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N I ITIAL STUDY
�
MARTHA'S VINEYARD
Restaurant/Office Complex
' BUTLER ENVIRONMENTAL PLANNING
506 LOMAS SANTA FE DRIVE'
SOLANA BEACH, CA 92075
Ili '
1
1 INITIAL STUDY
1 .for the proposed
1 MARTHA'S VINEYARD
RESTAURANT AND OFFICE COMPLEX
1
1
1 December 1981
1
1
1 •
1 Prepared for:
1 Planning Department
City of Newport Beach
3300 Newport Boulevard
1 Newport Beach, CA 92663
1 CONTACT: Fred Talarico
(714) 640-2197
1
Prepared by:
1 BUTLER ENVIRONMENTAL PLANNING
505 Lomas Santa Fe Drive
1 Solana Beach, CA 92076
1
CONTENTS
Section Page
' I . INTRODUCTION I-1
' II . DESCRIPTION OF THE PROPOSED PROJECT II-1
1.0 Location II-1
2 .0 Project Description II-4
3 .0 Permits Required II-10
4.0 Comparison of Development Con-
siderations in the Project Area II-15
' III . DESCRIPTION OF EXISTING CONDITIONS,
ENVIRONMENTAL IMPACTS OF THE PROPOSED
PROJECT, AND MEASURES PROPOSED TO
' MITIGATE ADVERSE IMPACTS TO AN ACCEPT-
ABLE LEVEL III-1
1 .0 Land Use, Land Use Plans
' and Zoning III-2
2 .0 Circulation and Parking III-10
' 3 .0 Air Quality III-14
4.0 Noise III-16
' 5 .0 Water Quality III-17
6 .0 deology and Soils III-22
7.0 Public Services and Utilities III-24
' 8 .0 Aesthetics III-26
' REFERENCES/PERSONS AND ORGANIZATIONS CONTACTED
' APPENDIX
Appendix A - Project Site Plan, Floor
Plan and Elevations
' Appendix B - Text of the Mariner' s Mile
Specific Plan (Chapter 20 . 62,
Newport Beach Municipal Code)
Appendix C - Districting Map Number 4
Appendix D - Full Text of Mitigation
Measure (MM1 ) and Other
tStandard City Conditions
Appendix E - Traffic Study by Basmaciyan-
Darnell, Inc.
1
LIST OF FIGURES
' Figures Page
1. Location Map II-2
' 2 . Project Site Location II-3
' 3 . Proposed Project Site Plan II-5
' 4. Existing and Proposed Development
in the Project Area II-16
5 . Project Area Land Uses III-4
1 6 . Photographs of the Existing
Waterfront III-18
' 7. Significant Views of the
Project Site III-27
' LIST OF TABLES
' II-1 Summary of Proposed Project
Characteristics II-6
' III-1 Comparison of Code Requirements
and Proposed Project
Characteristics III-9
1
1 I
SECTION I
INTRODUCTION
This Initial Study has been prepared in compliance
' with the California Environmental Quality Act of 1970
( CEQA) , according to the State EIR Guidelines and the
' City of Newport Beach procedures for implementation
of CEQA (e.g. , City Policy K-3) . The purpose of the
Initial Study is to assist the City of Newport Beach
in determining if the proposed development will cause
any significant environmental impacts; if these impacts
can be mitigated to an acceptable level; and, if the
proposed development is consistent with applicable
' land use plans and guidelines for the project area.
' Based on the information contained in this report,
the City may determine that the proposed project will
have no significant impacts or that any such impacts
can be mitigated to an insignificant level of effect.
In this case, the City may adopt a Negative Declaration
' and fulfill its responsibilities under CEQA. However,
if it is determined that the project will cause any
significant environmental impacts which cannot be ade-
quately mitigated, the City will require preparation
' of an Environmental Impact Report (EIR) .
' In this context, the Initial Study focuses on areas
of potentially significant environmental concern and
feasible mitigation measures, and includes an identifi-
cation of all development permits necessary for project
implementation. Section II provides a list of all neces-
sary development permits and briefly describes the
applicability of the permits to the proposed project.
' I-1
1
SECTION II
' DESCRIPTION OF THE PROPOSED PROJECT
' 1.0 LOCATION
The project site is located on the waterfront in the
Mariner' s Mile area of the City of Newport Beach (Fig-
ure 1) . Specifically, the project site is bounded by
' W. Coast Highway on the north; Newport Harbor on the
south; and, existing marine-related commercial establish-
ments on the east and west (Figure 2) . The project
site is immediately west of the intersection of River-
side Avenue and W. Coast Highway, with access to the
' site being provided by a driveway from W. Coast Highway
near the northwest corner of the site.
' The waterfront portion of the site is mostly sand with
t several different deteriorated bulkhead structures
located at the water' s edge. Docks associated with
' the on-site yacht sales business are bayward of the
project site. The remainder of the rectangular-shaped
site is covered with asphalt surface used for boat
' sales display and parking. Two small single-story struc-
tures and several mature trees are located on the site.
' This report generally refers to the Mariner' s Mile
' Specific Plan area as the project area.
II-1
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Scale: V equals 400' N'�*7 Project Site Location
1 FIGURE 2
1
2 .0 PROJECT DESCRIPTION
' Based on the preliminary project information contained
' in Appendix A, the proposed project entails construction
of a three-story, 22 ,400 square foot building for resta-
' uarant and office use. It is proposed that the restaurant
will occupy the first floor with a total of 5,721 square
feet (SF) , including 3,190 SF of public space; the
office space will occupy the second and third floors
of the building with a total of 16 , 679 SF, including
' 14,770 SF of leasable space. The buildable area of
the project site is 27,437 SF. The floor area ratio
(FAR) of the proposed project is about .82 times the
buildable area of the site.
' The proposed structure will have a maximum height of
35 feet, with exterior decks and walkways on the first
' floor, facing the waterfront, and on the second and
third floors . Figure 3 shows the proposed location
' of the restaurant/office building on the southern,
waterfront portion of the project site. The ground
1 floor decks and walkways will provide public access
to the waterfront. The northern and western boundaries
of the site will be landscaped.
' Parking facilities for the proposed project will include
provision of 73 parking spaces for the daytime office
use, which has a parking requirement of 67 spaces .
' A total of 85 spaces will be provided for the evening resta-
urant use, which has a parking requirement of 80 spaces .
The restaurant is proposed to be an evening dinner
restaurant with a bar which will not overlap with the
daytime office use in terms of general hours of operation
' and parking requirements . Table II-1 shows a summary
of the basic characteristics of the proposed project,
1I-4
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' TABLE II-1
SUMMARY OF PROPOSED PROJECT CHARACTERISTICS
' Martha ' s Vineyard Restaurant/Office Complex
' FLOOR AREA
AREAS SQUARE FEET (SF)
' TOTAL BUILDING(1) 22 ,400
RESTAURANT 5, 721
' Public Space 3,190
Kitchen, Service, Restrooms 21531
OFFICE 16,679
' Leasable Space 14,770
Enclosed Corridor, Restrooms,
Stair 11909
' SPACES SPACES
PARKING REQUIREMENTS REQUIRED PROVIDED
DAYTIME (Office) 67 73
' ( 16 ,679SF
250SF/space)
' EVENING (Restaurant) 80 85
( 3 ,190SF -
40SF/.space)
1
DESCRIPTION OF PARKING FACILITIES PER AGREEMENT
' Daytime Full-Size Compact (%) Total
' On-site 37 11 (22 . 9%) 48
Partially on-site 7 0 7
Off-site(2) 18 0 18
' TOTAL 62 11 (14.9'%) 73
' Evening
On-Site 37 11 (22 .9%) 48
11 Partially On-site 7 0 7
Off-site(3 ) 30 0 30
TOTAL 79 11 (12 . 9%) 85
' ' II-6
i
NOTES :
(1) Does not include exterior deck and walkways .
' (2) Daytime off-site parking spaces located in the
adjacent property parking lot, east of the pro-
ject site.
(3) Evening off-site parking spaces located in the
western-most portion of the parking lot behind
Mariner ' s Square, across W. Coast Highway from
' the project site.
SOURCES :
' Preliminary project plans (Appendix A) and the •
project applicant, 1981 .
1
1
1
II-7
including its required parking and proposed parking
facilities.
The project applicant has arranged for part of his
parking requirement to be fulfilled by off-site facili-
ties through an agreement with the adjacent property
owner to the east. During the evening, 30 of the spaces
for "Martha' s Vineyard" will be located in the most
westerly portion of the existing lot behind Mariner' s
I Square on the North side of W. Coast Highway. The appli-
cant has stated his intention to use this parking area
for restaurant employees only and to provide escort
or van service to the employee parking lot in the late
evening hours to ensure the employees ' safety.
The proposed project will entail construction of a
new bulkhead structure along the waterfront. The water-
front side of the building, which will be over water,
will be supported by pilings . These structures will
replace the existing sandy area and various non-contigu-
ous, deteriorated bulkhead structures on the beach.
Implementation of the proposed project will require
demolition of existing structures on the project site.
Existing docks used for display of boats for sale,
located bayward of the project site, will be replaced
with new docks . The applicant proposes to use all of
the boat slips for yacht sales display in conjunction
with the proposed on-site marine-oriented offices .
Vehicular access to the project will be provided by
the existing driveway located east of and adjacent
to the project site. This driveway forms the south
II-8
t leg of the intersection of Riverside Avenue and W.
Coast Highway. The applicant' s off-site parking agree-
ment with the adjacent property owner includes an ease-
ment to provide access to the "Martha' s Vineyard" devel-
opment from this driveway. The existing driveway at
the northwest corner of the project site will be closed.
' Permits required to implement the proposed project
are described in the following section.
1
II-9
' 3 .0 PERMITS REQUIRED
' The following discretionary permits will be required
' for project approval and implementation.
Coastal Permit
The project site is located within the Coastal Zone
' and will require project approval and a permit issued
by the Coastal Commission, according to the provisions
of the California Coastal Act of 1976 . Although the
Land Use Plan (LUP) of the -Local Coastal Program (LCP)
' has been approved by the Newport Beach City Council,
coastal development permit authority still remains
with the state commission. The approved LUP is currently
' being reviewed by the state commission for certification.
' City of Newport Beach Permits
' At the municipal level, demolition, grading and building
permits will be required from the Building Department
of the City of Newport Beach. However, prior to obtaining
' these permits, the proposed project will require a
use permit 'approved by the Planning Commission, and
' a Harbor Permit approved by the City Council .
' Use Permit Requirements
' The project site is located within a Specific Plan
District, identified as Mariner' s Mile. The Specific
Plan District and the Land Use Plan of the City' s LCP
designate the project site and adjacent areas south
of W. Coast Highway for recreational and marine commer-
cial (RMC) use. The proposed uses must comply with
the requirements of the RMC section of the Mariner ' s
' II-10
' Mile Specific Plan District ( Section 20.62.040 , Newport
' Beach Municipal Code) , and other applicable sections
of the specific plan district. The proposed project
will require a use permit for these conditions :
III ' �i
1 . Allowance of the proposed restaurant and profes-
sional office uses (Sections 20. 62 .040 B. 1: and
2 . ) ;
' 2 . Allowance of a maximum building height limitation
of 35 feet (Section 20. 62 .040C) ; and
' 3 . Allocation of floor area in excess of a floor
area ratio of .50 times the buildable area of
the site to uses defined as incentive uses accord-
ing to the specific plan district (Sections 20. 62. '
030F and 20 . 62.070D) .
' Approval of the use permit will require a public hearing
' before the Planning Commission. In order to approve
the use permit, the Commission must be able to make
the applicable findings described in the sections of
the code referenced above (See Appendix B) .
Because the proposed parking facilities include provision
of compact-size parking spaces, the project will also
' require approval of modification of the code to allow
the compact spaces . A code modification will also be
' required to allow the parking spaces on the northern
side of the site to encroach into the front (W. Coast
Highway) setback. These modifications to the development
standards may be applied for and approved along with
the use permit described above (B. Laycock, pers . comm. ) .
' Harbor Permit
Because the proposed project involves bulkhead and
overwater construction on Newport Harbor, a Harbor
II-11
1
t obtained. The permit review process
Permit must be obta e p
' will require approval-in-concept by the City Council
prior to submitting the project to other agencies for
' their permit approvals, because the project is located
in a (marine) commercial zone (T. Melum, . pers . comm. ) .
Copies of the proposed plans for bulkhead and over-
water construction must be submitted to obtain the
Harbor Permit.
Other Conditions
The proposed construction of pilings bayward of the
' proposed bulkhead construction will require permits
from the U. S . Army Corps of Engineers, the State Lands
Commission, State Department of Fish and Game, and
' the State Regional Water Quality Control Board. However,
as long as the proposed bulkhead is not constructed
' bayward of the existing U.S . Bulkhead, the bulkhead
construction would not be subject to these permit
approv-als . It is also recommended by mitigation measure MM20 in
this report that the bulkhead be constructed above the
mean high tide line, which is outside the tidal area and
' well behind the existing U.S. Bulkhead line.
The project must also comply with the Traffic Phasing
Ordinance (TPO) (Chapter 15 .40 of Title 15 , Buildings
' and Construction, Newport Beach Municipal Code) , as
implemented by City Policy S-1, Administrative Procedures
' for Implementing the Traffic Phasing Ordinance (City
of Newport Beach, 1979 ) . Compliance with the TPO is
addressed in Section III , 2.0 Circulation and Parking,
' and the traffic study in Appendix E.
' II-12
i
' The applicable sections of the Newport Beach Municipal
' Code referred to in this report are hereby incorporated
by reference, with all documents being publicly available
' at the offices of the Planning Department, City of
Newport Beach, 3300 Newport Boulevard, Newport Beach,
CA 92663 . These include sections of Title 15 . Buildings
and Construction, Title 19 . Subdivisions, and Title 20.
Zoning Regulations .
Summary - Requests for Approval by the City of Newport
' $eacI�lanning Commission
In order to obtain the necessary discretionary permits
' and approvals for implementation of the proposed pro-
ject, the project applicant requests approval of the
' following items by the City of Newport Beach Planning
Commission:
' 1 . Initial Study/Negative Declaration to provide
compliance with the requirements and intent of
' the California Environmental Quality Act of 1970
(CEQA) , the State EIR Guidelines and the City' s
tenvironmental review procedures.
' 2 . Use Permit for compliance with the City Zoning
Regulations , with conditions for:
' a. Allowance of restaurant and professional
office uses ;
' b . Allocation of floor area in excess of a
floor area ratio of .50 times the buildable
' area of the site to uses defined as incentive
uses in the Mariner' s Mile Specific Plan
' (Section 20 .62.070D) ;
II-13
l
' C. Exceeding the basic height limit of 26
feet up to a maximum of 35 feet ;
d. Approval of a modification of the existing
code to allow provision of compact-size
spaces in the on-site parking lot; and,
e. Approval of a modification of the -existing
code to allow encroachment of paving into
' the front (W. Coast Highway) setback for
the purpose of providing parking.
1
t
1
II-14
a
' 4.o Comparison of- Development Considerations
' in the Project Area
' As noted in the project description, the project site is
located within the Mariners ' Mile Specific Plan area.
Figure 4 shows existing and proposed land use in the vic-
inity of the project site on the south side of W. Coast
Highway. This map from the EIR prepared for the Mariners '
' Mile Specific Plan District shows that marine-related sales
and services, parking lots and restaurants are the pre-
dominant existing uses . The notes added to this map show
that several restaurants with on-site marine service uses
' have been recently approved. A marine-oriented .office build-
ing at the west end of Mariners ' Mile was approved in the
summer of 1981 .
' Photographs of the project area, shown in Figures 5 and 7
' in later sections of this report, show the majority of exist-
ing development in Mariners ' Mile to be in two-story build-
ings. Application of the zoning regulations allows build-
ings as high as 35 feet with a use permit. Field reconnais-
sance in the project area indicates that existing views. to
' Newport Harbor from the highway are generally obstructed by
existing development on the south side of the highway. How-
ever, the various restaurants and yacht sales businesses pro-
vide significant opportunities for public access to the
waterfront.
1
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Bo\Khead Line US Bulkhead Line
S /•/•�•/ - DOCKING SLIP New Rest. & OCKiNG$L'P$
5015 Approved PROJECT Proposed Other Marine Proposed
DOOK`NG Marine-Office Bldg. SITE Restaurant New MS Rest. & MS
I - -
e MARINE RELATED COMMERCIAL ® MOTEL existing
Yacht Sales M Restaurant Q RESIDENTIAL state
M
g ® Service •= Retail ® TRAILER PARK land use w
•,
e D Equipment Sales •= Service M PUBLIC
•= Yacht Clubs == Convenience M STORAGE/BOATS
n ® Other IHI Office;Professional EN LANDINGS/RAMPS
(I Source: City of Newport Beach, 1976.' x °
C - -
M n:
m in feel
Existina & Proposed Uses in Project Area
1
I ' SECTION III
' DESCRIPTION OF EXISTING CONDITIONS, ENVIRONMENTAL
IMPACTS OF THE PROPOSED •PROJECT, AND MEASURES
PROPOSED TO MITIGATE ADVERSE IMPACTS TO AN
ACCEPTABLE LEVEL
' This section provides an analysis of existing condi-
tions , probable impacts and proposed mitigation meas-
ures relative to the proposed project. The environ-
mental impact assessment addresses the following
' eight areas of environmental concern which may be
potentially subject to significant adverse environ-
mental effects :
' 1 . Land use, land use plans and zoning;
2 . Circulation and parking;
3 . Air quality;
4. Noise;
S . Water quality;
' 6 . Geology and soils;
7 . Public services and utilities; and
' 8 . Aesthetics .
1
' III-1
1
1
' 1 .0 LAND USE, LAND USE PLANS AND ZONING
Existing Conditions
Land Use
tThe project site is currently occupied by a yacht sales
business , with a majority of the site devoted to display
' of the boats for sale. Most of the site is paved with as-
phalt, however, the waterfront of the site consists of a
' sandy area and several deteriorated bulkhead structures .
A small single-story structure is located at the northwest
corner of the site; another single-story structure with
' several additions is located on the south side of the site,
between the asphalt lot and the sand along the waterfront.
' These structures accommodate the yacht sales offices . An
unpaved boat maintenance area is located on the west side
of the structure on the waterfront. The aerial photograph
on the cover of this report shows four existing docks, bay-
ward of the project site. These docks are reached by a ramp
' on the eastern side of the project site and are used for
display of boats for sale.
' Existing land uses adjacent to the project site include
another yacht sales/brokerage business with land and water
display areas and a two-story sales office to the east (Pac-
ifica Marina) ; and, a marine maintenance and industrial
manufacturing business in a two-story structure to the west
(Rosan, Inc. ) . A gas station is located on the northwest
corner of the intersection of Riverside Avenue and W. Coast
Highway, across the street from the project site. Other
' land uses in the project area include retail and service
commercial, restaurants , and professional/administrative
' offices .
III-2
IL '
1
1 The photographs in Figure 5 illustrate existing uses on
1 the project site and in the immediate vicinity.
Land Use Plans and Zoning
1 The project site is located within the boundaries of the
1 Mariner' s Mile Specific Plan area, as designated by the
Newport Beach General Plan. The project site and the entire
1 south side of W. Coast Highway within the Mariner' s Mile
Specific Plan area are designated for recreational and
1 marine commercial (RMC) use by the specific plan district
and the land use plans of the Local Coastal Program and
the Newport Beach General Plan.
1 Section 20 . 62 .040 of the Mariner' s Mile Specific Plan Dis-
trict text defines the uses permitted, uses requiring a
use permit, height limits and setback requirements in the
RMC district. The code notes that the intent of the RMC
.district is to encourage continuation of marine-oriented
uses; maintain the marine theme or character of the area;
III encourage mutually supportive businesses, a continuity
of shopping and pedestrian orientation, and to prohibit
1 uses which would interrupt this continuity; and to encourage
public physical and visual access to the bay (Section
1 20.62.040) . The text of the Mariner' s Mile Specific Plan
District is contained in Appendix B of this report for
II reference.
The project site and entire area on both sides of W. Coast
' 1 Highway within the Mariner' s Mile Specific Plan area is
zoned SP-5 , "Specific Plan" District, as shown on District-
ing Map No. 4 in Appendix C. The Specific Plan District
(Mariner ' s Mile) text in Chapter 20. 62 of the Newport Beach
1 Municipal Code serves as the zoning regulations for this
district. Existing uses on the project site are consistent
with uses permitted in RMC sections of the district.
1 III-3
i .
A. View of
-Project site
.:_./` ,, �;���, ,d. ,;h•„.,) '%f,;,�_q a, from intersection of
Riverside Ave. and
•:i'!.l'-.._.r $_��':i 4.Il�T 1, )i},,::i�Z'iN _ _ � `l,n)�,,: y
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-` nm
' B. Current land uses
on project site _-
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■� _ -_— C., Existing structure
on project site
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I
Impacts
' Land Use
' Implementation of the proposed project will require demo-
lition of the existing structures on the project site, and
' likely demolition of the existing paved surfaces . The pro-
posed project will replace the existing uses with a three-
story building on the- waterfront with a total area of 22 ,400
I ' square feet (SF) to be used for a restaurant and office
complex. Table II-1 provides a tabulation of the distribution
of the proposed square footage for the restaurant and office
uses , and the distribution of on- and off-site parking facili-
ties . The proposed surface parking lot will occupy the north-
ern half of the site, at approximately the same location as
the existing paved area. Project plans contained in Appendix
' A show that the existing boat docks will be replaced and
continue to be used for yacht sales display. The northern and
' western boundaries of the project site will be landscaped.
An open deck and walkway will circle the waterfront and
east sides of the building on the first floor, with a ramp
down to the docks east of the building. Preliminary project
plans indicate that the proposed 35 foot high structure
will occupy approximately 80 feet of the total 120 foot
' frontage of the project site on the waterfront. The remaining
approximately 40 feet along the waterfront will be free
' of structures and provide public access to the waterfront.
This includes an approximately 35-foot wide view and access
' corridor at the eastern-most side of the lot. This open
space area will maintain and improve the existing view cor-
ridor at this location.
The requirements for a use permit for the proposed uses
indicate that all floor area greater than a floor area ratio
' III-5
i
of .50 times the buildable area of the site must be devoted
to incentive uses, as defined by the Mariner' s Mile Specific
Plan District . These requirements indicate that at least
about 7 ,450 SF, or 45% of the office space should be allo-
cated to marine-incentive office uses . The project applicant
intends to use and lease the proposed office space for marine-
incentive uses, and has indicated his willingness and desire
to accomplish this through whatever method the City may
deem appropriate (R. Hogan, pers . comm. ) . Maintenance of
the docks bayward of the project site will also retain a
significant coastal-dependent use as part of the project.
Other land use impacts of the proposed project relate to
the proposed intensity of use. The proposed height of the
structure and proposed uses will require a use permit ac-
cording to the requirements of the Mariner' s Mile Specific
Plan (Section II , 3 .0 Permits Required) . The more intense
use of the project site will change localized visual charac-
teristics in the immediate vicinity of the project site.
However, as noted under "Existing Conditions" , existing
views to the harbor from W. Coast Highway and other vantage
points north of the site are minimal, as a result of exist-
ing waterfront development, including the existing structures
on the project site. The proposed site plan provides for
the maintenance and enhancement of the existing view corri-
dor along the eastern side of the project site. This is
discussed more fully in 8 .0 Aesthetics .
A final land use consideration is public access to the water-
front. Improvement of such access is a goal of the City' s
Local Coastal Program (LCP) and the Mariner' s Mile Specific
Plan. As currently proposed, the project will better facili-
tate access to the waterfront by the provision of a raised
deck and walkway, on pilings, at the first floor of the
III-6
' the building (Appendix A) . This facility will be available
' to the public and will offer excellent views of the harbor
and boat activity along the waterfront. The preliminary
project plans note that the promenade deck on the waterfront
' side of the building will be designed to connect with a
future "bayside walk" along the waterfront. In addition,
' placement of a restaurant in the first floor of the building
at the waterfront will provide improved opportunities for
' public access and passive recreation on the harbor.
' Land Use Plans
In order to comply with the land use requirements of the
' Mariner' s Mile Specific Plan District, the proposed project
will require a use permit for the conditions listed in Sec-
tion II , 3.0 Permits Required. Approval of the use permit
will be required to make the project consistent with the
' Newport Beach General Plan. As noted under "Existing Condi-
tions", the Land Use Plan of the Newport Beach General Plan
designates the project site for recreational and marine com-
mercial use. The General Plan is implemented by the specific
plan district, which specifies the development requirements
' for the recreational and marine -commercial. .(RMC) designation.
The Land Use Plan of the Local Coastal Program is also con-
sistent with the General Plan, showing the project' site
located within an RMC district.
' Zoning
' The requirements of the specific plan district are identified
by Chapter 20 . 62 of the 'City' s zoning regulations, the Marin-
er' s Mile Specific Plan District (Appendix B) . Consistency
of the proposed project with these requirements has been
addressed above and iri Section II , 3 .0 Permits Required.
III-7
1
Table III-1 provides a summary comparison between the appli-
cable requirements of the zoning regulations and characteris-
tics of the proposed project.
Mitigation Measures
MM1 The City of Newport Beach' s current policy regarding
John Wayne Airport, Orange County is regularly required
as a disclosure statement which should be included
in all leases or subleases for space in the project
and .shall be included in any Covenants, Conditions
and Restrictions which may be recorded against the
property. The full text of this disclosure statement
is contained in Appendix D.
MM2 In addition to the mitigation measures identified
in this report, other standard City conditions will
be applied to the project. These are listed in Appen-
dix D.
MM3 The proposed promenade deck and walkways along the
waterfront of the project site will be available for
public access to the waterfront, with reasonable limits
for necessary security of waterfront marine-related
uses (i .e. , yacht sales docks ) . The public portions
of the deck and walkways should be dedicated to the
City of Newport Beach as a public easement.
MM4 Maximum utilization of the proposed office space for
marine-related or coastal-dependent businesses will
be encouraged.
III-8
TABLE III-1
COMPARISON OF CODE REQUIREMENTS AND
PRO USED PROJECT CHARAC ERISTICS
Martha' s Vineyard Restaurant/Office Complex
' Project Element Code( 1) Proposed Project
' Height Limit, 26 ' /35 ' with 35 '
use permit
' Setbacks
-W. Coast Highway 50% at 5 ' 84% at 3 '
' 50% at 10 ' 16% at 221 (nw corner)
-Side 0 West side 6 '
' East side 35 '
-Bayside 0 0
' Landscaping 10% of parking 7% of parking
area area
50% of W. 59% of W. Coast
Coast Hwy(2) Hwy. (2)
' setback. -setback-
Parking(3 )
' -Day 67 73
-Evening 80 85
' Site Area N/A(4) 27,437 SF
(Buildable)
' Floor Area Ratio . 50/1 .00 .82(5)
Excess requires
incentive use
' NOTES :
' (1) Chapter 20. 62 of Newport Beach Municipal Code
(Mariner' s Mile Specific Plan District) .
(2) W. Coast Highway setback for project site equals
885 square feet (SF) . Proposed Landscaping within
W. Coast Highway setback equals 518 .5 SF. Remain-
ing on-site Landscaping equals 1145 .5 SF. Paved
' parking area equals 16 ,445 SF.
III-9
III '
1
(3) See Table II-1 for detailed description of project
' parking facilities .
(4) Minimum lot size of 10,000 SF not applicable.
' (5) Project FAR based on total floor area of 22 ,400 SF.
' SOURCE: Preliminary project plans (Appendix A)
and Butler Environmental Planning, 1981 .
I '
' ' III-9A
2 .0 CIRCULATION AND PARKING
' The potential circulation and parking impacts of the pro-
posed project were examined in a traffic study conducted
by Basmaciyan-Darnell , Inc. The full text of the traffic
' study is contained in Appendix E. The following text sum-
marizes the results of the traffic study.
' Existing Conditions
' The project site is currently used for yacht sales and dis-
play, with on-site parking provided for customers and• em-
ployees . The site is located on the south side of W. Coast
Highway, immediately west of the intersection of Riverside
' Avenue and W. Coast Highway. Presently, access to the site
is provided by a driveway from W. Coast Highway near the
northwest corner of the site. Daily traffic volumes for
' the streets in the vicinity of the project site are shown
in Figure 1 in Appendix E. On-street parking is allowed
' on W. Coast Highway in the vicinity of the project site.
' Several public bikeways are in the vicinity of the project
site, including the Coast Highway Trail, which travels the
' south side of W. Coast Highway along the north boundary
of the project site. Public transit in the project area
also includes bus service provided by the Orange County
Transit District (OCTD) . Inter-community service is provided
by Routes 65 and 1, which operate on W. Coast Highway.
Impacts
It is estimated that the proposed project will generate
a total of 440 daily trip ends . The traffic study in Appen-
dix E provides a description of the distribution of project-
related traffic on project area streets .
III-10
' The traffic study conducted for the proposed project docu-
ments the analyses prepared for determining the projectes
' compliance requirements for the City' s Traffic Phasing Or-
dinance (TPO) . The Phase 1 analysis included the "one per-
cent" traffic volume check for the 22 hour evening peak
period for six critical intersections identified by the
City Traffic Engineer. The one percent traffic volume check
was exceeded only on the northbound half of the south leg
of Riverside Avenue at the intersection of Riverside Avenue
' and W. Coast Highway ( i.e. , the proposed exit from the pro-
ject) .
An intersection capacity utilization (ICU) analysis was
conducted for this intersection according to the requirements
of the TPO. The ICU analysis indicates the projected ICU
' for this intersection, one year from project completion,
would be 0. 9650 with existing plus regional growth plus
the proposed project. Because this ratio exceeds the 0. 9,0
' allowed by the TPO, the traffic study identified an appro-
priate mitigation measure to bring the projected ICU below
' 0 . 90. The recommended mitigation measure is described as
MM5 below; the ICU analysis and recommended intersection
configuration are shown in Appendix E. Implementation of
the recommended mitigation will result in an ICU ratio of
' 0.8099 and a satisfactory level of service for the inter-
section.
The traffic study also included an analysis of the proposed
parking facilities and access for the project. The prelimin-
ary project plans shown in Figure 3 indicate that the exist-
ing driveway onto the site would be closed, and the existing
driveway immediately east of the project site would be used
for access to the project. This driveway forms the south
leg of the intersection of Riverside Avenue and W. Coast
' Highway. The estimated parking requirements for the project
' III-11
1
' include 67 spaces for the proposed office use during the
' day, and 80 spaces for the proposed restaurant use during
the evening. The proposed parking arrangements for the pro-
ject will result in adequate daytime and nighttime parking
' for the restaurant and office uses . Table II-1 shows that
73 parking spaces will be available for the Martha' s Vineyard
development during the day, and 85 spaces will be available
at night.
' Forty-eight (48) of the project' s parking spaces will be
on the project site, with about 23% of these spaces to be
' designed for compact-size cars. This will require approval
of a code modification, as will the proposed location of
' a portion of the parking spaces along the northern site
boundary within the required setback from W. Coast Highway
' (Section II , 3 .0 Permits Required) . Seven ( 7) of the spaces
are partially on the project site and partially on the ad-
jacent property to the east. These spaces have been allocated
to the Martha' s Vineyard development in an agreement with
the adjacent property owner. The additional parking spaces
' needed to meet the daytime and evening parking requirements
for the project are located off-gite and have been secured
' through an off-site parking agreement with the adjacent
property owner. These arrangements are described more fully
' in Section II , 2.0 Project Description.
In reviewing on-site circulation, the traffic study identifed
' additional mitigation measures to improve site access and
the utility of several parking spaces . These mitigation
' measures are described below.
' Mitigation Measures
' MM5 The southbound leg of Riverside Avenue at the intersec-
tion of Riverside Avenue and W. Coast Highway should
be restriped to provide the following facilities :
' III-12
t I
a. A right-turn-only lane to accommodate traffic
' turning westbound onto W. Coast Highway;
b. A right-turn and through lane for westbound
and southbound traffic;
C. A left-turn-only lane to accommodate traffic
turning eastbound onto W. Coast Highway; and, '
' d. Additional painted symbols on southbound River-
side Avenue north of the intersection to ade-
quately implement the mitigation at the inter-
section.
MM6 The existing gates which control entrance/exit to
' the parking lot on the project site should be removed
to better facilitate access to and from the proposed
parking lot.
' MM7 The proposed location of two parking spaces to the
southeast of the port cochere area should be reviewed
and revised as necessary to improve access to these
' spaces .
1
1
1
' III-13
1
t • 3 .0 AIR QUALITY
' Existing Conditions
Present air quality at the site is a result of local meteor-
ology and the release of air contaminants from the surround-
ing urban areas . Local vehicular traffic is the major gener-
ator of air pollution in the project area. Additional sources
of air pollutants within the area include the marine-related
activities on Newport Harbor (i.e. diesel and gasoline
' powered motors , marine fuel and repair docks) and stationary
source emissions from the gas station located north of
' the project site.
Air pollutants generated by existing uses on the project
' site are limited to vehicular emissions associated with
minimal traffic generation and parking activities .
' Impacts
Implementation of the proposed project will result in an
increase in traffic volumes in the project area, as docu-
mented by the traffic study contained in Appendix E. Motor
vehicle emissions associated with access, circulation and
' parking comprise the majority of the air pollutants to
be generated by the project. These additional emissions
will constitute a minor increase in ambient concentrations
of primary pollutants over those contributed by current
' activities on the site.
Short-term impacts will result from demolition, grading
and construction activities . Demolition and grading activi-
ties will generate dust and particulate matter. The greatest
' short-term impact will result during demolition of existing
buildings and paved surfaces on the site. Dust emissions
' during demolition and grading activities can ordinarily
III- 14
i, '
' be controlled by watering the graded area. Exhaust emissions
' will be generated by heavy-duty vehicles ( i.e. , trucks and
bulldozers) and on-site construction equipment. In the con-
text of ambient project area emissions, the emissions result-
ing from these operations will be minor.
Over the long-term, the project will result in a minor in-
crease in local motor vehicle traffic and, subsequently,
an incremental increase in air pollutant emissions over
those currently generated by site uses . The project will
' not cause any violation of air pollution standards .
' Mitigation Measures
MM8 A dust control plan shall be prepared for the project,
' and be submitted and subject to the approval of the
Building Department. Such a plan may be prepared and
submitted in conjunction with the erosion control
' plan recommended in Section III , 5 .0 Water Quality.
' III-15
4.0 NOISE
' Existing Conditions
' Noise sources and sound levels in the project area are typ-
ical of urbanized commercial/recreation areas . The existing
' noise environment around the project site is dominated by
motor vehicle noise on W. Coast Highway. Marine-related
activities, specifically boat traffic on Newport Harbor,
' are additional noise sources. Occasional aircraft overflights
by emergency and police helicopters, and light planes and
' jets from John Wayne Airport contribute to the urban noise
environment .
' Impacts
The proposed project will be impacted by motor vehicle noise
' on W. Coast Highway and other noise sources in the project
area. However, noise levels are not excessive for the com-
mercial nature of the area, and the proposed restaurant
' and office uses are considered compatible with current and
anticipated future noise levels in the area. The incremental
' increase in motor vehicle-generated noise in the project
area will not significantly change the noise environment
' from that associated with present uses .
' Short-term noise impacts will result from noise associated
with demolition and construction activities on the site.
' Mitigation Measures
' MM9 The demolition, grading and building permits to be
issued for the proposed project should include pro-
visions for limiting such activities to hours consid-
ered acceptable for the project area.
' III-16
' 5 .0 WATER QUALITY
' Existing Conditions
' The majority of the project site is currently covered with
impervious surfaces consisting of asphalt paving and several
' one-story structures . The south side of the project site
fronts on Newport Harbor, between existing concrete bulk-
heads to the east and west. The existing waterfront of the
project site consists mostly of a sandy area, with several
non-contiguous deteriorated bulkhead structures and a sandy
' slope at the waterline (Figure 6 ) . Unpaved boat maintenance
areas are located at both the east and west sides of the
' property. The aerial photograph on the cover of this report
shows the existing display docks offshore from the project
' site.
The site currently drains to W. Coast Highway, with some
runoff from the site draining directly" to Newport Harbor.
Drainage to the street is collected by existing storm drains
and discharged into Newport Harbor.
' Impacts
' Implementation of the proposed project will produce the
potential for increased water quality impacts in Newport
Harbor during the construction and operational phases of
' the project.
During demolition and grading, there will be an increased
potential for sediment content in runoff from the site.
' The City of Newport Beach has adopted a series of mitigation
techniques designed to reduce water quality impacts of
' construction activities to acceptable levels . The City will
III-17
1
kl A. Existing waterfront
on project site
'.rr^,-tf r�{✓� •L� .y T" 'A���->:_iry'.I,p� .•.�f"'" �^'•�•• y' ..
-_ 4..•yp..J:' ,'i: 1. 1'�'-'^-a'm vm... .-.n- i' -c.r,».•:.`..r::.
• ._ x ..:' �,�i.�',-`=n 7 µ:.rr,,.Ti�4�' ii!rr'<w���i�. ..' :. ..fw;:r..`->:_::r-�i .
--•r.:-= ~- �'F1: fs;� ','=eti,� - ,air,,: +.•w.r�%,r;.m;-'+Cq'-:xc:=�`=' r-
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..�. .''nn
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\i_�.`w/,N..*< „sy,- y'{y�����•�«y�'•::tt t �w�T�+�P+x",:r�r4.�tT,�r'•.:• .�".i
=.�niFrx"'�tY,���u'�„�L'k}y�y"t�'''d, -6w'�k-Ey, rfi��rtria.%ri,'+�.,'.�;'a-".:.••r_-,��:: c%,.,m _
.vC3_rr.}' •S. 'F+uAL�T.'..��J � ,--rl w+ Trp-.Twr�w..'.W^^we+.a•�+o-^+../mTmµ�Yw,r.�.n`M�e.n-
pe
y •� �'/l� Ay .
B. Existing bulkheads
far r,r,:y
on project site �^r^,��? ^x'r•�
a
1 y
s �
C. Boat maintenance area
on southwest side of
E project site
-mf
' FIGURE 8
require an erosion/runoff control plan for the construction
and operational phases of the project which incorporates
those mitigations applicable to the proposed project. The
' plan must be submitted to the Building Department and approv-
ed by the City Grading Engineer prior to demolition, grading,
and construction.
With the exception of the waterfront, the project site is
' currently totally covered with impervious surfaces. The
proposed project will not change the total area of existing
impervious surface, and runoff volumes and drainage patterns
are not expected to change significantly. However, the paved
' surface of the project site will be devoted to a significant-
ly greater volume of automobile parking and activity, thereby
' increasing the opportunity for petroleum-based contaminants
to enter runoff from the site.
' The most significant potential for water quality impacts
in Newport Harbor is associated with the proposed alteration
' of the existing waterfront. The preliminary project plans
shown in Appendix A indicate that the existing sandy slope
' and deteriorated bulkhead structures will be replaced by
a new bulkhead and deck on pilings . The loss of the sandy
slope along portions of the property' s waterfront will be
' considered an adverse impact on water quality and marine
biology because the beach area provides for tidal action
' which is not possible with a bulkhead wall . This may be
mitigated by constructing the bulkhead landward of the mean
' high tide line ( i.e. , about +5 . 5 on the hydrographic scale) ,
and by placing only pilings bayward of the tidal area (T.
' Melum, pers . comm. ) .
The adverse impact on the intertidal area could also be
' mitigated by the applicant' s participation in an intertidal
habitat compensation program currently being investigated
' III-19
' by the City and other agencies responsible for management
and regulation of Newport Bay. As noted in Section II , 3.0
' Permits Required, design of the waterfront improvements
will be subject to issuance of a Harbor Permit by the Marine
' Department of the City of Newport Beach and a Coastal Permit
by the California Coastal Commission. As long as the proposed
bulkhead is constructed outside the tidal area (i.e. , above
the mean high tide line and landward of the U. S. Bulkhead
line) , the bulkhead will not require a permit from the U. S .
' Army Corps of Engineers . However, Section II of this report
notes that placement of the pilings bayward of the proposed
' bulkhead will require permits from the Corps of Engineers,
State Lands Commission and Regional Water Quality Control
' Board.
' Mitigation Measures
MM10 Prior to demolition of existing facilities and construc-
tion of the new facilities, a complete plan for litter
and debris control shall be approved by the -Planning
and Marine Departments to ensure that no debris is
' permitted to enter Newport Harbor.
MM11 The grading permit shall include a description of
haul routes, access points to the site, and a watering
' and sweeping program designed to minimize impacts
of haul operations .
' MM12 The grading plan, if required, shall include a com-
plete plan for temporary and permanent drainage facil-
ities to minimize the potential water quality impacts
from silt, debris and other water pollutants .
MM13 All on-site drainage shall be approved by the City
Public Works Department.
' MM14 An erosion and siltation control plan shall be pre-
pared and submitted to the Building Department, and
' shall be approved by the City Grading Engineer.
III-20
' MM15 The erosion and siltation control plan shall be forward-
ed to the •California Regional Water Quality Control
' Board - Santa Ana Region ten days prior to any con-
struction activities .
MM16 A landscape and irrigation plan for the project shall
' be prepared by a licensed landscape architect. The
landscape plan shall integrate and phase the install-
ation of landscaping with the proposed construction
' schedule. Prior to occupancy, a licensed landscape
architect shall certify to the Planning Department
that the landscaping has been installed in accordance
with the approved plan.
' MM17 The landscape plan shall be subject to the review
of the Parks, Beaches and Recreation Department, and
' the approval of the Planning Department.
MM18 The landscape plan should include a maintenance program
' which controls the use of fertilizers and pesticides .
MM19 The landscape plan should place heavy emphasis on
the use of drought-resistant native vegetation, and
' be irrigated with a system designed to avoid surface
runoff and overwatering.
' MM20 Construction of the proposed bulkhead should be placed
outside the tidal area ( i.e. , above the mean high
tide line) .
' MM21 Construction of all waterfront improvements shall
be subject to issuance of a Harbor Permit and approval-
in-concept by the City Council and subject to issuance
' of all other applicable discretionary permits from
other agencies .
MM22 Prior to issuance of the building permit, the applicant
' shall consider and discuss with appropriate representa-
tives of the City of Newport Beach possible participa-
tion in a compensation program for the loss of inter-
tidal area, provided that the City and the various
agencies involved in regulation of Newport Bay have
established such a program.
' MM23 Upon completion of construction, the project applicant
should provide for weekly vacuum sweeping of all paved
parking areas and drives. A weekly cleanup program
' around the docks and public walks shall. be conducted
on a regular basis .
! ' III-21
1
6 .0 GEOLOGY AND SOILS
Existing Conditions
' The project site is mostly covered by existing paved surfaces
' and several small one-story structures . As described in
5 .0 Water Quality, the south side of the project site fronts
' on Newport Harbor and consists of mostly sand and several
discontinuous concrete and metal bulkheads (Figure 6 ) .
' The Draft EIR for the Mariner' s Mile Specific Area Plan
indicates that the project area is approximately one mile
' southwest of the Newport-Inglewood Fault, which is the clos-
est active fault that could affect the project site. The
' Public Safety Element of the Newport Beach General Plan
categorizes the area as being of moderate risk for hazards
' from groundshaking and subject to potential hazard from
liquefaction.
' Impacts
' The project site could be impacted by a seismic event along
the Newport-Inglewood fault zone. The Newport Beach General
' Plan indicates that the area has a potential for liquefac-
tion. Although the site is currently developed, it may not
be stabilized in accordance with current geotechnical recom-
mendations .
A soils and geotechnical investigation will be prepared
for the proposed project and mitigating techniques will
' be prescribed, as necessary, for any geotechnical consider-
ation. Application of current soils, seismic safety, and construc-
tion engineering standards, as enforced by the City of New-
port Beach, should mitigate any potential seismic risk to
acceptable levels .
' III-22
I� '
' Potential impacts from erosion and siltation in runoff from
' the project site during the construction and operational
phases of the project have been addressed in the preceding
part of this section (5.0 Water Quality) .
' Mitigation Measures
No mitigation measures are required.
1
1
1 III-23
1
7 .0 PUBLIC SERVICES AND UTILITIES
Existing Conditions
' The project site is within an urbanized area receiving all
the services normally accompanied by development. The project
site lies within the service areas of the following agencies:
' Services Agency
' Solid Waste Disposal City of Newport Beach
Fire Protection City of Newport Beach
Police Protection Newport Beach Police Department
Utilities
Electricity Southern California Edison Company
' Gas Southern California Gas Company
Water and Sewer City of Newport Beach
' Telephone Pacific Telephone & Telegraph
Company
' Impacts
' The proposed project will incrementally increase the demand
on energy supplies and public services associated with resta-
urant and office uses . The EIR for the Mariner' s Mile Specific
Area Plan describes the potential cumulative impacts of
development of the project area. In keeping with City policy
' and other agencies ' policies, every effort should be made
to reduce energy consumption by the proposed project.
' III-24
1
1
1
Mitigation Measures
1
MM24 The project shall be designed to comply with Title
1 24, Paragraph G, Division T-20, Chapter 2, Subchapter 4
of the California Administrative Code ( Insulation
Standards ) .
1 MM25 Final design of the project should provide for the
incorporation of water-saving devices for project
lavatories and other water-using facilities .
1 MM26 Final design of the project should provide for the
sorting and collection of recyclable material from
other solid waste. Prior to occupancy of the building,
the program for sorting recyclable material shall
be developed and approved by the Planning Department.
1 MM27 Final design of the project should provide for adequate
security lighting in public areas of the project site.
1
i
i .
i
1
i
1
1
1
III-25
1
8 .0 AESTHETICS
Existing Conditions
The combination of environmental and land use factors des-
cribed in the preceding parts of this section produces the
visual and aesthetic characteristics of the project area.
The photographs in Figure 5 show that the project site and
' its immediate vicinity are completely developed. The primary
amenity and dominate feature of the project site is its
' location adjacent to Newport Harbor, with attendant visual
- and recreation-oriented appeal . Although the Mariner' s
Mile area is basically a diversified commercial district,
its marine-oriented location and businesses provide tourism
' and passive recreation opportunities. Access to the water-
front for recreational and marine commercial activities
is important throughout the project area.
' As noted previously in this report, existing views to the
' harbor from W. Coast Highway and other vantage points north
of the project site are mostly eliminated by existing develop-
ment along the waterfront. The existing structures east
and west of the project site are two-story. Existing struc-
tures and mature ornamental trees on the project site effect-
ively block most of the view to the harbor from the street.
A localized view corridor about 35 feet wide is provided
' on the east side of the project site. The photographs in
Figure 7 show the status of 'views toward the harbor in the
' vicinity of the project site from three principal vantage
points : (a) the view park on Cliff Drive at E1 Modena Avenue,
on the bluffs northeast of the project site ; (b) the view
park on Cliff Drive at the top of Riverside Avenue, directly
north of the project site; and, (c) Riverside Avenue, looking
directly south/southwest toward the harbor. These photographs
illustrate that views of the harbor are available from the
' bluffs over the predominately two-story development along
the waterfront.
' III-26
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Impacts
The preliminary project plans contained in Appendix A show
that the proposed project will intensify the localized visual
impact of development along the waterfront. However, the
' proposed site plan preserves and enhances a direct view
corridor to the harbor at the eastern side of the project
' site. The proposed provision of waterfront decks and walkways
will improve and enhance opportunities for public pedestrian
access to the waterfront in the project site vicinity, espec-
ially with implementation of mitigation measure MM3 .
' Based on the quality and extent of existing views toward
the harbor from more distant viewpoints north of the project
' site, it is not anticipated that the proposed project would
significantly adversely affect such views . Although the
' proposed three-story structure will be taller than other
structures in the immediate vicinity of the site, the result-
ing site plan provides the benefits of preserving a 30 to
35 foot wide view corridor to the harbor on the eastern
side of the site. If the proposed structure were built within
' the height limitation of the existing zoning regulations,
the allowable peak height of the roofline (i.e. , 31 feet )
' would be only four feet below the maximum 35 foot height
of the proposed building. However, the applicant has noted
that the resulting structure would likely span the maximum
' allowable frontage along the waterfront and essentially
eliminate the existing view corridor (R. Hogan, pers . comm. ) .
' A final consideration in review of the potential aesthetic
' effects of the project includes the visual character of
the structure and project landscaping. The preliminary pro-
ject plans do not indicate that existing mature trees near
III-28
i1
III
' the center of the site will be retained, but the northern
and western boundaries of the site will be landscaped.
' Mitigation Measures
' MM28 The landscaping plans adjacent to the drive entrances
shall be reviewed and approved by the Public Works
Department and the Department of Parks, Beaches and
' Recreation for sight distance requirements .
MM29 The required City review of the project landscape
plan should address the issue of retention of existing
II , mature trees on-site to determine if such retention
is desirable for the visual character of the project
area.
MM30 The project shall be so designed to eliminate light
and glare spillage on adjacent uses. Any parking lot
' lighting shall be subject to the approval of the Plan-
ning Department.
' III-29
1
1
III
REFERENCES
' AND
PERSONS AND ORGANIZATIONS CONTACTED
I
1�
1
' REPORT PREPARATION
' Butler Environmental Planning
505 Lomas •Santa Fe Drive
' Solana Beach, CA 92075
( 714) 481-9704
Patricia A. Butler
' Project Manager and Principal Investigator
' PERSONS AND ORGANIZATIONS CONTACTED
' City of Newport Beach
1 . Fred Talarico 5 . Bill Ward
' Environmental Coordinator Senior Planner
Planning Department Planning Department
2 . Craig B1uell 6 . Rich Edmonston
Senior Planner Traffic Engineer
Planning Department Public Works Dept.
' 3 . Chris Gustin 7. Tony Melum
Associate Planner Marine Department
Planning Department
' 8. Bill Laycock
4 . Mel Hauge Planning Department
Counterman 2-Zoning
Planning Department 9 . Jim Lorman, P.E.
' Grading Engineer
Building Department
' Others
1 . Richard Hogan
Liaison for the Project Applicant
' 2 . Basmaciyan-Darnell , Inc.
Traffic Consultant
4262 Campus Drive, Suite B-1
Newport Beach, CA 92660
3 . Mike Blazek
' William Blurock & Partners
Project Architect
2300 Newport Boulevard
' Newport Beach, CA 92663
REFERENCES
• f
City of Newport Beach, 1981
' Draft Land Use Plan of the Local Coastal Program.
Planning Department, City of Newport Beach.
' Ibid. , 1980
Circulation Element of the Newport Beach General
Plan, adopted March 11, 1973, as amended through
1980. Planning Department, City of Newport Beach, CA.
Ibid. , 1980
Land Use Element of the Newport Beach General Plan,
adopted May 29 , 1973 , as amended through March, 24,
1980. Planning Department, City of Newport Beach, CA.
' Ibid. , 1980
Initial• Study and Project Report for the Shokrian
Property. Prepared by Jack G. Raub Company. Planning
Department, City of Newport Beach, CA.
' Ibid. , 1979
Newport Beach Municipal Code, Title 15, Chapter 15.40
' Traffic Phasing Ordinance. City of Newport Beach, CA.
Ibid. , 1976
Draft Environmental Impact Report for the Mariner ' s
' Mile Specific Area Plan and Specific Plan Districts .
Prepared by Owen Menard & Associates . Planning Depart-
ment, City of Newport Beach, CA.
' Ibid. , 1974
Newport Beach Municipal Code, Title 19, Subdivisions .
' City of Newport Beach, CA.
Ibid. , n.d.
Newport Beach Municipal Code, Title 20 , Zoning Regula-
tions . City of Newport Beach, CA.
Ibid. , 1973
Newport Beach Land Use Plan. Planning Department,
City of Newport Beach, CA.
I '
' APPENDIX A
' PROJECT SITE PLAN
' FLOOR PLANS AND ELEVATIONS
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1
APPENDIX B
TEXT OF THE MARINER' S MILE SPECIFIC PLAN
(CHAPTER 20.62 , NEWPORT BEACH MUNICIPAL CODE)
1
1
1
1
_ Page
131 -1
s■'�� SPECIFIC
PLAN
( M'ARINERS ' MILE)
Chapter 20 . 62
SPECIFIC PLAN DISTRICT iMARINERS MILEI
Chapter 20 . 62
SPECIFIC PLAN DISTRICT (MARINERS ' MILE)
I
Sections :
20 . 62 . 010 Establishment of Specific Plan .
20.. 62 . 020 Intent and Purpose.
' 20. 62. 030 General Controls .
20 . 62 . 0.4G Recreational and Marine Commercial .
20 . 62 .050 Retail and Service Commercial .
20 . 62 . 060 Site Plan Review
20 . 62 .070 Definitions
vL 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 :
■ � Be.ginning 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 prolongation 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
1 of Lot 40 Tract 1133 ; thence southwesterly along the southeasterly
bouhdary 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 northeasterl,
line of Lot 20 Tract 1133; thence easterly along said northeasterl:
line of Lot 20 to line of Parcel A, record of
henIII' ' survey recorded in Book 10 Page 27 of record of survey;
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 official records ; thence easterly
along the southwesterly line of said parcel to the most southerly
'j B_1
' Page 131 -2
SPECIFIC PLAN
( MARINERS ' MILE)
' Chapter 20 . 62
' corner of said parcel ; thence northeasterly to a line parallel
with and 190 feet, measured at right angles from the center line
' of Cliff Drive; thence southeasterly along said parallel line j
and its easterly prolongation to the northwesterly boundary line i
of Tract No . 1221 ; thence southwesterly along said boundary a•nd
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 ,
C-O-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 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 . The 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 ,
B-2
f
Page 131 - 3
'J 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 s-hall 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 . perman_ ently 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,
J 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 agreements shall
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 foh private
use of land for that portion of 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 ;
' B-3
' 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 . j
1 . Manufacturing of marine products , new boat construction ,
restaurants , marine service stations and gas docks , I
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 sight manufacturing , • pravided
that offices which do not provide direct services 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 maybe 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 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 .
B_4
Page 131 -5
SPECIFIC PLAN
( MARINERS ' MILE)
Chapter 20 . 62
' 2. The increased building height would result in increased
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 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 scale 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
i a use permit or site plan review approval .
2. No setback shall be required from the bulkhead line ,
except as 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
t 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 9 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
i the provisions of this section . It is further the intent of
g_5
' Page 131 -6II
SPECIFIC PLAN
( MARINERS ' MILE )
Chapter 20 . 62
this section to encourage the continuation of "marine-oriented" �
uses 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; 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 , ih 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
uses which , in the opinion of the Planning 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 increased building height 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 .
B-6
Page 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 spaces .
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 .03
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
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
r ° features and signs .
3 . In any case where a lot abuts upon the side or 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 , pavi >
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 .
1p
1 . To assure that development of properties in Specific
Area Plan areas will not preclude attainment of the
General Plan and Specific Area Plan objectives and
J, policies .
' B-7
' Page 131 -8
SPECIFIC PLAN
( MARINERS ' MILE )
'c• Chapter 20 . 62
' 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 , a
' 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-
muni.ty benefits from the natural terrain , harbor and -,
/- ocean ; and to preserve and stabilize the grounds
I
adjoining said thoroughfare , and to preserve and pro-
tect the property values in said areas . 'I
' 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
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 .
' B-8
' ?age 131 -9
SPECIFIC PLAN
(MARINERS ' MILE )
Chapter 20 . 62
t 3. Grading plans when 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 consider the pro-
posed development and to determine compliance with the
purposes of this chapter .
D. FEE. The applicant shall pay a fee as established b
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 subsection 1 in order to carry out th,e purposes of this
li
stablished by said section ,
chapter as e the site planedeviewaccord-
procedures
established by this section shall be app
ing to and in compliance with the following standards , when
applicable :
■1 1 . To ensure that sites subject to Site Plan Review under
�3 the ,provisions of this chapter are graded and developed
with due regard for the aesthetic qualities of - the
natural terrain , harbor, and landscape , and that trees
' and shrubs are not indiscriminately destroyed.
' 2 . To ensure that buildings , structures and signs a-re
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
q as set forth in this chapter .
Ili i 4 . To ensure that sites are- developed to achieve a harmon-
ious relationship with existing and proposed adjoining
developments .
' B-9
' Page 131 -10
SPECIFIC PLAN
( MARINERS ' MILE) f
Chapter 20 . 62
' 5 . To ensure , when feasible , effective concealment of
electrical and similar mechanical equipment and trash
' 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
Commisison 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
Commission shall specify the standard or standards 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
apprnv,al 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 , following the Commission
action theron unless , within the twenty-one 21 ) day appeal
period an appeal in writing has been filed by the applicant,
t 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 .
B-10
Page 131 -11
1 SPECIFIC PLAN
( MARINERS ' MILE )
Chapter 20 . 62
11•
1 G. APPEAL TO THE CITY COUNCIL . Any Site Plan Review decision
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 shal•1 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 applicant 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
1 shall be final .
I . LAPSE OF SITE PLAN REVIEW APPROVAL.- Site Plan Review approval
1 shall lapse and shall be void one year following the date upon
which the plans and diagrams were approved, as provided in this
section, unless prior to the expiration' of said one (1 ) year
1 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 ,
1 ^ 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
1 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.
1 A. COMMERCIAL. RECREATION . A commercial use designed primarily -
for activities , in or out of doors , which are generally associated
1 with lei.sure 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
1 services directly to the general public , including , but not
limited to , architects , attorneys , brokers , barbers , photographers
and artists .
1 C . BUILDABLE AREA . The term "buildable area" for the purpose of
this chapter shall mean the area of a building site , excluding any
1 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
li modification will not reduce the buildable area for purposes
jj of calculating building intensity .
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
1 scales , service and adjusting , documentation services , marine
B-11
Page 131 -12
SPECIFIC PLAN
(MARINERS ' PLAN )
Chapter 20 . 62
electrical and generating equipment and repairs , 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 i
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 3
Commission are of a similar marine oriented nature . (Ord. 1718
' 9 1 ( part) , 1977) .
t
' B-12
' APPENDIX C
' DISTRICTING MAP NUMBER 4
j. vCLfl*F DRIVE
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eLv s-ss•Te z � �I
DISTRICT- ING MAP' `
NEWPORT BEACH — CALIFORNIA M
•. ? 1- R-A AGRICULTURAL RESIDENTIAL ® MWIPLE RESIDENTIAL
R-1 SINGLE FAMILY RESIDENTIAL C-/ LIGHT COMMERCIAL
A-2 DUPLEX RESIDENTIAL C-Z GENERAL CONRERCILL
SCALE OI FEE R-3 RESTV MULTIPLE FAMILY RESIDENTIAL M-1 MANUFACTURING ���-• .~-M��
F FA 0
zro .r d+ am C0NBININ6 DISTRICTS u UNQASSIFIED MAP ND,/Q,f
FRONT YARD SET BACK SHOWN TNIIS-O-' LIMITED COMMERCIAL DEC Y.,1990 J
APPENDIX D
FULL TEXT OF MITIGATION MEASURE (MM) 1
and
' OTHER STANDARD CITY CONDITIONS
1
' FULL TEXT OF MITIGATION -MEASURE (MM1)
MM1. The following disclosure statement of the City of
Newport Beach' s policy regarding the Orange County-
Airport should be included in all leases or subleases
' for space in the project and shall be included in
any Covenants , Conditions , and Restrictions which
may be recorded against the property.
' Disclosure Statement
' The Lessee herein, his heirs, successors and assigns ac-
knowledge that :
' a) The Orange County Airport may not be able to provide
adequate air service for business establishments
which rely on such services ;
' b) When an alternate air facility is available, a com-
plete phase out of jet service may occur at the Orange
County Airport.
' c) The City of Newport Beach may continue to oppose
additional commercial air service expansions at the
Orange County Airport;
' d) Lessee , his heirs, successors and assigns will not
actively oppose any action taken by the City of Newport
Beach to phase out or limit jet air service at the
Orange County Airport.
D-1
1
1
STANDARD CITY CONDITIONS
1
1 In addition to the mitigation measures described in
Section III and the discretionary permits and approvals
1 identified in Section II , the following standard City con-
ditions will be applied to the project:
1 A. The development shall be in substantial conformance
with the approved plot plan, floor plans , •elevations,
and sections .
1 B. Grading shall be conducted in accordance with plans
prepared by a civil engineer and based on recommenda-
tions of a soils engineer and an engineering geologist
1 subsequent to completion of a comprehensive soils
and geologic investigation of the site. "Approved
1 as Built" grading plans on standard-size sheets shall
be furnished to the Building Department.
1 C. Prior to occupancy of any building, the applicant ( s )
1 shall provide written verification from Orange County
Sanitation District No. 5 that adequate sewer capacity
is available to serve the project.
1 D. Should any resources be uncovered during grading/con-
struction, a qualified archaeologist or paleontologist
shall evaluate the site prior to completion of such
1 construction activities, and all work on the site
shall be done in accordance with the City Council ' s
Policies K-5 and K-6 .
1
E. Any mechanical equipment and emergency power generat-
ors shall be screened from view, and noise associated
with said structures shall be attenuated so as not
1 D-2
1
' to exceed 55 dBA at the property lines . The latter
shall be based upon the recommendations of a qualified
acoustical engineer and approved by the Building De-
partment.
F. Prior to issuance of the grading/demolition and build-
ing permits, the Planning Department shall approve
a signing program for the proposed project.
�. G. Signing for the project shall be reviewed by the City
traffic engineer.
H. The final design of on-site vehicular and pedestrian
' circulation shall be reviewed and approved by the
Public Works Department and the Planning Department
' prior to issuance of the grading permit.
' I. Handicap and compact parking spaces shall be desig-
nated by a method approved by the City Traffic Engineer.
J. The layout of the surface parking lot shall be subject
to further review and approval of the City Traffic
Engineer.
' K. The parking arrangement during the construction period
shall be approved by the City' s Planning Department
and Traffic Engineer prior to issuance of any grading
and/or building permit( s) should the applicant desire
to continue operation of the existing facilities during
' the construction period.
D-3
APPENDIX E
' TRAFFIC STUDY BY BASMACIYAN - DARNELL, INC.
' TRAFFIC STUDY
FOR THE PROPOSED
MARINE OFFICE/FAMILY RESTAURANT BUILDING
IN THE CITY OF NEWPORT BEACH
' Prepared for
BUTLER ENVIRONMENTAL PLANNING
505 Lomas Santa Fe Drive'
Solana Beach, California 92075
' Prepared by
BASMACIYAN-DARNELL, INC.
' 4262 Campus Drive, Suite B-1
' Newport Beach, California 92660
' November. , 1981
' CONTENTS
' Page
INTROUDCTION 1
' Project Description 1
Present Conditions 1
Project-Related Traffic 3
Project-Related Impacts 4
' Traffic Phasing Ordinance 4
Mitigation Measures 9
' Summary 13
Appendix A "One Percent" Worksheets
Appendix B ICU Worksheets
TABLES
' No.
' 1 Summary of Trip Generation Rates 3
2 Trip Generation for the Project 3
' 3 Committed Projects 8
4 Estimated Parking Space Requirement 3.1
' FIGURES
No.
' 1 Location Map and 1980 Daily Traffic Volumes 2
2 Trip Distribution Pattern 5
3 Project,Related Traffic 6
' 4 Existing Lane Configuration, Coast Highway
at Riverside Avenue 9
' 5 Recommended Lane Configuration, Coast Highway
at Riverside Avenue 10
' TRAFFIC STUDY
FOR THE PROPOSED
MARINE OFFICE/FAMILY RESTAURANT BUILDING
IN THE CITY OF NEWPORT BEACH
' INTRODUCTION
This traffic study has been prepared to evaluate the traffic-related
' impacts of the proposed development of marine office and "Martha's
Vineyard" Restaurant at 2801 Wpst Coast Highway in Newport Beach.
This report provides information to satisfy both Environmental
Impact Report (EIR) and Traffic Phasing Ordinance (TPO) requirements.
PROJECT DESCRIPTION
' The proposed project would consist of a 19,869 square foot, three-
story office/restaurant building. The first floor would be occupied
' by a 3190-square foot restaurant, "Martha's Vineyard" . "Martha's.
Vineyard" would be a "dinner only" type restaurant, open for business
no earlier than five o'clock in the evening.
' On the second and third floors, 16,679 square feet would be occupied by
a yacht brokerage and marine-oriented offices.
' The property would also have frontage onto Balboa .Bay. The boat slips
located there would be used for display of the yachts for sale and for
patrons of the restaurant. Figure 1 is a location map depicting the
project site and the surrounding street system.
PRESENT CONDITIONS
' -Land Use
' Currently, the site proposed for development consists of a small yacht
brokerage. Except for the small building which houses the yacht
brokerage, the site is vacant and is used for display of the yachts
for sale.
' Traffic Volumes
' The daily traffic volumes for the streets in the vicinity of the project
are presented in Figure 1. These traffic volumes reflect 1980 average
winter- weekday conditions. It should be noted that the major roadways
experience a higher daily volume during the summer months,
Bikeways
' There are several bikeways in the vicinity of the proposed project. One
of the principal trails is located along the Santa Ana River. The
Santa Ana River Trail provides a continuous route from the Riverside/
' Orange Counties border to the ocean at the mouth of the Santa Ana River.
I
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w442, 000MMMMy a 36 y5 �pOp �iGyp 1 BAYSIDE DR
COAST 0 33 ,000
PROJECT SITE
� d2
�BDA1.50
L 0
LEGEND
xx,xxx Daily Traffic
Volume
� \ FIGURE 1
8ASMACIYAN DARNELL.INC. - I
LOCATION 14AP AND 1980 DAILY TRAFFIC VOLUMES
N,.GwI urn,wi1wM,Y7fw '
PNI A9 yfw
' This regional facility connects with the Coast Highway Trail which rung '
along Coast Highway adjacent to the project site. Other bikeways in
' the vicinity of the project site are located on Riverside Avenue,
Newport Boulevard, along the Upper Newport Bay and Jamboree Road.
' PROJECT-RELATED TRAFFIC
Trip Generation
' The trip generation rates are based on the Institute of Transportation
Engineers Handbook of Trip Generation, 2nd Edition, 1979. The office
and restaurant generation rates were discussed -with the City of
' Newport Beach Traffic Engineer and were adjusted to reflect local
conditions. The resulting trip generation rates for the proposed project
are summarized in Table 1.
TABLE 1
Summary of Trip Generation Rates
PM Peak Hour PM Peak Hour
' Land Use Daily Inbound Outbound
Office
(16,679sf) 13. 0 T.E./ksf* 0. 6 T.E./ksf 1.7 T.E./ksf
' Restaurant
(3,190 sf) 70. 0 T.E./ksf 4. 0 T.E./ksf 1. 0 T.E./ksf
' *T.E./ksf denotes trip ends per 1, 000 square feet.
A trip end is considered a one-way movement either toward or away
' from the project. To determine the magnitude of the traffic generated
by this project, the trip generation rates are applied to the appro-
priate level of development by land use. Table 2 is a summary of
' the anticipated trip generation for this project. The afternoon,
rather than the morning, peak hour is used because the traffic volumes
on the adjacent street system are higher in the afternoon than in the
' morning. Also, the proposed development itself would be expected
to generate more traffic during the afternoon peak periods compared
to the morning.
' TABLE 2
' Trip Generation for the Project
PM Peak Hour PM Peak Hour
Land Use Daily Inbound Outbound
Office 217 T.E.* 10 T.E. 28 T.E.
(16, 679 sf)
' Restaurant 223 T.E. 13 T.E. 3 T.E.
(3,190 sf)
TOTAL 440 T.E. 23 T.Er 31 T.E.
*Trip Ends
- 3 -
' The proposed office/restaurant at 2801 W. Coast Highway is expected
to generate 440 trip ends on a daily basis, During the afternoon
peak hour 23 trips are expected to be attracted to the site, while
' 31 trips would be expected to. leave the site.
Trip Distribution and Assignment
The directional distribution characteristics of tripmaking to/from
the proposed project are based on the Mariners ' Mile Specific Plan
(City of Newport Beach Mariners' Mile Specific Plan, Environmental
' Impact Report, Owen Menard and Associates) . This trip distribution
pattern was discussed with the City' s Traffic Engineer and minor
modifications were made where appropriate. The resulting.distril5ution
' pattern is depicted on Figure 2. Generally, the trip distribution
pattern is that 50 percent of the project-related traffic
would be oriented tQ the west on Coast Highway, 40 percent to the
' east on Coast Highway, and ten percent to the north on Riverside
Avenue.
The project-related traffic (Table 2) is then allocated to the
' adjoining street system in accordance with the trip distribution
pattern depicted in Figure 2. The resulting project-related traffic
volumes are depicted in Figure. 3.
PROJECT-RELATED IMPACTS
Daily- Traffic
The additional daily traffic to be generated by the proposed
' project is small in comparison to the present levels of trdk� fic
on the arterial streets in the vicinity of the project site. With
the exception of the intersection of Coast Highway/Riverside Avenue
' (where the project is proposed to take access) , traffic impacts
would be so small as to be considered negligible.
' TRAFFIC PHASING ORDINANCE
Approved Projects
Several approved projects in the City of Newport Beach. are scheduled
for construction and occupancy by 1982-1983. The Marine Office/
Martha's Vineyard Restaurant is scheduled for construction in 1982
and full occupancy in 1983. To assess the impact of this project, 1984
' conditions will have to be studied. Regional growth and committed
projects will be added to existing conditions to form a base for 1984
conditions. The committed projects assumed in conjuntion with this
project are summarized in Table 3.
I ,
' - 4 -
i
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M
�Co 17
n
Co tif
t d h 6
5&
20% bl % 35%
40$ O o BAYS2Dg Dg
20% 2p : z
COAST 10%
� PROJECT SITE
_ 8Ar
oA .
8L�
LEGEND
XX% Trip Distribution
Percentage
FIGURE 2
SASMKMA"ANMRI.INC. '
.a......w..s..►I TRIP DISTRIBUTION PATTERN
Ina>.aw«
m
�� yo
S2
Q +y
Nr1 17ttl
sp,
0
to
1110/15
Aj
Aj
44/6 88/9
m a 4g16 y ByD AY BAYSrDE OR
44 S COAST N �N 88/13
4g 5 �� N PROJECT SITE
�lg 110/12
OA
LEGEND
xx/yy Number of Vehicles
Daily/PM Peak Hourly
I,
FIGURE 3
MAWW"A"AMMELL,MC.
+�+ •�� PROJECT-RELATED TRAFFIC
mo++asw
' TABLE 3
Committed Projects
' Aeronutronic Ford Backbay Office
Baywood Apartments Bayside Square
' Boyle Engineering 3701 Birch Office
Civic Plaza Corporate Plaza
Coast Business Center 3101 W. Coast Highway
Far West Savings Harbor Point
Hoag Hospital Expansion Hughes Aircraft (2 projects)
Koll Center Newport MacArthur Plaza
Marriott Hotel National Education Office
' 441 Newport Avenue North Ford
orchard office Pacesetter Homes
Pacific Mutual Plaza Quail Business Center
' Rogers Gardens Rudy Barron
Sea Island Seaview Lutheran Plaza
Shokrian Office 1511-1525 Superior Avenue Medical
PM Peak Hour Analysis
The City of Newport Beach adopted a Traffic Phasing Ordinance (TPO)
in 1978 to provide a method by which growth can occur in conjunction• with
developer participation in roadway improvements to maintain an accept-
able level of service. The TPO specifies that any commercial develop-
ment with a gross floor area of 10,000 square feet or more and/or
any residential development of ten dwelling units or more must be
analyzed for possible impacts on the surrounding street system. The
analysis consists of a "one-percent" traffic volume check during a
2k hour afternoon peak period at designated critical intersections.
Should the anticipated project-related traffic volume exceed one
percent of the total traffic (consisting of existing traffic volume
' plus regional growth plus traffic to/from any approved projects) on
any approach to a critical intersection, the intersection must be analyzed
in detail. If the intersection analysis results in an unacceptable
level of service, the developer is required to make the necessary
improvements at affected intersections.
' - 7 -
The City Traffic Engineer has identified six critical intersections with-
in the city limits that could be impacted by the implementation of
this project. The six critical intersections are:
' Coast Highway at:
Orange Street
' Prospect Street
Superior Avenue/Balboa Boulevard
Riverside Avenue
Dover Drive
Newport Boulevard at Hospital Road
' The 2'h hour peak period, "one-percent" traffic volume check was
performed at the six critical intersections. Since the project-
related traffic volumes are for the PM peak hour, these volumes
need to be adjusted to represent the 2'k hour period. For purposes
of the "one-percent" check, it is generally assumed that the afternoon
peak hour constitutes approximately fifty percent of the 2'k-hour peak
period. However, the general assumption would not apply to the dinner-
only restaurant. Since the restaurant would not open until five
o'clock in the afternoon, it will not need any adjustments. The
restaurant peak hour is usually considered to be after 6 o'clock.
The one-percent Traffic Volume Analyses for each intersection are
' included in Appendix A.
The one percent traffic volume check was exceeded only on the south
' leg at the intersection of Coast Highway and Riverside Avenue. The ICU
for this intersection was then calculated. The ICU with existing traffic
volume is 0. 8591; the ICU for existing plus committed projects plus
regional growth would be 0. 9557 The ICU with existing plus regional
' growth plus the proposed project would be 0. 9650 The ICU Analysis for
Coast Highway and Riverside Avenue is included in Appendix B.
' MITIGATION MEASURES
Mitigation measures in conjunction with this project are necessary
only at the intersection of Coast Highway/Riverside Avenue,
' The existing configuration of the intersection of Coast Highway
at Riverside Avenue is shown in Figure 4. Currently, the Riverside
' Avenue southbound approach provides one left turn/through lane and
one right-turn-only lane. The northbound leg provides access to
existing development as well as the proposed project and has one lane
approaching the intersection.
ICU analysis indicates that provision of an additional right-turn-only
lane on the southbound approach of Riverside Avenue would better
' accommodate the volumes of traffic desiring to turn right onto
westbound Coast Highway. The result of providing this additional
right turn lane is a reduction of the ICU ratio from 0, 465Q to G. 8099
and a satisfactory level of service for the intersection. The ICU
Ahalysis of the recommended mitigation is shown in Appendix B.
Figure 5 shows the recommended intersection configuration of Coast
Highway and Riverside Avenue.
' - 8 -
z
N w
El
SCHEMATIC ONLY A I
H
' (not to scale i, y
a
I , COAST a " HIGHWAY
Zip
FIGURE Q
DN& EXISTING LANE CONFIGURATION
' �SMApYAN-0ARNELL,N�C. COAST HIGHWAY AT RIVERSIDE AVENUE
=2 cw*w OAw,swu&1
IN�t�r/4 OMwwhl2iN .�
h141 SMflN
9 -
' II
Avon Street
Bike Lane
1
' Bike Lane I Avon Street
I
z I �I
Alley
A
H
SCHEKh?lC =Y U1
(not to veal!)
COAST HIGHWAY
1
. s—
FIGURE 5
RECOMMENDED LANE CONFIGURATION
' BASMACIYAN-DARNELL,INC. COAST HIGHWAY AT RI•VERSIDE AVENUE
4262 Campus DrM,Sine 11-1
Pkwport Duch,CiMfornk 92660
' (714)5494M
-10-
' The configuration of lanes at the intersection would prevail on
Riverside Avenue as far north as the alley between Avon Street
and Coast Highway. North of this alley, a two-way left turn
t lane would be striped on Riverside Avenue; the two way left-turn
lane would extend to Avon Street (west) north of the Post Office.
No changes in the present lane configuration would be made north
' of Avon Street (west) . All of these changes in lane configuration
and striping can be accomplished without widening and without
affecting the present bike lanes. -
' Parking NOTE: SEE DISCUSSION OF PARKING IN SECTION II, 2.0 PROJECT DESCRIPTION
AND SECTION III, 2.0 CIRCULATION AND PARKING.
Anoing Wks
i�4wwirA+�i�MrT'emid 39 numil Ri!"1' !
}hq r19 - - - __i_e__ _
' Parking needs of the proposed project are estimated using rates
provided by the City of Newport Beach for required parking spaces
by land use type. Table 5 shows estimated required parking spaces
for the proposed project.
TABS,E 4
' Estimated Parking Space Requirement
Required
' Land Use Area Rate Spaces
Office Building 16,679 Sq. Ft. 1 space/250 Sq. Ft. 67
' (Daytime)
Restaurant 31190 Sq. Ft. 1 space/ 40 Sq. Ft. 80
(Evening)
' The proposed restuarant is to be a dinner-only restaurant which would
not open until five o'clock in the afternoon. Virtually no overlap
of parking demand would be expected to occur between office and
' restaurant uses. Thus 67 spaces would be required during the day and
80 at night
' I /Bd in w - ' Wteee mesid be- - - -- -- r - king - ----- .1
mv PH
ae�jtre�xt�pre'�estg—Ee Li're e'e:�L, .
' At least two, possibly three parking spaces to the east and south of the
port cochere would be extremely difficult to access. Design might need
to be modified to make these more accessible, Access to the project
' and its related parking is proposed at Riverside Avenue. Presently,
this is the entrance/exit to the existing yacht brokerage. A gate
controls circulation to and from the site. The land uses proposed
' for the site (restaurant and office) will increase the amount of traffic
desiring access to the site. The proposed facilities, especially the
restaurant, depend on this public access and exposure for success. It
would therefore be advisable to remove the existing gate to facilitate
site accessibility and circulation.
SUMMARY
' The proposed project, to be located at 2801 West Coast Highway in
Newport Beach, is to. consist of a three story 19,869 square foot
' building providing a 3,190 square foot dinner restaurant on the first
floor and marine offices above. It is estimated to generate approxi-
mately 440 average daily trip ends, 54 of which could be expected
to occur during the afternoon peak period. It is not anticipated
' that the additional daily traffic generated by this project would
adversely impact the circulation of the traffic in the immediate
vicinity or create new areas of congestion.
t Analysis of peak period traffic impacts at six intersections
identified by the City of Newport Beach in conjunction with the Traffic
Phasing Ordinance reveals that only Coast Highway at Riverside Avenue
' exceeds the "one percent" traffic volume impact in the afternoon
peak period. When regional growth and traffic anticipated to be
generated by committed projects are considered, this intersection
would experience traffic volumes which would represent unsatisfactory
operating conditions.
The restriping of the southbound leg of Riverside Avenue to a config-
uration with one left-turn lane, one optional through and right-turn
lane, and one right-turn lane would provide additional capacity to
accommodate the traffic desiring to turn right onto Westbound Coast
' Highway. This improvement would result in an acceptable level of
service (ICU ratio = . 8099) at this intersection, considering existing
traffic plus regional growth, plus committed projects, plus the
' proposed project.
The City code would require 67 parking spaces for the office use
during the day and 80 parking spaces for restaurant use in the evening.
' The developer proposes that there would be no overlap between the two
uses, since the restaurant would open after 5:00 p.m. The developer
proposes to provide 73 spaces for daytime use and 85 spaces for
' evening use.
__ �� _, _ _ . • • The Layout_,OfE
parking spaces, as proposed, to the east and south of the port cochere
area of the restaurant would be very difficult to get in and out. A
' design modification might be appropriate.
Access to/from the proposed site and its related parking might be
' facilitated by the removal of gates which control the entrance/
exit to the site in the existing conditions. '
i
' APPENDIX A
' "ONE PERCENT" WORKSHEETS
1
' 1% Traffic Volume Analysis
' Intersection Coast Highway/Orange Street
(Existing Traffic Volumes basea on verage inter pring 19 81
' Peak 2� Hour Approved
Approach Existing Regional Projects Projected 1". of Projected Project
Direction Peak 2y Hour Growth Peak 2>f Hour Peak 2k Hour Peak 2k Hour , Peak 2y Hour
Volume Volume Volume Volume Volume Volume
' I Northbound 537 0 Z 5'J9 5 O
I� Southbound 153 p 0
Eastbound
2772 _20 3311 I 33 I o
Westbound 5159 40 (03 12r
' ® Project Traffic is estimated to be less than 1% of Projected
Peak 2k Hour Traffic Volume
' Project Traffic is estimated to be greater than 1% of Projected
Peak 2h Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
1
DATE•St.^62: �,, at
' PROJECT: c cic 6�P�fiver, t , z�do� w.Cons+ A-�C Kw"
FORM• I
' 1% Traffic Volume Analysis
Intersection Coast Highway / Prospect Street
' (Existing Traffic Volumes ase on Verage Winter/Spring _
Peak 29 Hour Approved
' Approach Existing Regional Projects Projected 1" of Projected Project
Direction Peak 2+ Hour Growth Peek 211 Hour Peak 2JI Hour Peek 2k Hour Peak 2y Hour
Volume Volume Volume Volume Volume Volume
Northbound
Southbound 260 0
' I Eastbound 2530 51 ci3071
t Westbound 4920 _ 4Z IoC�'I (00Z9 (go 12,
' �p7 Project Traffic is estimated to be less than 1% of Projected
�I Peak 2h Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
' A"2 DATE•�6-y la 1
PROJECT:
fOP,M• I
' 1% Traffic Volume Analysis
' Intersection Coast Highway/Balboa B1,-Su erior Ave.
(Existing Traffic Volumes based on Average inter Spring 9 81
Peak 21, Hour Approved i
' Approach Existing Regional Projects Protected 1;: of Projected Project
Direction Peak 2h Hour Growth Peak 2h Hour Peak 2h Hour Peak 2h Hour Peak 2h Hour
Volume Volume Volume Volume Volume Volume
Northbound 1823
' Southbound 2901 0 toq Z Co5 30 ? O
Eastbound 3311 14 5Z'D (0
Westbound 3 5 24 l0?�3 453"1_ 45 ' IL
' ® 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 2; Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) 'Analysis is required.
DATE: �Ibe2 8�
PROJECT: 23oi w.Cons7, H1c0+w�
FORM• I
' 1% Traffic Volume Analysis
Intersection Coast Highway/Riverside Avenue
(Existing Traffic Volumes based on Average inter pring 9 1
Peak 21* Hour Approved
' Approach Existing Regional Projects Projected 1' of Projected Project
Direction Peak 2y Hour Growth Peak 2q Hour Peak 2y Hour Peak 2� Hour Peak 2y Hour
i
Volume Volume Volume Volume Volume Volume
r—
Northbound 21 O ZI 0 ! (c2 1
Southbound O 74, 341 1 -6
A
Ir Eastbound `T
' 4248 2(p C009 4883 4 I 24
• Westbound 3752 2Cv 11�5 4953
' '— — —. ..
' Project Traffic is estimated to be less than 1% of Projected
Peak 21� Hour Traffic Volume
' Project Traffic is estimated to be greater than 1% of Projected
Peak 23� Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
1•
_4 DATE• °dl
' PROJECT: oFyicE /p�s�quq ,} L,bo I La . cc AST Nivrtwp t
FORM' I
1
1% Traffic Volume Analysis
' Intersection a i hwa Dover Drive-Ba shore Drive
(Existing Traffic Volumes ase on verage Inter pring
' Peak 21S Hour Approved
Approach Existing Regional Projects Projected U'. of Projected Project
Direction Peak 2y Hour Growth Peak 2y Hour Peak 2y Hour Peak 2h Hour Peek 2y Hour
Volume volume Volume Volume volume Volume
' Northbound278 O Zug 3
South bound 2273 O 66 Z,2>ZA 23 2
' Eastbound 3401' 24 ' 525 3950 40 2Co
' Westbound 5473 �(p
' ® Project Traffic is estimated to be less than 1% of Projected
Peak 2z Hour Traffic Volume
' Project Traffic is estimated to be greater than 1% of Projected
[] Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
1,
1 '
1
1
OATEN - 66 'b1
' PROJECT: DFFlc e / (?,F 14ruaA .4 , Z50% w. COAs+ Ntr�w--,ay
FORM' I
' 1% Traffic Volume Analysis
Intersection New ort Boulevard/Hospital Road
' (Existing Traffic Volumes base on Yerage inter Spring 19 81
II Peak 2y Hour Approved
' Approach Existing TRegional Projects Projected 1:: of Projected Project
I� Direction Peak 2ti Hour Growth �ak 2y Hour Peak 2$ Hour Peak 211 Hour Peak 2y Hour
i Volume Volume Volume Volume Volume Volume
' Northbound 322y Q5 33 34 33 1 Z
i�
Southbound 3482 O $
9 35 0 35 to
Eastbound I I
� 1527 —} a 1 (0"12 ; 1'7 O
we
stbound 1 972 I O
4o I o 12
' _._.. . . _ to 0
' ® Project Traffic is estimated to be less than 1% of Projected
Peak 22 Hour Traffic Volume
a Project Traffic is estimated to be greater than 1% of Projected
Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
1
1 •
' DATE•
PROJECT: o> ti ;� 1WA-,`W14 -1r COA% klf.,K6,41
' FORM• I
1
1
' .APPENDIX B
ICU WORKSHEETS
' for
COAST HIGHWAY/RIVERSIDE AVENUE
1
' INTERSECTION CAPACITY UTILIZATION ANALYSIS
Intersection Riverside Avenue/Coast Highway
' ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1911)
EXISTING' PROPOSED EXIST. EXIST. REGIONXL C"ITTED PROJECTED XorMent PX.NR. P/C GRWIX PROJECT V/C Ratio PROJECT PROJECT
.Lanes Cap. Lanes Cap. Vol. Ratio Yolune Yolune w/o Pr act Volume V/C Ratio
Volume
NL 2 15
NT 1600 3 .0044 ,o044 3 OZ�B
NR 2 13
' SL gg 0=0 8
ST 1600 5 .0581 z,
' SR 1600 .2694* 3 ,2-113�` a211"5 r
EL 1600 271 .1694 t S . Y'I bb
' ET 3200 . 4 1 .4697* l3 �90 5fo44* 5(�8l
ER 12
WL 1600 32 0200* 02Ao* 9 , 025l0
WT 4800 1482 .3088 1'3 5(fl8 .429d , 42.A9
' WR 1600 38 .0238 8 O 98 ,oL99
YELLOWTIME
.10011` .� .I0o0'r` i 1 .I Oco'1`
EXISTING INTERSECTION CAPACITY UTILIZATIQN .8591 j 1
' EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROYEMENTS I.C.U.
EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. i,9do5
1
❑ 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:
1
_— DATE:S2r t 6tt.. f5I
' PROJECT 2b0i w, ConSt N'IvKu ay FORM II
INTERSEC'I0N CAPACITY UTILIZAT"N ANALYSIS
Intersection Z:wJc2.Sioe lUatioc kvio (.OAS+ Hiotiw"
( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19S\)
6umu1A+w6 70q'o
EXISTING PROPOSED oX,HR. VA Pie''J v v/G
Lanes CAP. '.ones Cap. K.HVol Ratio /-R+- .
upnc,'t-t Q,ok•'no
NL I Z
NT i(goo (o ,0233 10 7,38*
NR 15
SL pp 1(000 1 Z4 1.0175
I ST 7
SR 1(0o0 3200 434 ;13-IS 27Z0 . ((021
EL 1(000 27JC0 •I"1 a 1'198'r
ET 3Z00 1�9 ,5(n51 .Sfo81
ER Z4
WL ((oo0
WT 4800 I Z0(o3 4249'" 42g8
WR 1(000 o7,88
Y}�ELLgR INE .I�b0p '1000V
tT Yto�Ecl• .0 7rrw 1.n O R
. .9099
1
❑ 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:
�yE¢ ��IH�u d pTp«�Mct. +� plWuit(E oa (,)L-eF-r Tva--, AIA
CiuHT T+h+ 1g2)6 hN0 Qr+6 C•belT ?uc.N O.J1,.( LV•Ns
1
1
f3-Z DATE:cxa.12 •6y,81
PROJECT 2,C;5+rw I W • C.600,5+ K%Lart n..� FORM II�l
I 9Vr-ED do Evmoep—