the
following conditions:
(1) When applicable, the prior obtaining of a
special event permit from the City Clerk;
provided, however, that only six (6) of said
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events shall be permitted in any one calendar
year.
(2) No event shall extend past 11: 00 p.m.
(3) The amplification equipment shall be main-
tained so that noise is confined on the site.
C. Hours of Operation
(1) Political, Civic and Charitable Events
The hours for political, civic and charitable
events .are as specified in Condition 7b(2) .
(2) The hours for all other uses shall terminate
at 8 : 00 p.m. , except in November and December,
when they shall terminate at 9:00 p.m.
8. General Sign Requirements
All signs shall be as permitted by the City of Newport
Beach Sign Ordinance.
9. Lighting
All lighting fixtures shall be located so as to shield
direct rays from adjacent residential properties.
10. General Landscape Standards
Detailed landscape and irrigation plans for newly land-
scapted areas (including parking lots) , shall be approved
by a licensed landscape architect and the installed land-
scaping shall be approved by the Director of Community
Development prior to occupancy of the parking lot areas.
Landscape on any public way shall be installed per plans
and specifications approved by the Parks, Beaches and
Recreation Director in accordance with Parks, Beaches
and Recreation Standards.
11. General Conditions
a. Extension of Term of Orignal Use Permit
This Use Permit #1683, as amended, shall terminate
on March 31, 2031, or on the termination of the
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Ground Lease with The Irvine Company, whichever
shall first occur; provided, however, that purchase
of the leased premises by the Applicant shall not
be deemed to be such a termination of lease and,
in which case, the Use Permit, as amended, shall
terminate on March 31, 2031.
b. Conditions of Original Use Permit and Previous
Amendments
All of the conditions of the original Use Permit
and of the previous amendments shall continue in
full force and effect except that should there be
any inconsistency between the conditions set forth
in this amendment and with the original Use Permit
or previous amendments, the conditions set forth
in this amendment shall control.
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DRAFT
INITIAL STUDY
PROPOSED AMENDMENT TO
USE PERMIT NUMBER 1683
(ROGER'S GARDENS)
CITY OF NEWPORT BEACH
HAWORTH, CARROLL & ANDERSON.# INC ,
OCTOBER, 1978
CONTENTS
Paqe
LIST OF EXHIBITS . . . . . .. . . 1
PROJECT DESCRIPTION
Title 2
Sponsor . . . . . . . . . . . . . . . 2
Lead Agency . . . . . . . . . . . . . . . . . . . . 2
Project Location . . . . . . . . . . . . . . 2
Existing Land Use . . . . . . . . . . . 2
General Plan and Zoning . . . . . . . . . . • • • • 4
Project Objectives . . . . . 4
Project Description . . . . 6
LAND USE
Existing Conditions . . . . . . . . . . . . . . . . . . . . . . 10
Environmental Impacts . . . . . . . . . . . . . . . . . . . . . 11
Mitigation Measures . . . . . . . . . . . . . . . . . . . . . . 15
TRAFFIC AND PARKING
Existing Conditions . . . . . . . . . . . . • • • • • • • • • 17
Env i ronmenta I Impacts . . . . . . . . . . . . . . . . . . . . . 20
Mitigation Measures . . . . . . . . . . . . . . . . . . . . . . 23
BUILDING HEIGHTS/VIEWS
Existing Conditions . . . . . . . . . . . . . . . . . . . . . . 26
Environmental Impacts . . . . . . . . . . . . . . . . . . . . . 26
Mitigation Measures . . . . . . . . . . . . . . . . . . . . . . 28
NOISE
Existing Conditions . . . . . . . . . . . . . . . . . . . . . . .29
Environmental Impacts . . 30
Mitigation Measures . . . 31
AIR QUALITY
Existing Conditions . . . . . . . . . . . . . . . . . . . . . . 32 i
Environmental Impacts . . . . . . . . . . . . . . . . . . . . . 32
Mitigation Measures . . . . . . . . . . . . . . . . • . . . . . 34
WATER QUALITY
Existing Conditions . . . . . . . . . . . . . . . . . . . . . . . 36
Environmental Impacts . . . . . . . . . . . . . . . . . . . . . . 40
Mitigation Measures . . . . . . . . . . . . . . . . . . . . . . . 44
APPENDICES . . . . . . . . . . . . . . . . 48
EXHIBITS
Exhibit No. Page No.
A Vicinity Map . . . . . . . . . . . . . . 3
A-1 Existing Zoning . . . . . . . . . . . . . . . . 5 `
g Site Plan - Existing . . . . . . . . . . . . . . 7 i
I
C Site Plan - Proposed . . . . . . . . . . . . . . 8
D Drainage Map .. . . . . . . . . . . . . . . . . 39 ;
Sections. . . . . . . . . . . . . . . . . . . . . 26A
i
it
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PROJECT DESCRIPTION
TITLE: Use Permit No. 1683 (Amended); Roger's Garden
SPONSOR: Roger's Gardens, Newport Center
2301 San Joaquin Hills Road
Corona Del Mar, CA 92625
LEAD AGENCY: City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92660
PROJECT Parcel 1 of Parcel Map 81-06 (Resubdivision No. 485)
LOCATION: and a portion of Block 93, Irvine's Subdivision lo-
cated at 2301 San Joaquin Hills Road, on the southerly
side side of San Joaquin Hills Road between MacArthur
Boulevard and the proposed extension of San Miguel
Drive, adjacent to Harbor View Hills. Parcel 1 in-
cludes five acres and the portion of Block 93 approx-
imately three acres. (Refer to Exhibit A) i
EXISTING Parcel 1 , above, is presently developed as a commercial
LAND USE: retail nursery and under operation subject to a previous
approved use permit (Use Permit No. 1683 - Amended) .
This portion of the subject site contains approximately
13,500 square feet of enclosed building space devoted to
such uses as administrative offices, florist and indoor
plant displays, garden supplies, patio furniture and gift
and antique sales, Additionally, some 41 ,500 square feet
of space is devoted to greenhouses and partially enclosed
storage areas. (See Land Use section for detailed des-
cription of existing uses) . There exists 87 off-street j
public parking spaces located at the southerly portion of I
Parcel 1 near the intersection of San Joaquin Hills Road 1
and San Miguel Drive.
Under a previous amendment to Use Permit No. 1683, the
three acre portion of Block 93 to the south is being
utilized for employee parking, as well as overflow park-
ing for visitors and customers of the nursery during
peak periods. This same area contains a storage area for
materials and equipment utilized in connection with the
nursery's landscape services, additional plant material
on display for retail sale, and bulk storage materials
related to the commercial nursery operation on Parcel 1 .
No buildings or structures exist on the three acre portion
of property to the south of Parcel i .
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44
26
Exhibit A - °°—�, corona
del Mar
zB VICINITY
-MAP^' • x \ Z< �. G , r •::u h
",'i.
Liphll- \ - Arch Rack
174
• �` 99 , o \
254
GENERAL PLAN The subject property is presently designated "Medium
AND ZONING: Density Residential" by the Cityts General Plan. This
density category permits up to 10 dwelling ustts per
acre; generally sufficient density to allow for potential
townhome or dondominium development. The land immediately
to the south of the proposed project site is planned for
up,•tb 40 detached residential units. This potential
development is presently under consideration by the
City of Newport Beach.
The project site, including Parcel I and the three-acre
portion of Block 93, is currently zoned R-A (Residential
Agriculture) . The R-A District allows commercial nursery
operations, subject to a use permit. Use Permit No. 1683,
Roger's Gardens, was initially approved by the Planning
Commissions on July 19, 1973. The commercial nursery
operation was initially approved on the basis that it
would be an interim use for a specified period of time
(i.e. 10 years for the retail sales operation and 5
years for the plant growing operation contained on Parcel
1 ). It was anticipated at that time that some of the
site would be needed for future street rights-of-way,
Including the Corona del Mar Freeway and other major streets
in the area.
At its meeting of January 16, 1975, the Planning Commission
extended the time limits for Use Permit No. 1683 to
coincide with lease arrangements for the site, up to a
maximum time limit of 55 years. The uncertainties related
to future right-of-way improvements were to a large degree
removed with the dissoivement of the Corona del Mar
Freeway interchange at the project site.
On May 15, 1975, the Planning Commission again amended
Use Permit No. 1683 to permit the expansion of
employee parking facilities and plant display and storage
areas to the three-acre portion of property south of
Parcel I . The amended use permit reflected the existing
uses on the three-acre portion of property inasmuch as the
nursery operation had expanded to this area. The City
also rezoned the expanded site area from R-1-B to R-A
to provide a zone district consistent with the
expanded commercial nursery operation. (Refer to
Exhibit A-I ).
PROJECT The applicant proposes to amend the previous approved
OBJECTIVES: use permit to aldbow the continuation of certain existing
commercial sales (i .e. those involving antique furniture, art-
items, and other home decorative items); bona fide political ,
-4-
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Y P- IL9 !Ib H MNNN1{ { a
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Exhibit+ A1.
E)(1 TING ZONING
-5-
civic and charitable events, and the continuation of other
existing uses commonly associated with commercial retail
nursery operations. In addition, the appiicaht proposes
to amend the existing use permit to allow the development
of additional enclosed and partially enclosed structures
as indicated on Exhibit C. Existing nursery offices will
be expanded and relocated to a proposed second story addition
above building P (Refer to Exhibit C) .
PROJECT The following table discusses only the buildings that will
DESCRIPTION: be altered structurally as a part of the proposed project.
The following structures are proposed to be converted from
partially enclosed structures to enclosed structures: (Refer
to Exhibit C). f
Floor Existing Proposed
Structure Area Use Use
I
i
Section B 850 Sq.Ft. Plant Display Patio Furniture
Section P 2,700 Sq.Ft. Greenhouse Garden Supplies
Section M 1 ,200 Sq.Ft. Greenhouse Glass Greenhouse i
The following enclosed structures are proposed to be added
to the site:
Floor Existing Proposed
Structure Area Use Use
Section GI 1 ,800 Sq.Ft. Plant Display Patio Furniture
Section Pt 2,700 Sq.Ft.* N/A Adm. Offices
Section R 480 Sq.Ft. N/A Cashier
(*second story addition)
i
The following partially enclosed structures are proposed
to be added to the site:
Floor Existing Proposed
Structure Area Use Use
Section A 800 Sq.Ft. N/A Greenhouse
Section Q 1 ,800 Sq.Ft. Plant Display Greenhouse
Section U 2,300 Sq.Ft. Pottery Sales Greenhouse I
I
-6-
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TENTATIVE PARCEL MAP
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OwNEY• �` wy. COl/N)Y 0�09AN6E,91.11E p�G</idO.vu
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ROGER'S 'GARDENS • + 'xEygyp•Ayened�ry
-�•-� Exhibit B Site Plan • Existing
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Roger's ardens arcwtecture•pianning
Exhibit C Site Plan • Proposed
Existing and proposed structures would not exceed
a maximum height of 279 feet above Mean Sea Level . The pro-
posed two-story addition, building section P' , would reach
a maximum height of 275 feet above Mean Sea Level .
In support of the existing and proposed uses, the project
sponsor proposed the addition of 75 parking spaces in the
area to the south of Parcel 1 . While 130 spaces are shown
at this location, the applicant proposed to provide 75
spaces at present and use the balance of the land with frontage
along MacArthur Blvd. for outdoor plant display. Because
new construction is to be in two phases, the parking will
also be provided in two phases to accomodate the expansion.
The second phase of parking shall include 55 spaces to accom-
odate the growth in the second phase of construction.
With the additional parking area to the south, the proposed
plan includes additional landscaping to be provided in a
manner consistent with that contained in the existing parking
area near San Miguel Drive. This would include landscaping
the drive opening that is to be abandoned in the existing berm
separating San Miguel Drive from the proposed parking lot.
By way of off-site improvements, the westerly half of San
Miguel Drive would be required to be improved from its
present terminus to the southerly limits of the project
frontage. The remaining public improvements along MacArthur
Boulevard fronting the project area, including pavement
widening, curb and gutter, sidewalks and street lights,
may also be required to be developed (based on recommended
conditions of approval by the City's Public Works Department).
Parking is to be provided in phases as follows:
Phase 1 Phase 2
Existing Lot 78_ 78
New Lot 75 130
Employee Parking 30 30
TOTAL 183 238
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LAND USE
EXISTING CONDITIONS
The five acre portion of property adjoining MacArthur Boulevard,
San Joaquin Hills Road and San Miguel Drive is presently developed
as a commercial retail nursery. This portion of the subject property
contains some 12,561 square feet of enclosed building space devoted
to such uses as administrative offices, florists and indoor plant it
displays, garden supplies, patio furniture, and gift and antique sales. ! ,
Additionally, some 34,325 square feet of space is devoted to green-
houses and partially enclosed storage structures. (Refer to Exhibit B)
There exists 87 off-street public parking spaces located near the
intersection of San Joaquin Hills Road and San Miguel Drive. The
parking area is accessible from one driveway entrance along San
Joaquin Hills Road and a second driveway entrance along San Miguel
Drive. The westerly driveway entrance along San Joaquin Hills Road pro- ;
vides private access for delivery service to the nursery.
The three acre portion of property immediately south is presently
utilized for employee parking,, as well as overflow parking for f
visitors and customers of the nursery during peak periods. This
same portion of property contains a storage area for materials and
equipment utilized In connection with the nursery's landscape services,
additional plant material on display for retail sale, and other bulk
storage materials (i .e., driftwood, sphagnum moss, and prepared soil
mix) related to the commercial nursery operation. No building or
structure exists on the three acre portion of property to the south.
This area is accessible by means of a gravel roadway leading from the
present terminus of San Miguel Drive and one additional driveway ex-
t
tending from the delivery service area to and along the northerly
_ I
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portion of the property (refer to Exhibit B) .
(Refer to page 4 for discussion related to the General Plan and zoning.)
ENVIRONMENTAL IMPACTS
The applicant proposes to amend a previous approved use permit to allow
the combination of certain existing commercial sales (i .e., those involving
antique furniture, art items and other home decorative items); the holding
of bona fide political , civic and charitable events, and the continuation
of existing uses commonly associated with a retail nursery operation. In
addition, the applicant proposes to remodel certai-n existing structures
and construct other additional enclosed and partially enclosed structures
as indicated previously (refer to Project Description, pages 6 and 9) . The
table on the following page summarizes the type and amount of existing struc-
tures and uses and proposed changes by the project. Accordingly, the pro-
posed project seeks to convert approximately 4,750 square feet of partially
enclosed building space to enclosed building space. A net 9,880 square
feet of building space will be added by the project including 4,980 square
feet by way of new construction of enclosed structures. (See the Summary
of Construction Activity.) f
Summary of Construction Activity
Type of Structure Square Footaqe
Present Proposed
(PE) Partially Enclosed 34,325 34,475
(E) Enclosed 12,561 22.291
i
TOTAL 46,886 56,766
NET CONSTRUCTION + 9880
Converted from PE to E -0- 4,750
New Construction to PE -0- 4,900
New Construction to E -0- 4,980
Total Non-Retail Space 6,975 6,975
-11-
PRESENT PROPOSED SQUARE TYPE OF
BLDG. USE USE FOOTAGE STRUCTURE
A Pottery Sales Greenhouse 800 PE
B Plant Display PE Patio Furniture 850 E"
17 Patio Furniture E Patio Furniture 3450 E
15 Cashier PE Cashier 2400 PE
16 Nursery Office E Nursery Office 200 E
14 Colorscape Office Colorscape Office 200 E
G Plant Display E Patio Furniture I800 E
13 Indoor Plants E Indoor Plants 2961 E
12 Patio Furniture E Patio Furniture 2850 E
9 Warehouse/Storage E/S Warehouse/Storage 700 E/S
11 Administrative Offices E Indoor Plants 1600 E
7 Warehouse/Storage E/S Warehouse/Storagel875 E/S
8 Garden Shop PE Plant Display 1875 PE
19 Greenhouse PE Greenhouse 4650 PE
M Greenhouse PE Glass Greenhouse 1200 E
3 Greenhouse PE Greenhouse 5200 PE
I Greenhouse PE Greenhouse . 8100 PE
P Greenhouse PE Garden Supply 2700 E
P' N/A Administrative Office 2700 E
Q Plant Display Greenhouse 1800 PE
R N/A Cashier 480 E
18 Greenhouse PE Greenhouse 7350 PE
U Pottery Sales Greenhouse 2300 PE
10 Restrooms E Restrooms 900 E
5 Storage PE/S Storage PE/S 800 PE/S
6 Storage PE/S Storage PE/S 800 PE/S
4 Storage PE/S Storage PE/S I600 E/S
2 Storage PE/S Storage PE/S 1200 PE/S
PROPOSED PRESENT
PE = 34,475 34,325 PE: Partially Enclosed
E = 22,291 12,561 E: Enclosed
E/S = 4, 175 4, 175 S: Storage
PE/S = 2,800 2,800
-12-
It is the Intent of the applicant to build the new construction in phases.
Phase I will include all building conversions and alteration as well as the
new construction In buildings R,Q,U, and A (totaling 5,380 square feet).
Phase II will include new construction ire buildings G and P' (totaling 4,500
square feet).
The proposed project originally included the addition of administrative
and professional offices, including interior decorating offices; commercial
uses not commonly associated with a retail nursery operation, including
the sale of such items as antiques, art, jewelry, housewares, fresh produce
and fruit, bakery goods, gourmet foods; and the establishment of an indoor-
outdoor restaurant facility with on-sale beer and wine. Following certain
recommendations of the City Staff and Planning Commission, the applicant
has now revised the proposed project to delete or modify various uses.
These indlude the deletion of interior decorating offices; the deletion
of certain retail sales including such items as jewelry, housewares,
fresh produce and fruit, bakery goods and gourmet foods; and the deletion
of on-sale beer and wine in conjuction with proposed food service operations.
The applicant, however, has retained certain existing: commercial uses
Involving the retail sale of antiques, art items, and home decorative items.
Such uses were recommended to be deleted byihe City Staff and Planning Commission.
Of particular concern with the inclusion oP continuation of such uses by
way of this initial study is their specific impact in terms of added traffic
generation and added parking demands. Whether the inclusion or continuation
of such uses is proper as part of a retail nursery operation is a matter subject
to determination by the City. The present use permit does not specifically
include the sale of antiques, art items or home decorative items. Total
annual retail sales volumes involving such items has .-constituted some 4.8
per cent of the total retail sales of the nursery in the past. This appears
to be an insignificant portionoof the total area or total retail sales for
the nursery. impacts-related to traffic and parking as applicable to the above
proposed uses are discussed in the sections to follow.
-13-
The original proposed project included a food service operation
containing up to 6,600 square- feet of enclosed dining area together
with an, open deck area of up to 3,400 square feet. In accorddnce,
with the recommendations of the City Staff and Planning Commission,
the food service operation has been deleted.
in addition to the above proposed uses and structural modifications
the applicant is proposing to develop 75 additional off-street parking
spaces located on the portion of the--property south of Parcel I (refer
to Exhibit C) . This proposed parking area would be accessible from a
new driveway entrance leading to San Miguel Drive. The present driveway
entrance in this area would be closed and the existing parking shot joined
to the new driveway near San Miguel Drive. An additional 30 employee
parking spaces are proposed to be located in the area now utilized for
delivery services to the nursery. These spaces will be needed on peak
sales days only when no deliveries are permitted. Should additional
employee parking be needed, the lot at Newport Center may be used by
agreement with- the Irvine Company.
By way of alternative plans, it has been suggested that the proposed
additional parking spaces, as well as the existing parking spaces near
San Miguel Drive, be relocated to the westerly half of Parcel I adjacent
to MacArthur Boulevard. Further, it has been suggested that all existing
and future uses be contained wholly on Parcel I . Such alternatives have
been suggested with the intent of further removing existing and future
parking areas from nearby residences to the east and providing potential
additional areas for the development of alternative uses to the south
of Parcel I . The lands southerly of the project site are proposed for
residential development of detached homes.
Alternative plans to relocate existing and future parking to the westerly
half of Parcel I would require the removal of, a substantial number of
existing uses and structures in this area. The present and proposed
parking areas encompass some 117,000 square feet of land area. At a
-14-
'minimum the following existing uses and structures would be required
to be removed or relocated:
AREA
'EXISTING USES (SQ. PT•)
Greenhouses 17,050
Storage 1 ,200
Outdoor Plant Displays 15,625
Gazebo 630
TOTAL 34,505
The general integrity and design of the present nursery would be
significantly altered. The present parking area near San Miguel Drive
would provide but 30,000 square feet of land area in which to rehocate
existing or proposed uses other than parking. The present nursery
operation, excluding any proposed additional uses, has demonstrated
the need for additional off-street parking facilities (refer to parking
section, page 23). The restrictions of such parking facilities along
with other existing uses from the portion of property to the south
of Parcel I would result in the removal of a majority of the existing
plant growing operations, the removal of existing landscape services, plant
display areas, and significant alterations to the open, park-like
setting established by the nursery. Such impact appears to present
greater adverse impacts than those discussed elsewhere in the inittai
study (refer to seetions concerning traffic, parking and views).
MITIGATION MEASURES
A specific determination should be made by the City whether to allow
the continuation of existing uses involving the sale of anttques, art
Items and home decorative items. It is suggested that the sale of antiques,
art objects andithome decorative items be made subordinate to the nursery
use and that all such items be integrated into the display of plant
materials. This would insure that the future nursery operation remains
the principle use for the property during the time limits prescribed
by the use permit. As now proposed, the amount of floor area devoted to the
sale of antiques, art dtems, and home decorative items is 2,900 square
feet. ( Including enclosed and partially enclosed structures).
-15-
Delivery of materials should be kept as far as possible from residential
land uses to the south west of the site. This may be facilitated by
maintaining the existing receiving area together with directing delivery
of large trees to the northeast corner of the new parking area.
It is not recommended that existing and proposed parking facilities
be relocated to the westerly portion of Parcel I . Such design alterna-
tive would greatly impact the general integrity, existing operation and
existing design quality of the nursery as discussed earlier.
-16-
TRAFFIC AND PARKING
EXISTING CONDITIONS
The proposed project is generally located at the southeast corner of
MacArthur Boulevard and San Joaquin Hills Road. MacArthur Boulevard
is a major State highway with a current traffic volume of 20,000
vehicles per day south of San Joaquin Hills Road and 29,000 vehicles
per day north of San Joaquin Hills Road. San Joaquin Hills Road is
also a major highway carrying I6,000 vehicles per day east of
MacArthur Boulevard.
A.M. peak hour traffic on MacArthur totals 1 ,500 vehicles south of
San Joaquin Hills Road and 3,000 vehicles north of San Joaquin Hills
Road. The A.M. peak hour volume on San Joaquin Hills Road east of
MacArthur is 1 ,300 vehicles.
P.M. peak hour traffic on MacArthur totals 2, 100 vehicles south of
San Joaquin Hills Road and 3,800 vehicles north of San Joaquin Hil'is
Road. The P.M. peak hour volume on San Joaquin Hills Road east of
MacArthur is 2, 100 vehicles.
MacArthur Boulevard and San Joaquin Hills Road are presently improved
to 4-land and 6-land divided highway standards, respectively. The
intersection of MacArthur Boulevard and San Joaquin Hills Road is
controlled by a six-phase traffic signal with all left turn movements
protected by left turn arrows. The intersection of San Joaquin Hills
Road and San Miguel Drive is also controlled by a six-phase traffic
signal with left turn movements from San Joaquin Hills Road again
protected by left turn arrows.
Due to the fact that new construction on the site Is less than 10,000
square feet (9,880), the project does not fall under the City's Traffic
Phasing Ordinance.
-17-
Using existing traffic volumes and intersection geometrics, the
existing intersection capacity utilization (iCU) was calculated for
the critical intersection of MacArthur Boulevard and San Joaquin Hills
Road. These calculations are shown in Appendix B.
(ICU is a comprehensive measure of the amount of total intersection
capacity which is utilized. An ICU of 0.80 would mean that 80% of
the available intersection capacity is utilized and 20% excess
capacity exists. )
The existing ICU at MacArthur Boulevard and San Joaquin Hills Road
during the A,M. peak hour is 0.62 and during the P.M. peak hour is
.72. During the A.M. peak hour, this intersection operates at a
level of service A, where speeds are not restricted by- other vehi.cies.
During the P.M. peak hour this intersection operates at level of service B.
The proposed project also fronts a portion of San Miguel Drive
leading south from San Joaquin Hills Road. San Miguel Drive is a
partially improved, primary highway which is now master-planned to
continue southwesterly from San Joaquin Hills Road to MacArthur
Boulevard. At the present time, San Miguel Drive terminates approx-
imately 300 feet south of San Joaquin Hills Road. The portion of
San Miguel Drive extending north of San Joaquin Hills Road has a
current traffic volume of 6,000 vehicles per day.
The project site is accessible from four driveway intersections along
the above major public streets. An existing private driveway off
San Joaquin Hills Road, approximately 450 feet east of MacArthur
Boulevard, is utilized for the delivery of materials to the nursery.
Approximately 100 feet easterly of this driveway is the main, one-way,
driveway entrance for visitors and customers to the nursery. Along
San Miguel Drive approximately 250 feet southerly of San Joaquin Hills
Road, is a two-way driveway entrance for visitors and customers of
-I8-
the nursery. Fifty feet southerly of this driveway is a gravel driveway
utilized for access for employee parking and other storage areas
southerly of the existing nursery.
There are 87 existing on-site parking spaces near the intersection of
San Joaquin Hills Road and San Miguel Drttve. These spaces are restricted
to use by visitors and customers only . Employees are required by the
nursery to park either in the area south of the nursery (on-site) or
along San Miguel Drive. On-street parking is not permitted a•bong
MacArthur Boulevard or San Joaquin Hills Road adjacent to the nursery.
During peak periods, visitor and customer parking overflows onto San
Miguel Drive and to the portion of property south of the existtng nursery.
It is likely that parking along San Miguel Drive will be prohibited when
the roadway is extended southerly to MacArthur Boulevard.
According to records kept by Roger's Gardens, the nursery receives the
following average number of patrons daily:
DAiLY NUMBER OF PERSONS'DURING:
Peak Months( ] ) Off-Peak Months(2)
700 persons/weekday 400 persons/weekday
1500 persons/weekend 1200 persons/weekend
(1 ) Based on figures for June, 1977
(2) Based on figures for January, 1977
Their experience indicates that one in every four persons will be a
buying customer, or that every other vehicle parking at the nursery
will carry a buyiing customer. On the average, the buying customer
will park for about 20 to 30 minutes, while the non-buying customer
or visitor will park for approximately 40 minutes. In addition, the
nursery attracts an average of six tour buses per week during peak
periods and three tour buses per week during off-peak periods. The
nursery employs a maximum of 45 persons during peak periods and 35
-19-
persons during off-peak periods. The above data has been utilized
to calculate existing and projected traffic volumes and parking needs
in the section to follow.
ENVIRONMENTAL IMPACTS
Traffic
Utilizing the data described above, the following table indicates the
estimated existing and projected traffic volumes for the nursery.
Appendix A (Section A) shows how the existing volumes from Roger's
Gardens were derived. By dividing the existing traffic volumes by
the existing total area devoted to sales only, trip generation rates
per 1 ,000 square feet were developed tas shown in Section B of Appendix A).
These trip generation rates were applied to the proposed new area for
sales to calculate the additional trips to be generated by th a expansion
of Roger's Gardens. (The calculations for additional trips are shown
in Section C of Appendix A).
DAILY EXISTING AND PROJECTED
TRAFFIC VOLUMES
Projected Projected
Existing ADT* Total
Period ADT Increase ADT
Winter Weekday 500 250 750
Winter Weekend 1 ,300 700 2,000
Summer Weekday 850 450 1 ,300
Summer Weekend 1 ,650 900 2,550
*Average Daily Trip
The traffic generation rates used to develop the above table are the
maximum to be expected. A range of traffic generation rates were
studied with some producing one-half of the volumes utilized above.
Those selected above represent a 'worst case" situation.
-20-
The table above indicates that a maximum of 900 additional vehicles per
day will be generated by the proposed expansion of the nursery.
These additional vehicles trips would increase existing traffic
volumes on adjacent streets as shown in the following table. The
table includes traffic volumes which would be added to MacArthur
Boulevard if the larger proposed parking lot were to have access to
that street rather than San Miguel Drive.
PROJECTED TRAFFIC ADDED
TO ADJACENT STREETS**
Projected Projected Projected
Roadway Segment A.M. Peak P.M. Peak ADT
San Joaquin Hills Rd. 30 30 450
San Miguel Drive 25 20 400
MacArthur Boulevard 10 10 500*
*If parking lot is oriented to MacArthur Boulevard
**(Since the nursery draws patrons from a regional area, the directional
distribution of vehicle trips was based on data contained In the Newport
Beach Traffic Study, Phase il , prepared by Crommelin-Pringle & Associates,
1976).
The peak traffic hours on the above affected highways are from 7:30 - 8:30am
and 4:30 - 5:30pm. Since the peak traffic generated by the nursery occurs
during midday (10:00am - 3:00pm) the added traffic by the nursery will have '
no significant impact on existing peak hour volumes. Traffic generated
by Rogerts Gardens during the A.M. peak hour would be limited to employees
only and would amount to less than 40 trips. The iCU as MacArthur Boulevard
and San Joaquin Hills Road would remain at 0.62 for the A.M. peak hour,
including projected traffic from Roger's Gardens.
-21-
o
In the P.M. peak hour (4:30 5:30pm) it is estimated that 5$ f the total
visitor traffic to Roger's Gardens will be generated, which amounts to 35
trips. The ICU at MacArthur Boulevard and San Joaquin Hills Road would
remain at .72 including the traffic added from the nursery.
No direct access is permitted along MacArthur Boulevard. Since all
access points to the facility along San Joaquin Hills Road are
restricted to right-turn in and out movements only, there would be no
conflict between vehicles turning left and through traffic along
this highway. Increased traffic along San Miguel Drive would be
nominal and, in any case, would be controlled by the existing traffic
signal at the intersection of San Miguel Drive and San Joaquin Hills
Road. In the future, left turn movements from the nursery should be
reevlauated in light of the planned extension of San Miguel Drive
southerly to MacArthur Boulevard and detailed plans for the develop-
ment of properties immediately south of the nursery.
Parking
Present parking facilities at the site are Inadequate for the existing
P 9 q
nursery operation. The original Use Permit No. 1683 established that
I
a maximum of 90 offstreet parking spaces for patrons and 2 spaces for
buses by provided on the subject property. A maximum of 15 offstreet
1
parking spaces for employees was also permitted. A maximum number of I
parking spaces (rather than a normal minimum number) was established
with the assumption that a limit on the parking would control the
intensity of use. However, the existing use is reported to generate
overflow parking demands of from 20 to 40 automobiles daily during the
week and an overflow of up to 100 automobiles daily during peak
weekend periods. The additional overflow of automobiles park on the
unimproved portions of San Miguel Drive and the portion of property
south of the existing nursery complex. Buses are also stored in these
same areas, which due to the proximity to nearby residences, has created
problems related to noise and "air pollution (see discussion concerning
noise and air quality in sections to fallow) .
-22-
The applicant proposes to phase the parking arkin with the construction phases.
The first phase will include 75 parking spaces and the second phase will
include 55 for a total of 130 spaces' to be provided in the new lot to
the southwest of the nursery.
At present 87 parking spaces are provided and it is estimated that an
additional 100 spaces are needed under peak demand conditions. These
figures are exdlusive of employee parking. This present demand of 187
spaces is augmented by additional demand created by new construction.
If this new demand is measured at a rate of one space per 250 square
feet, an additional demand for II spaces is generated by proposed new
construction (2700 square feet divided by 250 square feet). The new
office space (Pt) is the additional area subjected to this analysis.
Thus, the total ultimate parking need is 198 spaces.
The following table shows the parking provided and demand:
Phase I Phase 11
Existing lot (remodeled) 78 78
New lot 75 130
Total provided 153 208
Demand:
Existing 87 87
Overflow at peak 100 100
from new construction -0- 11
Total demand 187 198
-23-
MITIGATION MEASURES
The one major alternative considered to the proposed internal circula-
tion system was direct access from the larger proposed parking area to
MacArthur Boulevard rather than San Miguel Drive. This alternative, as
indicated in a previous table, would not have a significant impact on
existing traffic volumes along MacArthur Boulevard. it would be more
desirable from a traffic standpoint, however, to direct traffic from the
proposed parking area to San Miguel Drive. This is true for two reasons:
I . Projected traffic volume, based on area-wide studies, will be
lower along San Miguel Drive than along MacArthur Boulevard.
Therefore, the traffic capacity along San Miguel Drive would be
less impacted than along MacArthur Boulevard.
2. Traffic exiting the nursery on San Miguel Drive may ultimately
travel southerly along this highway to MacArthur Boulevard, where
it may then travel northerly or southerly to reach most areas of
0
Orange County. If the parking lot were restricted to access on
MacArthur Boulevard only, traffic from this area would be forced
to travel northerly along MacArthur Boulevard where a left turn
or U-turn movement would be necessary to reach southerly portions
of Orange County. Such traffic would need to cut across two to
three travel Danes near a major intersection in order to execute
such movement.
The following is a summary of suggested mitigations measures based
on the proposed project to improve traffic efficiency and safety.
I . The parking of buses along San Miguel Drive should be pro-
hibited. A portion of the existing parking area should include
one to two bus parking spaces. These should be located at the
westerly end of the parking lot, away from exists ng residences.
All buses should be required to turn off engines while parked at the
site to reduce air pollution and noise levels (see sections to follow) .
2. The main entrance off San Joaquin Hills Road should be the most
easterly entrance (as now exists) and it should be capable of
handling two-way traffic.
-24-
3. The most westerly driveway along San Joaquin .Hills Road should
continue to be restricted to deliveries and employee parking only.
4. The westerly half of San Miguel Drive (south of its present
terminus) should be improved to facilitate access to the new
proposed parking lot.
5. The present driveway entrance along San Miguel Drive should be
closed in favor of the proposed new driveway as indicated by the
proposed plan (Exhibit C) . A stop sign should be required at the
intersection of this proposed driveway and the new driveway
connecting with the existing parking lot.
6. An adequate internal signing program.should be developed to
direct visitors and customers entering from San Joaquin Hills
Road and San Miguel Drive to the proposed new parking i,ot
south of the nursery.
-25-
BUILDING HEIGHTS/VIEWS
EXISTING CONDITIONS
The portion of the nursery located on Parcel 1 slopes in a northeasterly
direction from elevation 263.5 feet near San Miguel Drive to elevation
251 .5 feet near MacArthur Blvd. Existing structures on Parcel 1 generally
range in height between 10 and 14 feet. The tallest structure is the
existing gazebo measuring 19 feet in height or 279 feet above Mean Sea
Level . A portion of Building C measures 18 feet in height or 280 feet
above Mean Sea Level . The existing use permit provides that the site be
graded or the heights of the buildings adjusted to preserve existing
views from adjacent residences to the east. The maximum height of all
buildings at the site is designated to be 279 feet above Mean Sea Level
by the present use permit. The portion of Building C described above
exceeds this maximum height limit by one foot. •
ENVIRONMENTAL IMPACTS
The proposed structures to be added to the site would all be below the
present maximum height limit prescribed by the existing use permit.
The tallest of these. wouid be a proposed two-story structure, Building
P-131 , extending some 22 feet in height or 275 feet -above- Mean Sea Level .
The existing nursery complex is visible to varying degrees from adja-
cent residences to the east. Those residences in greatest visual pro-
ximity of the nursery are located near the Intersection of Lighthouse
Lane and Salt Air Drive. The residences in this area are situated at
approximate elevations ranging between 275 feet and 280 feet above Mean
Sea Level . Views from the residences in this area extend over and be-
yond the present buildings at the nursery. To the west, views extend
to the high-rise structures located in Newport Center. Views to the
-26-
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Roger's Gardens ct1
southwest in the directton of the ocean are generally obstructed by
the high-rise structures in Newport Center. Not until viewing southwest
of the existing medical complex nearest MacArthur Blvd., are views
more available to the ocean and Lower Newport Bay. This is away from
the direction of the nursery.
The homes located along Island View Drive nearest Salt Air Drive view,
for the most part, the rear portion of the property south of the existing
nursery complex. The residences in this area are situated at elevations
of between 260 and 270 feet above Mean Sea Level . The three ;homes
nearest Salt Air Drive view the easterly portion of buildings at the
nursery. More distant views are available above the unimproved portion
of property to the south of the nursery. To the west, views extend to
portions of the high-rise structures in Newport Center. More limited
views are available of the ocean in a southerly direction away from the
nursery.
Vdews from the residences along Blue Water Drive and Salt Ai•r Circle are
directed to the rear, unimproved portion of property south of the nursery.
The homes in these areas are situated below the grade level of the nursery
at 9levations of between 230 and 250 feet. Distant views above the grade
level of the subject property focus on a limited portion of the
high=rise structures in Newport Center.
The proposed addition of new structures at the site would not significantly
impact existing views from adjacent residences to the east. All structures
with the exception of the existing portion of Building C (280 feet) would
be below the maximum height limit prescribed by the present use permit
(279 feet) .
A particular part of the project which may serve to detract from the
visual quality of the area is the proposed parking area to be located on
the portion of the property south of the nursery complex.This area is situated
-27-
at elevations ranging between 264 feet and 250 feet sloping in a south-
westerly direction toward MacArthur Blvd. The area is generally screened
from view by an existing berm formed at the easterly side of the property
near San Miguel Drive. The berm ranges in height approximately 7 to 8
feet above the proposed parking area or to elevations of between 271 feet
and 274 feet above Mean Sea Level . This effectively screens the
proposed parking area from view of residences to the east, excepting
for those residences located near Lighthouse Land and Salt Air Drive.
Views from portions of these residences extend above the berm to more
distant sections of the proposed parking area nearest MacArthur Blvd.
MITIGATION MEASURES
The additional structures proposed at the site will not significantly
impact existing views from adjacent residences to the east. All
structures with the exception of a portion of Building C would be below
the maximum height limit designated by the existing use permit. The
existing use permit should be amended to account for the above exception.
The project proposes to provide additional landscaping. Landscaping
in excess of 279 feet above Mean Sea Level to the interior of the proposed
parking area would partially obstruct existing views of the high-rise
structures in Newport Center. Such impact may be interpreted as
either adverse or beneficial depending on the viewpoint of adjacent homeowners
to the east. In the event that landscaping is not desired to obstruct
views of the high-rise structures in Newport Center, then such land-
scaping may be required to be maintained to a maximum height limit
of 280 feet above Mean Sea Level . The present grade level of the
proposed parking area may also be reduced in elevation in conjunction
with a reduction in the permitted height of plant material to
effectively screen the proposed parking area while protecting
views bf residents to the east.
-28-
NOISE
EXISTING CONDITIONS
The primary existing source of noise in the project area is
vehicular traffic along MacArthur Boulevard and San Joaquin Hills
Road. Based on noise studies conducted in 1973 by Wyle Laboratories
for the City's Noise Element, noise levels in the vicinity of the
project site were calculated to reach CNEL 70 dB and CNEL 65 dB at
distances of approximately 70 feet and 160 feet respectively, from
MacArthur Boulevard. Nearby residences to the east were indicated
as experiencing noise levels on the order of CNEL 60 dB or less
from traffic along MacArthur Boulevard. No noise measurements were
taken at that time with regard to traffic along San Joaquin Hills Road.
Based on present day traffic volumes along MacArthur Boulevard, noise
levels have been calculated to have increased to CNEL 70 dB at ap-
proximately 100 feet from MacArthur Boulevard and to CNEL 65 dB at
approximately 250 feet from the highway. The previous CNEL 60 dB
noise level , with respect to nearby residences to the east, has re-
mained in roughly the same location from MacArthur Boulevard. This
is due principally to noise shielding effects from existing land forms
and the nursery complex located between the residences and MacArthur
Boulevard. Other residences to the north experience noise levels on
the order of CNEL 70 dB and CNEL 65 dB at distances of 125 and 300
feet from MacArthur Boulevard.
Present traffic volumes along San Joaquin Hills Road produce noise
levels of CNEL 70 dB and CNEL 65 dB at distances up to 50 feet and
125 feet from the highway. Homes to the north are afforded little
1-29-
protection from outside sources, while the homes to the east of
the project site gain certain reductions in noise-levels from
shielding terrain south of the highway.
Additionally, the project site and nearby areas are subjected to
noise from overflights by military helicopters. The helicopters
pass some distance away from the project site near the easterly
limits of the City. Noise levels from this particular source were
calculated to be less than CNEL 60 dB at the site area by Wyle
Laboratories. The project site is also situated beyond the CNEL
60 dB noise level related to commercial jet traffic from Orange
County Airport.
ENVIRONMENTAL IMPACTS
The proposed expansion of the nursery will add little by way of
additional traffic and noise along the major surrounding streets.
From the previous section on traffic, it estimated that a maximum
of 900 additional vehicles per day would be generated. These ad-
ditional vehicles would increase existing traffic volumes along
San Joaquin Hills Road by approximately 450 ADT and along San Miguel
Road by approximately 400 ADT. The increase in noise levels from
such additional volumes would be undetectable above existing noise
levels of the area.
As related in the traffic section, there is an existing problem,
however, with buses being stored at the site. Presently, the nursery
attracts an average of six tour buses per week during peak periods
and three tour buses per week during off-peak periods. The buses
generally park along San Miguel Drive near the adjoining residences
to the east. During the summer months, the bus engines are reportedly
left running to permit the operation of internal air conditioning
units. The maneuvering of buses into a parking position, normal starting
-30-
of buses for departure from the nursery, and the idling of engines
to operate air conditioning units has created a source of noise
for nearby residents to the east. From past studies, such vehicles
have been shown to produce from 47 to 55 dBA while in an idling
position and from 70 to 82 dBA from start and stop operations measured
at standard distances of 50 feet away.
MITIGATION MEASURES
To alleviate previous and future noise problems created by buses at
the site, it is recommended that bus parking be prohibited along
San Miguel Drive. Proposed plans should provide for one to two bus
parking spaces located on site at the westerly end of the larger _
parking lot, away from existing residences. Buses should be pro-
hibited from parking elsewhere on site. In addition, bus operators
should be required to turn off engines while parked at the nursery
to reduce noise levels.
-31-
AIR QUALITY
EXISTING CONDITIONS
The project site is within the South Coast Air Basin of the South Coast
Air Quality Management District. The closest air quality monitoring sta-
tions are located in Costa Mesa and Laguna Beach, however, equipment at
the Laguna Beach station is presently limited to monitoring carbon mono-
xide concentrations." Air quality at the Costa Mesa station, designated
as representing the North Coastal Orange County Area, will be considered
as generally representative of conditions at the project site. According
to the most recent available data from the South Coast Air Quality Manage-
ment District, oxidant and carbon monoxide concentrations are below the
current episode criteria (refer to Ambient Air Quality Standards, Appen-
dix B).
ENVIRONMENTAL IMPACTS
Expansion of the existing operations at Roger's Gardens will generate 900
additional vehicle trips per day -within the ai•r basin. Assuming that the
expansion will be completed in 1979, the increased traffic is expected to
result in the following estimated air pollutant emissions:
ESTIMATED AIR POLLUTANT EMISSIONS
Emission Fac- Project 1/ Total Emissions
Pollutant for qm/Mile Miles/Day— Kq/Day
Carbon Monoxide 26.0 10,350 269. 10
Hydrocarbons 3.4 10,350 34.88
Nitrogenoxide 3.4 10,350 35. 19
Particulates 0.6 10,350 6.01
Sulfur Oxides 0.2 10,350 2.07
347.25 Kg
(763.95 Ibs)
1/ Based on total trips; 50% customers @ ave. 8 miles/trip =
3,600 miles, 50% visitors @ ave. 15 miles/trip = 6,750 miles.
-32-
This will add to local pollutant concentrations; however, the impact is
not considered to be significant.
Particular concern has been expressed in regard to emissions from tour
buses bringing visitors to the site. According to sources at Roger's
Gardens, the project site is visited by an average of 6 buses per week
during peak periods. Bus engines have reportedly been left idling during
the visits, lasting an average of 40 minutes.
The South Coast Air Quality Management District was contacted in regard to
air quality impacts resulting from the bus operations. Since no increase
in tour visitors Is anticipated, the following "worst case" was presented
to Mr. Thomas Muilens of the District's Environmental Review Division:
A maximum 6 buses per week would arrive at the same time and remain for
one hour with engines idling. Mr. Mullens stated that the emissions from
the idling diesel engines would be extremely low and would not significantly
increase CO concentrations or degrade the present air quality of the area.
He stated that the most significant impact would be the odor generated by
the diesel engines and such odors_would 'be noticiable to persons within
the immediate vicinity. Most people find the odor quite annoying.
Because the peak hourly traffic volumes on the adjacent highways (Mac-
Arthur Blvd. and San Joaquin Hills Road) exceed 1 ,000 cars per hour, an
estimate of carbon monoxide (CO) concentrations was also made, using
the California Line Source Model (refer to Appendix B) . This model is
utilized by the South Coast APCD as the most acceptable technique for
predicting CO concentrations at this time.
Again, assuming completion of the nursery expansion in 1979, and using
the traffic projections contained in the initial study, the following
carbon monoxide concentrations are to be expected from the proposed pro-
ject:
-33-
ESTIMATED (CO) CONCENTRATIONS ADDED BY PROJECT
MacArthur Blvd (south of San Joaquin Hills Road) --
1,855 cars X 3.5 ppm X 0.5 (adjustment for 1979) _
1.75 ppm/hour at 50 feet from nearest travel lane.
San Joaquin Hills (east of MacArthur) --
2,000 cars X 5.3 ppm X 0.3 (adjustment for 1979) _
2.69 ppm/hour at 50 feet from nearest travel lane.
The current State air quality standard for carbon monoxide concentrations
is 40 ppm/hour.
In summary, the proposed project will result in increased air pollutant
emissions; however, the impact is not considered to be significant. Em-
ployees and visitors will not be exposed to excessive carbon monoxide
concentrations from traffic on adjacent major roadways. The odor of
diesel exhaust from the idling engines of tour buses will annoy people
on-site and, depending on the location of the buses, nearby residents.
MITIGATION MEASURES
There are no realistic measures to reduce vehicle miles traveled by poten-
tial customers or visitors to the nursery. However, because of the other
commercial and tourist facilities in the Newport Beach area, it is likely .
that a number of the trips attributed to the project could be multi-
purpose, thereby, further reducing impacts attributed to the project.
The annoyance from the diesel exhaust of the tour buses can be reduced or
elimated by the following measures:
1 . Prohibiting the parking of tour buses on San Miguel Drive adjacent
to nearby residences to the east.
2. limiting bus parking on-site to designated areas away- from existing
residences and patrons inside the nursery complex.
-34-
3. Requiring bus operators to turn off engines while the buses are
being stored at the nursery.
4. Limiting tour buses to dropping off and picking up passengers at
the nursery. Buses would be required to wait at some other loca-
tion off-site, where compatible with surrounding uses.
-35-
WATER QUALITY
EXISTING CONDITIONS
There are two basic categories of vegetation occupying the outdoor portion
of the nursery operation. About one acre of the site is occupied by perma-
nent flower beds, lawns and landscaping materials. Vegetation in this cate-
gory is used exclusively for decorative and display purposes and remains in
place on the site.
The second type of plant material present at the site consists of plants,
shrubs and trees that have been placed in containers. This type of vege-
tation is available for retail sale and is removed from the premises after
being sold. It is not known exactly how much area this type of vegetation
occupies, but I# acres may be a fair approximatt.on. Included within the
permanent category of vegetation is approximately 3,000 square feet of lawn
area along San Joaquin Hills Road and approximately 15,000 square feet of
landscaped area located on• a berm Just south of the employee driveway and
Just west of San Miguel Drive. (Exhibit B)
Included within the area occupied by containerized plants is the fenced-in
area Just south of Parcel 1 . in this approximately one-acre area that is
not open to the public contains a "landscaping yard" used for the storage
of containerized trees and commercial delivery vehicles and a "container
field" used for the storage of containerized plants that will subsequently
be made available for retail sale.
On. the average, approximately 50,000 cubic feet of water is used monthly
in the nursery operation. This amount ranges from a low of 10,000 cubic
feet during the wet winter months to a high of approximately 200,000 cubic
feet during the dry summer months.
Over 95% of this amount is used for watering both containerized and perma-
nent vegetation on the site. Bottled water is made available for customer
use and is not included in the above amounts.
-36-
All containerized retail stock, flower beds, shrubs and trees are hand-
watered. The only vegetation that is watered by automatic sprinkler is
the landscaping and lawn on the periphery of the site along San Joaquin
Hills Road and for Miguel Drive.
Because of the nursery's investment in appearance and the fact that over-
watering is the leading cause of plant injury, handwatering of most plants
is considered absolutely essential . Even for the lawn areas that are auto-
matically sprinkled, the sprinklers are set to deliver only 85 to 90 percent
of the lawn's needs. The remaining lawn and landscaping needs are met through
hand watering.
Plant materials are fertilized every 14 days by a product called "Rogers
Flower Food". This product is applied in solution via a hose. it contains
20% nitrogen, 22% phosphorous and 13% potassium and is mixed in solution at
the rate of one tablespoon per gallon.
For the lawn area a product called "Gropower" is applied every 3 months in
dry form at the rate of one pound per 100 square feet of lawn area. This
product contains 50% humus, 5% nitrogen, 3% phosphorous, 1% potassium, I%
iron, 0.05% manganese and 0.05% zinc.
The entire area is sprayed for insect and pest control every 3 to 4 weeks.
Spraying is only done in the early morning hours at times when there is no
wind.
Products that are used in the spraying operation are the same ones that
are sold over-the-counter by the nursery for home use. They include an
insecticide, a fungicide and a snail bait.
These products do not contain chlorinated hydrocarbons or other chemicals
that persist in the environment for long periods of time. They also are
not the same •products that are used for commercial or agricultural opera-
tions and that require the presence of a licensed operator.
-37-
'Annual rainfall at the project site averages about 12 inches annually, with
over 90% of it falling between the months of November. and 'May. After a
rainfall occurrence, plant nutrients, sediment, oil , debris and other forms
of litter can be transported away from the site by the runoff to adjacent
areas and eventually into nearby bodies of water such as Upper Newport Bay
or Lower Newport Harbor. In addition, these potential contaminants can
also be transported away from the site- in runoff caused by man's activities
such as overwatering or washing down paved areas. The direction that the
runoff takes after leaving the site is determined by the existing drainage
network.
In the case of Roger's Gardens, the runoff is in two main directions, either
to the northwest toward Upper Newport Bay or to the south toward Newport
Harbor. The portions of the site drained in each direction are shown on
Exhibit D.
Almost all of the area included in Parcel 1 is drained by an underground
storm system that empties into a storm drain under San Joaquin Hills Road.
From there the drainage proceeds west under MacArthur Boulevard and then
surfaces on Big Canyon Golf Course.1 On .the golf course the runoff flows
overland and then through a series of storm drains before eventually empty-
ing into Upper Newport Bay at the mouth of Big Canyon.
Runoff from the landscaping yard, the container field and the employee
parking area is by sheet flow to the desilting basin on the west side of
the site. From there it flows along MacArthur Boulevard for a short dis-
tance before crossing under the boulevard. It then flows through a ditch
before entering a second desilting basin'just east of the intersection of
Avocado and Farallon Avenues. At this location it enters an underground
storm drain system and flows south before entering Lower Newport Harbor
near the Bahia Corinthian Yacht Club.
The remainder of the area south of Parcel 1 and the southerly portion of
the existing parking lot drain to the south, mostly by sheet flow along
the San Miguel Boulevard right-of-way. The runoff then passes under Mac-
Arthur Boulevard where it joins the previously described south flowdng
-38-
• a, > '� -��\, "r� ,.��Y�f`'.�1k�•Yi. .MA t, �� ' 1�J}��� 1••i��. - .. ••�i
011
1�mv_
1141,
Exhibit D ..S ` $: ! k' 6
�. ,; .. a
drains wIl to lower newport
[--[ to.uppernewport % , � ���„• . �
�•••� storm drain
• catch basin
desalting basin :. 1y _ �• '�"'""g �'
_Drainage Map f
drainage at the desilting basin adjacent to the intersection of Avocado
and Farallon Avenues. Despite the installation of erosion control struc-
tures on the north side of San Miguel right-of-way, this area still shows
signs of having been severely eroded.
Regarding domestic liquid waste generated by the operation of the nursery,
sewer service is provided by Orange County Sanitation District Number 5.
ENVIRONMENTAL IMPACTS
RUNOFF IMPACT
The most significant threat to water quality from the nursery operation
will occur after rainfall when contaminants deposited on the site are
washed from the site in the runoff and transported in the direction of
nearby bodies of water. in describing this potential impact, three types
of pollutants will be considered.
The first of these will be the fertilizers and sprays related to the care
of plants themselves. These consist of the nutrients phosphorous and nitro-
gen and the over-the-counter pesticides used in the spraying operation.
The second type of pollutant will be the sheet surface type of contaminant
deposited by motor vehicles on the paved parking surfaces. The third type
of pollutant will be soil particles that may be dislodged by the grading
operation and subsequently transported from the site under appropriate
climatic conditions. These three types of pollutants are by no means thought
to be mutually exclusive for each area, but are divided into these discussion
categories only for convenience.
NUTRIENT IMPACT
The nutrients, phosphorous and nitrogen, two basic constituents of most
fertilizer products, are applied to on-site vegetation to encourage plant
growth. in a similar manner they will also stimulate, growth in a biotic
-40-
1
community present in an aquatic environment. This type of stimulation often
results in the production of an overabundance of algae and an increase in
the level of phytoplankton activity. The end result often is premature
entrophication of the affected water body in which the oxygen level becomes
depleted to dangerous levels causing adverse effects on fish and other ani-
mal life present in the water.
The proposed project will cause an overall net reduction in the amount of
area that fertilizer is applied to. Assuming that the application rate
remains the same, less fertilizer should be made available for transport
off-site.
Specifically, project plans call for a paved parking lot to replace the
landscaping yard and the container field. The landscaping yard will be
moved off-site to another location and the plants now stored in the container
field will be moved to Greenhouse N in the westerly part of Parcel 1 (Exhibit C) .
In addition, the nursery will no longer maintain the 15,000 square foot
landscaped berm on the easterly portion of the site. It will be transferred
to the jurisdiction of the Irvine Company and will no longer be a part of
Roger's Gardens.
Because of the above changes in operation, the proposed project will lose
approximately 60,000 square feet of land area that now has fertilizer applied
to it. However, this loss will be offset by the construction of a new 1200
square foot flower bed in the new parking lot median and an approximate 5000
square foot containerized plant area located adjacent to Greenhouse N.
It may be noted that the new flower bed will be located on that part of the
site that drains to Newport Harbor and that the new container plant area
that drains in the direction. of Upper Newport Bay. This means that the por-
tion of the site draining to the Upper Bay will actually have a net increase
of 5000 square feet of potentially fertilized area. However, the portion of
-41 -
the site draining toward Newport Harbor will have a net loss of 58,800
square feet of area that could receive fertilizer.
PESTICIDE IMPACT
The impact of the proposed project on the potential for introducing pesti-
cides into neighboring water bodies should not be significant. It may even
be positive because less area will be sprayed in the future because of the
diminished size of the proposed project.
In addition, the types of pesticides used on-site are not the type that
persist i'n the environment and that can be transported great distances
without degrading.
EROSION AND SEDIMENTATION IMPACT
The grading operation involved in the construction of the new parking lot
has the potential for causing soil particles to be dislodged and eroded from
the site by the runoff. This could lead to increased siltation of Newport
Harbor, particularly if the grading were carried out in the wet season and
without erosion control and desilting facilities being in place.
PARKING LOT SURFACE CONTAMINANTS IMPACT
Runoff from the new, approximately one acre paved parking lot, will contain
droppings from motor vehicles such as grease, oil, coolant, rust, brake
lining particles, etc.3 I-n addition, the surface of the lot could contain
air pollution fallout, decaying vegetation and other types of litter and
debris.
Unless otherwise controlled, these potentia•I pollutants could be carried ,
from the site in the runoff and eventually find their way into Newport Harbor.
RUNOFF VOLUME
In addition to the new parkiing lot, the proposed site plan shows an increase
of approximately 4, 100 square feet of additional roof area. This means that
-42-
the amount of impervious surface area including the parking lot, will
Increase by approximately 55,000 square feet. Since rainfall will no
longer be able to infiltrate into the ground in this area, the amount of
runoff from the site will correspondingly increase. This could lead to
an increase in the runoff problems, particularly If drainage facilities
were not adequate to handle the increased volume.
GROUNDWATER IMPACT
An increase In the amount of fertilized area could increase the amount of
nitrates entering the soil-groundwater system. High concentrations of
nitrates in the groundwater, if used for drinking, could cause an adverse health
condition. Fortunately, however, there are no known wells used for
drinking water purposes in the immediate vicinity or downstream areas.
SEWER SERVICE IMPACT
An increase in the number of patrons visiting the site could cause some
impact on existing sewer services. However since plans for a restaurant
have been dropped, the increase in the number of people visiting the site
is not expected to be significant. Any increase that does occur could be
offset by a decrease in the number of employees needed for maintenance
because of the decreased size of the new operation.
-43-
MITIGATION MEASURES
NUTRIENTS
Although there will be a net overall reduction In the amount of area that
is fertilized for the site taken as a whole, there will be an increase of
approximately 5,000 square feet of fertilized area in that portion of the
site that drains to Upper Newport Bay.
This is a relatively small increase compared to the approximately 2j acres
that now receives fertilizer on the site, either directly or indirectly.
However, if all the nutrients from this area were transported intact from
the site, it would contribute cumulatively to the nutrient load now enter-
ing the Bay.
However, this potential impact will be mitigated by the fact that drainage
from the nursery flows overland through Big Canyon Golf Course before en-
tering the existing storm system prior to being discharged into the Bay.
This type of sheet flow will remove most of the sediment and nutrient ma- .
terials, leaving only a small fraction of nutrients and other trace elements
in solution before being eventually discharged into the Bay.4
Thus, the potential impact on water quality that will occur from the adds-
tion of this small fertilized area, can be considered insignificant.
EROSION AND SEDIMENTATION
The potential impact of soil particles being dislodged from the site and
entering Newport Harbor in the form of silt, wi ! I be mitigated by the recent
enactment of a Newport Beach Ordinance that regulates erosion and drainage
control . The "Excavation and Grading Ordinance" (Chapter 70), requires that
a grading permit be obtained before grading commences, which in this case
would require the grading contractor to submit an "erosion control plan".5
Proper implementation of this plan should assure that grading will occur
only under proper conditions and that appropriate erosion control devices
-44-
will be installed. This should greatly reduce the amount of erosion taking
place at the site and the amount of silt that eventually finds its way into
Newport Harbor.
PARKING LOT SURFACE CONTAMINANTS
At the present time, no decision has been made on whether the new parking
lot will drain into the existing sub-surface storm system under Parcel 1 in
the direction of the'Upper Bay, or will drain by gravity in the same direc-
tion that it now flows, which is in the direction of Newport Harbor.
Conversation with the City of Newport Beach Grading Engineer indicated that
the least harmful direction would- be toward Newport Harbor, the rationale
being that the Harbor already contains oil and the impact on water quality
there would be less than in the Upper Bay.5 Therefore, it is recommended
that drainage from the new parking area continue to be directed toward the
south through the on-site desilting basin. '
Research on the control of street surface contaminants indicates that one
of the most effective methods of preventing: them from eventually being •de- 3
posited in a water body, is to control them while still on the paved surface.
Therefore, it is recommended that the new parking lot be swept at least once
a week and that the contents of the sweeping be removed from the lot area.
Special care should be taken to remove the fine material that accumulates
on the pavement since this is the type of material that has the best chance
of reaching a distant body of water.
VOLUME OF WATER
The proposed project w-iil result in increased amounts of runoff coming from
the site because of the incremental increase in the amount of ' impervious
surface. However, the flooding potential of this action will be considerably
mitigated by the fact that a drainage permit will also have to be obtained
prior to construction.
-45-
WATER CONSERVATION
Earlier in this report, it was stated that runoff from the site can occur
in either of two ways, from a rainfall event or from nuisance water flowing
from the site. Nuisance water was not discussed in the report as a form
of runoff because of the nursery's excellent water conservation program
which has kept this type of flow to a minimum. Also, the fairly recent
hiring of a sweeper service in place of the daily hosing-down of paved areas
has further contributed to the total conservation effort:
It is recommended that these excellent practices be continued in the new
operation and that the sweeper service be extended to the new parking area,
not only for water conservation reasons, but also for the efficient removal
of pavement contaminants.
-46-
REFERENCES
1 . Bill Dye, Subdivision Engineer, City of Newport Beach Department of
Public Works, Personal Communication, October 1978.
2. Newport-Irvine Waste Management Planning Agency Report, Task 2,
page 13, July 1977, Pomeroy, Johnston and Bailey.
3. Water Pollution Aspects of Street Surface Contaminants, U.S. Environ-
mental Protection Agency, November 1972, pages 27-31 .
4. John Zasedzinski, Senior Engineer, Santa Ana Regional Water Quality
Control Board, Telephone Conversation, October 1978.
5. Jim Evans, Grading Engineer, City of Newport Beach Community Develop-
ment Department, Personal Communication, October 1978.
-47-
I
APPENDICES
-48-
APPENDIX A
A. Existing Volume
PEAK MONTH OFF-PEAK MONTH
Employees: 45 x 2 = 90 trips 35 x 2 = 70 trips
Visitors:
Weekend: 1500 : 2/car x 2 trips = 1500 trips 1200 : 2 x 2 = 1200 trips
Weekend: 700 s 2/car x 2 trips = 700 trips 400 2 x 2 = 400 trips
Miscellaneous trips = 60 trips Misc. = 30 trips
TOTAL WEEKEND = 1650 trips = 1300 trips
TOTAL WEEKDAY = 850 trips = 500 trips
B. Generation Rates
Trips per 1000 sq.ft. Total Sales Only:
1650 15.6 = 105.8 T/1000 sq.ft. 1300 15.6 = 83.3 T/1000 sq.ft.
850 15.6 = 54.5 T/1000 sq.ft. 500 15.6 = 32.1 T/1000 sq.ft.
C. Additional Trips Based on Generation Rates
Trips per 1000 sq.ft. Total Sales Only:
105.8 x 8.3 = 878 trips 83.3 x 8.3 = 691 trips
54.5 x 8.3 = 452 trips 32. 1 x 8.3 = 266 trips
For Purposes of Study Use Following Additional Trips:
Peak Month Weekend = 900 Additional Trips
Peak Month Weekday = 450 Additional Trips
Off-Peak Month Weekend = 700 Additional Trips
Off-Peak Month Weekday = 250-Additional Trips
Mr. Bill Darnell , Traffic Engineer for the City of Newport Beach, has
concurred with the method of calculating traffic volumes as shown i'n
Appendix A.
-49-
APPENDIX B
Intersection Volumes and Capacity Utilization
San Joaquin Hills Road and MacArthur Boulevard
Existing Rogers Gdns. EXIst.V/C Project V/C
ment Lanes city
Move- Capa- Volume Traffic Total . Ratio Ratio
(c) AM PM AM PM AM PM AM PM AM PM
NT 2 3200 945 719 0 0 945 719 .30* .22 .30* .22
NR 2 1600 87 85 10 5 97 90 .05 .05• .06 .06
NL 1 1600 90 129 0 0 90 129 .06 ' .08 .06 .08
ST 2 3200 292 891 0 0 292 891 .09 .28* .09 .28*
SR N.S. 1600 1001 308 0 0 1001 308 .63 .19 .63 . 19
SL 2 3200 157 446 10 5 167 451 .10* .28* .10* .28*
ET 3 4800 83 929 10 5 93 934 .02 .19* .02 .19*
ER 3 1600 21 144 0 0 21 144 .01 .09 .01 .09
EL 2 3200 83 1254 0 0 83 1254 .05* .78* .05* .78*
WT 3 4800 357 396 0 5 357 401 .07* .08 .07* .08
WR 3 1600 542 173 0 5 542 178 .34 .11 .34 .11
WL 1 1600 76 110 0 5 76 115 .05 .07 .05 .07
YT +..62
10 . 10 . 10 . 10
Intersection Capacity Utilization ( I .C. U. ) .72 .62• .72
iCU is sum of critical movements, denoted by asterisk (*)
N = North T = Through
S = South R = Right
E = East L = Left
W = West YT. Yellow Time
-50-
APPENDIX C
AIR QUALITY ANALYSIS METHODOLOGY
California Line Source Model :
The following graphs can be used to predict carbon monoxide concentrations
due to highway facilities based on traffic forecasts, distances from the
facility and meteorology.
The logarithmic graph (Figure A9) gives the concentration of carbon
monoxide with base (worst case) case conditions. These base conditions
are:
1 . Worst Meteorology - F stability (very stable)
1 meter/sec. wind speed
2210 angle between wind direction and highway direction
2. Average Geometry - at grade highway receptor 50 feet from
leeward edge of highway.
3. Average Vehicle Mix - 10% heavy duty vehicles
(vehicles over 6,000 lbs. gross weight).
4. Current Time - 1974.
5. Low Altitude Location.
The logarithmic graph provides the unadjusted concentration. The adjusted
concentration is computed by using the adjustment factors from the other
graphs in Figure A9 by applying the following equation:
Adjusted concentration = (unadjusted concentration) x (distance
adjustment) x (vehicle mix adjustment) x
(time adjustment)
-51-
CARBON MONOXIDE
WORST CASE, 1974, 50 FEET FROM HIGHWAY 10%VV
100.0
i ti0. • tip;•^'
W 10.0
o.
s
d
t .
1 100 • 1000 1Qp00 1o0000
VEHICLES HOURLY TRAFFIC
(USE PEAR HOUR)
ADJUSTMENT FOR POST 1974 ADJUSTMENT FOR DISTANCES OTHER THAN 50'
MULTIPLY CONCENTRATION BY: MULTIPLY. CONCENTRATION !Y:
I.00 1.15
0.71 1.5
0.50 1.0
0.25 0.5
0.00
O.O74 7i 7! t0 i2 t4 tt ti f0 0' 25' 50' 100' 2w 300' f'
YEAR ADJUSTMENT FOR OTHER THAN 10% HDV MIX
2;OMULTIPLY CONCENTRATIONS BY: 'LOol
0
1S%
mcr
10%
1.0 5 avo
Dojo
0.0
74 7i 78 10 32 94 86 it 90
YEAR
—52—
CALIFORNIA STATE AMBIENT AIR QUALITY STANDARDS
Substance Coacentnlioa ` Averaging
v rraginion of
Time tlonsurenonP)Methods Most ltulevaaf Effects !
Oxidant(as Ozone) 0.10 plan I hour Ultraviolet Photometry Aggravation of respiratory disuasus.
Carbon Monoxide 10 ppta 12 hours NDIRb) 2-2%%Come)
10 ppm I hour NDIR 2-2%%CO11h
i
0.50 plan I hour 'Conductimotric tinthod a)Approximate odor threshold. I
h) Possible altoration in liver function.
Sulfur Dioxide • , f:onductimotric,with 1-Lour
0.05 plus 2a hours ozone 0.10 ppm or higher or a) Will help prevent respiratory disaxas in children.
I P with 24-hour TSP 100 ug/mIl L)Ilighor concentrations associated with excess
or higher. mortality.
!n sufficient amount to reduce
Visibility d i
Hatlucin visibility ) to Ions than ton Visibility Impairment g miles when relative humidity1 observation ______ y p irmont on days when relative humidity,
Purtiolas In loan than 70%. is Iona tI10.a 76%.
24-110ur samples,
R Total Suspondod 60 a ms annual geometric hi Long continued exposure may be associated with
� Particulate Matter Rican gh Volume Sampling incraasos in chronic respiratory disease.
W ('NP)
100 ug/m6 24-hour samples high Volume Sampling Exposure witli S02 may produeo acute illnoss,
l.aad 1.6 ug/nt6 60•duy average q1 l�extraction, stom Volume lo air Possible Possible inhibition of d•ALAc)dohydraso which in
(purticulalo) sorption spectrophoomelry. used in home synthosia•
hydrogen Sulfide 0.05 ppm 1 hour Cadmium hydroxido,Stractan Molhad. Ezaeods the odor threshold.
a)At slightly higher dosago, effocts afro observed in ,
Nitrogen Dioxide 0.26 ppm 1 hour Saltzman oxprItimental animals which imply a risk to public
has th. i
h) Produces atmospheric discoloration.
a) Docruaso in ventilatory function.
High Volume sampling,Total b)Aggruvaton of asthmatic symptoms. i
Sulfalas 26 ug/m6 2d hours Sulfates Allil. No. 61 Manual e)Aggravation of cardiopuhnenury disease. `
(in particulates) Method-Turbidimotri) d)Vagotation damage. I
W 0) Degradation of visibility.
Q Property damage. I
a) Any eluivalont procedure which can he shown to the satisfaction of the Air Itosourcos Board to Siva equivaluut results at or Boar Ilia level of ilia air quality
A standard may he used.
,r b) NDlit - non-dispersive Infra red. o) C011b-carboxyhomoglehia.
it) Prevailing visibility is defined as the greatest visibility which Is attained or surpassed around at Ingot half of the horizon circle, but not neCanaarily in
continuous aocora, o) Dolts-aminolavulinic aeid,
—t .
DAILY OZONE ONE-HOUR-AVERAGE MAXIMA, PPM, BY DAY OF XMI AND LOCATION
SEMTMOER 1977
Day Metropolitan Zones) Southern Zones)
CMT NWCO SWOO SOOO SOEA WSFV ESFV WSGV ESGV PWVA SSGV SCLA SCRV ANVA W ACK ID S ANAII LSAL COST 7OIn SIG j
1 .06 .05 .02 .02 .07 .16 .00 .16 .17 .13 .10 .02 .210 .13, .05 .08 .04 .04 .04 .03 .03 '
2 .05 .05 .03 .04 .12 •.09 .09 .14 .17 .18 .09 .03 .14 .06 .11 .12 .04 .04 - .07 .05 j
3 . 12 .07 .07 .06 .20• .200 .14 .24• .260 ' .200 .20• .04 .220 .06 .15 .18 .11 .09 .10 .09 .10
4 .11 .00 .05 .05 .22• .200 .17 .206 .291 .276 .250 .06 .15 .07 .16 .17 .13 .12 .06 .10 .10 k
5 .16 .10 .00 .00 .241 .14 .13 .201 .32• .244 .289 .05 .09 .07 .23• .230 .19 .18 .10 .14 .15 i(
6 .09 .00 .06 .03 .16 .14 .13 .231 .271 .200 .211 .03 .10 .04 .15. .2W .14. .12 .09 . 10 .09
7 .10 .09 .03 .04 .306 .1.4 .12 .16 .246 .300 .220 .06 .12 .05 .17 .26• .19 .15 .10 .17 .12
0 .11 .09 .03 .04 .15 .23• .09 .26• .20• .244 .19 .06 .19 .11 .11 .15 .08 .07 .04 .06 .07,
9 .13 .00 .04 .02 .07 .16 .12 .18 .14 .12 .09 .06 .230 .10 .03 .06 .02 .04 .03 .06 .03
10 .07 .06 .02 .02 .06 .11 .06 .12 .10 .10 .10 .04 .13 .09 .03 .06 .03 .03 .03 .02 .03
11 .07 .05 .03 .02 .00 .10 .05 .12 .09 .11 .09 .04 .13 .07 .03 .06 .04 .04 .03 .03 .03
12 .O6 .05 .04 .02 .06 .12 .07 .11 .10 .11 .09 .04 .18 .06 .05 .06. .05 .04 .04 .02 .05
13 .07 .05 .03 .03 .10 .14 .05 .13 .12 .12 .10 .03 .15 .10 .07 .08 .04 .02 .04 .04 .07
v 14 .07 .05 .04 .03 .09 .09 .04 .11 .12 .11 .09 .04 .13 .06 .05 .11 .03 .03 .03 .OS .06
? 15 .09 .02 .05 .03 .10' .13 .06 .11 .10 .11 .14 .04 .11 .07 .08 .06 .05 .06 .05 .04 .05
16 .03 .03 .03 .02 .03 .06 .01 .05 .04 .04 .04 .03 .07 .05 .02 .02 .04 .03 .04 .02 .03 i
17 .06 .03 .04 .03 .07 .13 .04 .10 .10 .10 .09 .03 .10 .06 .64 .05 .03 .03 .02 .02. .04
10 .07 .05 .05 .06 .15 .13 .06 .15 .14 l5 .16 .07 .00 .06 .11 .11 .10 .05 .08 .07 .10
19 .05 .03 .02 .02 .02 .10 .05 .09 .10 .11 .10 .03 .09 .06 .06 .06 .03 .02 .02 .02 .02
20 .06 .04 .03 .02 .05 .08 .04 .07 .00 .06 .10 .05 .10 .04 .01 .04 - .02 - .01 .02
21 .13 .08 .04 .04 .13 .14 .11 .19 .10 .10 .200 .00 .19 .09 .09 .11 - .00 .04 .07 .06 i
22 .06 .10 .05 .03 .09 .11 .06 .15 .14 .13 .18 -- .14 .08 .08 .10 .07 .06 .06 .05 .07
23 .03 .04 .02 .01 .04 .11 .05 .12 .12 .11 .I1 - .16 .09 .05 .06 .04' .04 .03 .05 .08
24 .214 .15 .09 .06 .16 .15 .14 .230 .19 16 .22• .15 .15 .09 .10 .13 .10 .12 .09 .06 .07
25 .02 .04 .02 .02 .06 .07 .04 .08 .08 .00 .07 .04 .09 .07 .04 .06 .04 .03 .04 .03 .03
26 .02 .02 .03 .01 .01 .07 .03 .03 .04 .04 .04 .02 .00 .05 .01 .02 .01 .02 .02 .01 .02
27 .04 .03 .05 .02 .05 .07 .06 .09 .11 .10 .09 - .09 .05 .06 .09 .01 .04 .03 .64 .05
20 .10 .09 .02 .02 .05 .16 .13, " .17 .16 .16 .10 -- .19 .09 •.07 .10 .04 .05 .03 .05 .04
29 .03 .04 .01 .02 .03 .09 .04 .02 .64 .04 .03 - .11 .05 .01 .02 .01 .03 .03 .01 .03
30 .10 .00 .03 .06 .11 .17 .09 .11 .13 .10 .15 .04 .17 .03 .09 .10 .07 .09 .10 .07 .10
En
u) Far Station designations, see Table VI. For Station locations, see Lila'map at tha and of this report,
m • Stage 1 Pirtsode attained.
6 •• Stage 2 Episode attained.
m -- No data, Instrument out of order.
^ NO - (astroment sot yet on line. l
Ca NI - lns uument not yet installed at this station. •iO - '" ,
ha I ,
Carr 11 �8 STATEMENT
and rson,
urban pla ninn evelopment
g & d
- DATE : December 15, 1978
TO : James D. Hewicker
Assistant Director, Planning
Community Development Department
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
PROJECT: ROGERS GARDENS INITIAL STUDY
FOR WORK FROM: October ' TO : November
DESCRIPTION OF WORK : Additional fee in recognition of work performed
beyond scope of services outlined in original
agreement.
Principal Hrs. $
Associate Hrs.
�� o�c3•c?t' I
Research Associate Hrs. ;; F� eon
Graphics Hrs.
Clerical
TOTAL for Services
EXPENSES :
TOTAL for Expenses $
TOTAL DUE THIS PERIOD $ 650.00
31882 Camino Capistrano, suite 270 son Juan Capistrano, ca. 92675 (714)661.6212
]RaQEIVED
S QornmunitY
Q@v_IMont
DEG-41 1978P"
WWFF-
�A
South Coast
AIR QUALITY MANAGEMENT DISTRICT
DISTRICT HEADQUARTERS
9420 TEL9TAR AVENUE, EL MONTE. CALIFORNIA 91731 • (213)443.3931 Date //-3c-78
File No. /38//00 S
Gow/MuNtTyy��J7E!/EGOP/yENi./7El�,aQTy,E,vj'
G/rY m4AIEmf je7' /3E.4oW
,3.30o NEwIb,�r,23ou�E 1/,�,e,a
N�wPoQr T,��.ac,v 0,4 5?21,63
COMMENTS ON: peV POS E.b hE/ur�KENs To USE f�� 2M/T NO. /683
AQMD PERMIT POTENTIAL EFFECT ON AIR QUALITY (AQ)
® Not required ❑ Beneficial: will probably tend to improve AQ
❑ Required ❑ No effect
❑ May be required. Impairment: probably no substantial adverse effect
Contact Zone Office. ❑ Unfavorable: may degrade AQ to a significant extent
❑ Adverse: will degrade AQ to a significant extent
[3 Indeterminate: due to lack of data
IF AN EIR IS DONE, IS AN AIR QUALITY ANALYSIS NEEDED? E] Yes ❑No NNA
If you have any further questions, please call Robert Graves at (213) 443-3931,
Ext. 240, Tom Mullins at Ext. 241 or myself at Ext. 238.
Very trulylyours,
J. A. Stuart
Executive Officer
John Danielson
Senior Air Pollution Analyst
EIR Form 2 7/77
ha rth ,
car
anct rson,
urban planniing & development November 17, 1978 `q ^
s RECEIIV EED
Con;.:..:rtty
Devel. ).nwt 9
Dept.
NOV 21 1978�^
Mr. James D. Hew i cker £ NEy�FpR 6FFACH,
Assistant Director, Planning CALIF.
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92663
Dear Jim:
I mentioned to Fred Talarico the problems we had with anticipating
the scope of work necessary for the environmental analysis done on
the Roger's Gardens use permit. I requested of Fred that some consi-
deration be given to expanding the contract to include at least some
of the additional work that was necessary so that we could be reimbursed
for same. As a result of this conversation, Fred suggested that I write
to you a brief letter outlining the problems encountered and that you and
he would take the matter up with Roger's Gardens.
At the time that the original proposal was prepared in early October we
understood that the plans submitted to us were firm and that a specific
date had been set for the Planning Commission hearing. As a result of
the impending hearing and the short period of time available for prepara-
tion of the work, we submitted a proposal that reflected the brief amount
of work possible on the job in this short period of time. As a result
of Roger's Gardens on-going negotiations with the Homeowners Association
and the resulting evolution of their proposal for expansion of the nur-
sery, the scope of our work changed substantially. As'you may recall ,
I submitted twenty copies of the Screen Check Initial Study to the City
by Tuesday, October IOth, in anticipation of the Planning Commission
hearing on October 19th. At the subsequent meeting of the Environmental
Review Board we made substantial changes in the plans for Roger's Gardens
and a new Screen Check Initial Study was called for. During the ensuing
two week period additional changes were made as a result of conversations
with City staff and Jeff D'Eliscu. While all parties to this project are
to be commended for their flexibility and diligence in development of an
acceptable plan, the process proved to be very costly for us and resulted
in substantial cost overruns.
31882 Camino Capistrano, suite 270 • San Juan Capistrano, ca. 92675 • (714)661.6212
• � •
Mr. James D. Hewicker
Page Two
Any consideration the City could make toward reimbursing Haworth, Carroll
& Anderson for additional work above and beyond the stated contract would
be appreciated. Enclosed please find a statement outlining the actual
hours to date, together with costs incurred on the project. Should you
desire further information on this question or wish to speak with me, I
will be available at your convenience. Thank you very much for your time
and consideration given to this request.
Very truly yours,
HA�WORT�H,, C�ARROL'L & ANDERSON, INC.
Bruce W. Matthias
Associate
BWM:mkn
Enclosure
1
a
ha rth ,
Carr 11 �8
and rson, STATEMENT
in .
urban planning & development
DATE : November 17, 1978
TO Mr. James D. Hewicker
Assistant Director, Planning
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92663
PROJECT : Roger's Gardens Initiai .Study
FOR WORK FROM: October r978 TO : November 1978
DESCRIPTION OF WORK : INITIAL STUDY
Principal Hrs.3 @ $45 $ 135.00
Associate Hrs.87 @ $35 3,045.00
Research Associate HrS. 4 @ $25 100.00
Graphics Hrs.
Clerical 28.5 @ $10 285.00
TOTAL for Services $3,565.00
EXPENSES : Xerox and Velobind 156.40
Blueprints 12.59
Reproduction 87.70
Mileage 40.65
TOW for Expenses $ 300.84
TOTAL DUE THIS PERIOD $3,865. 14
31882 camino capistrano, suite 270 • san jean capistrano, ca. 92675 • (714)661-6212
1
CITY OF NEWPORT BEACH
u z
ex
November 6, 1978
Mr. Bruce W. Matthias
c/o Haworth, Carroll , and Anderson, Inc:
31882 Camino Capistrano, Suite 270
San Juan Capistrano, CA 92675
Subject: Contract Roger's Gardens Initial Study
Dear -Bruce:
Enclosed please find an original and two copies of the agreement between
the City and Haworth, Carroll , and Anderson, Inc. Please execute three
copies and return the original and one copy to the City at your earliest
convenience.
Sincerely,
DEPARTMENT OF COMMUNITY DEVELOPMENT
R. V. HOGAN, DIRECTOR
By
F alarico
Environmental Coordinator
FT/dt
Enclosures
City Hall • 3300 Newport Boulevard, Newport Beach, California 92663
6ha rthr�r 1168d rson, October 31 , 1978
urbanplani & development
pent
Novo 11978�•* 19111
oir
-NewpoRi.&EACH,
CAE1F,
�b
Mr. James D. Hewicker
Assistant Director, Planning
3300 Newport Blvd.
Newport Beach, CA 92665
Dear Jim:
Submitted herewith are thirty (30) copies of the Draft Initial Study for
Roger's Gardens. It is our hope that this report meets all concerns of
the City of Newport Beach and fully addresses all feasible solutions.
It has been a genuine pleasure to work with you and your staff on this
project and I look forward to working with you on this and other projects
in the future.
Very truly yours,
HAWORTH, CARROLL & ANDERSON, INC.
I J� ocv�
Bruce W. Matthias
Associate
BWM:mkn
Attachments
31882 camino capistrano, suite 270 san juan capistrano, ca. 92675 (714)661.6212
�A
ka
Carr
and rson, STATEMENT
in .
urban planning & development
s 0
tzf m�,nEo 9
DATE : October 11 , 1978 �, be�et'.o�en<
I b v 11 197a� 10
TO : James D. Hewicker 0
Assistant Director, Planning N Cki'( gr C)"'
Community Development Department j NE�pcP��F' 71
City of Newport Beach
•3300 Newport Blvd.
Newport Beach, .CA 92683
PROJECT: Roger's Gardens Initial Study
FOR WORK FROM: 10/3/78 ' TO 10/11/78
DESCRIPTION OF WORK : ENVIRONMENTAL ANALYSIS
Principal Hrs. $
Associate Hrs. 840.00
Research Associate Hrs 400.00
Graphics Hrs. 120.00
Clerical 100.00
TOTAL for Services $1 ,460.00
EXPENSES : Water Quality Consultant $ 300.00
Traffic Consultant 250.00
Mileage @.15¢/mile 13.80
TOTAL for Expenses $ 563.80
TOTAL DUE THIS PERIOD $2,023.8o
31882 camino capistrano, suite 270 • san juan capistrano, ca. 92675 • (714)661-6212
jarr
rth ,
11 68
son,i October 5, 1978
urban planning & development
Mr. Jim Hewicker
Environmental Coordinator
Community Development Department
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92663
Dear Mr. Hewicker:
We are pleased -to submit to you a proposal for the preparation
of the Environmental Initial Study for the Rogers Gardens use
permit. This revision to the original Initial Study will address
changes in the proposed expansion of Rogers Gardens that is being
considered by the City of Newport Beach. The scope of services
is substantially the same as that submitted for the previous
study, and the cost is identical to that which we discussed yes-
terday over the telephone.
The final report will be prepared and submitted to you on Tuesday,
October 10, for review by City staff and inclusion into the staff
reports to the Planning Commission. We appreciate the opportunity
to work with you and look forward to future work with the City of
Newport Beach.
Very truly yours,
HAWORTH, CARROLL & ANDERSON, INC.
Bruce W. Matthias
BWM:mkn
Enclosure
31882 camino capistrano, suite 270 • san juan capistrano, ca. 92675 (714)661-6212
CITY OF NEWPORT BEACH
�<<FORN�P 640-2266
Mr. John Zazadinsky
California Regional Water Control Board
Santa Ana Region
6833 Indiana Ave . , Suite 1
Riverside , CA 92506
RE : Initial Study - Rogers Gardens
Dear Mr. Zazadinsky :
Enclosed for your information is an Initial Study which has been
prepared for the City of Newport Beach in conjunction with a pro-
posed amendment to a use permit for Rogers Gardens . This document
will be considered by the Newport Beach Planning Commission at their.
meeting of November 9 , 1978. If you have any comment, you are wel -
come to respond or you may contact me by phone at (714) 640-2266 .
Very truly yours ,
DEPARTMENT OF COMMUNITY DEVELOPMENT
R. V. HOGAN , DIRECTOR -
BY '�•
james D. Hewicker
ssistant Director-Planning
JDH/ct
Enclosure.
City Hall • 3300 Newport Boulevard, Newport Beach, California 92663
CITY OF NEWPORT BEACH
640-2266
Mr. Tom Mullins
South Coast Air Quality Management District
9420 Telstar Avenue
E1 Monte , CA 91731
RE : Initial Study - Rogers Gardens
Dear Mr. Mullins :
Enclosed for your information is an Initial Study which has been
prepared for the City of Newport Beach in conjunction with a pro-
posed amendment to a use permit for Rogers Gardens . This document
will be considered by the Newport Beach Planning Commission at their
meeting of November 9 , 1978. If you have any comment, you are wel -
come to respond or you may contact me by phone at (714) 640-2266 .
Vry truly yours ,
DEPARTMENT OF COMMUNITY DEVELOPMENT
R. V. HOGAN , DIRECTOR
By LY.
Jai es D. Hewicker
As istant Director-Planning
HDH/ct
Enclosure
City Hall • 3300 Newport Boulevard, Newport Beach, California 92663
RECEIVED S Community 9
Development
b Dept.
MAY 2 3 1978 10
SUMMARY OF FINDINGS CITY OF
NEWPORT BEACH,
CALIF. JJ
LAND USE ti
Environmental Impacts
The applicant is proposing to amend the present use permit to allow
certain existing uses involving the retail sale of antique furniture,
art items and other home decorative items not commonly associated with
a retail nursery operation. Further, the applicant proposes to include an
indoor-outdoor food service operation for use of patrons of the nursery.
The total area and total sales volume related to such uses, however, would
constitute a minor portion of the total nursery operation.
The applicant is also proposing to remodel various existing structures
and construct other additional -structures as indicated on Exhibit C.
This would include the addition of a storage structure on the portion of
property south of Parcel 1 . No structures are permitted on this portion
of property under the present use permit.
Mitigation Measures
A specific determination should be made by the City whether to allow the
continuation of existing uses involving the sale of antiques, art items
and other home decorative items. In the event that such uses are allowed
under the proposed use permit amendment, it is recommended that a maximum
floor area limit be established to restrict the amount of such uses in
relation to all other uses commonly associated with the retail nursery
operation.
It is recommended further that the proposed storage structure to be
located on the portion of property south of Parcel i be eliminated. Such
amendment to the present use permit may establish a precedence for the
continued development of other nursery structures in this area. Pending
!!!I the outcome of the General Plan Amendment for the area, it is believed -
that future nursery structures in this area may preclude or lessen
potential opportunities for alternative uses.
TRAFFIC AND PARKING
Environmental Impacts
A maximum of 950 additional vehicles per day would be generated by the
proposed expansion of the nursery. Since the peak traffic generated
by the nursery occurs during midday, the added traffic by the nursery
would have no significant impact on existing peak hour volumes along
MacArthur Boulevard, San Joaquin Hills Road or San Miguel Drive.
Peak traffic volumes and capacities at the major intersection of
MacArthur Boulevard and San Joaquin Hills Road would remain unchanged.
Present parking facilities at the nursery are inadequate to accommodate
existing parking demands. The applicant proposes to include 216
additional offstreet parking spaces (303 total with those existing) to
serve present and projected demands. The existing and proposed parking
spaces would adequately accommodate projected peak parking demands.
Sufficient space would be available to accommodate bus parking on site
in lieu of four to six proposed parking spaces.
Mitigation Measures
A portion of the proposed parking area to the south should include one
to two bus parking spaces. These should be located at the westerly end
of the parking lot, away from existing residences.
The main entrance off San Joaquin Hills Road should be the most easterly
entrance (as now exists) and it should be capable of handling two-way
traffic. The most westerly driveway along San Joaquin Hills Road should
continue to be restricted to deliveries and employee access only. The
Interconnecting driveway proposed between this area and the existing
public parking area to the east should be eliminated.
- 1a -
i - The westerly half of San Miguel Drive (south of its present terminus)
should be improved to facilitate access to the proposed new parking
lot. The present driveway entrance along San Miguel Drive should be
closed in favor of the new proposed driveway as indicated on Exhibit C.
A stop sign should be required at the intersection of this proposed
driveway and the new driveway connecting to the existing parking lot.
An adequate internal signing program should be developed to direct
visitors and customers entering from San Joaquin Hills Road and San
Miguel Drive to the proposed new parking lot to the south.
BUILDING HEIGHTS AND VIEWS
Environmental Impacts
The existing use permit provides that the project site be graded or
the building heights be adjusted to preserve existing views from
adjacent residences to the east. Further, the maximum height limit
for all buildings at the project site is specified to be 279 feet
above Mean Sea Level . The applicant is proposing to raise the height
of the existing gazebo from .19 feet to 22 feet, or 282 feet'above
Mean Sea Level . All other existing structures are proposed to remain
at their present height, including a portion of Building C (Exhibit D)
which now exceeds the maximum height limit by one foot. All proposed
structures to be added to the site would be below the maximum height
limit prescribed by the present use permit.
Mitigation Measures
The proposed increase in the height of the existing gazebo and the
addition of new structures at the site would not significantly impact
existing views from adjacent residences to the east. All structures
with the exception of the gazebo and the existing portion of Building C
would be below the maximum height limit prescribed by the present use
permit. The existing use permit should be amended to account for the
above exceptions.
ib -
0
i The applicant proposes to provide additional landscaping along the soil
berm near San Miguel Drive, as well as additional landscaping to the
interior of the proposed parking area. Landscaping along the rim of
the soil berm, if maintained to a height of between five and six feet;
would effectively screen the proposed parking area from view of the
adjacent residences to the east.
NOISE
Environmental Impacts
The proposed expansion of the nursery will add little by way of additional
traffic and noise along the major surrounding streets. The increase in
noise levels from additional traffic would be undetectable above existing
noise levels in the area. There is an existing problem, however, with
tour buses to the nursery being stored along San Miguel Drive. During
the summer months the bus engines are reportedly left running to permit
the operation of internal air conditioning units. This has created a
source of noise for nearby residences to the east.
Mitigation Measures
To alleviate future noise problems created by buses at the site, it is
recommended that bus parking be prohibited along San Miguel Drive.
Proposed plans should provide for one to two bus parking spaces located
on site at the westerly end of the proposed new parking lot, away from
existing residences. Bus operators should be required to turn off
engines while parked at the nursery to reduce noise levels in the area.
AIR QUALITY
Environmental Impacts
The proposed project would result in increased air pollutant emissions
principally as a result of increased vehicular traffic; however, the
impact is not considered to be significant. Employees and patrons of
the nursery and nearby residents would not be exposed to excessive
i .
- 1c -
carbon monoxide concentrations as a result of additional project
traffic on adjacent major roadways. The odor of diesel exhaust from
idling tour buses in the area may continue as a source of annoyance
to persons on-site, and depending on the location of the buses, nearby
residents.
Mitigation Measures
There are no realistic measures to reduce vehicle miles traveled by
potential customers or visitors to the nursery. However, because of
the commercial and tourist facilities in the Newport Beach area, it is
likely that a number of the trips attributed to the project could be
multipurpose, thereby reducing the degree of impacts assigned to the
project.
The annoyance from diesel -exhaust of tour buses in the area may be
reduced or eliminated by the following measures:
1 . Prohibiting the parking of tour buses on San Miguel Drive
adjacent to nearby residences to the east.
2. Limiting bus parking on-site to designated areas away from
existing residences and patrons inside the nursery complex.
3. Requiring bus operators to turn off engines while the buses
are being stored at the nursery.
4. Limiting tour buses to dropping off and picking up passengers
at the nursery. Buses would be required to wait at some other
location off-site, where compatible with surrounding uses.
WATER QUALITY
(A water quality analysis will be included as part of the initial study
prior to review of the proposed project by the Planning Commission. )
- id -
�16W Po pr • •
m� Department of Community Development
C�Cf FpRN'
DATE : March 3, 1978
TO: Jim Hewicker
FROM: Bev Wood
SUBJECT : Roger ' s Gardens Environmental Review
The following dates and sequence of events may be of use to you
in writing the request for a continuance on Roger ' s Gardens :
1 . February 16 : Planning Commission reviewed permitted uses and
directed that an environmental analysis be
prepared and brought back to the Planning
Commission for determination as to whether
a Negative Declaration or an EIR should be
prepared.
2 . February 17: Haworth-Anderson-Lafer contacted and asked
to submit proposal .
3. • February 22 : Proposal sent to Newport Beach Community
Development Department .
-4. l February 24: Proposal received , discussed with consultant,
discussed with applicant.
5 . March 1 : Revised plan and text received by Department,
EIR fee deposited.
6 . March 2 : Contract signed, consultant authorized to
proceed .
7 . March 17 : Screen check copy turned in to City.
8 . March 22-24: E .A.C . meeting and recommendation , corrected
copy returned to consultant.
9 . March 29-30 : Printed copies delivered to the City.
10 . April 6 : Public Hearing .
All of these steps have been (or will be) accomplished in the
minimum time possible . The earliest meeting that an Initial Study
will be ready for Planning Commission consideration will be April 6th,:
Beverly w o , Envirpnmental Coordinator
BW/sh
DRA:an
Draft #5
ATTACHMENT TO AMENDMENT TO USE PERMIT #1683
ROGER'S NURSERY
Use Permit 01683, as previously amended, is hereby
amended to include the following conditions:
1. Intent and Purpose.
it is the intent of this Use Permit Amendment to provide
comprehensive planning for what is now the Roger' s Gardens
property to include within the operation of the nursery
those related and compatible uses which are consistent with
a commercial nursery as same are specified in this Use
Permit and emphasizing a park-like open space.
2. Site Requirements.
a. Site Description.
The site shall include Parcel 1 of Parcel Map 81-05,
which Parcel Map was recorded on June 9, 1976, in Book
81 Page 5 of Parcel Maps in the Office of the County
Recorder of Orange County, California, together with a
new parcel which shall be the subject of a new Parcel
Map, which new parcel is a portion of Block 93 , Irvine
Subdivision. Parcel 1 constitutes five acres and the
new parcel constitutes approximately three acres, all
as shown on the approved plot plans.
b. Improvements Required by City.
(1) The approval of any new use on the three acre
portion of the property shall not become final
until such time as the Planning Commission has
approved a Parcel Map for that portion of the
development.
(2) Any dedications for, and off site or on site
improvements to, San Miguel Drive shall be as set
forth as conditions to the Parcel Map for the
three acre parcel.
3. Site Coverage.
a. Definition of Structures.
(1) "Partially unenclosed buildings" shall include
only those structures used for plant and plant
related display 'and which structures are open to
the elements, either by reason of a "lattice type"
roof or by reason of the absence of a portion of
the sides on a day and night basis. For example,
the "gazebo" presently being used for plant display
and being open to the elements shall be defined as
.a partially unenclosed structure.
(2) "Enclosed structure" shall be all structures other
than partially unenclosed structures.
b. Coverage of Site.
The partially unenclosed structures shall not be used
in determining net coverage of site or the number of
required parking spaces.
C. Permitted Conversion of Existing Structures and New
Construction. 1
(1) All structures presently existing on the site
shall be deemed to be permitted structures.
(2) The following structures may be converted from
partially unenclosed to enclosed:
-2-
0
Structure Usable Square Footage
Site B 800 sq. ft.
Site M 31700 sq. ft.
Site N 8,100 sq. ft. _
Site P 2,700 sq. ft.
Site S 6,600 sq. ft.
The following sites may be used for the
construction of additional enclosed buildings:
Structure Usable Square Footage
Site A 1,500 sq. ft.
Site L 800 sq. ft.
Site P' 2 ,700 sq. ft.
(new second story addition to first story
conversion)
Site V 2,800 sq. ft.
The following sites may be utilized for the
construction of partially unenclosed buildings:
Structure Usable Square Footage
Site O 1,100 sq. ft.
Site Q 2,000 sq. ft.
Site R 480 sq. ft.
(existing, but to be relocated)
Site T 4,000 sq. ft.
Site U 2,300 sq. ft.
4. Uses.
a. The following uses (which have been determined to be
commercial nursery uses) shall be permitted by Roger's
Gardens and/or its subtenants pursuant to this Use
Permit:
(1) Nursery Operation.
(a) To allow operation, storage, display and
growth of plants, shrubs and trees.
-3-
(b) Administrative offices.
.fain /r&7W vw7ES {.
(2) Commercial Sales and Services.
The sale of the following:
(a) Plants, hanging baskets, color pots, shrubs
and trees.
(b) Garden materials, plants, supplies, accessories
and equipment.
(c) Florist items, including:
[i] Bonsai.
[ii] Crafts.
[iii] Driftwood, wrought iron and other decora-
tive materials.
[iv] Books, films and postcards. Ova4Zeurvefv
inAat"L/
(d) Pottery, terracotta, fountains, statuary and
like items.
(e) Holiday (including Christmas) items.
(f) -Patio furniture and patio accessories.
(g) Antiques.
(h) Art items.
(i) Home decorative items.
(j) Jewelry.
(k) Housewares, including:
[i] Dinnerware.
[ii] Kitchen and culinary items.
(1) Limited food items, including:
[i] Fresh produce and fruit. (The sale of
produce will be prohibited in all areas
except Site N. )
�(. [ii] Fruits, nuts and candies.
[iii] Bakery items.
-4-
L-
[iv] Imported and domestic gourmet items;
e.g. , caviar, specialty meats, cheeses,
wines and beers.
(m) Services (including sales) which are reason-
. '
ably related to nursery activities, including:
[i] Landscape architecture.
r'[ii] Landscape installation.
b. Food Operation.
A limited food operation within the context of a "coffee
garden" or "tea room" and which is developed as a part
of, and to enjoy, the park-like open space of Roger's
Gardens shall be permitted subject to the following
terms and conditions: _
(1) If the food is prepared on site, the plans for the
kitchen area shall conform with all applicable
ordinances and/or law.
(2) The service of food shall be limited to an enclosed
area not in excess of six thousand six hundred
(6, 600) square feet together with a deck area of
�G4 not over three thousand four hundred (3,400)
square feet.
(3) The sale of beer and wine shall be permitted, but
I
the sale of hard liquor shall not .be permitted as
set forth hereinabove. However, the serving of
alcoholic beverages in conjunction with bona fide
political, civic and charitable events as set
forth hereinbelow shall be permitted.
-5-
C. Uses Which Are Not Permitted.
(1) An array of commonly used food items which in
their entirety would constitute a family market or
similar type of food operation.
r
(2) The sale of prepared foods which would constitute
a restaurant except that the sale of prepared
foods which conforms with Section 4b set out
hereinabove shall be permitted.
(3) Any use which by reason of noise, odor or dust
creates an adverse environmental impact.
(4) Any use which is not specifically permitted.
rSGS)
d. Political, Civic and Charitable* Events. �
Political, civic and charitable events are permitted
subject to the following conditions:
(1) When applicable, the prior obtaining of a special
event permit from the City Clerk; provided, however,
that only six (6) of said events shall be permitted
in any one calendar year without the obtaining of
a special event permit
(2) No event shall exceed 11:00 p.m. unless the special
event permit shall specify a later hour.
(3) The amplification equipment shall be maintained so
that noise is confined to the site.
5. Building Heights.
Building heights of structures shall be as set forth
• I
hereinafter:
a. All existing buildings shall be deemed to be conforming.
b. The "gazebo" may be raised by not more than seven (7)
feet.
-6-
C. The construction of additional enclosed or unenclosed
buildings shall have a height limitation measured from
the top of the roof to grade as follows: y(��
Structure Existing Grade Proposed Grade Height
Site A 263 263 18 '
Site L 256 256 10 '
Site O 251 251 10,
Site P' 252 252 22 '
Site Q 260 260 10'
Site R 260 260 10'
Site S 264 . 50 264 .50 22 '
Site T 264. 50 264 . 50 22' Deck Area
Site U 265 265 10'
Site V 252 252 10 '
6 . Setback Requirements.
The following setback requirements shall apply:
The setback line for all existing buildings shall be as they
are presently built and for buildings which are to be con-
structed shall be as set forth in the approved plot plan.
7. General Sign Requirements.
a. Signs existing as of December 1, 1977, shall be deemed
to be conforming.
b. Name or identification signs for subtenants shall be
permitted as follows:
(1) Each subtenant shall be entitled to a name or
identification sign within each of two (2) group-
ings, the location and grouping of which shall be
I '
subject to the approval of the Director of Community
Development.
-7-
(2) Each subtenant's name or identification sign shall
not exceed two (2) square feet in area.
(3) The total square footage within each grouping
shall not exceed a total of fifty (50) square
feet.
(4) The groupings may be affixed to posts or to the
wall (s) of a building(s) , but shall not be a pole
sign.
C. Such other signs as may be permitted by the Modification
Committee.
d. Signs visible only from within the site are exempt from
these requirements.
8. General Parking Requirements.
Based upon the approved Site Plan, the parking lot shall
provide for the accommodation of not less than three hundred
(300) parking spaces which shall be deemed to provide for
all parking needs for the site as defined in this Use Permit
with food service limited to six thousand six hundred (61600)
square feet of an enclosed building and three thousand four
hundred (3,400) square feet of deck area.
9. Lighting.
All lighting fixtures shall be located so as to shield
direct rays from adjacent residential properties.
10. General Landscape Standards.
a. Existing Landscape.
All existing landscaped areas shall be deemed to be
approved.
b. New Landscaped Areas, Including Parking Lots.
The berm separating San Miguel Drive from the new
parking lot shall be landscaped in a manner consistent
-8-
with the landscape on the berm surrounding the existing
parking lot. Detailed landscape and irrigation plans,
prepared by a registered architect or under the direc-
tion of a landscape architect, shall be submitted to
and approved by the Director of Community Development
prior to "the issuance of a building permit for the
parking lot areas. Landscape on any public way shall
be installed per plans and specifications approved by
the Parks, Beaches and Recreation Director in accordance
with Parks, Beaches and Recreation standards.
C. All landscaping within Roger' s Gardens shall be main-
tained in a neat and orderly fashion.
11. General Conditions.
a. Extension of Term of Original Use Permit.
This Use Permit $1683 , ,as amended, shall terminate on
March 31, 2030, or on the termination of the Ground
Lease with The Irvine Company dated
provided, however, that purchase of the leased premises
by the Applicant shall not be deemed to be such a
termination of lease and, in which case, the Use Permit,
as amended, shall terminate on March 31, 2030.
b. Hours of Operation.
(1) Political, Civic and Charitable Events.
The hours for political, civic and charitable
events are as specified in Condition 4d.
(2) The hours for all other uses shall terminate at
9 : 00 P.M.
C. Conditions of Original Use Permit and Previous
Amendments.
All of the conditions of the original Use Permit and of
the previous amendments shall continue in full force
-9-
♦ • •
and effect except that should there -be any inconsistency
between the conditions set forth in this amendment and
with the original Use Permit or previous amendments,
the conditions set forth in this amendment shall control.
-10-
CITY OF NEWPORT BEACH
DEPARTMENT OF COMMUNITY. DEVELOPMENT
PLAN REVIEW REQUEST
Date J-anuary 17 , 1978
IIADVANCE PLANNING DIVISION ErPLANS ATTACHED ( PLEASE RETURN)
❑PUBLIC WORKS DEPARTMENT
[]:TRAFFIC ENGINEER []PLANS ON FILE IN ZONING AND
rjFIRE DEPARTMENT ORDINANCE ADMINISTRATION
[]PLAN REVIEW DIVISION DIVISION
QPARKS & RECREATION
❑ POLICE DEPARTMENT
[] MARINE SAFETY
[] GENERAL SERVICES
APPLICATION OF Roger ' s Gardens Newport Center
FOR A ❑VARIANCE )BUSE PERMIT 1683 (Amender
❑RESUBDIVISION []TRACT MAP
ON A REQUEST TO amend a previously approved use permit that permitted the
establishment of Rogers Gardens , a commercha nursery and related : retaiI
sales ( including the sale of garden furniture) complex on the site. The
proposal includes the ad ition o a minis rative an professional offices . for
Roger ' s Gardens and others related to nursery activities such as landscape _
architects—and interior decora�he a hthon of cominercia7 sales facilitie
antiques , art items , jewelry, housewares , fresh produce fruit,
.�includi.—n g---- See below--
ON LOT BLOCK 93 TRACT Irvine
-- Subdivision
ADDRESS 2301 San Joaquin Hills Road , Newport Beach
REPORT REQUESTED BY 1 /26/78
COMMISSION REVIEW 2/'9/78
COMMENTS�. U 6 t L 1A r�)43 d iLS
f
Inn enA rah P .etSCIA, �l
�r
r�lakerygoods , gourmet items , etc . ) ; the establishment of an indoor and outdooffee garden' restau— ran�faci i y wi ' on-sa e eeran wine ; e serving
alcoholic beverages in conjunction with bona fide political , civic and
aritable events; "rel &te�o s reef-par ing areas ; changes in eigTit
j limitations to__u_ermit a new two story structure and a 7 ' increase in the _
height of the exhsthng gazebo ; an acce�ance o�e an envhronmenta(
document.
a�P � li l./�^i�r/v \ LY Y �—HIV/ VVV✓✓✓ f V _
SIGNATURE e DATE
-7,?e
P
Hl
APPENDIX H
Date Filed January 6, 1978
Environmental Information Form
(To be completed by applicant)
GENERAL FNFORb1ATI01,
1 . Name and address of developer or project sponsor:
Roger's Gardens Newport Center 2301 San Joaquin Hills .
2 . Address of / Corona�eT— ar, a.
project: 230i San Joaauin Hills Rd. Corona Del Mar,Ca.
Assessor ' s Block and Lot Number •Block 93 of irvine'a s t,di
_
map recorded in Book 1r page 88 of Miscell ^v
Miscellaneous record maps.3 . Name, address, and telephone number of person to be contacted
concerning this project: Jeffrey B. D'Eliscu Phone: 6405800
2301 San Joaquin Hills' Rd Corona Del Mar, Ca. 92625
4. Indicate number of the permit applibation for the
Which this form pertains : #1683 project to
5• LZst and describe any other related permits and other public
approvals required for this project, including those required by
city, regional, state and federal agencies : None
6. Existing zoning district: AndwO and R-A .
7• Proposed use of site (Project for which this. form is filed} :
See attached Page 4
PROJECT DESCRIPTION
8. Site size . Approximately 8 acres
9 • S:;::are footage . Approximately 350 ,000 square feet
10. :;.;.;ber of floors of construction . All one (1) story except• for-
2700 square feet of two (2) story
17. . A-- l-,.znt of off-street narking provided . 313 bars
12 . Ar.tach plans • Yes
13 . Proposed scheduling. 1978 and 1979
111 . Associated projects . None
15• Anticipated incremental development . any is -included in the
Use Permit application
P
16. If residential, include the number -of units, schedule of
unit sizes, range of sale prices or rents, and type of household
size expected. - Not applicable
17. If commercial, indicate the type, whether neighborhood, city
or regionally oriented, square footage of s_a2es area and loading
facilities .. SALES AREA:5l,000 square feet
LOADING AREA: 9 ,000 square feet
18. If industrial, indicate type, estimated employment per shift,
and loading facilities . Not applicable
19. If institutional, indicate the major function, estimated
employment per shift, estimated occupancy; loading facilities,
and community benefits to -be derived from the project.
Not applicable
20. If the project involves a variance, conditional use or rezonir
application, state this and indicate clearly, why the application
is required. Use permit modification to clarify
current uses.
Are the following items applicable to the project or• its effects?
Discuss below all items checked yes (attach additional sheets as
necessary) .
YES 110
X 21. Change in existing features of any bays, tidelands,
beaches, lakes or hills, or substantial alteration of
ground contours .
* X 22 . Change in scenic views or• vistas from existing,
residential areas or public lands or roads.
X 23 . Change in pattern, scale or character of general
area of project.
X . 24 . Significant amounts of solid waste or litter.
X 25. Change in dust, ash, smoke, fumes or odors in
vicinity.
X 26. Change in ocean, bay, lake, stream or ground crater
u' quallty or quantity, or alteration of existing drainage
patterns .
X 27. Substantial change. in existing noise or vibration
levels in the vicinity.
X 28. Site on filled land or on slope of 10 percent- or mor(
X 29. Use of disposal of potentially hazardous materials,
such as toxic substances, flammables or explosives .
1 x3
XES NO
X 30. Substantial change in demand for municipal services
(pblice, fire, water, sewage, etc. ) , •
X 31. Substantially increase fossil fuel consumption
(electricity, oil, natural gas, etc. ) ,
X 32 . Relationship to a la'r er
projects , g Project or series of
ENVIRONMENTAL SETTING
33 . Describe the project site as it exists before the project,
including information on topography, soil stability, plants and
animals, and any cultural, historical or scenic aspects. Describe
any existing structures on the site, and the use of the structures.
Attach _photographs czf e accepte the site . Snapshots or polaroid photos will
- -
34. Describe the surrounding properties, including information
on plants and animals and any cultural, historical or scenic
aspects . Indicate the type of land use (rgsidential, commercial,
• ets. ) , intensity of land use (one-family, apartment houses, shops,
department stores, etc . ) , and scale of development (height, ,
frontage, set-back, rear yard, etc . ) -Attach photographs ,-of the
vicinity. Snapshots or polaroid photos tl e accep e
'CERTIFICATION: I hereby certify that the statements furnished
above and in the attached exhibits present the data and infor-
mation required for this initial evaluation to the best of- my
ability, and that the facts, statements, and information presented
are true.- and correct to the best of my knowledge and belief.
Date
Signa ure
For
HI - Item #7
1. Intent and Purpose.
It is the intent of this Use Permit Amendment to provide
comprehensive planning for what is now the Roger's Gardens
property to include within the operation of the nursery
those related and compatible uses which are consistent with
a commercial nursery as same are specified in this Use -
+7
i
n
i
APPENDIX I
ENVIRONMENTAL CHECKLIST FORM
(To be completed by Lead Agency)
I. 'BACKGROUND .
1; . Name of Proponent
2. Address and Phone 4.um er or" `-�J � r�
oponenC.
It ell 51
3• '•• Date of Checklist Submitted �,/
4. Agency Requiring Checklist �UWW le ��
5: Name of Proposal, if applica yG
II.• ENVIRONMENTAL IMPACTS
(Explanations of al-1 "yes" and an attached sheets. ) "maybe" answers are required
YES MAYBE • NO
1.. ,Earth. Will the proposal result in:
a. Unstable earth conditions or in
changes . in geologic substructures?
b. Disruptions, displacements, com-
paction or overcovering of the soil?
c. Change in topography or ground
surface relief features?
d. The destruction, covering or
modification of any unique geologic'
or physical features?
e • Any increase in wind or water
erosion of soils, either on or off
. the site?
f. Changes in deposition or erosion
of beach sands, or changes in
siltation, deposition or erosion
which may modify the channel of
a river or stream or the bed of
the ocean or any bay, inlet or lake?
• P-
1.2
YES MAYBE " No
g. Exposure of people or property to
geologic hazards such as earthquakes,
landslides, mudslides, ground failure,
Or similar. hazards?
2. Air. Will the proposal result in:
a. Substantial air emissions or
deterioration of ambient air quality?
b. The creation of objectionable
odors?
c. Alteration of air movement,
moisture or temperature, or any
change in climate, either locally
or regionally?
3 . Water. Will the proposal result in—
a. Changes in currents, or the course
or direction of water movements, in
either marine or fresh waters?
�..' Changes in absorption rates,
drainage patter-sn, or the rate
and amount of surface water runoff?
. suaur iacR-CasE -- — _ —
c. Alterations to the course or
flow of flood waters?
d . Change in the amount of surface
wat,s. in any water body?
e . Discharge into surface waters, • or-
in any alteration of surface water•
quality, including but not iimited
to termperature, dissolved oxygen or
ti.11-L idity? gu y-
f. Alteration of the direction or•
rate of flow of ground waters•?
L . "Ahange in the quantity of ground "
waters, either through direct additions
or withdrawals, or, through interception
of an aquifer by cuts or e-:,cavations:' ✓
13
YES MAYBE NO
h. Substantial reduction in the
amount of water otherwise available
for public water supplies? .
I. Exposure of people or property
to water related hazards such as
flooding or tidal waves?
4. Plant Life. Will the proposal result
�-
a . Change in the diversity of species,
or number of any species of plants
(including trees, shrubs, grass,
crops, microflora and aquatic plants) ? ' r
b. Reduction of the numbers of any
unique, rare or endangered species
of plants?
c. Introduction of new species of -
plants into an area, or in a barrier
to the normal replenishment of
existing species?
d. Reduction in acreage of any ~
agricultural crop?
5. Animal Life. Will the proposal
• y
resu • n.
a.' Change ' in the diversity of
species, or numbers of any species
of animals (birds, land animals
including reptiles, fish and
shellfish, benthie or anisms
insects or microfauna ?
b. Reduction of the numbers of any
unique, rare or endangered species
of animals?
C. Introduction of new species of
animals into an area, or result in
a barrier to the migration or
movement of animals? ✓
d, Deterioration to existing fish
or wildlife habitat?
1,4
YES MAYBE NO
6. Noise. Will the proposal result in:
a . Increases in " existing noise
l eve l s?AA015e Tb r� eo f"Am z,
b. Exposure of people to severe
noise levels?
7. Light and Glare . Will the proposal . "
pro4aAeOAnew bight or glare?
" 7o sirs• — —
8. Land Use. Will the proposal result in
a substantial alteration of the
present or planned land use or an
area?
9. "Natural Resources. Will the
proposa I resu t in:
a . Increase in the rate of use of
any natural resources? y
b. Substantial depletion of any
nonrenewable natural resource?
10. Risk of Upset. Does the proposal — —
invoNe a rinic of an explosion or
the release of hazardous substances
(including, but not limited to, oil,
pesticides, chemicals or radiation)
in the event of an accident or
upset conditions?
11 . Population. Will the proposal alter
the location, distribution, density,
or growth rate of the human popu-
lation of an area?
12 . Housing . 6•1il.l. the- proposal affect —
eaistng housing, or create a
demand for additional housing? v '
1 i'r•ansportation/Circulation, ldill `
the Proposal- esult in:
a . Generation of substantial addi-
tional /
vehicular movement? ✓
YES MAYBE Iv0
b. Effects on existing parking
facilities, or demand for new
parking? ✓
e , Substantial .impact upon existing
transportation systems? y v
d. Alterations to present patterns
of circulation or movement of
people and/or goods? ✓
e.- Alterations to waterborne, rail
or air traffic? ____ ✓
f. Increase in traffic hazards to
motor vehicles, bicyclists or '
pedestrians? ._ ✓
14. Public Services . Will the proposal
W have an effect upon, or result in •
a need for new or altered govern-
mental services in any of the
x following areas:
w a. Fire protection?
3 b. Police --protection? T
o c. Schools.? _ _ - ✓"
d. Parks or other recreational
facilities?
e . Maintenance of public facili-
ties, including roads? ✓
f. Other governmental- services? ✓
15 . Energy. Will the proposal result in:
a. Use of substantial amounts of
fuel or energy? ✓
b. Substantial increase in demand
upon existing sources of energy,
or require the development of new
sources of energy? ✓
( 16
YES MAYBE NO
16. Utilities. Will the proposal result _
in a'needor new systems, or
substantial alterations to the
following utilities:
a . Power or natural gas? ✓
b. Communications systems?
c . Water?
d . Sewer or septic tanks?
e . Storm water drainage?
r
f. Solid waste and disposal?
17• Human Health. Will the proposal '
result n: —
a . Creation of any health hazard or
Potential health. hazard (excluding .
t` mental health) ?
b. Exposure of people to potential
health hazards?
18. Aesthetics. Will the proposal result
in the obstruction of -any scenic
'Vista or view open to the public, or
will the proposal result in the
creation of an aesthetically
offensive site. open to - public view?
19. Recreation. Will the proposal result
n an impact upon the quality or
quantity of existing recreational
opportunities?
20. Archeological Historical . Will the
Proposal result in an alteration
Of an significant archeological or
historical site, structure, object
or building? �-
17
YES MAYBE NO
21, Mandator Findin s of
• Si nificance,"
�a) Does 'the project have the potential
to degrade the quality of the environment,
substantially reduce the habitat of a fish
or wildlife species, cause a fish or wildlife-
Population to drop below self sustaining
.levels, threaten to eliminate a plant or
"animal community, reduce the number or
restrict the range of a rare or endangered
plant or animal or eliminate important
examples of the major periods of California
history or prehistory?
b. Does the project have the poten-
tial to achieve short-term, ron-
to disadvantage of' long-term to
the
the mental goals? (A short-te,rm impact •
on the environment is one ,which
occurs in a relatively brief,
definitive period of time while
long-term impacts will endure
well into the future . )
c. Does the project have impacts
which are individually limited,
but cumulatively considerable?
(A project may impact on two or more
separate resources where the impact on each resource is relatively
small, but where the effect of the
total of those impacts on the
environment is significant, )
d• Does the project have environ-
mental effects which will cause
substantial adverse effects on
hunan beings, either directly
or indirectly?
III. DISCUSSIO71 OF E:TrVIR0ii IIENTAL EVALUATIOPJ _-
28
IV. DETERMINATION
(Tp be completed by the Lead Agency)
On the basis of this initial evaluation:
I find the proposed project COULD NOT have a significant
effect on the environment, and a NEGATIVE DECLARATION
will be prepared.
�f I find that although the proposed projethereuld have a
significant effect on the environment,
be a significant effect in this case because the
mitigation measures described on an attached sheet
have been added to the project. A NEGATIVE DECLARATION
WILL BE PREPARED.
Z7 I find the
proposed
project
MAY have a significant
ec
on the environment, andanENVIRONMENTALMPACTR%PORT
,
is required.
Date ' 3ignatureT .
For
s
I
oz- -
�S�tfN1�T
2416, DO
I
-so, 00 o�oo
s�
I rw�DRr CITY OF NEWPO RT BEA _ RECEIPT . .. I
I ee NEWPORT BEACH,CALIFORNIA 92663 s No. 83541 I
+mo V C 19 1 I
(� S DATE
RECEIVED FROMd ��
i FOR:r2=j od ((L�� brC' 0
! i
I
i ACCOUNT O AM^ry1�
0
i DEPARTMENT
I i
BY �
AGREEMENT
THIS AGREEMENT is made and entered ,into on this ls,t day of
March , 1978, by and between the CITY OF NEWPORT BEACH , a municipal
corporation , hereinafter referred to as "CITY, " and HAWORTH , ANDERSON ,
LAFER , hereinafter referred to as " CONSULTANT. "
W I T N E S S E T H
WHEREAS, the CITY has determined that an Initial Study is
necessary in conjunction with a-n application of Roger ' s Gardens
for an amendment to Use Permit No . 1683 on a site located southeasterly
of the intersection of San Joaquin Hills Road and MacArthur Boulevard,
in the City of Newport 'Beach , County of Orange , State of California ; and
WHEREAS , CONSULTANT has submitted to CITY a propos,al to prepare
said Initial Study; and
WHEREAS , CITY desires to accept said proposal .
NOW , THEREFORE , in consideration of the foregoing , the parties
hereto agree as follows :
1 . GENERAL
CONSULTANT agrees to prepare the subject Initial Study
in accordance with the requirements set forth in Para-graph 2 of this
Agreement. CITY agrees to remit to CONSULTANT the amounts set forth
in paragraph 3 of this Agreement in accordance with the terms and
conditions set forth in this document.
2 . SCOPE OF WORK
The subject Initial Study will be prepared in accordance with
the CONSULTANT"S proposal dated February 22 , 197'8, as amended which
is attached to this Agreement marked as Exhibit "A" and by reference
incorporated herein at this point a-s if fully set forth . Included
with the proposal is attendance at the meeting of the Environmental
Affairs Committee .
3. BILLING AND PAYMENT
CONSULTANT shall be paid under this Agreement on a time
and material basis and i.n no event shall the maximum amount of this
Agreement exceed Three Thousand Six Hundred Forty. Dollars ($3, 640 . 00) .
Partial payments shall be made by CITY to CONSULTANT upon CONSULTANT ' S
presentation of statements verifying the time and material costs
incurred by it in connection with this Agreement.
4. FAITHFUL PERFORMANCE
CONSULTANT shall use diligent efforts to complete this
contract within twenty one ( 21 ) days after execution of this Agree-
ment. The subject Initial Study must meet the approval of the
Environmental Affairs Committee of the City. In the event additional
work is required due to input during the public hearings , said
additional work shall be subject to a separate contract .
5 . TERMINATION
This Agreement is subject to termination by the CITY at
any time upon serving written notice to CONSULTANT . The CITY shall
be thereafter liable to CONSULTANT only for fees and costs incurred
as of the date CONSULTANT receives such notice of termination .
IN WITNESS WHEREOF, the parties hereto have entered into this
Agreement as of the date and year first abo-ve written .
APPROVED AS TO FO M CITY OF NEWP'ORT BEACH
j�
By
A i nt C y A rney D ec or
Communi eveIop nt Department
CITY
HAWORTH-ANDERSON-LAFER
By iy" O4/0
CONSULTANT
2 -
haworth • anderson • laf er
urban planning • design • housing • land use • environmental analysis
February 22, 1978
Ms. Beverly D. Wood
Project Planner and
Environmental Coordinator
Community Development Department
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
Dear Beverly;
Upon review of the staff report and other attached background data concern-
ing the proposed Roger's Gardens expansion, I am enclosing a proposed scope
of work for an environmental initial study as we had discussed last Thursday,
February 16, 1978.
1 am intending to meet with you tomorrow to discuss all details, including
the proposed scope of work, project particulars and a time schedule for the
study.
Sincerely,
HAWORTH/ANDERSON/LAFER 4
A Corporation
Carl Neuhausen, Principal
CN:bw
Enclosure
31706 pacific coast highway • south loguna.co92677 •tel(71A)499-2206 _J
! 0
EXHIBIT A
PROPOSAL TO PREPARE
ENVIRONMENTAL INITIAL STUDY
CITY OF NEWPORT BEACH
Haworth/Anderson/Lafer, Inc. (Consultant) will prepare an Environmental
•Initial Study of the proposed Rogers Gardens Expansion .(Use Permit,
No. 1683 Amended) located •at 2301 San Joaquin Hills Road, at the southeast
corner of San Joaquin Hills Road and MacArthur Boulevard in the City of
Newport Beach. The Environmental Initial Study will comply with all
applicable guidelines of the California Environmental Quality Act (C.E.Q.A.)
as amended, and other applicable guidelines of the' City of Newport Beach.
In particular, the Environmental Initial Study will include the following: .
Is CONTENTS OF INITIAL STUDY
A. SUMMARY .
A summary of major potential adverse impacts and mitigation
measures identified in the Initial Study.
B. PROJECT DESCRIPTION
1 . The name or title of the proposed project and project sponsor.
2. The name of the lead agency and other responsible agencies
Involved with the proposed project.
3. A written and graphic description of the location and
boundaries of the proposed project.
4. A brief description of immediate past development and uses
of the subject property.
5. A statement of the purpose and objectives of the proposed
project.
6. A general description of the project's technical and environ-
mental characteristics, considering the principal engineering
proposals.
C. ENVIRONMENTAL SETTING
1 . A description of the environment in the vicinity of the project
site as it exists before commencement of the project. The
specific environmental features to be addressed in the Initial
Study will inci.ude:
a. Land Use - a description of existing uses in the vicinity
of the project site, including a description of existing
zoning and general plan designations.
b. Building Scale/Views - a description of existing building
heights, locations, and views with regard to existing and
surrounding uses of the subject property. -
c. Traffic & Circulation - a description of existing and
master planned facilities, including vehicular traffic
volumes, distribution, street capacities and access at
and near the project site.
d. Parking - a description of existing parking facilities,
City parking requirements, and parking demands generated
by the existing use.
e. Air Quality - a description of existing air quality/
contamination, including estimated levels of contamina-
tion contributed by vehicular traffic at and near the
project site.
f. Noise - a description of existing noise levels based on
existing traffic volumes at-and near the project s-Fte.
D. ENVIRONMENTAL IMPACTS
1 . A detailed discussion of the probable impact of all proposed
activities-associated with the project in relation to each of the
environmental factors listed above, including:
a. Land Use - a detailed discussion of the compatibility of
the proposed project with surrounding land 'uses, existing
zoning and general plan land uses.
b. Building Scale/Views - a detailed discussion of potential
impacts related to proposed building arrangements, building
heights and landscaping with existing views from surrounding
uses.
i
c. Traffic & Circulation - a detailed discussion of potential
traffic impacts of the proposed project, considering added
traffic volumes, traffic distribution patterns and' access
to and from surrounding major streets.
d. Parking - a discussion of potential increased parking demands
and proposed parking and access in relation to local parking
standards and requirements.
e. Air Quality - a discussion of potential air quality impacts
based on added traffic volumes, traffic mix and CO concentra-
tion from project traffic near major access points.
f. Noise - a discussion of potential increases in noise levels
based on projected traffic volumes, traffic access and
parking arrangements.
E. MITIGATION MEASURES
The identification and discussion of various mitigation measures
which would serve to reduce significant, adverse environmental
impacts of those listed above. This discussion will include an
identification of the acceptable levels to which such impacts would
be reduced, and the basis upon which such levels were identified.
Where alternative measures are available to mitigate an impact, each
will be discussed and the basis for selecting one alternative will
be identified.
F. REFERENCES
Following each individual section of the report, or included within
a separate section, all pertinent material , studies or persons
consulted in the preparation of the report will be listed or
included for reference. The identity of all federal , state or local
agencies, or other organizations and private individuals consulted
in preparing the Initial Study, and the identity of the persons,
firm or agency preparing the Initial Study by contract or other
authorization, will also be listed. Reference to these sources
within the text of the appropriate sections will be made by means
of footnotes.
II. PERFORMANCE
The consultant agrees to commence work on the Environmental Initial Study
within three (3) days following execution of an agreement between the
City of Newport Beach and the consultant and to diligently continue the
same to completion. Six (6) copies of a Screen Check Initial Study will
be submitted by the consultant to the City within weeks follow-
ing execution of such an agreement. The Environmental Affairs Committee
may require additional information and/or modifications to the Screen
Check Initial Study prior to accepting the document as an Initial Study.
Upon such acceptance, the consultant will provide twenty-five (25) copies
of the Initial Study (as may be required) for review by the Planning
Commission and general public. Production costs for these reports,
based on the consultant's standard format, are included as part of the
total compensation to be paid to the consultant.
III. COMPENSATION
A. For preparing the Environmental Initial Study, Haworth/Anderson/
Lafer will require, on a time-and-materials basis, a total fee
not to exceed THREE THOUSAND, SIX HUNDRED AND FORTY DOLLARS ($3,640.00).
The estimated distribution of costs for preparing the Environmental
Initial Study is set forth in Exhibit B.
B. All costs will be charged on a time-and-materials basis in accor-
dance with the attached fee schedule, Exhibit C. Services to be
provided by various subconsultants shall be charged at direct cost
to Haworth/Anderson/Lafer.
C. Accumulated costs up to eighty percent (80%) of the total amount
listed in Exhibit B will be due and payable upon the submittal of
the Screen Check Initial Study by Haworth/Anderson/Lafer. Additional
costs charged against the remaining balance of monies will be due
and payable upon acceptance of the Initial Study by the City's'
Environmental Coordinator.
D. The total amount listed in Exhibit B includes two, (2) public meetings
to be attended by the consultant subsequent to the submittal of the
Screon'Check Initial Study. Required attendance at additional public
meetings will be charged.on a time-and-materials basis, i.n accordance
with the attached' fee schedule, Exhibit C.
IV, CONSULTANT REPRESENTATIVE
Carl Neuhausen will serve as project director and principal liaison on
behalf of Haworth/Anderson/Lafer, Inc.
EXHIBIT B
ESTIMATED DISTRIBUTION OF COSTS
1 . H/A/L Staff
Principal 15 hrs @ $40/hr $ '600.00
Associate 40 hrs @ $30/hr 1?500.00
Research Associate 20 hrs @ $22/hr 440.00
Draftsman 10 hrs @ $15/hr 150.00
Secretary 25 hrs @ $10/hr 250.00
Subtotal : $2,940.00
II . Other Consultants
Traffic Engineer $ 500.00
Subtotal : $3,440.00
III . Report Reproduction
6 copies screen check initial study $ 35.00
25 copies draft initial study 165.00
Subtotal : $3,640.00
IV. Public Meetings
Two (2) public meetings'as'stipulated (Incl.uded)
In the proposal .
TOTAL NOT TO EXCEED: $3,640.00
EXHIBIT C
HAWORTH/ANDERSON/LAFER
FEE SCHEDULE
Principal $40.00/hr
Associate $30.00/hr
Research Associate $22.00/hr
Draftsman $15.00/hr
Secretary $10.00/hr
Additional expenses such as for travel , meals and
supplies are charged on a direct cost basis.
�____________ ____________
Ewe
ITY OF NEWPORT BEAC� _ RECEIPT i
NEWPORT BEACH,CALIFORNIA 92663 No. 77835
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