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HomeMy WebLinkAboutIS018_MARINERS MILE RETREAT I II�IIII IIII III II I IIIIIII IIIII II�II IIII In ICI . NEGATIVE DECLARATION TO: Secretary for Resources FROM: Planning Department 1400 Tenth Street City of Newport Beach Sacramento, CA 95814 3300 Newport Boulevard X Clerk of the Board of Newport Beach, CA 92663 Supervisors P. 0. Box 687 S�nta Ana. CA—92702 NAME OF PROJECT: Shokrian Retail/Office Building PROJECT LOCATION: 2912 W. Coast Highway, Newport Beach PROJECT DESCRIPTION: See Attached' - 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: See Attached - INITIAL STUDY PREPARED BY: City -of Newport Beach INITIAL STUDY AVAILABLE FOR REVIEW AT: 3300 Newport Boulevard, Newport Beach, CA DATE RECEIVED FOR FILING: Z. kill e alar co Environmental Coordinator Date: Oune 18, 1980 - uio �9v� +. Jack G. Raub Comp' an' Engineering & Planning r• ,.- Date June 25, 1980 Invoice No. 3046 Work Order No. 99-00-182 TO CITY OF NEWPORT BEACH 3300 Newport Boulevard Purchase Order No. Newport Beach, CA Progress Bill No. 4 INVOICE Terms Net on Receipt Prepare initial study on a proposed 25,000 square foot retail building to be located in Newport Beach, California. 4/28-5/25/80 PREVIOUSLY BILLED BILLING BILLED TO DATE Direct Labor $121.76 x 3.0 = $ 365.27 $4,334.73 $4,700.00 Other Direct Costs Miscellaneous 14.00 14.00 Reproduction 35.62 35.62 Robt. J. Lung & Assoc. <21.20> 42.40 21.20 $4,426.75 $4,770.82 Current Invoice Amount $ 344.07 Less: Overpayment of Invoice #2099 273.00 Balance Due $ 71.07 /lg P.O. Box 5019 • 125 Baker Street • Costa Mess, • California 92626 (714) 751-2510 To FROM DATE ��,�e�s—.v� 4 :�-���-, n ' _ ze:a44d►tcan TO 1 AAme n ^ BILL LAWSON Z•2�-dD FROM DATE FOR NFO l A=toN Is REQUESFOR PER YOUT"' ❑ OR FILE ❑ CENTPLEASE Flu*RAL RETURN ElOTHER ❑ SPECIAL CHECK ❑ HOLD COMMENTS: Erns% Cep,}fol &met #a"irt yr la Ip S"trA ba s 1s ld cAvj Sdt �,. 3v iCi -ttY `n cdati� V+p w;Aiw "k Gld�w�O,r�I .., rul +uCJtSSAr� �t '1�+a� arm er 10"wts. AVj si&AIJdk sw� "W e� dbgs A . dctw V*n vow"* m* ro%�Uua b j". , 15, SILTATION CONTROL "" Universal soil loss equation; A= RKLSCP ? L A=(2�/X 0.32 X 0. 1 4 X 1 X = 2.94 2.94 tons per acre 'X .76 acres = 2.23 tons soil loss. i.7 M, 7.6 lb 2/.B Cld--. f055©� 2.23/ 1.1 tons per X. yd. = 2 cubic yards s+d. ta� 2 yds X 27 X 2 = 108 sq. ft of silt 6" deep. Conclusion: � General contractor to have on site sufficient sand bag to construct a barrier at the sidewalk on Pacific Coast highway a min. of high and level. A second barrier capable of hold" g back a like amount approx. half way up the site c be used as a safety factor. r � I �• _ f—G+Ou.I of I��+I• -2-q�1� • ��UN�E�2 I i VID. anoCtam,s 44 PIXe O LOn}a�nA�Y PIOIIZCUIPS�Nr 2°I i2 �1.FAGI�IG G4A�T �IIGI�I�f�`�' _' c4146.STj H law wa`f -0- - Y KI [-U 0 C P_ T = R R .M ��T INSTRUCTIONS FOR SUBMITTING TEMPORARY EROSION CONTROL PLANS 1. Desilting facilities must be provided at all drainage outlets from the graded site. They must bd detailed on the plans . . If desilting basins are required, they must comply with the minimum standards below. Submit design and specific recommendations to cover the following: a) Basin volume based on gradient and nature of soils . b. Size of pipe and overflow (Overflow must be designed for 1.5 maximum Q) . C. Dike requirements. Minimum wall width, slope of walls, percent- compaction, etc. 2 . Place the following notes on the plans . a. In case of emergency, call at Responsible person) (24 hr phone no. ) b. ,The undersigned civil engineer will supervise erosion control work and verify that work is in accordance with the approved plans. (Signature) (Date) c. A stand-by crew, for emergency work shall be available at all times during the rainy season. Necessary materials shall be available on site and stockpiled at convenient locations to facilitate...___ rapid construction of temporary devices when rain is imminent. d. Devices shall not be moved or modified without the approval of the Building Official. e. All removable protective devices shown shall be in place at the end of each working day when the 5-day rain probability forecast exceeds 400%. f. After a rainstorm, all silt and debris shall be removed from check berms and desilting basins and the basins pumped dry. g. Fill slopes at the tract perimeter must drain away from the top of slope at the conclusion of each working day.- h. A guard will be posted,on the site whenever the depth of water in any device exceeds two feet. 3 . Indicate on the plan which streets will be paved a4d which drainage devices will be completed by October 15. 4. Placement 'of devices to reduce erosion damage within the tract is left to the discretion of the engineer. These devices, if any, , must show on the plan because their presence will affect the required capacity of the• desilting basin. 5. Outlet conditions are not to exceed downstream limitations, with exception of overflow which is to provide capacity of 1.5 Q . X774 c /M EST ;2r ' C uid ee for Altewative . Siltation Control. •r; Stake Every aft. or as Needed. 1/4in. Wire Mesh Screen. Concrete Sidewalk.--,,, B Nc Gravel. Gravel berms with IF downstream protection h, been known to wash ou Sandbags(no. and height to be specified), Pipe. LCon-reteewalk. No M A=storage determjr A&B by uniform soil loss equati B=water storage allow silt to settle . o Concrete Sidewalk. Row of sandbags, E> Drainage direction. Sandbags to dive weer over sandbag berm. Spach to :is based _r, flow volume an e o 3e of street. Top of Slope. .CITY OF• N.EWPORT _BEACH. . PRAWN DATE Building Department Approved Building Official R.E no. DRAWING NO. Jack G. Raub Company Engineering & Planning February 20, 1980 Mr. Fred Talarico Environmental Coordinator - CITY OF NEWPORT BEACH 3300 Newport Boulevard Newport Beach, California 92663 Ref. Mariner' s Mile Office Building Initial Study Dear Fred: Enclosed please find copies of the materials transmitted to me on February 14 , 1980 . The site plan exhibit (1" = 501 ) is actually a mylar. I have also enclosed the original of the executed contract. I am looking forward to our meeting on February 28 . I will bring the copies of the Initial Study at that time even though they won' t be completed with the data still forthcoming from the applicant. Yours very truly, JACK G. RAUB COMPANY GLt� Andi Adams Manager of Environmental Analysis AA/ngw LO Enclosures S 99-00-182 b t 9 FEB 26 1980-�,- E C1r l0 N[hdFi?r CF�II'. J P.O. Box 5019 125 Baker Street • Costa Mesa California 92626 (714) 751-2510 0 Jacks G. Rhub Corsi any. Engineering & Planning ; January 14, 1980 Mr. F. Earl Mellott Architect and Associates 2051 E. Cerritos Avenue, Suite 8-D Anaheim, California Dear Mr. Mellott: Our firm has been retained by the City of Newport Beach to prepare an initial study for the Shokrian property located at 2912 W. Pacific Coast Highway, Newport Beach. In order to complete our analysis of the project proposal , it is necessary for us to obtain the following information: 1. Elevation drawings 2. Erosion control concept plan 3. Cross sections from Newport Heights area 4. Aerial 5. Site plan mylar 6. Updated square footage by use (i .e. type of retail and office uses proposed such as restaurant, etc. ) An immediate response would be most appreciated so that processing time for this project may be completed as expeditiously as possible. Also, if you need us to pick up the above cited materials please do not hesitate to call . If you have any questions please feel free to contact me at 751-2510 or Mr. Fred Talarico at 640-2197. Sincerely, And.�f'c•ri" wv A i Adams Manager of Environmental Analysis 4a P.ECEIVED cc: Mr. Fred Talarico, City of Newport Beach • meat Mr. Said •Shokrian, Applicant JAN181980*a NaYPQRT r.'•t^.CH, CAiUF. v N 00. Sox 5019 • 125 Saker Street • Costa Masa Caifor !a 92626 (714) 751-2510 i V,PC O�/r���� 1P`t YIA n..1t �i t' / u:, ,r,"•t� � � %1 , r]t . ' DATE : March 11 , 1980 �151n TO: Mr. Said Shokrian and F. Earl Mellott / FROM: Fred Talarico, Environmental Coordinator SUBJECT:` Proposed Office Building 2912 West Coast Highway In order to complete the processing of your proposed office building at 2912 West Coast Highway we will need the below listed information: A. . Height Limit: Justification for the requested increase in permitted height in accordance with the criteria listed on pages 131-6 & 131-7 of the City's Zoning Ordinance. B. Incentive Uses: Indication of how incentive uses are to be provided for on the site in accordance with the criteria listed on page 131-3 of the City's Zoning Ordinance. C. Building Elevations D. Existing Land Use: A letter indicating the present status of the existing mobile homes on the site. E. Revised Site Plan: A copy of a revised site plan (s) suitable for reduction with dimensions indicated of the following: 1 . ) buildings, 2.. ) setbacks, 3. ) landscaped areas; 4. ) parking spaces, 5.) ingress and egress, and 6. ) other features. The site plan (s) should show building entrances, pedestrian walks, handicapped spaces, landscaped areas, and other• features of your project. F. ENsioh Control Plan It would be appreciated- if this information could be supplied to the City and.,the City's Consultant at the earliest possible date. As we have previsouly indicated upon receipt b the City of an acceptable Environmental Document, we can then process p p Y Y p your applications for a Use Permit and Traffic Phasing Ordinance Study. Respectfu y, Fred alarico Environmental Coordinator FT/dt TttlS •1S • * �lOtsE cwEcac A►1O XWotcXXrC kip A r) TRAFFIC STUDY APPLICATION CITY OF NEWPORT BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT APPLICANT "Ir- Said Shokrian PHONE (714) 675 4730 MAILING ADDRFSS3617 E. Coast Ihwy Corona Del Mar, Ca. 92625 PROPERTY OWNER Mr, Said Shokrian PHONE (714)" 675 4730 MAILING ADDRESS 3617 E. Coast Hwy Corona Del Dlaar' Ca. 92625 ADDRESS OR LOCATION OF PROJECT 2912 N. Coast Hwy North side od Coast I3wy between Newport Blvd and Riverside Ave. DESCRIPTION OF PROJECT: 24,000 sq. ft. 3 story office building with commercial sllapg on the ground level. Diarine use offices on 2nd and 3rd floors. 98 parking spaces rovided on two levels. An roximatel half exiting and ente i _ v and al on Avon street at the rear of. property. DEVELOPMENT PHASING: Beginning Construction Completion Project Initial Occupancy Total Occupancy July 1980 De It�8j�, Jan 1981 Dec. 1981 Month/Year on // 'Lear Month/Year Month/Year MITIGATION MEASURES: In order to diversify the entering and exiting of automobiles from any one location we are proposing to enter and exit half of the parking on Avon street and the other half on Coast Ffivy Do Not Complete Application Below This Line Date Filed Fee Paid Receipt No. City Traffic Engineer Approval Date Planning Commission_Actidn Date City Council Action Date 1 DRAFTFOLE COPY DO'NOT REMOVE INITIAL STUDY AND I PROJECT REPORT FOR THE SHOKRIAN PROPERTY ' :Initial Study,Prepared By JACK G. RAUB COMPANY 125 Baker Street P.O. Box 5019 Costa Mesa, California 92626 Contact Person: Fred Talarico Telephone: (714) 640.2197 Project Sponsor Mr. Said Shokrian 3617 East Coast Highway Corona del Mar, California 92625 Lead Agency City of Newport Beach Community Development Department I TABLE OF CONTENTS Pat? DESCRIPTION OF THE PROPOSED PROJECT A. Introduction ............ ............ ...... .0. ...... .. B. Location ....... ...................................... C. Project Description ........ ................ .. ........ D. Permits Required . .. ............ ......... ...... ....... II. DESCRIPTION OF THE EXISTING ENVIRONMENTAL SETTING, THE ENVIRONMENTAL IMPACTS OF THE PROPOSED ACTION, ' AND MITIGATION MEASURES PROPOSED TO REDUCE IMPACTS TO ACCEPTABLE LEVELS A. Land Use and Zoning ...................... ................... B. Circulation .............a .............0.............. C. Water Quality .............. .................. ........ D. Air Quality .. ....................................... . E. Geology .. ...... ............i..... .......6.1.......0 .. F. Noise .... ...... ... ............... ...... ......... ..... G. Aesthetics ........ ... ...... ... ..0.................... IH. Public Services and Utilities ... ... ...... ............ III. ORGANIZATIONS AND PERSONS CONSULTED ' APPENDIX FILE C®P� BIBLIOGRAPHY DO�t1OT REMOVE CD 1 L po I LIST OF EXHIBITS r � Exhibit Title Page 1 Vicinity Map . .. . . . . . . . .. . .. . . . . .. . . . . . . .. . . .. . . . . .. . 2 Location Map . . . . . .. . .. . . . ... . .. ... . .. .. . . .. . .. . . . 3 Site Plan .. . .... . .. . .. . . . . .. . .. . .. ... . .. . .. ... . .. . .. . 4 Elevations . . .. . .. .. . . .. . .. . .. . .. . .. . . . . .. . .. . .. ... .. 5 Site Photos 6 Mariners Mile Specific Plan Boundary Area . .. . .. . .. . . 7 Traffic Distribution . . .. .. . ... . .. .. . . . . . .. . .. . . . . .. . 8 Cross-sections from Newport Heights . ... . . . . .. . .. . . . . r 1 . 1 1 I. 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'+gam �i (`�( 1 :: yx, 1 1 .f_COST ESAJ�--/ Y Ilya n, rl� o ICem l %' •:52. �Y�-� �' / n�1mEYlLI-!'ir; , LJVvh k pp n ?3 J L NI„ l do We d r• +,,,NEW PORT BEACH El Toro J a 1 (,,Ysl aq n�cles S wle Y/ '_ �e 1 qerf / .�,�.,,11Bancno M1fslon Vie)o hrald F3av /P'loanL Lie\V rld / - T�9A L10 no Be0.ch/ J 1 � I 7 Vet- .. \ �c / utyl/g0una 111 ))(( yn Juan C srra nr Calxstiano, >a 5 PC44 �c - �1 Wiley., W 111iMT on Poi --r a f• ` • a01,Iron r Slachl,' s Were, to r a�a R\ 5 el wa!1 Vicinity Map S ,w_nnm n e fay Ca.. . �$eann Glom r(te 1 r - � .1 a♦ Haan roN or_ _ _ —�� �/ar �v � Ja�� r e � 9/ I`anrn r�� L1 a flan Parka. � l I P� I Nl f / I II �k6 • <�. .r �� rarY mdInkl [9y' Park r I(i} o`er r �• � i �; r hf 4 Ma n r 1♦ ° �/ i�0 �C �`!" fl �)��� aIi r�r, s� \I .23 r �` Park X • •M,t ar 2 . _I�^k ♦r'� - �. "Maflne�'. O! s .� i� Big `'!e� ��:, tHI. - i'•♦ aj er g aab !� a View 1 I �� ,•.,� �< < �pnr �.v sEi ��. /�� � Par iA� 411 � � ,ice 12 ' Novl)or Heights 78 !r CDne Y d,❑Heiivor p\� Hnx r` 0,y _ un•h r , 'I PLJcr y 151ar10 a im Lido Isle ` S Light "b Light Harbor h /� I 1 CCV cia ' ./'rp.r 33 nnr I ypLD '+' ) IJI Light S� Les Arenas !' ,L'Rht Lo Palk r Ili J /,/ a �J Bay 1_ < No M�WPOrt Pork Beaph I. M rS1e ertovry Dock, r Location Map EXHIBIT 1 tilt t JIII ay. t y A. Introduction This Initial Study has been prepared in accordance with Section 15080 of the State Guidelines for Implementing California Environmental Quality Act to aid the City of Newport Beach in determining if the proposed project will have a significant impact on the environment. It is designed to cover all associated development permits for this project. B. Location The project site comprises approximately 3/4 of an acre (34,000 square feet) of unimproved land located at 2912 West Coast Highway in the City of Newport Beach. The site is bounded on the north by Avon Avenue and on the south by Pacific Coast Highway, and lies between Riverside Avenue and Newport Boulevard to the east and west, respectively (see Exhibits 1 and 2) . The Orange County Assessor' s parcel number for the subject property is 49-11-031. C. Project Description The project proposes the construction of a three-story 24,000-square-' foot retail/office building which will house a variety of marine-related office uses on the second and third levels, with commercial shops provided on the ground level. Also, a two-level attached parking structure accommo- dating 98 spaces will be provided behind the building (see Exhibit 3 and 4). Project implementation will require demolition of an existing trailer park, a small vacant office, and other temporary structures (see Exhibit 5). D. Permits Required The proposed project will require Use Permit approved by the Planning Commission. The project site lies within the planning boundaries of the local coastal program and will require project .approval and permits by the j California Coastal Commission. 1 I` hdOhf��TREE� . s/ 75 Z d�- i The applicant is proposing a 35-foot height limit on the proposed building. ' The City of Newport Beach zoning ordinance allows for a height limit of 26 feet. However, this height limit may be exceeded up to a maximum of 35 feet with a use permit, providing that the Planning Commission finds that all the criteria listed in Chapter 20.62 Specific Plan of the zoning ordinance are satisfied' (Appendix B). Grading/demolition and building permits will also be required from the city. The proposed project must be consistent with Traffic Phasing Ordi- nance 1777 of Chapter 15.40 of the Newport Beach Municipal Code.2 1. Incorporated herein by reference. Location found in Bibliography. 2. Incorporated herein by reference. Location found in Bibliography. 2 II. DESCRIPTION OF THE EXISTING ENVIRONMENTAL SETTING, THE ENVIRONMENTAL IMPACTS OF THE PROPOSED ACTION, AND MITIGATION MEASURES PROPOSED TO REDUCE IMPACTS TO ACCEPTABLE LEVELS I � i A. LAND USE AND ZONING Existing Conditions The project site is located within the boundaries of the Mariners' Mile Specific Plan study area (see Exhibit 6). Mariners' Mile is a unique commercial district comprising a variety of uses including marine-related enterprises, neighborhood and community commercial , restaurants, office and residential . These uses are dispersed in a random manner throughout the study area with the exception of a concentrated neighborhood commercial area located on Riverside and Avon Avenues to the northeast of the project., Existing land use on the project site includes apparently vacant trailers, a small vacant real estate •brokerage office and other miscellaneous tempo- rary structures. The project site is designated "Retail and Service Commercial" on the City of Newport Beach General Plan. The existing and surrounding zoning is SP 5, "Specific Plan" District as shown on Districting Map No. 4 referred to in Section 20.06.030 of the Newport Beach Municipal Code (Appendix C). Chapter 20.62.050 of the Mariners' Mile Specific Plan "It is further the intent of this section to encourage the continuation of marine-oriented use �- and the marine theme or character of the area; to encourage mutually supportive businesses, a continuity of shopping and pedestrian orientation, and to prohibit uses which would interrupt this continuity. . ."1 Impacts Implementation of the proposed project will require demolition of the vacant trailer, a small vacant office and other temporary structures. Should it be determined that the trailers are indeed occupied, the City of Newport Beach will devise additional mitigation measures to minimize impacts of dislocation. 1. Incorporated herein by reference. Location found in Bibliography. 3 �• � i r i/pm n / < i / ECT SITE i/ i it y !' I -r 1 1 i Mariner's Mile Specific x- L Plan Boundary Mitigation Measures The project is consistent with the City of Newport Beach General Plan and Zoning Ordinance. Therefore, no mitigation measures are proposed. B. CIRCULATION Existing Conditions The project site is bounded on the north by Avon Street and on the south by West Coast- Highway. Avon Street is a local street which is partially improved to Riverside Avenue from the site. West Coast Highway consists of three westbound travel lanes and two eastbound lanes divided by a 14 foot median in the vicinity of the project. Avon Street is designated as a local street connection between Cliff Drive and Riverside Avenue on the Newport Beach Circulation Element Master Plan of Streets and Highways. West Coast Highway is designated as a major arterial (six lane divided) between the Santa Ana River and Old MacArthur Boulevard on the Orange County Master Plan of Arterial Highways. The Orange County Transit District operates three inter-community bus routes (Routes 82, 65, and 1) along West Coast Highway in the project area. On-street bike lanes are located on -Riverside Avenue. Impacts The proposed retail/office uses will contribute approximately 410 average daily trips to surrounding roads, based upon trip generation rates which are summarized in the Traffic Phasing Report prepared for the project (see ' Appendix D) . Exhibit 7 indicates the estimated distribution of traffic to/from the site. Four intersections were designated by the City of Newport Beach Traffic Engineer for the Phase 1 Analysis required by the City Traffic Phasing ' � 4 T CE40'p Jll l �� (c, srs, 00l1 VI Vr73 Am I n � ` � v Overall Distribution �1 to/from the Site Ordinance to determine if the project will generate one percent orlmore of I the projected volumes at each leg of the impacted intersections during a 2.5 hour peak period: 1. Coast Highway at Riverside Avenue 2. Coast Highway at Dover Drive 3. Coast Highway at Orange Street 4. Newport Boulevard at Hospital Road The results of the Phase 1 Analysis indicate that traffic volumes generated by the site are more than one percent of the projected volumes for the southbound •approach to the intersection of Riverside Avenue and West Coast Highway one year after completion of the project. The Phase 2 Analysis required * by the City Traffic Phasing Ordinance was ' prepared for the Riverside Avenue/Coast Highway intersection to determine if the projected intersection capacity utilization (I.C.U.) calculation is more than 0.90 one year after completion of the project. The results of ithis analysis indicate that the projected I.C.U. for the intersection of Riverside Avenue and West Coast Highway is less than 0.90. Mitigation Measures ' The proposed site design includes two levels of parking, with approximately half exiting and entering on West sCoast Highway and half on Avon Street at the rear of the property. In order to encourage a split of autos directly accessing the site from Coast Highway and those using the Avon Street access from Riverside Avenue, only one entrance is provided for each parking level . The ground level parking lot is connected to Coast Highway iwhile the second level is connected to Avon Street. No interconnections are provided between the two parking levels. Based upon the analysis presented in the Traffic Phasing Report prepared for the project (see Appendix D), traffic impacts to the intersection of Riverside Avenue with West Coast •Highway c•an be reduced if left turns out of the site are restricted at the exit to Coast Highway from the lower parking level . ' 5 In order to accommodate traffic to/from the upper parking level , Avon Street should be improved to an adequate pavement section between the site and Riverside Avenue. C. WATER QUALITY Existing Conditions The site currently drains by she to Pacific Coast Highway, where existing drainage structures collect street runoff and discharge it into Newport Harbor. Runoff is filtered through sediment control devices prior to entering the harbor. ' Impacts ' The project site is currently paved and occupied with low intensity uses. Since the square footage of impervious surface is not expected to change ' significantly, runoff volumes will not increase measurably. The character of runoff following project implementation will represent a minor intensi- fication of urban pollutants. Construction activities will temporarily increase sediment content in runoff. ' Mitigation Measures City of Newport Beach has adopted a series of mitigation techniques design- ed to minimize water quality impacts to acceptable levels, consistent with the 208 Programs. An erosion control plan has been submitted to the City which implements these mitigations; such plan will be approved by the City prior to construction. 6 D. AIR QUALITY Existing Conditions ' No significant emissions are generated on the project site. Present air quality at the site is a result of local meteorology and the release of air contaminants from surrounding urban areas. Winds at 0 to 2 mph frequently occur throughout the year resulting in the concentration of air pollution near local sources, such as Pacific Coast Highway. Local traffic is the major generator of air pollution in the area. Impacts Implementation of the proposed project will increase the traffic volumes in the area. Motor vehicle usage will contribute the majority of air contami- nants generated by the project. Such additional emissions will constitute a minor increase to background concentrations of primary pollutants . Temporary impacts will result from grading and construction activities. 1 Grading operations will generate dust emissions. Dust emissions are usually controlled by watering the grading area. Exhaust emissions will be ' generated by heavy duty vehicles (e.g. trucks and bulldozers) and on-site power generators (e.g. compressors). The emissions resulting • from these operations will be small . IMitigation Measures The project will result in increased local vehicular traffic and an incre- mental increase in air pollutant emissions. However, the project will not cause any violation of existing air quality standards now or in the future. 7 E. GEOLOGY ' Exi.sting Conditions The project topography consists of flat, graded and improved land. The study area is located approximately one mile southwest of the Newport- Inglewood Fault which is considered to be active. The Mariners' Mile Specific Plan Draft Environmental Impact Report discusses other geologic ' and soils conditions in the study area 1 1 Impacts The project site may be impacted by earthquake activity .along the •active faults in Southern Calfornia. The area has a potential for liquefaction, but may be stabilized in accordance with geotechnical study recommen- dations. Mitigation Measures ' The project site does not have any significant developmental constraints. All recommendations of the soils and geotechnical investigation shall be ' adhered to in the development of the silte. This investigation shall prescribe techniques for mitigating any geotechnical considerations. F. NOISE Existing Conditions The project site lies within the 65 and 70 CNEL noise contours of Pacific Coast Highway as defined by the Noise Element of the Newport Beach General ' Plan. The site is outside the 55 CNEL noise contour of the Orange County Airport and military helicopter operations. 1. Ibid; p. 3. 8 II The existing noise environment around the project site is dominated by motor vehicle noise. The nearby roadways of Pacific Coast Highway and Newport Boulevard are the major noise sources. Impacts ' The proposed project will be impacted by motor vehicle noise. The project will increase local traffic and has the potential of incrementally increas- ing noise levels along nearby roadways. The Mariners' Mile Specific Plan Environmental Impact Report addresses this issue in areawide detail . Mitigation Measures ' The Department of Housing and Urban Development Guidelines define the 65 and 70 CNEL noise contours "acceptable" for office and commercial retail uses. Therefore, no mitigation measures are necessary. ' G. AESTHETICS Existing Conditions ' The project site is presently vacant and unimproved. The structures existing on-site are temporary and include trailers, large trash bins and a ' small office. This parcel is one of the few remaining noncommercially developed sites in the project vicinity. The Mariners' Mile Specific Plan encourages new development to contribute to the "marine theme" of the area. This may be accomplished through architectural features such as building design and signing. Also, marine names of businesses add to the ' character of the area. Impacts Views of the site from surrounding areas will be altered because of grading and construction of the proposed building and parking facility. The 9 project proposes a bi-level parking facility utilizing a "park-in-rear" concept, as recommended in the Mariners' Mile Specific Plan. This will ' assist in maintaining a consistent theme treatment along Pacific Coast Highway. Mitigation Measures ' The proposed project will be consistent with the goals and recommendations outlined in the Aesthetics section of the Mariners' Mile Specific Plan. ' The project is subject to the city's use permit process which includes those standards described in the Mariners' Mile Specific Plan. Prior to the issuance of building permits, a landscape plan shall be approved by the Planning Director. Such .pl.an shall also be reviewed by the Parks, Beaches and Recreation Department. The landscape plan shall show the following items: 1. An irrigation plan designed to minimize water usage and prevent ' over-watering. 2. A maintenance program which controls the use of fertilizers 1 and pesticides. 3. Heavy emphasis on the use of drought-resistant native vegetation. ' H. PUBLIC SERVICES AND UTILITIES ' Existing Conditions The project site lies within the service areas of the following agencies: Utility or Service Agency Electricity Southern California Edison Company Gas Southern California Gas Company Water and Sewer Metropolitan Water District/ ' Orange County Sanitation District Telephone Pacific Telephone & Telegraph Company Solid Waste Disposal City of Newport Beach Fire• Protection City of Newport Beach Police Protection Newport Beach Police Department 10 ' Impacts ' The proposed project will incrementally increase the demand on energy ' supplies and public services. The environmental impact report prepared for the Mariners' Mile Specific Plan discusses the potential impacts of future ' development within the study area. Mitigation Measures ' The project site lies within an urbanized area receiving all the services normally accompanied by development. In order to improve energy ef- ficiency, the following conservation measures discussed in the Mariners' Mile Specific Plan •will be considered in the design .of this project: 1. Maximum use of natural daylight and use of fluorescent lighting when artificial light is necessary. 2. Use of tinted or solar reflective glass on appropriate exposures. ' 3. Orientation to sunlight, use of overhangs and maximum usage of two-story structures. ' 4. Use of heat reflecting glass and drapery on all office floors' window glass to reduce solar cooling loads. ' 5. Use of solar energy for heating and cooling. 6. Planting of deciduous trees to provide shade in the summer months and to allow sunlight through in the winter months. 7. Use of windowless walls for western exposures. 8. Use of variable air volume system where permitted, which results in minimum energy consumption for fan equipment and for cooling, ' and avoids heated air or hot water waste energy consumptions. 9. Use of air conditioning which will have a 100 percent outdoor air economizer cycle to obtain free cooling during cool and dry ' outdoor climatic periods. 10. Use of a water cooled cooling system, as they operate at a lower ' condensing temperature resulting in less electrical usage. 11. Use of individual meters versus multiple meters to encourage conservation of energy. ' 11 ' 12. Final design of the project will provide for the incorporation F 9 P J ' of water-saving devices for lavatories and other waterusing facilities. ' Impacts Found Not To Be Significant ' The mitigation measures described herein reduce potential impacts to acceptable, levels in the area of Circulation Geology and Aesthetics. All ' other impact areas are found to contain no significant adverse impacts. i ' 12 1 � - 1 i 1 1 1 - 1 III. 1 ORGANIZATIONS AND PERSONS CONSULTED 1 1 1 1 ' 1 � 1 11 1 ' III. Organizations and Persons Consulted The following persons and organizations were contacted during the prepara- tion of this report. ' Fred Talarico Environmental Coordinator City of Newport Beach ' Planning Department 3300 Newport Boulevard ' Newport Beach, California Richard Edmonston Traffic Engineer ' City of Newport Beach Public Works Department 3306 Newport Boulevard Newport Beach, California ' Gordon Anderson State Regional Water Quality ' Control Board San Diego Region ' 6154 Mission .Gorge Road San Diego, California ' State of California I � Department of Fish and Game 350 Goldenshore Long Beach, California Said Shokrian ' 3617 East Coast Highway Corona del Mar, California ',, 13 ' F. Earl Mellott, A.I.A. 1 Architect and Associates 2051 E. Cerritos Avenue Suite 8-D 1 Anaheim, California Robert Kahn, P.E. 1 Director Environmental Engineering Jack G. Raub Company 1 125 Baker Street Costa Mesa, California 1 Andi Adams 1 Manager Environmental ,Analysis Jack G. Raub Company 125 Baker Street Costa Mesa, California 1 John Kain Senior Transportation Engineer 1 Jack G. Raub Company 125 Baker Street 1 Costa Mesa, California ' Gina Langford Environmental Planner Jack G. Raub Company 1 125 Baker Street Costa Mesa, California 1 1 1 1 I'1 14 t ' APPENDIX ' APPENDICES A. Orange County Assessor's Parcel Map. B. Newport Beach Zoning Ordinance, Chapter 20.62 Specific Plan; excerpt. C. Districting Map No. 4. D. Traffic Phasing Report. r APPENDIX A ORANGE COUNTY ASSESSOR'S PARCEL MAP 41- 11 \'•r S'rRF.ET 107 i —'zi`��_ � --- I____._._—� AVONST. 10 I" I f°• i ® N 31J FRIM.. u 100 AC AVO O ; O� / P � AVO'y_ / TRApT '1 LET .� Cb) 1 I I I I^ �' 4 , Jx' cb) j "I\J�i. i NC 919 f s -Lbo 164 6U ' 1 !' j6 } ` ,� sb�.�i?'1.� sa' o• ,..s• ao• �� M• IFS' ;\ •,—' i , , i 1 s IN HIGHWAY Y P ea ! '; 13 W 2 TR. Ard. 9/9 M.M. P9-32 NOTE - ASSESSOR'S BLOCK B ASSESSOR'S MAP . 1 /RV/NE SUB. M.M.' /-BB PARCEL NUMBERS BOOK 49PAGE// MARCH /949 PARCEL MAP P. M. 60-23 SHOWN /N CIRCLES COUNTY OF ORANGE I APPENDIX B NEWPORT BEACH ZONING ORDINANCE; EXCERPT y Page 131 -1 SPECIFIC PLAN (MARINERS ' MILE) Chapter 20 . 62 SPECIFIC PLAN DISTRICT MARINERS ' M ,ILEI •� Chapter 20. 62 SPECIFIC PLAN DISTRICT (MARINERS ' MILE) ' Sections : 20 . 62 . 010 Establishment of Specific Plan . 20 :62 . 020 Intent and Purpose. 20. 62. 030 General Controls . 20 . 62 . 040 Recreational and Marine Commercial . 20. 62 . 050 Retail and Service •Commercial . 20 . 62 . 060 Site Plan Review 20. 62 .070 Definitions 20 , 62 . 010 ESTABLISHMENT OF SPECIFIC PLAN DISTRICT - MARINERS ' MILE . The provisions of this Chapter shall apply to all parcels within the following described real property in the .City of Newport Beach , County of Orange, State of California , to wit: Beginning at the intersection of the centerlines of Coast Highway and North Newport Boulevard; thence northerly along the centerline of Newport Boulevard to centerline of Santa Ana Avenue; thence northeasterly ,along the centerline of Santa Ana Avenue to the centerline of Avon Street; thence easterly along the centerline of Avon Street to the southerly prolon.ga,tion of the westerly line of the parcels created from Lot D Tract 919 by record of survey recorded in Book 24, Page 6 of record of surveys ; thence northerly, easterly, northeasterly and southeasterly along said prolongation and the boundaries of said parcels to the northwesterly prolonga- tion of the northeasterly line of Lot 40 Tract 1133 ; thence southeasterly along the prolongation and the northeasterly line of Lot 40 Tract 1133; thence southwesterly along the southeasterly boundary of Lots 40 and 41 to the most westerly corner of Lot 48 Tract 1133; thence southeasterly along the southwesterly line of Lot 48 Tract 1133 and its easterly prolongation to the centerline of Ocean View Avenue ; thence southerly along the centerline of Ocean View Avenue to the westerly prolongation of the northeasterly line of Lot 20 Tract 1133 ; thence easterly along said northeasterly line of Lot 20 to the northwesterly line of Parcel A, record of survey recorded in Book 10 Page 27 of record of survey; thence northeasterly along said westerly line to the most westerly corner of that certain . parcel of land as described in the deed recorded in Book 11293 Page 786 of officia-1 records ; thence easterly along the southwesterly line of said parcel to the most southerly Page 131 -2 SPECIFIC PLAN ( MARINERS ' MILE) Chapter 20 . 62 corner of said parcel ; thence northeasterly to a line iparall.el with and 190 feet, measured at right angles from the center line of Cliff Drive; thence southeasterly along said parallel line and its easterly prolongation to the northwesterly boundary line of Tract No . 1221 ; thence southwesterly along said boundary and its prolongation to an intersection with the U . S. pierhead line; thence westerly along said pierhead to U. S . Bulkhead Station 128A; thence westerly to U. S . Bulkhead Station 128: thence westerly to U. S. Bulkhead Station 227; thence northerly to the point of beginning, as shown on Districting Map• No. 4 referred to in Section 20'. 06. 030 of the Newport Beach Municipal Code , and by such reference made a part of Title 20 of said Code , is hereby rezoned from the C-2 , C4-Z, C-1 -H , C-2-H , and R-1 Districts to SP 5 - Specific Plan District, and said Districting Map No . 4 is hereby amended to show this zoning change . ( Ord . 1718 9 1 ( part) , 1977) . 20. 62 . 020 INTENT AND PURPOSE. The intent of this ordinance is to establish a Specific Plan District to guide the orderly development and improvement of that area of the City of Newport Beach which is located east of Newport Boulevard, west of the county owned -property used as a Sea Scout Base, north of Lower Newport Bay ,' and generally south of the base of the bluffs northerly of Coast Highway. It is the purpose of this ordinance to implement the Newport Beach General Plan objectives , policies , general land uses and programs as they pertain to the subject area and establish consistency between the General Plan and the Zoning Ordinance in the Mariners ' Mile area . ( Ord . 1718 9 1 ( part) , 1977) . 20 . 62 . 030 GENERAL CONTROLS . Th•e provisions of this section shall apply to all property in the Mariners ' Mile Specific Plan District. A . The following two general land use designations are established : ( a) Recreational and Marine Commercial , RMC District. ( b) Retail and Service Commercial , RSC District. The designations , locations , and boundaries of these uses are delineated upon the map entitled "Mariners ' Mile - Specific Plan District, City of Newport Beach , " which plan map and all information 'and notations thereon are hereby made a part of this section by reference. B . No building .or structure shall be erected , reconstructed or structurally altered in any manner nor shall any building or land be used for any purpose , other than as permitted by , and in conformance with this Code and all other ordinances , laws , and Page 131 -3 SPECIFIC PLAN (MARINERS ' MILE) Chapter 20 . 62 maps referred to therein . Where other sections of the Municipal Code conflict with any provision of this Chapter, the provisions of this Specific Plan shall take precedence . C. PARKING SPACES . Off-street parking spaces shall be provided as set forth in Chapter 20. 30 .035 of the Municipal Code . D. LANDSCAPING.• A minimum of ten percent ( 10%) of the paved parking area and. a minimum of fifty percent ( 50%) of the area of the required setback from Coast Highway, shall be devoted to planting areas . Extensive-. use of trees is encouraged. All required planting areas shall have a minimum width of three feet, and shall be provided with a permanently installed irrigation system. E . SITE PLAN REVIEW. Site Plan Review as set forth in Section 20 . 62 . 060 of this Chapter shall be required . F. FLOOR AREA LIMIT . The total gross floor area contained in all buildings on a buildable site shall not exceed . 5 times the buildable area of the site ; provided, however, that floor area devoted to parking within a building shall not be considered !� in determining the total floor area allowed; and provided, further, that the Planning Commission may, by use permit, allow ' development to exceed the . 5 times the buildable area , up to a maximum of 1 . 0 times the buildable area , for the development of marine-oriented uses as defined in Section 20 . 62. 070 D. G. TRANSFER OF DEVELOPMENT INTENSITY. The Planning Commission , by use permit, may provide for the transfer of development intensity from any one or more parcels to any other parcel or parcels , provided that suitable legally binding agreemen.ts sh.all be established so as to assure that the total building floor area permitted on said parcels shall not exceed the floor area which would otherwise be permitted by this chapter, and further provided the building floor area on any one buildable site to which development intensity has been transferred shall in no event exceed one times the buildable area of the site . H . SITE AREA. The Building Site Area required shall be a minimum of 10 ,000 square feet. Minimum building site frontage required shall be fifty feet. ( Ord. 1718 § 1 ( part) , 1977) . 20 . 62 . 040 RECREATION AND MARINE COMMERCIAL . It is the intent of this section to implement the General Plan objectives , policies , general land uses and programs for private use of land for that portion o•f this Specific Plan District area southerly of Coast Highway. All uses and development in this portion of this .Specific Plan District shall conform to the provisions of this section . It is further the intent of this section to encourage a continuation of marine-oriented uses ; a Page 131 -4 SPECIFIC PLAN ( MARINERS ' MILE) Chapter 20. 62 to maintain the marine theme or character of the area ; to encourage mutually supportive businesses , a continuity of shopping and pedestrian orientation , and to prohibit uses which would 'interrupt. this continuity ; and to encourage public physical and visual access to the bay*. A . USES PERMITTED. 1 . Marinas , yacht clubs , yacht brokers , social clubs , commercial recreation , boat sales , marine supply sales , boat repair and servicing , sports fishing establishments , hotels and motels , business and professional offices where marine related services are offered to the general public, and other uses which , in the opinion of the Planning Commission , 'are of 'a similar nature . The Planning Commission ' s decision may be appealed to the City Council . 2. Signs in accordance with Chapter 20 . 06 . B . USES REQUIRING USE, PERMIT . The following uses will be (� permitted subject to first securing a use permit in each case . 1 . Manufacturing of marine products , new boat construction , restaurants , marine service stations and gas docks , drive in facilities , and other uses which , in the opinion of the Planning Commission , are of a similar nature . 2 . General retail and service commercial uses , professional and business offices and light manufacturing , provided that offices which do not pr.o.vide .direct ,se,rvices to the public or which are not ancillary to or otherwise permit- ted use and light manufacturing uses shall not occupy any first floor space , and further provide that said retail , commercial office and light manufacturing uses shall be in conjunction with one or more incentive use and further provided that the incentive use shall occupy a substantial portion of the site , including required parking for the incentive use . Incentive use is defined in Section 20 . 62 . 070 of this Chapter. C . HEIGHT LIMIT . The height limit for all buildings and other structures on a building site shall be 26 feet . However, this height limit may be exceeded, up to a maximum of 35 feet, with a use permit, providing that the Planning Commission , in granting such use permit, finds that all the following crite°ri•a are met: 1 . The development will provide for both public physical and visual access to the •bay within the limits that public safety is insured and private property protected. Page 131 -5 SPECIFIC PLAN ( MARINERS ' MILE) Chapter 20 . 62 2. The increased building height would result i-n increased public visual open space and views than would result from compliance with the basic height limit . Particular . attention shall be giveh_ to the location and orientation of the structure on the lot, the percentage of ground coverage , and the treatment of all setback and open areas . 3. The increased building height would result in a more desirable architectural treatment of the building and a stronger and more appealing visual character of the area within the general theme of a marine environment. 4 . The increased building height 'would not result in undesirable or abrupt .s.cal.e relationships being created between the structure and existing developments or public spaces . Particular attention '-shall be given to the total bulk of the structure including both horizontal and vertical dimensions . 5 . The increase i'n height shall in no case result in a — floor area exceeding the floor area permitted by Section 20 . 62 . 030 . E . SETBACK REQUIREMENTS . 1 . No side yard building setback shall be required, except as may be required by the Planning Commission in granting a use permit or site plan review approval .- . 2 . No setback shall be required from the bulkhead line, except a,s may be required by the Planning Commission in granting a use permit or site plan review approval .• 3. A minimum of 50 percent of any lot frontage abutting Coast Highway shall provide a building setback of not less than 10 feet from Coast Highway right of way while the remaining 50 percent of the lot frontage shall provide a setback not less than 5 feet from the right of way line of Coast Highway. Within this required setback area , no structure or other intrusions shall be permitted, except for landscaping , decks , paving, architectural features or signs . (Ord. 1718 § 1 ( part) , 1977: Ord. 1753 § 25 , 1977) . 20. 62 .050 RETAIL AND SERVICE COMMERCIAL . It is the intent of this section to implement the General Plan objectives , policies , general land uses and programs , relating to private (� use of land , for, that portion of this Specific Plan District located northerly of Coast Highway.. All uses and development in this portion of this Specific Plan District shall conform to the provisions of this section . It is further the intent of Page 131 -6 SPECIFIC PLAN ( MARINERS ' MILE) Chapter 20 ..62 this section to e-nco,urage the contin,uation of "marine-oriented" uses and the "marine" theme or character of the area ; to 1 encourage mutually supportive businesses , a continuity of shopping and pedestrian orientation , and to prohibit uses which would interrupt this continuity; and to minimize the number of curb cuts on Coast Highway. A. USES PERMITTED: 1 . Retail. sales , yacht brokers , boat sales , marine supply sales , boat repair and servicing , offices for personal and professional services which are offered - to the general public, commercial recreation , hotels and motels , and other uses which , in the opinion of the Planning Commission , are of a similar nature . The decision of the Planning Commission may- be appealed to the City Council . 2 . Signs in accordance with ' Chapter 20 . 06 . B . USES REQUIRING USE PERMIT. The following uses shall be permitted upon the ,granting of a use permit by the Planning Commission : 1 . Manufacturing of marine products , boat construction , animal, hospitals , auto s.ales and repair shops , gasoline service stations , cleaning establishments , laundries , launderettes , outdoor markets , restaurants , outdoor restaurants , drive-in and take-out restaurants , drive- in facilities , outdoor sales establishments , pet shops., public garages , theaters , used car sales lots , and other us.es which , in the opini.on of the Pl.anni•ng .Commission are of a similar nature. 2 . Office uses that do not provide direct services to the public and which are not ancillary to another permitted use. However, this type of office use shall not be permitted to occupy any first floor space in any structure. C. HEIGHT LIMIT. The height limit for all buildings and other structures on a building site shall be 26 feet. However, this height limit may be exceeded, up to a maximum of 35 feet, with a use permit , providing that the Planning Commission , in granting such use permit , finds that all the following criteria are met: 1 . The inc•rea-se•d building h-eight would result in more public visual open space and views than would result from compliance with the basic height limit . Particular attention shall be given to the location and orientation of the structure on the lot, the percentage of ground coverage , and on the treatment of all setback and open areas . rPage 131 -7 SPECIFIC PLAN (MARINERS ' MILE) Chapter 20 . 62 2 . The increased building height would result in a more , desirable architectural treatment of the building and a stronger and more appealing visual character of the area , within a general theme of the marine environment. 3. The increased building height would not result in undesir- able or abrupt scale relationships being created between the structure and existing developments or public s'paces . Particular attention shall be given to the total bulk of the structure including both horizontal and:'vertical dimensions . 4 . - The increased height shall in no case result in a floor . area exceeding the floor area permitted by Section 20 . 62. 030 . D . SETBACK REQUIREMENTS : 1 . A 12 foot wide setback along the northerly side of Coast. Highway shall be maintained for potential future highway widening to an ultimate width of 112 feet . 2 .• A minimum of fifty percent (50%) of any lot frontage i abutting Coast Highway shall provide a building setback of not less than 10 feet from the above 12 foot setback line while the remaining fifty percent (50%) of the lot frontage shall provide a setback not less than 5 feet from the above 12 foot setback. Within this setback area , no structure or other intrusions shall be permitted except for landscaping , decks , paving, architectural features and signs . 3 . In any case where a lot .abuts upon the side o-r rear yard of a lot in a residential district, a minimum setback of 5 feet shall be provided from said residential district. Within this setback area , no structure or other intrusions shall be permitted except for landscaping , decks , paving , architectural features and signs . (Ord . 1718 § 1 ( part) , 1977 : Ord . 1753 § 26 , 1977) . 20. 62 . 060 SITE PLAN REVIEW. A. GENERALLY. The City Council finds , determines and declares that the establishment of the Site Plan Review procedures contained in this section are necessary to preserve and promote the health , safety, and general welfare of the community by achieving the following purposes . 1 . To assure that development of properties in Specific Area Plan areas will not preclude attainment of the t General Plan and Specific Area Plan objectives and policies . Page 131 -8 SPECIFIC PLAN ( MARINERS ' MILE) Chapter 20 . 62 r 2. "To protect and preserve •the value of properties and to encourage high quality development thereof in Mariners ' Mile where adverse effects could result from inadequate and poorly-planned landscaping and from failure to preserve where feasible natural landscape features , open spaces , and the like, and will result in the impairment of the benefits of occupancy and use of existing properties in such area . 3. To ensure that the public benefits derived from expend- itures of public funds for improvement and beautifica- tion of streets and public facilities within Specific Area Plan area shall be protected by the exercise of reasonable controls over the layout and site location characteristics of private buildings , structures and open spaces . 4 . To promote the maintenance of superior site location characteristics adjoining Coast Highway, a thorough- fare of city wide importance ; to ensure that the com- munity benefits from the natural terrain , harbor and ocean ; and to preserve and stabilize the grounds 17, adjoining said thoroughfare , and to preserve and pro- tect the property values in said areas . B . APPLICATION . Site Plan Review approval shall be obtained prior to the issuance of a building permit for any new building to be constructed, or existing building to be reconstructed or remodeled to increase the gross floor area by fifty percent (50%) or 2, 500 square feet whichever is less . C. PLANS AND DIAGRAMS TO BE SUBMITTED . The following plans and diagrams shall be submitted to the Planning Commission for approval : 1 . A plot plan, drawn to scale , showing the arrangement of buildings , driveways ; pedestrian ways , off-street 1 parking and off-street loading areas , landscaped areas , signs , fences and walks . The plot plan shall show the location of entrances and exits , and the direction of traffic flow into and out of off-street parking and loading areas , the location of each parking space and loading space , and areas for turning and maneuvering vehicles . The plot plan shall indicate how utility services and drainage are to be provided . 2 . A landscape plan , drawn to scale , showing the locations of existing trees proposed to be removed and proposed �_- to be retained; and indicating the amount, type , and location of landscaped areas , planting beds and plant materials with adequate provisions for irrigation . Page 131 -9 SPECIFIC PLAN ( MARINERS ' MILE) Chapter 20. 62 3. Grading plans w.he.n necessary to ensure development ' properly related to the •site and to surrounding properties and structures . 4. Scale drawings of exterior lighting showing size , location , materials , intensity and relationship to adjacent streets and properties . 5 . Architectural drawings , renderings. or sketches , drawn to scale , showing all elevations of the proposed buildings and structures as they will appear upon completion . 6 . Any' other plans , diagrams , drawings or additional information necessary to adequately consid.e.r the prd- posed development and to determine compliance with the purposes of this chapter. D. FEE . The applicant shall pay a fee as established by resolution of the City Council to the City with each application for Site Plan Review under this chapter . ( E . STANDARDS. In addition to the general purposes set forth in subs.ection 1 in order to carry out the purposes of this chapter as established by said section , the site plan review procedures established by this section shall be applied accord- ing to and in compliance with the foll.owing standards , when applicable : 1 . To ensure that sites subject to Site Plan Review under the .provisions of this chapter are graded and developed with d,ue .rega,rd for -th�.e aesthetic q,waliti,es of the natural terrain , harbor, and landscape , and that trees and shrubs are not indiscriminately destroyed. 2 . To ensure that buildings , structures and signs are properly related to their sites and are in keeping with the character of the neighborhood and surrounding sites and are not detrimental to the orderly and, har- monious development of their surroundings and of the City. 3. To ensure that open spaces , parking areas , pedestrian walks , illumination and landscaping ( including sufficient irrigation facilities ) are adequately related to the site and are arranged to achieve a safe , efficient and harmonious development, to accomplish the objectives as set forth in this chapter. 4 . To ensure that sites are developed to achieve a harmon- ious relationship with existing and proposed adjoining developments . Page 131 -10 SPECIFIC PLAN (MARINERS ' MILE) Chapter 20 . 62 5 . To ensure , when feasi.bl•e , e,ffectiv.e concealment of electrical and similar mechanical equipment and trash 1 and storage areas.. 6 . The Site Plan Review process shall endeavor to ensure that proposed improvements will not impair the desirability of investment or occupancy nearby ; and originality in site planning and landscaping shall not be suppressed. 7 . To ensure that the site plan and layout of. the build- ings , parking areas , pedestrian and vehicular access ' ways , and other site features gives proper considera- tion to the functional aspects' of the site. development. 8. To ensure that the proposed development is in keeping with the desired character of the Specific Area Plan area as identified by the General Plan and the •Specific Area Plan . 9 . To ensure that the proposed development is consistent with the General Plan policies ; and to ensure that the proposed development will not preclude the attainment �. of the Specific Area Plan objectives . F. ACTION BY THE PLANNING COMMISSION . If all applicable standards established by this section are met, the Planning Commission shall approve the development. Conditions may be applied when the proposed development does not comply with applicable standards and shall be such ' as to bring said develop- ment into conformity . If the development is disapproved , the Commissi•on shall specify the sta,ndar.d o.r standa.rds that are not met. Failure of the Commission to act within thirty ( 30) days from the date the drawings are submitted shall be deemed an appro.val of the plans and diagrams unless the applicant consents to an extension of time . A Site Plan Review decision of the Planning Commission shall be subject to review by the City Council either by appeal , or upon its own motion , or upon the request of the Commission . The action of the Commission on any Site Plan Review shall be final and effective twenty-one (21 ) days , followin the Commission 1 action theron unless , within the twenty-one ?21 ) day appeal period an appeal in writing has been filed by the applicant, the Commission has requested a review of its decision , or unless the City Council , not more than twenty-one ( 21 ) days after the Commission action , on its ,own motion , elects to review and act on the action of the Commission , unless the applicant consents to an extension of time . The City Council may affirm, reverse or modify the decision . Such action by the City Council shall be final . Page 131 -11 SPECIFIC PLAN (MARINERS ' MILE) Chapter 20 . 62 G. APPEAL TO THE CITY COUNCIL . Any Site Plan Re.vi.ew decisio.n of the Commission may be appealed' to the City Council by the applicant at any time within twenty-one (21 ) days after the date of the Commission decision. An appeal to the City Council shall be taken by filing a letter of appeal in duplicate, with the Department of Community Development. Such letter shall set forth the grounds upon which the appeal is based. H. ACTION BY THE CITY COUNCIL . An appeal shall be heard and acted on by the City Council within thirty ( 30) days after the Commission action , unless the appl'icant consents to an extension of time. The City Council may affirm, reverse or modify the decision- of the Commission . Such action by the City Council shall be final . I . LAPSE OF SITE PLAN REVIEW A'PPROVAL.• Site Plan Review approval shall lapse and shall be void one year following the date upon which the plant and diagrams were appro.ved, as provided in this section, unless prior to the expiration' of said one ( 1 ) year period a building permit is issued and subsequently construction is diligently pursued until completion , or unless an extension of time is granted by either the Commission or City Council , whichever took the final action . (Ord. 1718 § 1 ( part) , 1977) . 20. 62 . 070 DEFINITIONS. For the purpose of this chapter, certain terms used herein shall have meanings assigned to them by this subsection. All definitions described in Section 20. 87 of the Municipal Code shall prevail except where there is a conflict with this Specific Plan District shall take precedence . A. COMMERCIAL. RECREATION . A commercial use designed primarily - for activities , in or out of doors , which ,are generally associated with leisure time activities , examples include : tennis courts , racquetball , swimming clubs , and other uses of a similar nature . B . PERSONAL/PROFESSIONAL SERVICES . An office or store , providing services directly to the general public, including , but not limited to, architects , attorneys , brokers , barbers , photographers and artists ; C ., BUILDABLE AREA. The term "buildable area" for the purpose of this chapter shall mean the area of a building site , excluding any basic minimum setback required by this ordinance from Coast Highway and/or any "R" District . Setback areas in addition to the aforementioned required by use permit, resubdivision or modification will not reduce the buildable area for purposes of calculating building imitensity. D. INCENTIVE USES. For the purpose of this chapter the following uses shall be considered " incentive uses" : boat lettering , boat registration , boat rentals , boat yards , marine canvas and upholstery, marine carpentry, and wood work , charters , compass scales , service and adjusting , documentation services , marine Page 131 -12 SPECIFIC PLAN (MARINERS ' PLAN) Chapter 20 . 62 electrical and generating equipment and re•p'airs , •marine electronic sales and service, marine engine sales , service and repair, fiber glass repairs and supplies , fishing supplies and equipment , flags , emblems , trophies , fuel docks , marine hard- ware equipment and supplies , holding tank installation and service, sailing/boating instruction, marine insurance , launching and hoists , boat leasing , boat maintenance and repair, mast and rigging supplies and service, nautical charts , nautical instruments , nautical decor, marine plumbing and water systems , publications - nautical , fabrication and maintenance of pulpits and rails , marine surveyors , underwater services , yacht brokers , yacht clearance , and other uses which , in the opinion of the Planning Commission are of a similar marine oriented- nature . (Ord. 1718 5 1 ( part) , 1977) . r r r r APPENDIX C DISTRICTING MAP NO. 4 r Ilr r . r i i i y lift IIIIIIall V L R-1 PARR F` 9P V �P ✓ F• .b' ___ R-! F'�. •J°•✓IEw �y, \ •P.P BOO pv�,0 �. �y a" SP-s s�f s • '•y. q, i" ?-i J� u T o y� P � qi d \ Y 8 iv s��s L�6 ' sA �,Od,➢A p 1. Est h y t' , EV 9.✓ 'pi d /\_ d r�p p 9P 'Jlr� ti C_I_H CIIS YC qiI Fol'Gl'o',ty im![b 010@'ttl A C-0Y 'I L'G MI VIA MA !' \\ ra u•:: �a.vi:..ue. .. .�...w..'....... Isis ii w �` 3PRP S1R6ET - S!! MAP A.N. A \ \\ SEE MAA• tMt 6 \���T K' DISTRICTING MA'P' NEWPORT BEACH - CALIFORNIA 4 R-A AGRICULTURAL RESIDENTIAL O MIATIPLE RESIDENTIAL I(I P-1 SINGLE FAMILY RESIDENTIAL C-1-1 LIGHT 40MMEACIAL �i l R-2 DUPLEX RESIDENTIAL C-2 GENERAL COMMERCIAL P RESft MULTIPLE FAMILY RESIDENDAL M-1 MANUFACTURING R-3 SCALE OF FELT 0 zeo w ero CONRINING OISTRIGTS U UNCLASSIFIED I...P NO( I FRONT YARD SET BACK SHOWN THUS.___ LIMITED COMMERCIAL DEC Y..Il50 ��// M i 1 r 1 - r APPENDIX D TRAFFIC PHASING REPORT r i t 1 i ' TRAFFIC PHASING REPORT ' SHOKRIAN RETAIL/OFFICE BUILDING Project Description The proposed project is an office building to be located on the north side of West Coast Highway between Newport Boulevard and Riverside Avenue (see Exhibit 1). The site design includes a three-story building with commer- cial shops on the ground level and marine use offices on the second and third floors. Two levels of parking provide a total of 98 spaces, with approximately half exiting and entering on West Coast Highway and half on Avon Street at the rear of the property. ' The parking structure represents a unique feature of the project. In order ' to encourage a split of autos directly accessing the site from Coast Highway and those using the Avon Street access from Riverside Avenue, only one entrance is provided for each parking level . The ground level parking lot is connected to Coast Highway while the second level is connected to Avon Street. No interconnections are provided between the two parking 1 levels. Traffic Generation ' Table 1 identifies the daily and p.m. peak hour .trip generation rates used in this study. The daily rates are identical to those rates cited in the City of Newport Beach Mariners' Mile Specific Plan.1 Rates utilized for the p.m. peak hour and peak 2.5 hour calculations for retail uses were also derived from the Mariners' Mile plan. Peak hour rates for office uses were recommended by City of Newport Beach Traffic Engineering. 1. Draft Environmental Impact Report, .Cit of .New ort Beach Mariners' Mile Specific Plan, prepared by Owen Menard an ssociates. 1 1 it I � .. •J V F �" y K �I �r.k nr N l .i // T/ 1✓ &h T a I • . �� • Park I— I 44 • r r F O r F,h11110. : It -- II Park I _ Trade' Th. J�arroNS I� � �r__`• '_ 1 ` 77 Mal Pip !� a �!/ (l A�%l !I rP9 '11 i' a A28 Rre a ri / Park �,:IEfl ;X r , • ter sr \Y Marine i� /Q�/q,//�//J�//�rt� v Big Ne Piew Lk Sep \y • ) t �x� ar_k y .0 � l 25,' `l NIewpnrt) II i} his l Park _Prk srIti Q 1�iahtlpb �� 1 I i / _ Al. y6M28 � hFr i We •� l r " ^ ° 25 ( Jj � .1, ra ar ^ C v n,l ur` :liCCf lip (ey , / n,r _ ^ II Con PUFiciiPor�P It,. t z Island 1r'- .. Hall t. ,.D J r1M •J'\ rO �\ .per\ 1 � _ Ljnd Lido hole , ` c Light 'gyp- vc LgM Harbor h w1 Car V i'ryn rr a �Y J I-I111111 33'_ Lignir a <` Las Arenas I� , 3� Light ° Park" f V BaY L- ST t ' .►R vtavbnr„_ R A N e wpOrt I•a,a in r ri e te', of a rSl�;a Location Map EXHIBIT 1 T i TABLE 1 ' TRIP GENERATION RATES ' DAILY P.M. TRIPS/1,000 S.F. PROPOSED TRIPS/ PEAK HOUR PEAK HOUR USE 1,000 S.F. I U IN ----TU7r Retail 30 1.24 2.48 2.48 4.96 Office 13 0.60 1.70 1.20 3.40 The average daily traffic generated by the project i,s approximately 414 trips, as shown in Table 2. The related p.m. peak 2.5 hour movements amount ' to 128 (37 in and 91 out). Retail uses proposed for the site account for 35 percent of the total peak 2.5 hour traffic. TABLE 2 TRAFFIC GENERATION SUMMARY ' ESTIMATED NUMBER OF TRIPS PROPOSED TOTAL TOTAL P.M.—PEAKHOUR P.M. K 2.5 HOUR USE G.F.A. DAILY IN OUT IN OUT ' Retail 6,000 180 7 15 15 30 Office 18,000 234 it 31 22 61 ' TOTAL 24,000 414 18 46 37 91 ' 3 ' Traffic Distribution ' Trips generated from the project were distributed to surrounding roadways ' based upon two alternative access patterns which are summarized below. Alternative 1 : Left turns out of the site are allowed at the exit to Coast Highway from the lower parking level . Half of the total trips generated by the project were distributed to and from ' each parking level , and each parking level was assumed to generate the same proportion of "ins and outs" during peak hours for this alternative (see Exhibit 2). ' Alternative 2.: Left turns out of the site are •restricted at the exit to Coast Highway from the lower parking level. The analysis ' for this alternative is based on the assumption that patrons traveling to and from the site from the southeast will use the upper parking level (see Exhibit 3) Automobiles exiting to Avon Street from the upper parking level are provided with an oppor- tunity to turn left out to Coast Highway at Riverside Avenue. These alternative access patterns impact roadways in the immediate vicinity of the project. An overall distribution of trips to and from the site was developed for analysis purposes (see Exhibit 4) . This overall distribution ' pattern remains the same for both alternatives. Approximately 48 percent of the project traffic is assigned to the west leg of Coast Highway, with approximately 38 percent assigned to the east leg beyond Tustin Avenue. This distribution pattern was utilized in the ' Mariners' Mile Specific Plan. The splits of traffic at Newport Boulevard, Dover Drive and Orange Street were determined based upon a review of existing traffic volumes on these streets. ' Critical Intersections Analyzed Four intersections were designated by the City of Newport Beach Traffic Engineer for the one percent analysis: 4 ' I 3% 9% AVON STREET —— —— j -� i 62% 26a/o I� 29% 71% NOM AVON ' �r1% STREET UPPER 81% PARKING lRIVERSIDE AVENUE 1 I 14% —12% ' 34% 27% WEST COAST HIGHWAY RIVERSIDE AVENUE LOWER ' PARKING AVON STREET 71% 29% 30/b 9% ' 14% 15%--------- T 120k 34% 37%-------------HWWAYAY ►28% WEST COAST HIG Alternative 1 PM Peak Distribution %= PERCENTAGES IN/OUT FROM Pattern in the Project EACH INDIVIDUAL PARKING LEVEL Viciwty 1 —— 3°{0 18% AVON STREET --� 56g'o ' 28% 74% NOM AVON 4 1% STREET UPPER PARKING % I RIVERSIDE AVENUE 14%�-9% ' NOM 55% WEST COAST HIGHWAY i RIVERSIDE AVENUE LOWER LEVEL PARKING AVON STREET ' 68% 32% 3% 14% 18%--------- 150/0 ' 68% WEST COAST HIGHWAY Alternative 2 1 PM Peak Distribution ' %= PERCENTAGES IN/OUT FROM Pattern in the Project EACH INDIVIDUAL PARKING LEVEL Vicinity ' r � 1 r 1 oa'� IN 0\0 i 1 l r Tv0 1 70 yS v l Gibb ' Overall Distribution 1 to/from the Site i 1. Coast Highway at Riverside Avenue ' 2. Coast Highway at Dover Drive 3. Coast Highway at Orange Street 4. Newport Boulevard at Hospital Road Because of its proximity to the site, the intersection of Coast Highway and Riverside Avenue was analyzed for each of the alternative access patterns discussed above. The remaining intersections were not impacted by these alternatives. The results of each one percent analysis are summa- rized in Table 3. ' TABLE 3 ' 1% ANALYSIS SUMMARY PROJECT PEAK 2.5 HOUR VOLUME LESS THAN 1% OF INTERSECTION NB SB EB WB 1982 PEAK 2.5 HOUR Coast Hwy/Riverside 0 41 33 15 No (Alternative 1) Coast Hwy/Riverside 0 37 9 15 No (Alternative 2) ' Coast Hwy/Dover Nom 3 34 11 Yes Coast Hwy/Orange Nom Nom 8 23 Yes Newport/Hospital 14 5 Nom Nom Yes The projected growth in regional traffic assumed for the one percent tests ' are based upon an annual growth rate of 2.4 percent for the years 1980, 1981 and 1982. The proportion of traffic assigned to the "regional " category was 12 percent for Coast Highway and five percent for Newport Boulevard. 8 1 I ' Intersection Capacity Utilization (I.C.U.) Analysis ' The results of the one percent analysis indicate that traffic volumes ' generated by the site are more than one percent of the projected 1982 volumes for the southbound approach to the intersection of Riverside Avenue ' and West Coast Highway. This intersection was therefore evaluated to determine if the projected 1982 I.C.U. calculation is more than 0.90. ' The existing intersection layout at Riverside Avenue and West Coast Highway is shown in Exhibit 5. Riverside Avenue is striped for two lanes in each ' direction •(undivided) with on-street bike lanes at both sides of the roadway. On-street parking is restricted on Riverside Avenue, and ' pedestrian crossings are provided at each leg of the intersection. Traffic movements to/from the Pacific Marine driveway at the south side of the ' intersection are nominal . ' Existing signal phasing for the intersection incorporates a right turn arrow for the southbound approach (see Exhibit 6): The I.C.U. analysis is based upon existing signal phasing. I.C.U. values for each alternative ' site access pattern are summarized in Table 4. TABLE 4 I.C.U. ANALYSIS SUMMARY WEST COAST HIGHWAY AT RIVERSIDE AVENUE ALTERNATIVE 1 ALTERNATIVE 2 Existing .6995 .6995 ' Projected 1982 w/o Project .7510 .7510 Projected 1989 with Project .7677 .7544 9 WEST COAST HIGHWAY !�'r' Y.'!r•r4 )w �^n�. - r ♦ lsf. . .. *a%e�•H--••H!^ y+' � ��.�f, +Y 'y ,. _ Alt •,'�z„�;�; �a /�,� - .�, ri1 ^ '�' , ' i � IL tY •I ����� \ . `rye ♦ • 'fJ �Y i� RIIt NNN to S. '� �;.., _ . ,r s` 'T' �k � S{ _i T� 'y:f;' r .,��';1��•iJ ..))>YY/ '{�y 4 t ♦'y.t. EASTBOUND LEFT TURN & ' STRAIGHT SOUTHBOUND RIGHT(RIGHT TURN ARROW) PHASE A EASTBOUND AND WESTBOUND STRAIGHT, WESTBOUND RIGHT TURN ' PHASE B ' SOUTHBOUND LEFT& RIGHT ' TURNS, WESTBOUND RIGHT TURN ' PHASE C. ' NOTES: 1. CRITICAL MOVEMENTS ARE SHOWN 114'RED. 2. TRAFFIC MOVEMENTS TO/FROM THE PACIFIC MARINE DRIVEWAY AT THE SOUTH SIDE OF THE INTERSECTION ARE NOMINAL EXISTING SIGNAL PHASING, RIVERSIDE AVENUE AND WEST COAST HIGHWAY 1 Conclusion The traffic projected one year after project completion will be increased less than one percent by traffic generated from the project during the 2.5 hour peak period on each leg of the following intersections: 1. Coast Highway at Dover Drive 2. Coast Highway at Orange Street 3. Newport Boulevard at Hospital Road At the intersection of Coast Highway and Riverside Avenue, additional traffic generated by the project will not cause the projected I.C.U. to increase above 0.90 one year after project completion. r 12 1% WORKSHEETS i 1% Traffic Volume Analysis Intersection Coast Hw Riv r id v (Existing Traffic Vo umes based on Average Daer-/Sprl 1979) iApproach Existing Peak 2y Hour Approved Projected 1% of Projected Project Direction Peak 2y Hour Regional Projects Peak 21g Hour Peak.2y Hour Peak 2h Hour' I I Volume Growth Yolks% Hour Volu me ne Volt" Volune VoluneIr ; �Northbound 17 0• 0 17 NOM 0 i !Southbound 1094 0 0 1094 11 41 Eastbound 4121 i i !Westbound 4367 39 210 4616' 46 15 i n Project Traffic is estimated to be less than 1% of Projected . Peak 2;1 Hour Traffic Volume Q Project Traffic is estimated to be greater than 1% of Projected Peak 2�. Hour Traffic Volume . Intersection Capacity Utilization ' (I.C.U.) Analysis is required. NOTES: These calculations are based upon the assumption that left turning movements out of the site are allowed at the exit to West Coast Highway. NOM _ Nominal , less than 0:5. DATE: 1/18/80 PROJECT: Office Building, 2912 W. Coast Hwy. FORM I 1% Traffic Volume Analysis Intersection Coast Hwv.LRi ver id _Avenue (Existing Traffic Vo umes based cn Average Winter/Spring 1979) (Approach Existing Peak 2$1 Hour Approved Projected 1% of Projected Project Direction Peak 21% Hour Regional Projects Peak 2h Hour Peek.2y Hour Peak 24 Houri I ; Valume Growth Peak 2h Hour Volume Volu" Volume Volume Volume Northbound _ 17 0 0 17 NOM 0 ,southbound 1094 0 0 1094 11 37 Eastbound 4121 36 1 23 4180 1 42 1 9 westbound 4367 39 210 4616 46 15 i - • Project Traffic is estimated to be less than 1% of Projected - Peak 2h Hour Traffic Volume ® Project Traffic is estimated to be greater than 1% of Projected Peak 231 Hour Traffic Volumen. Intersection Capacity Utilization (I.C.U.) Analysis is required. t NOTES: These calculations are based upon the assumption that left turning movements out of the site are restricted-at the exit to West Coast Highway.- NOM = Nominal , less than 0.5. DATE: 1/18/80 PROJECT: Office Building, 2912 W. Coast Highway FORM I 1% Traffic Volume Analysis Intersection - r. (Existing Traffic Vo umes based on Average Win er/Spring 197 9) Approach' Existing Peak 24 Hour Approved Protected 1% of Projected Project Direction Peak all Hour Pegional Protects Peak 24 Hour Peak 2§ Hour Peak 2h Hour' Volume Growth Peek 24 Hour Yotuma Yolune volume , volume volume Northbound 1 181 0 14 195 2 NOM Iso�tnb=a . 2379 0 15 2394 24 3 j jEastbound 3695 33 72 3800 38 34 i i 6003 AAR westuound 6444 x❑ Project Traffic is estimated to be less than 1% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 231 Hour Traffic Volume- Intersection Capacity Utilization (I.C.U.) Analysis is required.. NOTE: NOM = Nominal , less than 0.5. DATE: 1/18/80 PROJECT: Office Building, 2912 W. Coast Hwy. FORM I 1% Traffic Volume Analysis Intersection Coast Hwy./Orange Street (Existing Traffic Vo umes based on Average Winter/Spring 1979) I (Approach Existing Peak 2$ Hour Approved Projected 1% of Projected Project Direction Peak 2y Hour Regional Projects Peak 2y Hour Peak 231 Hour Peak 24 Hour' I Volume Growth Peak 2y Hour Volume Volume Volume i Volume Volume - i i Northbound 191 0 0 191 2 NOM I ISouthbound 153 0 0 153 2 NOM I Eastbound 26 23 29 9 29 8 1 I Westbound ® Project Traffic is estimated to be less than 1% of Projected Peak 231 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 2= Hour Traffic Volume Intersection Capacity Utilization (I.C.U.) Analysis is required. NOTE: NOM = Nominal , less than 0.5. DATE: 1/18/80 PROJECT: Office Building, 2912 W. Coast Hwy. FORM I 1 �I 1% Traffic Volume Analysis Intersection Newport Blvd./Hospital Road l (Existing Traffic Volumes base on Average Winter/Spring 1979) !Approach tio Peak 21, Peak na Hour Projects Projected 35 of Protected Protect ' Direction Peak 2>s Hour Regional Protects ' Peak 24 Hour Peak 2y Hour Peak 2y Hour' i I Volume Growth Peak 28 Hour Volume Volume Volume i Vol uee Volume u I^ j 15 0 3952 40 14 ! Northbound 3937 � outhho und 3611 13 p 3624 36 5 (Eastbound 1597 O 0 1597 16 NOM 'MestUound 1406 0 0 406NOM Project Traffic is estimated to be less than 1% of Projected ® Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 22 Hour Traffic Volumen. Intersection Capacity Utilization (I.C.U.) Analysis is required. NOTE: NOM = Nominal , less.than 0.5. DATE: 1118/80 PROJECT: Office Building, 2912 W. Coast Hwy. FORM I I 1 APPROVED PROJECTS PROJECT: INTERSECTION: COAST HWY/RIVERSIDE AVE. DATE: August 6> 1979 MOVEMENT 1979 1980 1981 1982 1983 1984 ' NL 1 NT NR 1 . SL ST SR ' EL ET 23 ER WL 1 WT 157 23 28 WR 1 PROPOSED SYSTEM IMPROVEMENTS YEAR PROJECT: r INTERSECTION:— COAST HWY/DOVER DR. DATE: August 6, 1979 1 ' MOVEMENT 1979 1980 1981 1982 1983 1984 NL 13 NT ' NR 1 SL 4 11 ST SR EL ET 42 30 ER ' WL WT 190 39 101 WR 33 25 PROPOSED SYSTEM IMPROVEMENTS YEAR r ' _PROJECT: NFWpORT PLAC [NTERSECTION:__Cmst_Ht 0r p QuP DATE oril t6 1979 ' MOVEMENT 1979 1980 1981 1982 1983 1984 NL ---- ---- ---- NT ---- ---- ---- ST ---- ---- ---- SR ---- ---- --- EL ---- ---- ET ---- ---- ----- ER ---- ---- ---- WL ---- ---- ---- WT 9 23 28 ' WR - ---- ---- PROPOSED E SYSTEM IMPROVEMENTS YEAR PROJECT: CORPORATE PLAZA Existing +30% . INTERSECTION: COAST HIGHWAY/ORANGE AVENUE DATE: 4/16/79 ' MOVEMENT 1979 1980 1981 1982 1983 1984 r NL --- NT --- ' NR --- SL --- ST --- SR -- , EL --- ET --- ER --- r WL i. ' WT 57 WR 1 rPROPOSED SYSTEM IMPROVEMENTS YEAR r r • r • PROJECT: KOLL CTR. NPT. UC+30% INTERSECTION:._COAST HIGHWAY/ORANGE AVENUE DATE: 4117/79 1 ' MOVEMENT 1979 1980 1981 1982 1983 1984 ' NL --- NT --- NR --- SL --- ST --- SR --- EL --- ET 23 ' ER --- WL WT 49 WR --- PROPOSED SYSTEM IMPROVEMENTS YEAR PROJECT: AERONUTRONIC FORD 30% INTERSECTION: COAST HIGHWAY/ORANGE STREET DATE: 4/18/79 ' MOVEMENT 1979 1980 1981 1982 1983 1984 NL --- NT NR --- SL --- ST --- ' SR EL --- ET --- ER --- ' WL --- WT 33 WR - ' PROPOSED SYSTEM IMPROVEMENTS YEAR t . r r t r • I.C.U. WORKSHEETS 1 . INTERSECTION CAPACITY UTILIZATION ANALYSIS ' Intersection Coast Highwav/Riverside Avenue ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1979) EXIST. EXIST. REGIONAL COMMITTED PROJECTED EXISTING PROPOSED V/C Ratio PROJECT PROJECT Movement PK.l. Ratio Vol me PROJECT w/o Project volume V/C Ratio Lanes Cap, lanes Cap. Vol. Ratio volume Volume Volume NL 2 0 0 0 NT 1600 0 / .0013 0 0 .0013 0 .0013 ' NR 0 f 0 1 0 0 SL 11600 71 1.0443 0 0 '.0443 17 .0550 ST 0 ! 0 0 0 SR 1600 393 .2456* 0 0 .2456* 24 .2606* EL 1600 250 .1563 0 0 .1563 15 .1656 ' ET 13200 1438 2 .4494 36 23 .4678 18 .4734 ER 0 0 0 0 ' WL 1600 21 .0131 0 1 .0138 0 .0138 WT 4800 1699 .3539* 39 208 .4054* 8 .4071* ' WR 1600 33 .0206 0 1 1 .0213 8 .0263 YELLOWTIME 1000* i.1000* .1000* EXISTING INTi7SECTION CAPACITY UTILIZATION i .6995 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROYEMENTS I.C.U.17510 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. •7677 1 0 Projected plus project traffic I.C.U. will be less than or equal to 0.90 ❑ Projected plus project traffic I.C.U. will be greater than ,0.90 ' ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Description of system improvement: NOTE: These calculations are based upon the assumption that left-turning movements out of the site are allowed at the exit to West Coast Highway. DATE: 2/21/80 ' PROJECT Office Building, 2912 W. Coast Highway FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS ' Intersection Coast Highway/Riverside Avenue ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1979) ' E%IST. EXIST. REGIONAL COMMITTED PROJECTED EXISTING PROPOSED V/C Ratio PROJECT PROJECT Movement Lanes Ca Lanes Cap. PK.HR. V/c GROWTH PROJECT w/o Project Volume V/C Ratio P Vol. Ratio Volume Volume Volume NL 2 0 0 0 NT 1600 0 .0013 0 0 .0013 0 .0013 NR 0 0 0 0 SL 1,1600 71 .0443 0 0 1.0443 35 1 .0663 ST 0 3 0 0 0 SR 1600 393 .2456* 0 0 .2456* 2 .2469* EL 1600 250 .1563 0 0 .1563 9 .1619 ET 3200 1 . 1438 •) .4494 36 23 .4678 0 .4678 ER 0 0 . 0 0 ' WL 1600 21 •.0131 0 1 0138 0 .0138 WT 4800 1699 .3539* 39 208 .4054* 10 .4075* ' WR 1600 33 .0206 0 1 1 1.0213 6 .0250 YELLOWTIME 1000* 1000* 1 -1000* EXISTING INTERSECTION CAPACITY UTILIZATION .6995 i 1 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C-U. , EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. .7544 ICI , ❑x Projected plus project traffic I.C.U. will be less than or equal to 0.90 ❑ Projected plus project traffic I.C:U. will •be greater than 0:90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ' - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Description of system improvement: ' NOTE: These calculations are based upon the assumption that left-turning movements out of the site are restricted at the exit to West Coast Highway. ' DATE: 2/21/80 ' PROJECT Office Building, 2912 W. Coast Highway FORM II 1 ' i i i 1 1 1 BIBLIOGRAPHY 1 1 � r i 1 r r �� r BIBLIOGRAPHY These documents are incorporated within this report by reference pursuant to Section 15149 of the CEQA Guidelines. The location of each document is ' shown. Also, each document listed below is available for public review in the office of the lead agency. ' Footnote: ' p. 2, #1 City of Newport Beach Zoning Ordinance City of Newport Beach Community Development Department ' 3300 -Newport -Boulevard Newport Beach, California ' p. 2, #2 City of Newport Beach Traffic Phasing Ordinances City of Newport Beach Traffic Engineering ' 3300 Newport Boulevard Newport Beach, California ' p. 3, #1 Mariners' Mile Specific Plan Draft Environmental• ' Impact Report City of Newport Beach Community Development Department ' 3300 Newport Boulevard Newport Beach, California Jack G. Raub Company DO'NOT REMOVE Engineering & Planning 6, G March 5, 1980 BREo�N�NG `r�12 Mr. Fred Talarico 9 NecPti�r Environmental Coordinator Gig City of Newport Beach - Planning Department 3300 Newport Boulevard Newport Beach, California 92663 Subject: Initial Study for Shokrian Retail/Office Building, 2912 W. Coast Highway Dear Fred: I am transmitting to you seven copies of the draft of the Shokrian Office Building Initial Study. I have left exhibit and page numbers tentative pending your comments, and receipt of the elevations and cross-sections from Earl Mellott and Associates . Both the Department of Fish and Game and the Regional Water Quality Control Board have been contacted, and have no comments at this time . Please let me know when you have completed your review. I will then make any changes you may wish and produce the report in final format. Yours very truly, JACK G. RAUB COMPANY Andi Adams Manager of Environmental Analysis AA/ngw Enclosures 99-00-182 P.O. Box 5019 • 125 Baker Street • Costa Mesck California 92626 (714) 751-2510 �1JlTtA�l, srublf E� 3TQLV-G1G 5'cLIOY ----- Ow1Jt- (�s sootiaa + l80_11 f 'ii CITY OF NEWPORT BEACH RECEIPT pk EWPpR dm NEWPORT BEACH. CALIFORNIA 92663 1 No. 08925 � I DATE 00 RECEIVED FROM h A[ 52WJ+�(/ FOR: ACCOUNT NO ACCOUNT O. DEPARTMENT BY AGREEMENT THIS AGREEMENT is made and entered into on this 28th day of December, 1979, by and between the CITY OF NEWPORT BEACH, a municipal corporation, hereinafter referred to as "CITY," and JACK G. RAUB COMPANY, hereinafter referred to as _a "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 an application for a Use Permit on a site in Mariners' Mile, in the City of Newport, County of Orange, State of California; and WHEREAS, CONSULTANT has submitted to CITY a proposal 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 Paragraph 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 December 26, 1979, which is attached to this Agreement marked as Exhibit "A" and by reference incorporated herein at this point as if fully set forth. 3. BILLING AND PAYMENT CONSULTANT shall be paid under this Agreement on a time and material basis and in no event shall the maximum amount of this Agreement exceed Three Thousand Five Hundred and No Dollars ($3,500.00). 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. - 1 - 4. FAITHFUL PERFORMANCE CONSULTANT shall use diligent efforts to complete this contract within twenty-eight (28) days after execution of this Agreement. 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 above written. APPROVED AS 0 F RM CITY OF NEWPORTT BEACH -pit- A ire for Plxuiding Department CITY JACK G. RAUB COMPANY By Senio Vice-President CONSULTANT illy - 2 Jack G.Raub Company Proposal No. 99-00-182 i Engineering & Planning Job No. P.O.Box 5019 • 125 Baker Street Costa mesa Californa 92626 (For Office Use) (714)751-2510 STANDARD FORM OF AGREEMENT BETWEEN CLIENT AND CONSULTANT adopted 1973,revised in 1975,1978 and 1979, by the California Council of Civil Engineers and Land Surveyors, 1107 Ninth St., Suite 811, Sacramento, California 95814 THIS AGREEMENT, entered into at Costa Mesa, California on the 26th day of December 19 79 , by and between City of Newport Beach 3300 New Boulevard . Newport Beach, California ATTN: Mr. Fred Talarico, Senior Planner hereinafter called "client," and JACK G. RAUB COMPANY hereinafter called "consultant," is as follows: The client intends to have an initial stud red on a proposed 25,000 square foot retail office building to be located in Newport Beach, a i ornia. hereinafter called the "project" The present record owner is: Name: N/A Business Address: Residence: The client and consultant for mutual consideration hereinafter set forth, agree as follows: A. Consultant agrees to perform the following services: Per attached letter of proposal dated December 26 1979. 1 B. Client agrees to compensate consultant for such services as follows: Consultant's services will be provided for a lump sum fee of $3,500.00 (Three Thousand Five Hundred Dollars) plus the direct cost of blueprints and reproductions and all other charges fees or costs not specifically covered by the terms of this agreement rNote3—Under provisions of this agreement, a late payment FINANCE CHARGE will be computed at the pperiodic rate of 0.833% per month which is an ANNUAL PERCENTAGE RATE of 109, and will be applied to any unpaid balance commenting 30 days after the date of the origiml invoice. [Noma—Under provisions of this agreement, client agrees to limit the liability of consultant in accordance with §28 of the Standard Provisiom set forth upon the reverse side. C. The standard provisions set forth upon the reverse side are incorporated hereinto and made a part of this agreement. IN WITNESS WHEREOF, the parties hereto have accepted, made and executed this agreement upon the terms, conditions, and provisions above stated and on the reverse side hereof, the day and year first above written. JACK G. RAUB COMPANY 19 CLIENT: CITr OF NEWPORT BEACH B Y B(Signaemo) Y (Signature) Name Joseph Holleron, P.E. Name (Print) (Print) Title Senior Vice President Title White—Contract File Yellow—Client Pink&Gold—Accounting STANDARD PROVISIONS OF AGREEMENT The client and consultant agree that the following provisions shall be a part of their agreement: 1. The client binds himself, his partners, successors, executors, administrators, and assigns to the consultant to this Agreement in respect to all of the terms and conditions of this agreement, 2. Neither the client nor consultant shall assign his interest in this agreement without the written consent of the other. 3. No conditions or representations, altering, detracting from, nor adding to the terms hereof shall be valid unless printed or written hereon or ""- domed in writing by either party to this agreement and accepted in writing by the other. 4. One or more waivers of any term, condition or covenant by the consultant shall not be construed by the client as a waiver of a subsequent breach of the same or any other term, condition or covenant. 5. In the event any provision of this agreement shall be held to be invalid and unenforceable, the other provisions of this agreement shall be valid And binding on the parties hereto. 6. The consultant is not responsible for delay nor shall consultant be responsible for damages or be in default or deemed to be in default by reason of strikes, lockouts, accidents, or acts of Gqqd; or the failure of client to furnish timely information or to approve or disapprove consultant's work promptly; or delay or faulty performance by client, othrr contractors, or governmental agencies; or any other delays beyond consultant's reasonable control. 7. Consultant shall not be liable for damages resulting from this actions or inactions of governmental agencies including,but not limited to permit pro. cessing, onvironmental impact reports dedications, general plans and amendments thereto, zoning matters, annexations or consolidations, use or conditional use permits,and building permits; anb consultant shall only act as an adviser in all governmental relations. 8. In the event of litigation on this agreement, the interpretation thereof,and all disputes or controversies arising hereunder shall be govemcd,by the laws of the state of California. 9. In the event that client institutes a suit against consultant because of any failure or alleged failure to perform, error, omission, or negligence, and if such suit is not successfully prosecuted, or if it is dismissed, or if verdict is rendered for consultant, client agrees to pay consultant any and all costs of do- fence including attorney's fees, expert witnesses' fees, and court costs and any and all other expenses of defense which may be needful, immediately follow- ing Ismissal of the case or immediately upon judgment being rendered in behalf of consultant. ^ 10. In the event that litigation be instituted under the terms and conditions of this agreement, the same is to be brought and tried in judicial jurisdiction of the court of the county in which the consultant's principal place of business is located and client waives the right to have the suit brought, or tried in, or removed to any other county or judicial jurisdiction. 11. Should litigation be necessary to enforce any term or provision of this agreement, or to collect any portion of the amount payable under this agtm ment, then all litigation and collection expenses,witness fees and court costs, And attorney's fees shall be paid to the prevailing party. 12. There arc no understandings or agreements except as herein orptessly stated. 13' All original papers and documents, and copies thereof,produced as a result of this contract, except documents which are required to be filed with public Agencies, shall remain the property of the consultant and may be used by consultant without the consent of client. 14, Services provided within this agreement are for the=elusive use of the client for the project only. 15. Client and consultant agree to cooperate with each other in any and every way.or manner on the project. 16. Upon written request,each of the parties.hereto shall execute and deliver, or cause to be executed and delivered, such additional instruments And documents which may be necessary and proper to carry out the terms of this Agreement. 17. The terms and provisions of this agreement shall not be construed to alter,walve, or affect any lien or stop notice rights,which the consultant may have for the performance of services under this agreement. 18. The consultant makes no representation concerning the estimated quantities and cast figures made in connection with maps, plans, specifications, or drawings other than that all such figures are estimates only and the consultant shall not be responsible for fluctuations in cost factors. 19. Consultant does not guarantee the completion or quality of performance of contract or the completion.or quality of performance of contracts by the construction contractor or contractors, or other third parties, nor is he responsible for their acts or omissions. 20. Consultant makes no warranty,either express or implied, as to his findings,recommendations,specifications,or professional advice except that the work was performed pursuant to generally accepted standards of practice in effect at the time of performance. 21. Consultant makes no representations concerning soil conditions unless specifically included in writing in this agreement, and he is not responsible for any liability that may arise out of the making or failure to make soil surveys, or sub-surface soil tests, or general soil testing. 22. Estimate of areas provided under this agreement are not to be considered precise unless consultant specifically agrees to provide the precise dttermina- tion of such areas. 23. In the event that any changes arc made in the plans and specifications by the dfent or persons other than the consultant;which affects the consultant's A work,any and all liability arising out of such changes is waived As against the consultant and the client assumes full responsibility for such changes unless client has given consultant prior notice and has received from consultant written consent for such changes. 24.The consultant is not responsible,and liability is waived by client as against consultant,for use by client or any other person of any plans or drawings not signed by consultant. 25. Consultant has a right to complete all services agreed to be rendered pursuant to this contract. In the event this agreement is terminated before the completion of all services, unless consultant is responsible for such early termination, client agrees to release consultant from all liability for work performed. 26. Client agrees that consultant will not perform on-site construction review for this project unless specifically provided for in this agreement, that such services will be performed by others,and that the client will defend,indemnify,and hold consultant harmless from any and All liability Arising from or resulting from the performanm of construction review by other persons. 27.The client agrees that in accordance with generally accepted construction practices, the construction contractor will be required to assume sole and complete responsibility for job site conditions during the course of construction of the project, including safety of all persons and property; that this require- ment shall be made to apply continuously and not be limited to normal working hours;and the client further agrees to defend,indemnify and hold the consul. tant harmless from any and all liability, real or alleged, in connection with the performance of work on this project, excepting liability arising from the sole negligence of the consultant 28. The client agrees to limit the consultant's liability to the client and to all contractors and subcontractors on the project,due to professional negligent acts, errors or omissions of the consultant to the sum of$50,000 or the consultant's fee,whichever is greater. 29. All fees and other charges will be billed monthly and shall be due at the time of killing unless otherwise specified in this agreement. 30. Client hereby agrees that the balance as stated on the billing from the consultant to client is correct,conclusive and binding on the client unless client within ten (to) days from the date of the making of the billing notifies consultant in writing of the particular item that is alleged to be incorrect. 31. A late payment FINANCE CHARGE will be computed at the periodic rate of 0.833% per month, which is an ANNUAL PERCENTAGE RATE of 10%, and will be Applied to any unpaid balance commencing 30 days after the date of the original invoice. 32. In the event that the plans, specifications, and/or field work covered by this contract are those required by various governmental agencies and in the event that duo to change of policy of said agencies after the date of this agreement,additional office or field work is required, the said additional work shall be paid for by client as extra work. 33• In the event of any increase of costs due to We granting of wage increases And/or other employee benefits to field or office employees due to the terms of any labor agreement,or rise in the cost of living,during the lifetime of this agreement, such percentage increase shall be applied to all remaining compensation. 34. In the event that any staking is destroyed by an act of God or patties other than consultant, the cost of restaking shall be paid for by client as extra work. 35. The client shall pay the costs of checking and inspection fees, zoning and annexation application fees, assessment fees, soils engineering fees, soils testing fees, aerial topography fees,and all other fees, permits, bond premiums, title company charges, blueprints and reproductions,And all other charges not specifically covered by the terms of this agreement - 36. In the event all or any portion of the work prepared or partially prepared by the consultant be suspended,abandoned,or terminated,the client shall pay the consultant for all fees,charges, and services provided for the project,not to exceed any contract.limit specified herein. 37.In the event of any litigation, client agrees to pay to consultant interest on all past due balances at the rate of tea per cent per annum. 38• In the event client fails to Pay consultant within thitry (3o) days After invoices are rendered,client agrees that consultant shall have the right to con. sider said default a total brooch of this agreement and, upon written notice,the duties, obligations and responsibilities of the consultant under this agreement are terminated. In such event,client shall then promptly pay the consultant for all of the foes,charges, and services provided by consultant, �' iu�VV �OInPQflIJ Proposal No. ti , ; ;t ^` Eng�leenng& Planning. I Po. 6%5019.• 125 Baker Street"< Job No. - ",," Costo f➢esa 'cQvordip 92626 (For Office Urs) - (714)757 2510 STANDARD FORM` OF AGREEMENT BETWEEN CLIENT AND CONSULTANT adopted 1973,revised in 1975,1978 and1979, by the California Council of.Civil Engineers ry ° and Land Surveyors, 1107 Ninth`.St.,.Suite 811, Sacramento, California 95814 " THIS AGREEMENT, entered into at , Costa Mesa , California on the day of December 19 9 , by and between City`nf N�rt!Netc . i 83(14 Mew 'rt dob evard r Newport SeachlI California ATTH, Mr. Frod Talarico, Sonior P amier hereinafter called "client," and JACK, G. RAUB COMPANY hereinafter called "consultant," is as follows: The client intends to have am-'11"al study prepared on a proposed 25,000,, square foot raiail affice bui fi ag to be Toca�i* NeWport beaCb, Calirornia. hereinafter called the ro"pject" The owner is: present record Name: ' 4\114 �t Business Address: Residence: The client and consultant for mutual'consideration hereinafter set forth, agree as follows: A. Consultant agrees to perform the following services: P '"attached utter of Orcloosal 41ted Decembev� 261 1979. B. Client agrees to compensate consultant for such-eervices as follows: k.orsultantts s_rwtcbs will to providedfora I WIIP Sams fet.af 13 Q0. 4, Apeo Thousand F*iya *ndrsA Dollars glut t3te di rAVL cast of.b uepr n`s wl repr•odw ti(ips , and all other char'nes, fees or costs not spOcifica y by 1.4 'Prms of Phis agreement. t [Note] Unde pp n of this agreement, a late payment FINANCE CHARGE will he computed at the periodic:rate of 0.833% per month which is an ANNUALPERCENTAGE RATE of 10%, and will be.applied to any unpaid halaeee commencing days days after the date of the origiQ mvomo. [Note)—Under Provisions of this agreement, client agrees to limit the liability of consultant in accordance with 628 of the standard Prmdaiaom set N forth upon the reverse side. C. The standard provisions set forth upon the reverse side are incorporated hereinto and made a part of this agreement. - IN WITNESS WHEREOF, the parties hereto have accepted, made and executed this agreement upon the terms, conditions, and provisions above stated and on the reverse side hereof, the day and year first above written. JACK G. RAUB COMPANY CLIENT: "T""' �F VWPORT PEACH By (signature) By (sigmnu'e) Name Names (Print) (Print) Title Title White-Contract file Yellow-Client Pink&Gold-Accounting-• " c. STANDARD PROVISIONS OF AGREEMENT The client and consultant agree that the following provisions shall be a pact of their agreement: 1. The client binds himself, his partners, successors, executors, administrators, and assigns to the consultant to this agreement in respect to all of the terms and conditions of this agreement. 2. Neither the client nor consultant shall assign his interest in this agreement without the written consent of the other. 3. No conditions or representations, altering, detracting item, nor adding to the tams hereof shall be valid unless printed or written hereon or cvi- deaced in writing by either patty to this Agreement and accepted in writing by the other. 4. One or more waivers of any term,condition or covenant by the consultant shall not be construed by the client as a waiver of a subsequent breach of the same or any other term, condition or covenant. 5. In the event any provision of this agreement shall be held to be invalid and unenforceable, the other provisions of this agreement shall be valid and bindiag on the parties hereto. 6. The consultant is not responsible for delay nor shall consultant be responsible for damages or be in default or deemed to be in default by reason of strikes, lockouts,accidents, or acts of God; or the failure of client to furnish ttmcly information or to approve or disapprove consultant's work promptly; or delay or faulty performance by client, other contractors, or governmental agencies; or any other delays beyond consultant s reasomble control. 7. Consultant shall not be liable for damages resulting from thrt Actions or inactions of governmental agencies including,but not limited to permit pro- cessing, environmental impact reports dedications, general plans and amendments thereto, zoning matters, annexations or consolidations, use or conditional use permits,and building permits;tab consultant shall only act as an adviser in all governmental relations. B. In the event of litigation on this agtcement, the interpretation thereof,and all disputes or controversies arising hereunder shall be governed by the laws of the state of California. 9• In the event that client institutes a suit against consultant because of any failure or alleged failure to perform, error, omission, or negligence, And if such suit is not successfully prosecuted, or if it is dismissed, or if verdict is rendered for consultant, client agrees to pay consultant any and all costs of de• fense including attorney's fees, expert witnesses' fees,and court costs and any and all other expenses of defense which may be needful, immediately follow- ins Islnissal of the case or immediately upon judgment being rendered in behalf of consultant. 10. In the event that litigation be instituted under the terms and conditions of this agreement, the same is to be brought and tried in judicial jurisdiction of the court of the county in which the consultant's principal place of business is located and client waives the right to have the suit brought, or tried in, or removed to my other county or judicial jurisdiction. 11. Should litigation be necessary to enforce any term or provision of this agreement, or to collect any portion of the amount payable under this agrees menq then all litigation and collection expenses,witness fees and court costs, and attorney's fees shall be paid to the prevailing party. 12. These Are no understandings or agreements except as herein expressly stated. 13. All original papers and documents, and copies thereof, produced as a result of this contract except documents which are required to be filed with public agencies, shall remain the property of the consultant and may be used by consultant without the consent of client. 14. Services provided within this agreement are for the exclusive use of the client for the project only. 15, Client and consultant agree to cooperate with each other in any and every way or manner on the project. 16. Upon written request, each of the parties hereto shall execute and deliver, or cause to be executed and delivered, such additional instruments and documents which may be necessary and proper to carry out the terms of this Agreement. 17. The terms and provisions of this agreement shall not be construed to alter,waive, or affect any lien or stop notice rights,which the consultant may have for the performance of services under this agreement. 18. The consultant makes no representation concerning the estimated quantities and cost figures made in connection with maps, plans, specifications, or drawings other than that all such figures are estimates only and the consultant shall not be responsible for fluctuations in cost factors. 19. Consultant does not guarantee the completion or quality of performance of contract or the completion or quality of performance of contracts by the construction contractor or contractors, or other third parties, nor is he responsible for their acts or omissions. 20. Consultant makes no warranty, either express or implied, as to his findings,recommendations,specifications,or professional advice except that the work was performed pursuant to generally accepted standards of practice in effect at the time of performance. 21, Consultant makes no representations concerning soil conditions unless specifically included in writing in this agreement,and he is not responsible for Any liability that may arise out of the making or failure to make soil surveys, or sub-surface soil tests, or general soil testing. 22. Estimate of arms provided under this agreement are not to be considered precise unicss,consuitant specifically agrees to provide the praise determina- tion of such arms. 23. In the event that my changes are made in the plans and specifications by the client or persons other than the consultant,which affects the consultant's work, any and all liability arising out of such changes is waived as against the consultant and the client assumes full responsibility for such changes unless client has given consultant prior notice and has received from consultant written consent for such changes. 24.The consultant is not responsible, and liability is waived by client as against consultant,for use by client or any other person of any plans or drawings not signed by consultant. 25. Consultant has a right to complete all services Agreed to be rendered pursuant to this contract In the event this agreement is terminated before the completion of all services, unless consultant is responsible for such early termination, client agrees to release consultant from all liability for work performed. 26. Client agrees that consultant will not pperform m•site construction review for this project unless specifically provided for in this agreement, that such services will be performed by others,and that the client will defend, indemnify,and hold consultant barmlesc from any and all liability arising from or resulting from the performance of construction review by other persons. 27, The client agrees that in accordance with generally accepted construction practices, the construction contractor will be required to assume sole and complete responsibility for job site conditions during the course of construction of the project, including safety of all persons and property; that this require, ment shall be made to apply continuously and not be limited to normal working hours;and the client further agrees to defend,indemnify and hold the consul- tant harmless from any and all liability,real or alleged, in connection with the performance of work on this project, excepting liability arising from the sole negligence of the consultant. 28.The client agrees to limit the consultant's liability to the client and to all contractors and subcontractors on the project,due to professional negligent acts, errors or omissions of the consultant to the sum of f30,000 or the consultant's fee,whichever is greater. 29.All fees and other charges will be billed monthly and shalt be due at the time of billing unless otherwise specified in this agreement. 30. Client hereby agrees that the balance as stated on the billing from the consultant to client is correct,conclusive and binding on the client unless client within ten,(10) days from the date of the making of the billing notifies consultant in writing of the particular item that is alleged to be incorrect. 31. A late payment FINANCE CHARGE will be computed at the periodic rate of 0.833% per month, which is an ANNUAL PERCENTAGE RATE of 105o, and will be applied to any unpaid balance commencing 3D days after the date of the original invoice. 32. In the event that the plans, specifications, and/or field work covered by this contract are those required by various governmental agencies and in the event that due to change of polity of said agencies after the date of this agreement, additional office or field work is required, the said additional work shall be paid for by client as extra work. 33. In the event of any increase of costs due to the granting of wage increases and/or other employee benefits to field or office employees due to the terms of my labor agreement, or rise in the cost of living,during the lifetime of this agreement, such percentage increase shall be applied to all remaining compensation. 34. In the event that my staking is destroyed by an act of God or parties other than consultant, the cost of restaking shall be paid for by client as extra work. 35. The client shall pay the costs of checking and inspection fees, zoning and amexation application fees, assessment fees, soils engineering fees, soils testing fees,aerial topography fees,and all other fees, permits, bond premiums, title company charges, blueprints and reproductions, pad all other charges not specifically covered by the terms of this agreement, 36. In the event all or any portion of the work prepared or partially prepared by the consultant be suspended,abandoned,or terminated,the client shall pay the consultant for all fees,charges, and services provided for the project,not to exceed any contract limit specified herein. 57. In the event of any litigation,client agrees to pay to consultant interest on all past due balances at the rote of ten per cent per Amum. 38. In the event client fails to pay consultant within thitry (30) days after Invoices are rendered, client agrm that consultant shall have the right to con- sider said default a total breech of this agreement and, upon written notice, the duties, obligations and responsibilities of the consultant under this agreement are terminated. in such event,client shall then promptly pay the consultant for all of the fees, charges, and services provided by consultant. • ` Cx�111� 1 � 11�� Jack G. Raub Company Engineering & Planning December 26, 1979 Mr. Fred Talarico, Senior Planner City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92663 Subject : Proposal : Initial Study for a Proposed 25,000 square-foot office building and associated parking structure Reference: 99-00-182 Dear Fred: In accordance with your request, it is my pleasure to submit this proposal for Initial Study preparation on a 25,000 square-foot retail/office build- ing and associated parking structure in the Mariner's Mile Specific Plan area. I will be serving as Project Manager for this effort. Associated staff members will be Bob Kahn, for traffic and circulation, and Gina Langford, for research and document preparation. For your information, I have enclosed resumes of the individuals involved as well as a profile of our firm's capabilities. We will prepare an Initial Study meeting all necessary state and local mandates in accordance with the outline you prepared. This work effort will include a traffic assessment consistent with City Ordinance No. 1777 and the Administrative Procedures for Implementing the Traffic PHasing Ordinance, particularly Section I.D.2 and II.A. Should this first phase investigation show traffic to be increased more than one percent during a 2.5 hour period, a separate agreement may be negotiated to provide the analysis shown in Section II.B. of the Procedures, should the City so desire. Notification of such a need shall be made as soon as possible, and in no event later than the submission of the Initial Study. Following an authorization to commence work, and receipt of the application materi- als, we can produce seven copies of the Initial Study within two and one-half weeks for a lump sum cost of $3,500. This sum shall include attendance at one meeting with city staff. Additional requests beyond the scope of the outline shall be on a time and materials basis. P.O. Box 5019 • 125 Baker Street - Costa fllesa - California 92626 (714) 751-2510 0 0 Mr. Fred Talarico, Senior Planner December 26, 1979 Page 2 We look forward to working with the City, and shall await your authoriza- tion to proceed. Yours very truly, JACK G. RAUB COMPANY at'LJ Andi Adams Manager Environmental Analysis AA:lg Enclosures THE JACK G. RAUB COMPANY--A PROFILE Representative Projects Representative Clients • JACK G. RAUB COMPANY PROFILE The Jack G. Raub Company was formed to satisfy a growing demand for diversified engineering, planning and architectural services generated by an increasing number of environmental considerations and regulatory con- straints. Expanding public awareness of the quality of our environment dictates that the planning and design processes deal with a broad range of new problems, many completely departing from tradition. A team approach to problem solving at the Jack G. Raub Company draws upon nearly 35 years of experience in Southern California. Starting with Raub's father, Jack S. Raub, in Newport Beach in 1944, the firm became Raub and Southworth, and then Raub, Bein, Frost and Associates. Seeing the need for expanded professional services, Raub started the Jack G. Raub Company in 1976. The Company was purchased by Philip Morris, Inc. , in March 1979 and its rapid growth is continuing. Now, with an interdisciplinary staff of 240 in Southern California and Colorado, the firm offers services in comprehensive planning, development engineering, environmental engineering, civil and structural engineering, architecture, landscape architecture, wastewater and water reclamation planning and engineering, marine engineering, water resources planning and engineering, land surveying and photogrammetry. Comprehensive planning functions within the Raub Company include a complete range of advance and community planning services to support the successful formulation and processing of project and community plans. These services include community development, housing, economic planning, resource plan- ning, current project planning programs, policy planning and government affairs. The comprehensive planning function provides problem-solving services, designed to respond to client needs. Landscape architecture, architecture and urban design services complement the comprehensive planning capability to contribute to the creation of harmonious residential , commercial , industrial and recreational environ- ments. The combination of in-house planning, design and engineering exper- tise offered by the Raub Company significantly increases efficiency and minimizes problems often resulting when the work of a number of con- sultants must be coordinated or supervised by the client. A broad range of engineering services is provided by the Jack G. Raub Company including: -- Development Engineering -- Environmental Engineering -- Water Resources Planning and Engineering -- Wastewater Reclamation and Water Management -- Civil and Structural Engineering -- Marine Engineering 1 0 • A special focus of work at the Jack G. Raub Company is the compliance with the National Environmental Policy Act and the California Environmental Quality Act. Over 50 environmental impact reports have been prepared by this firm, as well a major environmental impact statement for a 22,000- acre community in Colorado. Principal among these work products are the seven-volume Aliso Viejo Master EIR and the Highlands Ranch Development EIS. These documents include high-quality technical reports which form a foundation for comprehensive, yet readable environmental information document. Numerous environmental assessment studies conducted for Orange County and Colorado projects accent this firm's ability to recognize and incorporate environmental considerations in the planning process. Of special support to the environmental impact reporting process are the Environmental Engineering and Water Resources Planning and Engineering departments. The former group contains interdisciplinary services designed to address traffic/public transportation, noise, air quality and energy issues. The latter group specializes in water supply planning, water quality investigations, flood hydrology/frequency studies, floodplain analysis and groundwater hydraulics. In addition, our experience has resulted in close working relationships with special consultants in the market research, biological sciences and scientific/cultural resource disciplines. These special services, combined with the comprehensive planning, design and engineering groups, offer a broad range of competent and professional expertise to clients, resulting in impressive and credible planning products. 2 i JACK G. RAUB COMPANY: REPRESENTATIVE PROJECTS IN COMPLIANCE WITH CEQA AND NEPA The following documents represent major efforts in the area of environ- mental analysis. Aliso Viejo Master Environmental Impact Report A comprehensive seven volume document analyzing the environmental effects of a 20,000-unit new town located on 6,600 acres in South Orange County. The EIR was supported by technical studies addressing such issues as circulation, air quality, noise, land use, demography and economics, fiscal impacts, water resources and biological resources. Environmental Impact Statement for New Town of Highlands Ranch A comprehensive document in compliance with the National Environmental Policy Act for a 20,000 acre planned community with an ultimate population of 90,000. Lake Mission Viejo Environmental Impact Report A report detailing the effects and mitigations of the design and engineer- ing for a 125-acre arti-lake. Supporting technical documentation included inundation studies, land and water use planning, a comprehensive water quality control program and drainage system design. Additional documents are listed below which serve as programs which recog- nize and provide for the environmental aspects of a project. Aliso Viejo Feature Plan As a complementary document to zoning the plan provides conceptual treat- ment and mitigation programs for the significant environmental and man-made treatments in the community. The Plan includes design treatments, imple- mentation programs for housing, parks and schools, and urban/open space interface elements. Aliso Viejo Resources Management Plan This plan identifies the detailed procedures for the research and analysis of archeological , paleontological and cultural resources within the Aliso Viejo Planned Community. The preparation of this report involved the coordination of several consultants in specifying approaches to the various procedures. 3 0 ROBERT KAHN Director, Environmental Engineering As Director of Environmental Engineering at the Jack G. Raub Company, Mr. Kahn is responsible for company activities in traffic engineering, trans- portation planning, air quality, noise and energy conservation. Major projects include Aliso Viejo Traffic/Circulation Study/EIR, the Aliso Viejo Public Transportation Study, the Air Quality Management Program, the Multi-Modal Train Station Study for Mission Viejo, Mission Viejo Noise Monitoring Program, Crown Valley Parkway Interchange Project Report, Trabuco Road Landslide Report, and the Highlands Ranch Transit Study. Prior to his association with the Jack G. Raub Company, Mr. Kahn was a program engineer for the Irvine Company Planning Department where he was project engineer for the transportation system engineering group. His primary responsibilities concerned the traffic and transportation elements of the Irvine general plan. From 1968 to 1972, Mr. Kahn was special projects engineer for freeway operation with the California Division of Highways where he participated in the design, construction and operation of the Los Angeles Area Freeway Surveillance and Control Project. This entailed directing a project group in the use of Xerox Data System's Sigma V Computer for traffic monitoring and control . He has also worked in the engineering services department of the California Division of Highways. Mr. Kahn received his BS and MS degrees in civil engineering from the University of California, Berkeley. He is registered as a California Professional Civil and Traffic Engineer. He is an associate member of the Institute of Transportation Engineers. MARY ANDRIETTE ADAMS Manager Environmental Analysis Ms. Adams is a graduate of University of California, Irvine, with a BA degree in Political Science. Ms. Adams was formerly employed at the County of Orange Environmental Management Agency, beginning in 1973. She worked two years in the Zoning Section, serving as project leader for over 25 publicly and privately initiated zone changes. Between 1975 and 1977, Ms. Adams held a position in the Environmental Services Division dealing with administration of the California Environ- mental Quality Act. She was project planner for over 20 EIRs for publicly and privately initiated projects. In 1977 Ms. Adams joined the City of Irvine as sole administrator of CEQA and NEPA for all publicly and privately initiated projects. She later became section head of the Current Planning Section, responsible for all phases of zoning, subdivision and site planning activity in the city. She also served as project leader for the city's participation in the 208 Program, a regional water quality planning and improvement strategy and Chairman of the City Subdivision Committee. In addition, she provided analytical support to the City Attorneys ' office on CEQA-related litigation. In 1979 Ms. Adams joined the Jack G. Raub Company as Manager of Environ- mental Analysis and is currently responsible for the coordination of environmental documentation for all company projects except those in Colorado. !� • GINA LANGFORD Urban Planner Advance Planning-Environmental Analysis Section Ms. Langford is a graduate of the University of California, Irvine, with a BA degree in social ecology--planning and public policy. From January 1978 to July 1979, Ms. Langford worked for the County of Orange Environmental Management Agency, Advance Planning, General Plans Division. Her work consisted of analyzing General Plan amendments to the Orange County General Plan and preparing staff reports for the Planning Commissioners and Board of Supervisors. Ms. Langford has been with the Jack G. Raub Company since July 1979 as an urban planner. She is responsible for the administration of the Cali- fornia Environmental Quality Act. This requires the preparation of initial studies and environmental impact reports for both private and public projects. PAGE I NEWPORT BEACH 'CONTRACT I PROJECT A three story 25,000± S.F. retail/office building with parking structure. . . . . II PERMITS REQUIRED - A.) Use Permit 1) Height 2) Intensity Development B.) Environmental Documentation 1) CEQA 2) Traffic Phasing Ordinance C.) Coastal Permits D.) Grading/Demolition E.) Building III LAND USE: Discuss Compatibility Project A.) General Plan B.) Specific Area Plan/Zoning C.) Coastal Act D. ) Local Coastal Planning Program ( Need to check with Bob Lenard, Advance Planning Admin. 640-2261) IV DEVELOPMENT INTENSITY: Comparison Project with; A.) Adjacent Properties B.) New Construction in Area C.) Zoning V PARKING/CIRCULATION/ACCESS Standard analysis of the proposed project. ` • PAGE 2 VI WATER QUALITY Impacts of the proposed project on water quality. . . .Does not require major bio. . . .look mainly at Mitigation Measures, see "Newport Harbor Shipyard Initial Study". ( Need to contact "Fish and Game" in Long Beach and Gordon Anderson (684-9330). VII AIR QUALITY Small paragraph cite previous DEIR. VIII NOISE Small paragraph cite previous DEIR. IV AESTHETICS A. ) Increased Height - (analysis of impacts and suggest mitigation if needed) B.) ' Compatibility structural type with immage of area - relent ,,development. X TRAFFIC ANALYSIS A.) Traffic in accordance with City Policy S-1 and Traffic Ordinance (Note: Contact City Traffic Eng. Rich Edmontson before you start, he has all necessary forms.) 640-2181 XI GEOLOGY/SOILS GRADING A. ) Short discussion Bite previous DEIR B. ) Review Erosion/ Silt Plan with City Eng. Geologist (Jim 640-2111) XIII ENERGY A. ) Anything you can come up with to reduce energy demand hot water/solar (?) APPLICANT: "Shokrian" 675-4730 NEED FROM APPLICANT: 1. Traffic Study Application Form 2. Site Plan 3. Elevations 4. Erosion Control Concept (Tem./Perm. 5. Cross Sections from Newport Heights Area 6. Aerial PAGE 3 NEED TO CONTACT: 1. Bob Lenard (Advance Planning) 640-2261 2. Rich Edmontson (Traffic Eng.) 640-2181 3. Fish and Game - Long Beach 4. Gordon Anderson (RWQRB) 684-9330 DOLLARS AND CENTS Your costs should cover preparation of (7) reports and attendance at 1 meeting of City Staff. . . .anything else at time and materials. . . . i i I _ - Jack G. Raub Company Engineering & Planning �"'� ray,•:, , . January 22, 1980 �� cL„. �i Mr. Fred Talarico Environmental Coordinator City of Newport Beach Planning Department 3300 Newport Boulevard Newport Beach, California 92663 Subject: Initial Study for Shokrian Retail/Office Building, 2912 W. Coast Highway Dear Fred: In our conversation this morning, I relayed the preliminary results of our Phase I traffic analysis 'on the above referenced property. As a result of the Phase I analysis, the proposed project will increase traffic more than one percent at one leg of the intersection of Pacific Coast Highway and Riverside Drive. This condition is anticipated regard- less of a restricted access prohibiting left turns out of the site, although the restricted access reduces the increase at the intersection. In any case, an ICU analysis (Phase II) is necessary. It may be possible to reduce both the ICU figure and the one percent increase by conducting Phase III, and examining the effectiveness of mitigation measures such as reduced use intensity and the effect of proposed roadway improvements. The cost for conducting Phase II is $300; Phase III costs are $900. Should you desire us to conduct this work, please so advise. We have not yet signed the contract you forwarded, so amendments can be made within it if necessary. As of this date we have not yet received any of the plans and materials from the architect for this project. Significant time delays in the pre- paration of this Initial Study because of the absence of necessary plans could influence the contract cost. P.O. Box 5019 • 125 Baker Street • Costa (Mesa • California 92626 (714) 751-2510 Mr. Fred Talarico January 22, 1980 City of Newport Beach Page 2 We look forward to continuing our association with the City, and greatly appreciate your cooperation. Very truly yours, JACK G. RAUB COMPANY �G�tJ Andi Adams Manager of Environmental Analysis AA/ngw 99-00-182