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HomeMy WebLinkAboutTPO027_NEWPORT PLACE (SHERATON HOTEL) TP0027 Coy OF NEWPORT BOCH COUNCIL MEMBERS MINUTES CF�pf 96 9�tr9��G� P9 1 �F�tn, November 14, 1983 INDEX 4. Mayor H4rt opened public hearing and City U/P 1547(A) Council review of .IfSE PERMIT NO.- Kallmes/ 1547(AMENDED), a request of ROMAN P. KALLMEs, Sheraton Exp Irvine, approved by the Planning Commission on September 28, 1983, to amend an approved use permit, which allowed the establishment and expansion.of ti the exisng 349 room Sheraton Hotel in the Newport Place Planned Community. The proposed use permit amendment is to allow a new 10-story addition, which includes 119 guest rooms, a kitchen addition, small meeting rooms, and a relocated lighted tennis court on the site. Property located at 4545 MacArthur Boulevard, bounded by MacArthur Boulevard, Birch Street and Corinthian Way; zoned P-C; AND DRAFT ENVIRONMENTAL IMPACT REPORT,, acceptance of an Environmental Document for the Sheraton-Newport Hotel expansion; AND STATEMENT OF FACT, request to approve Statement of Fact in conjunction with the proposed Sheraton-Newport Hotel expansion; AND STATEMENT OF OVERRIDING CONSIDERATIONS, a request to approve a Statement of Overriding Considerations in conjunction with the proposed Sheraton-Newport Hotel expansion; AND AMENDMENT NO. 5 TO THE NEWPORT PLACE TRAFFIC PHASING PLAN, request to consider an amendment to the Newport Place Traffic Phasing Plan so as to allow the expansion of an existing Sheraton Hotel facility. Report from the Planning Department, was presented. David Neish, representing the applicant, addressed the Council and reviewed the request. He stated that their request also includes certification of an Environmental Impact Report, and approval of 'Amendment No. 5 to the Newport Place Traffic Phasing Plan. Mr. Neish stated that there are no significant environmental impacts associated with this particular proposal. He also noted that the hotel addition will generate approximately 1400 trips per day, of which 1300 are nighttime, or off-peak hour trips. As a result, the project is in compliance with the City's Traffic Phasing Ordinance. r r. Volume 37 - Page 348 COY OF NEWPORT BEOCH COUNCIL MEMBERS MINUTES G�CftO� November 14, 1983 � 9 INDEX With regard to financial benefits to be U/P 1547(A) generated from the Sheraton addition, Mr. Sheraton Exp Neish advised that there would be a net annual revenue of $211,933. Because of the increase in Transient Occupancy Tax, a grand total for the hotel, including xpansion, will result in approximately $852,000 per year of revenue to the City. Mr. Neish further commented that the Sheraton Hotel will be making a '$2 million refurbishment of the existing hotel, which will take place in the immediate future. The Sheraton has also agreed to the $307,000 fair share fee. He stated that they concur with the findings and conditions of approval, and urge the Council to uphold the recommendation of the Planning Commission. In response to Council Member Strauss, the Planning Director discussed the parking requirements in relation to the demonstrated formula for parking. In response to Council Member Heather regarding insulation of the meeting rooms in the existing hotel, Mr. Neish advised that all of the public areas will be improved in the refurbishment program, and that sound attenuation would definitely be given consideration. He also answered questions regarding parking. Roman Kallmes, Architect for the project, responded to Council Member Heather's concern over airport noise. Mr. Neish, in response to Council inquiry, advised that the applicant did not object to future City Council review of parking requirements. Hearing no others wishing to address the Council, the public hearing was closed. Motion x Motion was made to sustain the decision of Ayes x x x x x the Planning Commission and recertify•the Noes x x Environmental Impact Report to include any additional information presented to .the_•gity Council. Approval also includes an additional condition whereby the City may impose additional on-site parking requirements subsequent to the date of approval if the parking provided is determined.to,be inadequate to meet the needs of_those using,the_ hotel. 5. ublic hearing and City Council review of an U/P 1987(A)/ app a by TREND IMPORTS SALES, INC. , Newport Var 1107 Beach, the denial of the Planning- TrendlmpSls Commission on eptember 22, 1983, of USE (88) PERMIT NO. 1987(AMENDE AND VARIANCE NO. 1107, requests to amend a ey`usly-approved use permit, which allowed the establishment of an automobile sales and service fact so as to establish a separate automobile Volume 37 - Page 349 0 City Council Meeting 4ovember 14, 1983 Agenda Item No. D-4 CITY OF NEWPORT BEACH • TO: City Council FROM: Planning Department SUBJECT: Use Permit No. 1547(Amended) Request to amend an approved use permit which allowed the establishment and expansion of the existing 349 room Sheraton Hotel in the Newport Place Planned Community. The proposed use permit amendment is, to allow a new ten-story addition which includes 119 guest rooms, a kitchen addition, small meeting• rooms, and a relocated lighted tennis court on the site. AND Draft Environmental Impact Report Acceptance of an environmental document for the Sheraton-Newport Hotel expansion. • AND Statement of Fact Request to approve a Statement of Fact in 'conjunction with the proposed Sheraton-Newport Hotel expansion. AND Statement of Overriding Considerations Request to approve a Statement of Overriding Considerations in conjunction with the proposed Sheraton-Newport Hotel expansion. AND Amendment No. 5 to the Newport Place Traffic Phasing Plan Request to consider an amendment to the Newport Place Traffic Phasing Plan so as to allow the expansion of an existing • Sheraton Hotel facility. LOCATION: Parcels 1 and 2 of Parcel Map 40-11 (Resubdivision No. 483) located at 4545 MacArthur Boulevard, bounded by MacArthur Boulevard, Birch Street and Corinthian Way, in the Newport Place Planned Community. ZONE: P-C TO: City Coun 1 - 2. • APPLICANT: Roman P. Kallmes, A.I.A. , Inc., Irvine • OWNERS: Bay Colony Property Co. , Inc., Boston, Mass. TRAFFIC ENGINEER: Weston Pringle and Associates, Fullerton Applications The applicant (Roman P. Kallmes, AIA, Inc.) representing Newport Inn Joint Venture, wholly owned subsidiary of Bay Colony Property Company, Inc., has proposed several applications which would allow the construction of a ten-story expansion consisting of 119 guest rooms, six small meeting rooms, a kitchen addition, and a relocated lighted tennis court on the existing Sheraton Hotel site in the Newport Place Planned Community located at 4545 MacArthur Boulevard. The several requests being made to accomplish this are outlined below: A. Certification of an Environmental Impact Report. Acceptance of an Environmental Impact Report as having been prepared in accordance with the California Environmental Quality Act (C.E.Q.A.) , the State C.E.Q.A. Guidelines, and the provisions of City Policy K-3, and certification that the data was considered in the final decisions on the project. B. Amendment No. 5 to the Newport Place Traffic Phasing Plan. The approval of an amendment to the Newport Place Traffic Phasing Plan in accordance with the Planned Community Development Plan and Standards, City Council Resolution No. 9472, Amendment No. 514 to the Newport Beach Municipal code, and the City's definition of the term "reasonableness." C. Use Permit No. 1547 (Amended) . The approval of an amendment to an approved use permit which allowed the establishment and expansion of the existing 349 room Sheraton Hotel. The proposed use permit amendment is to allow a new ten-story addition which includes 119 guest rooms, a kitchen addition, small meeting rooms, and a relocated lighted tennis court. Use permit procedures are as outlined in Section 20.80 of the Newport Beach Municipal Code. Suggested Action Hold hearing; close hering; if desired, sustain, modify or overrule the recommendations of the Planning Commission, and re-certify the Environmental • Impact Report to include any additional information presented to the City Council. Planning Commission Action At the September 28, 1983 Planning Commission meeting, the Commission approved the subject project (All Ayes) . A copy of an excerpt from the Planning Commission minutes is attached. Additionally, the Planning Commission initiated an amendment to the Planned Community (P-C) District Regulations to establish a maximum amount of development. TO: City CouZfbil - 3. Background in February 1972, the Newport Beach Planning Commission approved Use Permit No. • 1547 to allow construction of the Sheraton Hotel in the Newport Place Planned Community. The seven-story hotel was completed in 1974 with 207 guest rooms, banquet facilities, restaurants, meeting rooms, and recreational facilities. In May 1977, the Planning Commission approved the construction of a ten-story addition to the hotel. The Commission found that • the project had no significant environmental impacts, and amended the Planned Community text for Newport Place to stipulate that parking requirements for the Sheraton Hotel be determined by a demonstrated formula. The 1977 expansion added 142 guest rooms to existing facilities, resulting in a total of 349 rooms on site. Project Description/Project Site The proposed project site is located at the southwesterly corner of MacArthur Boulevard and Birch Street in the Newport Place Planned Community. The Sheraton Hotel consists of 349 guest rooms, with meeting rooms and restaurants. The present project proposes construction of a ten-story expansion of 119 guest rooms, a kitchen addition, small meeting rooms, and a relocated lighted tennis court on the site. The proposed site plan, floor plan, elevations, etc., are attached and included in the Draft Environmental Impact Report .(Draft EIR) . . Project Location The proposed expansion is located at 4545 MacArthur Boulevard. The site is bounded by MacArthur Boulevard on the north and east, Birch Street on the west, and Corinthian Way on the south, in the Newport Place Planned Community. The project is shown in its regional context and local setting• in the Draft EIR on Pages 4 and 5. Project Characteristics The following chart indicates the existing, proposed and total facilities on the site: EXISTING BUILDING AREAS A. 7 Story Hotel 92,607 B. 1 " Meeting Room/Kitchen 13,900 C. 10 Hotel Addition 80,337 D. 1 " Connection 3,611 E. 1 " Meeting Room & Storage 4,208 , F. 1 Fire Pump Room 180, • -- 1 " Pool Equipment & Toilets (440) Subtotal 194,843 r ' TO: City Ail - 4. NEW BUILDING AREAS G. 10 Story Hotel Addition 87,597 • H. 1 It Connection Addition 9,527 1. 1 It Kitchen Addition 1,425 J. 1 If Banquet Storage Addition 2,,000 Subtotal 100,549 TOTAL BUILDING AREA 295,392 EXISTING ROOM AREAS Meeting Restaurants Rooms A. Bar & Lounge 1,875 A. Coffee Shop 1,750 A. Restaurant 1,620 A. Meeting Room 594 A'. Meeting Rooms 378 B. Meeting Rooms 5,280 C. Meeting.Rooms 2,170 D. Restaurant 1,630 • E, Meeting Rooms 2,257 Subtotals 6,875 10,679 NEW ROOM AREAS Meeting Other Restaurants Rooms G. Meeting Room (Theatre) 1,337 G. 5 Meeting Rooms 3,268 G. Service Areas 805 G. Mechanical 759 G. Stairs & Elevators 434 G. Storage 335 G. Toilets 253 G. Office 204 G. Circulation 3,021 H. Office Area 2,515 H. Toilets- 546 H. Gift Shop 467 H, Deli 456 • H. Game Room 308 H. Car Rental & Air Reservation 207 H. Interior Plaza & Circulation 4,965 Subtotals 13,272 456 4,645 TOTAL ROOM AREAS 13,272 7,331 15,423 it i i I TO: City Cecil - 5. • GUEST ROOMS A. Existing 7 Story Hotel 207 C. Existing 10 Story Hotel Addition 142 Subtotal 349 G. New 10 Story Hotel Addition 119 TOTAL PROPOSED GUEST ROOMS 468 PARKING Handicapped Existing Proposed Existing - Not Shown 645 Existing Handicapped 6 Total Shown - Proposed Plan 530 • Required Handicapped Included 7 Total Parking Required with New Hotel Addition per Traffic & Parking Study by Weston Pringle and Associates Dated: June 28, 1983 464 Surplus 66 Typical Stall Size: 9'-0" x 18'-0" at 24'-0" Driveways 8'-6" x 18'-0" at 26'-0" Driveways SITE AREAS & COVERAGE Area Coverage Parking Area 172,926 45.3% Landscaping Area 142,559 37.4% • Ground Floor Area 66,362 17.3% TOTAL SITE AREA (8.766 Acres) 381,847 100 8 TO: City Ail - 6. • Environmental Significance • In accordance with the California Environmental Quality Act (CEQA) , the State CEQA Guidelines and City Policy, a Draft Environmental Impact Report has been prepared for the proposed project. Copies of the Draft EIR prepared by the City's consultants are attached. The Draft EIR indicates that implementation of the proposed project is not anticipated to result in any significant impact on the environment. On a cumulative basis, this project and other past, present, and reasonably foreseeable future projects will contribute to degradation of air resources; demand for low-cost housing, public services, and energy; and increased noise and traffic generation. General Plan The proposed project is consistent with the Newport Beach General Plan. Zoning Setbacks Required Proposed ° MacArthur Boulevard 30' 30' • ° Birch Street 30' 30' ° Corinthian Way 10' 10' Parking 464 530 Height 375' max. t121 feet Phasing Plan The applicants have indicated that should the City Council approve the Traffic Phasing Plan Amendment, it is their intention to start construction immediately and occupy the addition in early 1985. Resolution No. 9472 Attached for the City Council's consideration is a copy of the Traffic Study which responds to the guidelines for reviewing the Phasing Plan, as modified by the City Council. Traffic Study . The applicant has requested approval of Amendment No. 5 to the Newport Place Traffic Phasing Plan to allow the construction of the proposed project. A traffic report was prepared for the project by the City's consultant. The traffic report found that project traffic exceeds two percent of existing plus regional growth plus committed project traffic during the 2.5 hour peak period on two approaches of one of the 16 intersections analyzed. An Intersection Capacity Utilization (ICU) analysis was performed for this intersection and it was determined that the existing ICU, plus regional growth, plus committed projects, plus project will be less than 0.9000. Therefore, it was determined that no intersection improvements would be required at this project. TO: City Colcil - 7. Newport Place Traffic Phasing Plan (TPP) The Traffic Phasing Plan (TPP) for Newport Place was adopted by the City Council and has been amended as indicated in the table below. Future development in the Newport Place P-C District is established by the District Regulations and the Traffic Phasing Plan (TPP) requirements. The TPP and District Regulations establish limits on the development of uses (office, industrial and retail) and allow other uses subject to the approval of a use permit (hotels, athletic clubs, auto sales, etc.) . There are no limits in the TPP on the future development of uses subject to a use permit. • • DEVELOPMENT PHASING REMAINING FOR FOR FOR FOR FOR - FOR ALLOWED OCCUPANCY OCCUPANCY OCCUPANCY OCCUPANCY OCCUPANCY OCCUPANCY OWNER SQ.PT. 1979-SQ.FT. 1980-SQ.FT. 1981-SQ.FT. 1982-SQ.FT. 1983-SQ.FT. 1985-SQ.FT. 0 Undeveloped Parcels: FL Emkay 292,388 -0- 206,269 66,442 -0- -0- -0- Bear Brand Ranch 61,000 61,000 -0- -0- -0- -0- -0- 1 Air California 40,951 -0- 40,951 -0- -0- -0- -0- m Ketchum 87,019 87,019 -0- -0- -0- -0- -0- Boyle Engineering (Amend. No. 1) 12,000 -0- -0- 12,000 -0- -0- -0- Lucas Development Co. (Amend. No. 2) 17,000 -0- -0- 17,000 -0- -0- -0- Far West S 6 L (Amend. No. 3) 17,000 -0- -0- -0- 17,000 -0- -0- University Athletic Club (Amend. No. 4) 5161 -0- -0- -0- -0- 516 -0- Sheraton Hotel Expansion (Amend. No. 5) 119 (Rooms)2 -0- -0- -0- -0- -0- 119 (Rooms) • 1 proposed conference room sq.ft. 2 proposed hotel n 1 TO: City Cqkcil - 9. • Use Permit No. 1547 (Amended) . As previously indicated, the applicants have requested approval of the amendment to their approved Use Permit to allow the expansion of the existing hotel. Section 20.80.060 of the Newport Beach Municipal Code provides that in order to grant any use permit, the City Council shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood, or the general welfare of the City. Parking The Newport Place Planned Community District Regulations provide that hotel parking shall be provided based upon a demonstrated formula. The applicants' proposed project will provide parking as indicated below: Existing Standard 645 Compact -0- • Handicapped 6 TOTAL 651 Proposed Standard 523 Compact -0- Handicapped 7 TOTAL 530 (1.13 per room) Required TOTAL 464 (.99 per room) Surplus 66 1. Based on on-site parking survey - see Draft EIR. As indicated above, the project will have a surplus of parking based upon the demonstrated formula; however, it will have less parking than the existing hotel. This is due to the fact that the existing facility is overparked. This statement is made based upon the City's consultant's surveys and field • observation by staff. If parking were not based upon a demonstrated formula, the project would require 492 spaces for the existing hotel and 136 spaces for the new facility for a total of 628 spaces (1.34 per room) . Staff Analysis The proposed project meets or exceeds all standards for development established by the Planned Community District Regulations. Additionally, the proposed project is consistent with the Newport Beach General Plan and will not itself TO: City Council - 10. have a significant adverse impact on the environment. The applicants have had prepared a Fiscal Impact Report which indicates that the project will contribute an annual surplus of funds to the City ($173,300) . This is • consistent with previous hotel studies prepared by and for the City. Finally, as of this writing, the staff has received no correspondence indicating major concerns with the approval of this project. Circulation System Improvements In conjunction with the approval of the last several major projects, the City Council required the applicants to provide improvements to the City's Circulation System beyond the requirements of the City's TPO. The Planning Commission incorporated language that would require the applicants to contribute a negotiated sum of money, approved by the City Council, towards the construction of Circulation System improvements. Based upon the Marriott Hotel and Four Seasons' approvals, staff recommends that they contribute $307,020.00. Respectfully submitted, PLANNING DEPARTMENT JAMESrD. HEWICKER, irector BY V ` • FRED TALARICO Environmental Coordinator FT/kk Attachments for City Council Only: A. Planning Commission Minutes - 9/28/83 B. Planning Commission Staff Report - 9/24/83 1) Draft EIR 2) Exhibit "A" 3) Statement of Fact 4) Statement of Overriding Consideration 5) Attachment No. 1 to the Draft EIR 6) Project Pamphlet - Roman Kallmes, AIA, Inc. - 8/12/83 • 7) Fiscal Impact Analysis - Wm.Kuebelbeck & Assoc. , Inc. - 8/83 8) Plot Plans, Floor Plans, etc. COM/wSSIONERS *ember 28, 1983 • MINUTES ; X � r o u. City of Newport Beach ROLL CALL INDEX TENTATIVE OF TRACT NO. 11604 Motion X Motion was made to a nYee Item 3-G, with all Ayes X X X K K K applicable changes discussed by omission as well Noes X as with the changes of conditions as note ove, which MOTION CARRIED. Acceptance of an environmental document for the Item #4A Sheraton-Newport Hotel expansion. DRAFT EIR AND AND Request to approve a Statement of Fact in conjunction Item 44B with the proposed Sheraton-Newport Hotel expansion. STATEMENT OF FACT AND AND Request to approve a Statement of Overriding Item #4C Considerations in conjunction with the proposed STATEMENT Sheraton-Newport Hotel expansion. OF OVER- RIDING CON- AND 91DER TTIONS Request to consider an amendment to the Newport Place AND Traffic Phasing Plan so as to allow the expansion of an existing Sheraton Hotel facility. Item #4D AMENDMENT AND NO�o Request to amend an approved use permit which allowed the establishment and expansion of the existing 349 room, Sheraton Hotel, in the Newport Place Planned AND Community. The proposed use permit amendment is to allow a new 10 story addition which includes 126 guest Item #4E' rooms, a kitchen addition, small meeting rooms, and a USE PERMIT relocated lighted tennis court on the site. N0. 1547 (Amended) LOCATION: Parcel 1 and 2 of Parcel Map 40-11 , (Resubdivision No. 483) located at 4545 MacArthur Boulevard, bounded by MacArthur Boulevard, Birch Street and Corinthian Way, in the Newport Place Planned Community. ZONE: P-C APPLICANT: Roman P. Kallmes, A.I.A., Inc., Irvine 12 COMANSSIONERS Somber 28, 1983 • MINUTES 3 A � r c a a A o City of Newport Beach ROLL CALL INDEX OWNERS: Bay Colony Property Co. , Inc., Boston, Mass. TRAFFIC ENGINEER: Weston Pringle and Associates, Fullerton •The public hearing opened in connection with this item ALL and Mr. David Neish, representing Sheraton-Newport, APPROVED appeared before the Commission. CONDI- TIONALLY Mr. Neish presented his request to the Commission stating that if approved, the amended Use Permit would allow the construction of a 10 story addition to the Sheraton-Newport that would include 119 guest rooms, 4,645 square feet of meeting rooms, a 456 square foot delicatessan, a relocated tennis court and other facilities associated with the hotel. This proposal also includes Planning Commission approval of the Environmental Document for the Sheraton-Newport expansion. Mr. Neish further stated that the third application is Amendment No. 5 to the Newport Place Traffic Phasing Plan, to allow the development of the proposed addition in compliance with the Newport Place Traffic Phasing Plan and the Planned Community Development Plans and Standards for Newport Place. Mr. Neish introduced Mr. Tom Robinson, vice President of Bay Colony Properties, Ms. Barbara Joseph, General , Manager for the Sheraton-Newport, Mr. Roman Kallmes, President of Roman Kallmes, A.I.A. , Architectural Firm, and'Mr. Roger Van Beak, Project Architect. Mr. Neish then introduced Mr. Roger Van Beak who made a slide presentation. Following the slide presentation Mr. Neish concluded by stating that after a thorough review by Planning Department staff and the City consultants the conclusion has been made that there are no significant environmental impacts associated with this particular proposal. in addition, Mr. Neish stated that the proposal is in total conformity with Newport Place Planned Community zoning on the property as well as the City's General Plan. Financial benefits associated with the Sheraton addition will provide a net revenue surplus of the City of Newport Beach of approximately § of a million dollars a year. Mr. Neish further stated that Sheraton-Newport anticipates that total revenues generated by the addition will be $248,433 and there would be costs associated with the project of another $26,500 which would create a net annual revenue of 13 COMAMSSK)NERS Seo +tuber 28, 1983 MINUTES � r w a m City of Newport Beach ROLL CALL INDEX $221,933. He stated that this is for the addition only and not for the existing hotel which after the action taken by the City Council, to increase the bed tax from 6% to 8%, will provide a grand total for the Sheraton-Newport including the expansion of $852,000 per year. He noted that the hotel addition generates approximately 1400 trips per day and of these 1400, 1300 are nighttime or off-peak hour trips. As a result the project is in total compliance with the City's Traffic Phasing Ordinance. In conclusion, Mr. Neish stated that Sheraton-Newport feels that impacts that will occur are going to be minimal. Mr. Neish further stated that Sheraton-Newport concurs with staff's recommendation and also with staff's Conditions of Approval, and respectfully request approval of their request. In response to a question posed by Commissioner Kurlander, Mr. Neish stated that in regards to Conditions of Approval No. 29, for Use Permit No. 1547 (Amended) , he would be willing to dedicate any additional right-of-way that is required. In response to a question posed by Commissioner Winburn, Mr. Neish stated that State Code requires 7 handicapped parking spaces on-site, but if it is the desire of the Commission for the Sheraton-Newport to accommodate 10 handicapped parking spaces then they will be willing to do so. In response to a question posed by Commissioner Goff, Mr. Hewicker, Planning Director, stated that the floor area ratio for existing hotel is .82 and the floor area ratio for the proposed hotel project with the addition would be 1.24. Mr. Hewicker stated, in response to the question regarding the' number of parking spaces that are in proper relationship to the numbers of rooms. He stated what is being proposed, and what the City's requirement would be if there were no demonstrated formula. He noted that if parking were provided strictly on per code without a demonstrated formula, Sheraton- Newport. would be required to provide 492 parking spaces for the existing hotel and 136 additional parking spaces for the proposed addition, for a total of 628 parking spaces. The existing requirement is for 645 parking spaces based on the demonstrated formula of 1.85 per room. The EIR re-evaluated the demonstrated formula and 14 COMMSSIONERS • MINUTES ` S ember 28, 1983 3x I a z m G of Newport Beach ROLL CALL INDEX established a need for 464 parking spaces, or .99 spaces per room. The applicant is proposing 530 parking spaces or 1.13 parking spaces per room. DRAFT EIR Motionl X Motion was made for approval of Item No. 4-A, which All Ayes X X X X K c MOTION CARRIED. STATEMENT OF FACTS Motion X Motion was made for approval of Item No. 4-B, which All Ayes X X X X K K MOTION CARRIED. STATEMENT OF OVERRIDING CONSIDERATIONS Motion X Motion was made for the approval of Item No. 4-C, which All Ayes X X X X K K K MOTION CARRIED. AMENDMENT NO. 5 to the NEWPORT PLACE TRAFFIC PHASING PLAN (Discussion) Motion X Motion was made for approval of Item No. 4-D, which All Ayes X X X X MOTION CARRIED. USE PERMIT NO. 1547 (Amended) Motion X Motion was made for approval of Item No. 4-E. Commissioner Kurlander added wording, "if required", to Condition of Approval No. 29. Amendment Commissioner IEraP£ referred to Condition of Approval No. 54, Use Permit No. 1547 (Amended) , asking that it be deleted and that the following be added in its place, "The hotel management shall continue to provide its hotel van service for hotel guest transportation and, if necessary, shall add additional van service to be provided to guests of the hotel expansion." Maker of the motion accepted the change in wording for Accepted X Condition of Approval No. 54. All Ayes X X X X K K K There being no further discussion motion for Item No. 4-E was now voted on, which MOTION CARRIED. Motion was made to initiate an amendment to the Planned Community Text as appropriate to put a limit on the amount of development permitted on this specific site, which MOTION CARRIED. 15 COMAMSSIONERS • MINUTES S mber 28, 1983 � A v a A a m Uy of Newport Beach � a ROLL CALL INDEX A. ENVIRONMENTAL IMPACT REPORT Findings 1. That the Environmental Impact Report is complete and has been prepared in compliance with the California Environmental Quality Act (CEQA) , the State CEQA Guidelines and City Policy. 2. That the contents of the Environmental Impact Report has been considered in the decision of this portion of the project. 3. The City finds that the Final EIR has identified all significant environmental effects of the project and that there are no known potential environmental impacts not addressed in the Final EIR. 4. The City finds that although the Final EIR identifies certain significant environmental effects that will result if ' the project is approved, all significant effects that can feasibly be mitigated or avoided have been avoided or mitigated by the imposition of conditions of approval. s 5. The City finds that potential mitigation measures or project alternative not incorporated into the project were rejected as infeasible, based upon specific economic; social and other considerations as set forth in the Statement of Facts and the Final EIR. 6. The City finds that the unavoidable significant impacts of the project, as identified in the Statement of Facts, that have not been reduced to a level of insignificance have been substantially reduced in their impacts by the imposition of conditions on the approved General Plan Amendment and the imposition of Conditions of Approval. In making its decision on the 'project, the City has given greater weight to the adverse environmental impacts. The City finds that the remaining unavoidable significant impacts are clearly outweighed by the economic, social and other benefits of the project, as set forth in the Statement of Overriding Considerations. 16 COMAMSSIONERS Somber 28, 1983 • MINUTES w m City of Newport Beach ROIL CALL INDEX 7. The City finds that the Final EIR has described all reasonable alternatives to the project that could feasibly obtain the basic objectives of the project, even when these alternatives might impede the attainment of project objectives and might be more costly. Further, the City finds that a good faith effort was made to incorporate alternative in the preparation of the Draft EIR and all reasonable alternatives were considered in the review process of the Final EIR and ultimate decisions on the project. S. The City finds that the project should be approved and that any alternative to this proposed action should not be approved for the project based on the information contained in the Final EIR, the data contained in the Statement of Facts and for the reasons stated in the public record and those contained in the Statement of overriding Considerations. 9. The City finds that a good faith effort has been made to seek out the incorporate all points of view in the preparation of the Draft and Final EIR as indicated in the public record on the project, including the Final EIR. 10. The City finds and determines that the Final Environmental Impact Report consists of the following documents: a) Draft EIR b) Planning Commission Minutes c) Planning Commission Staff Report (with attachments) d) Comments and responses received by the City related to the project not contained in "a" through "c" above and received prior to final action on this project. 11. The City finds that all of the above information has been and will be on file with the Planning Department, City of Newport Beach, City Hall, 3300 West Newport Blvd., P.O. Box 1768, Newport Beach CA, 92663-3884, (714) 640-2197. 17 COMMISSIONERS SeCer 28, 1983 . MINUTES ; x 9 m n City of NmWrt Beach ROLL CALL INDEX B. STATEMENT OF FACTS Findings 1. The City finds that a Statement of Facts has been ' prepared and is labeled as Attachment No. 3. 2. The City makes the findings contained in the Statement of Facts with respect to significant impacts identified in the Final EIR together with the findings that each fact in support of the findings is true and is based upon substantial evidence in the record, including the Final EIR. 3. The City finds that all significant effects of the project are set forth in the the Statement of Facts. C. STATEMENT OF OVERRIDING CONSIDERATIONS Findings 1. The City finds that a Statement of Overriding Consideration has been prepared and is labelled as Attachment No. 4 2. The City finds that the facts set forth in the Statement of Overriding Considerations are true and are supported by substantial evidence in the record, including the Final EIR. D. TRAFFIC PHASING PLAN Findings I 1. That the Findings made in regard to the Certified Final EIR and project listed in "A", "B" and "C" of this Exhibit are made related to this portion of the project. 2. That the Phasing Plan is consistent with the Newport Beach General Plan and the Planned Community Plan for Newport Place. 3. That based on the Phasing Plan and supporting information submitted therewith, there is a reasonable correlation between projected traffic at time of completion and the capacity of affected intersections. 18 COMMISSIONERS • • S*tuber 28, 1983 MINUTES r x f .om m a City of Newport Beach � o ROLL CALL INDEX 4. That the applicant has taken into consideration in the preparation of his plan characteristics in the design of his development which either reduce traffic generation or guide traffic onto less impact arterials or through intersections, in the least congested direction. Conditions 1. That a maximum of 119 additional rooms and related facilities be permitted on this site by this approval and that any additional development be subject to further Phasing Plan Amendments. E. USE PERMIT NO. 1547 (AMENDED) Findings 1. That the Findings made in regard to the Certified Final EIR, Project, and Traffic Phasing Plan listed in "A", "B", "C", and "D" of this Exhibit are made related to this portion of the project. 2. That the proposed development is consistent with the General Plan and is compatible with surrounding land uses. i 3. That approval of Use Permit No. 1547 (Amended) will not, under the circumstances of this case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Conditions 1. That the proposed development shall be in substantial conformance with the approved plot, floor plans, etc. , except as may be modified by the below Conditions. 2. Development of the site shall be subject to a grading permit to be approved by the Building and Planning Departments. 3. That a grading plan, if required, shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. 19 COMMISSIONERS Somber 28, 1983 • MINUTES � s a City of Newport Beach ROLL CALL INDEX 4. The grading permit shall include, if required, a description of haul routes, access points to the site, watering, and sweeping program designed to minimize impact of haul operations. 5. An erosion, siltation and dust control plan, if required, shall be submitted and be subject to the approval of the Building Department and a copy shall be forwarded to the California Regional water Quality Control Board, Santa Ana Region. 6. The velocity of concentrated run-off from the project shall be evaluated and erosive velocities controlled as a part of the project design. 7. That grading shall be conducted in accordance with plans prepared by a Civil Engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans on standard size sheets shall be furnished to the Building Department. 8. That erosion control measures shall be done on any exposed slopes within thirty days after grading or as approved by the Grading Engineer. 9. Control of infiltration to the groundwater system for the project shall be provided as part of the project design. 10. That existing on-site drainage facilities shall be improved or updated to the satisfaction of the Public Works and Building Department. 11. Any modification of existing on-site drainage systems or' extensions of culverts for contributory drainage from surrounding areas shall be studies during project design and necessary improvements installed in conformance with local ordinances and accepted engineering practices and in a manner acceptable to the City Public Works and Building Departments. 12. A qualified archaeologist or paleontologist shall evaluate the site prior to commencement of ..r,,onstruction activities, and that all work on the "site be done in accordance with the City's Council Policies K-5 and K-6. 20 COMMISSIONERS S e� . MINUTES ' mber 28, 1983 ; x r y W m City of Newport Beach m = � R(XL CALL I I I J 1, 1 INDEX 13. Prior to the issuance of any grading permits, the applicant shall waive the portions of AS 952 related to the City of Newport Beach responsibilities for mitigation of archaeological impacts, in a manner acceptable to the City Attorney. 14. Fugitive dust emissions during construction shall be minimized by watering the site for dust control, containing excavated soil onsite until it is hauled away, and periodically washing adjacent streets to remove accumulated materials. 15. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. (Prior to the occupancy of any structure, the licensed landscape architect shall certify to the Planning Department that the landscaping has been installed in accordance with the prepared plan) . 16. The landscape plans shall be subject to the review of the Parks, Beaches and Recreation Department and approval of the Planning and Public Works Departments. 17. The` landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. 18. The landscape plan shall place heavy emphasis on the use of drought-resistant native vegetation and be irrigated with a system designed to avoid surface runoff and over-watering. 19. The landscape plan shall place heavy emphasis on fire-retardant vegetation. 20. Street trees shall be provided along the public streets as required by the Public Works Department and the Parks, Beaches and Recreation Department. 21. Landscaping shall be regularly maintained free of woods and debris. All vegetation shall be regularly trimmed and kept in a healthy condition. 22. The timing of construction in parking areas shall be approved by the Grading Engineer and Planning Department. 21 COMMISSIONERS . *ember zB, 1983 MINUTES 4 a x o m Cityof Newport Beach F� � j m b ROLL CALL INDEX 23. Prior to issuance of any grading and/or building . permits the applicant shall deposit with the City Finance Director the sum proportional to the percentage of future additional traffic related to the project in the subject area, to be used for the construction of a sound attenuation barrier on the southerly side of West Coast Highway in the West Newport area. 24. Prior to issuance of any grading and/or building permits the applicant shall deposit with the City Finance Director the sum proportional to the percentage of future additional traffic related to the project in the subject area, to be used for the construction of a sound attenuation barrier on the westerly side of Jamboree Road between Eastbluff Drive (No.) and Ford Road. 25. Prior to issuance of any grading and/or building permits the applicant shall deposit with the City Finance Director the sum proportional to the percentage of future additional traffic related to the project in the subject area, to be used for the construction of a sound attenuation barrier on the southerly side of East Coast Highway in the Irvine Terrace area. 26. That prior to the issuance of any building permits a specific soils and foundation study shall be prepared and approved by the Building Department. 27. The following disclosure statement of the City of Newport Beach's policy regarding the John Wayne Airport shall be included in all leases or sub-leases for space in the project and shall be included in any Covenants Conditions, and Restrictions which may be recorded against any undeveloped site. DISCLOSURE STATEMENT The lessee, his heirs, successors and assigns, herein, acknowledged that: a) The John Wayne Airport may not be able to provide adequate air service for business establishments which rely on such servicep b) When an alternate air facility is available, a complete phase out of jet service may occur at the John Wayne Airport; 22 COMMISSIONERS ScCer 28, 1983 • MINUTES r v m w a a m City of Newport Beach m b G ROLL CALL INDEX c) The City of Newport Beach will continue to oppose additional commercial area service expansions at the John Wayne 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 John Wayne Airport. 28. That all conditions of the approved Traffic Phasing Plan be met. 29. Bus turnouts and shelters shall be installed on Birch Street and MacArthur Boulevard at locations approved by the Traffic Engineer and the Orange County Transit District. The shelters shall be located outside the right-of-way, if required. 30. Sight distance at all intersections shall be provided in accordance with City Std. Swg. 110-L with Santa Cruz Drive as a secondary arterial. 31. That prior to the issuance of a building permit the applicant shall provide the Building Department and the Public Works Department with a letter from the Sanitation District stating that sewer facilities will be available at the time of occupancy. 32. That all improvements be constructed as required by ordinance and the Public Works Department. 33. Prior to occupancy of any building, the applicants shall provide written verification from Orange County Sanitation that adequate sewer capacity is available to serve the project. 34. Any construction on the site should be done in accordance with the height restriction for the area. Said should apply to any landscape materials, signs, flags, etc. as well as structures. 35. That the final design of all on-site vehicular and pedestrian circulation, and parking be reviewed and approved by the City Traffic Engineer and Planning Department. 36. All parking areas shall be subject to further review and approval by the Traffic Engineer. 23 COMMISSIONERS smber 28, 1983 • MINUTES a m City of Newport Beach ROLL CALL INDEX 37. That the lighting system shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent uses. The plans shall be prepared and signed by a Licensed Electrical Engineer; with a letter from the Engineer stating that, in his opinion, this requirement has been met. 38. The applicant shall provide energy-conserving street and parking lot lighting and minimize decorative or non-functional lighting in a manner acceptable to Planning Director. 39. A lighting plan shall be submitted for review by the Police Department to ensure adequate lighting of pedestrian walkways and parking areas. 40. The proposed project shall incorporate an internal security system (i.e. security guards, alarms, access limits after hours) that shall be reviewed by the Planning Department. 41. That all buildings on the project site shall be equipped with fire suppression systems approved by the Fire Department. 42. That all access to the buildings be approved by the Fire Department. 43. That all on-site fire protection (hydrants and Fire Department connections) shall be approved by the Fire and Public Works Departments. 44. That fire vehicle access shall be approved by the Fire Department. 45. On-site water mains and fire hydrants locations are to be approved by the Fire and Public Works Departments. 46. Final design of the project shall provide for the incorporation of water-saving devices for project lavatories and other water-using facilities. 47. The project shall incorporate the use . of alternative energy technology into building designs and systems for heating pools and spas at the hotel. Prior to the issuance of any building permit for said the applicant shall demonstrate to the 'satisfaction of the Planning Director that the concerns of this condition have been met. 24 COM/WSSIONERS • MINUTES ' Se er 28, 1983 y m m a m City of Newport Beach � o ROLL CALL INDEX 48. A grease trap system shall be designed and incorporated into the hotel site design, to the satisfaction of the City of Newport Beach Building and Utilities Departments. The location of the grease trap shall be easily accessible and a city representative shall be allowed access to inspect the system at all times. The applicant shall also supply to the City for approval a grease trap maintenance program that provides for ongoing maintenance and inspections. 49. Openable windows for guest rooms shall be used to allow cooling by normal breezes unless it is determined for certain area by the City that said are not appropriate for safety of securing reasons. 50. Interior noise levels in the proposed project shall not exceed 45 CNEL in any habitable space. 51. Prior to the issuance of building permits, a program for the sorting of recyclable material form solid wastes shall be developed and approved by the Planning Department. 52. All proposed development shall provide for weekly vacuum sweeping of all surface parking areas. 53. The applicant shall plan and implement a program to encourage the use of high-occupancy vehicles and alternate transportation modes for employees and visitors to the Sheraton Hotel, in a manner acceptable to the Planning Director. Said program shall include hotel employees being encouraged to use the OCTD Transit system through the provision of subsidized bus passes or other appropriate means. 54. The hotel management shall continue to provide its hotel van ' service for hotel guest transportation and, if necessary, shall add additional van service to be provided to guests of the hotel expansion. 55. That any rooftop or other mechanical equipment shall be sound attenuated in such a manner as to achieve a maximum sound level of 55 Dba at the property line and that any mechanical equipment and emergency power generators shall be screened from view. 25 COMMdSSIONERS sivember 28, 1983 MINUTES M A r .0 m m a m City of Newport Beach ROLL CALL INDEX 56. Signage and exterior lighting shall be of similar design theme throughout the project and shall be approved by the Planning and Public Works Departments. 57. The applicant shall provide energy-conserving street and parking lot lighting and minimize decorative or non-functional lighting in a manner acceptable to the Planning Director. 58. That prior to the issuance of building permits, the Fire Department shall review the proposed plans and may require automatic fire sprinkler protection. 59. That the applicant shall pay their "Fair-Share" of Master Planned Circulation System Improvements as may be determined by the City. Request to consider an amendment to Chapter 20.10 and Item #5 Section 20.87.140 of the Newport Beach Municipal Code, AMENDMENT establishing regulations pertaining to Second Family NO. 595 Residential Units on single family lots in the City of Newport Beach. INITIATED The City of Newport Beach Mr. Gabriele, Assistant City Attorney, referred to APPROVED Page 4 f the staff report, Condition No. 4, stating that sta is requesting deletion of the wording; "and thereafter.. in perpetuity.". In addition, Mr. Lenard referred to ondition No. 7, on the same page, suggesting that he wording "parking" be deleted, and also that a prop ed Condition No. 10 be added to state, "Parking shal be in the form of not less than one additional parka q space per second family residential unit to tha required for single family detached dwelling unit N one to which the property is located." In response to a quest by Commissioner Kurlander, Mr. Hewicker, Plector, stated that the laws adopted by the i ature mandating these types of units a t address two problems: 1. To provide legislation amilies can rovidea small second dwellinga senior me r ofthe family; or Planning Commission Meeting September 28 1983 Agendas Item No. 4 CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT: Use Permit #1547 (Amended) (Continued Public Hearing) Request to amend an approved use permit which allowed the establishment and expansion of the existing 349 room, Sheraton Hotel, in the Newport Place Planned Community. The proposed use permit amendment is to ,.allow a new 10 story addition which includes 119 guest rooms, a kitchen addition, small meeting rooms, and a relocated lighted tennis court on the site. AND Draft Environmental Impact Report (Continued Public Hearing) Acceptance of an environmental document for the Sheraton-Newport Hotel expansion. AND 3. Statement of Fact (Continued Public Hearing) Request to approve a Statement of Fact in conjunction with the proposed Sheraton-Newport Hotel expansion. AND Statement of Overriding Considerations (Continued Public Hearing) Request to approve a Statement of Overriding Considerations in conjunction with the proposed Sheraton-Newport Hotel expansion. AND Amendment No. 5 to the Newport Place Traffic Phasing Plan. (Discussion) Request to consider an amendment to the Newport Place Traffic Phasing Plan so as to allow the expansion of an existing Sheraton Hotel facility. r TO: Plan Commission 2. I LOCATION: Parcel 1 and 2 of Parcel Map 40-11 (Resubdivision No. 483) located at 4545 MacArthur Boulevard, bounded by MacArthur Boulevard, Birch Street and Corinthian Way, in the Newport Place Planned Community. � ZONE: P-C APPLICANT: Roman P. Kallmes, A.S.A., Inc., Irvine OWNERS: Bay Colony Property Co. , Inc., Boston, Mass. r TRAFFIC Ifj ENGINEER: Weston Pringle and Associates, Fullerton Applications The applicant (Roman P. Kallmes, AIA, Inc.) representing Newport Inn Joint Venture, wholly owned subsidiary of Bay Colony Property Company, Inc. has proposed several applications which would allow the construction of a 10-story expansion consisting of 119 guest rooms, six small meeting rooms, a kitchen addition, and a relocated lighted tennis court on the existing Sheraton Hotel ,site in the Newport Place Planned Community located at 4545 MacArthur Blvd. The several requests being made to accomplish this are outlined below: A. Certification of an Environmental impact Report. Acceptance of an Environmental Impact Report as having been prepared in accordance with the California Environmental Quality Act (C.E.Q.A.) , the State C,E.Q.A. Guidelines, and the provisions of City Policy K-3, and certification that the data was considered in the final, decisions on the project. B. Amendment No. 5 to the Newport Place Traffic Phasing Plan The approval of an amendment to the Newport Place Traffic Phasing Plan in accordance with the Planned Community Development Plan and Standards, City Council Resolution No. 9472, Amendment No. 514 to the Newport Beach Municipal code, and the City's definition of the term "reasonableness". C. Use Permit No. 1547 (Amended) . The approval of an 'amendment to an approved use permit which allowed the establishment and expansion of the existing 349 room Sheraton Hotel. The proposed use permit amendment is to allow a new 10 story addition which includes 119 guest rooms, a kitchen addition, small meeting rooms, and a relocated lighted tennis court. Use Permit procedures are as outlined in Section 20.80 of the Newport Beach t Municipal Code. Background In February, 1972, the Newport Beach Planning Commission. approved Use Permit No. 1547 to allow construction of the Sheraton Hotel in the TO: PlanniWommission 3. •' Newport Place Planned Community. The 7-story hotel was completed in 1974 with 207 guest rooms, banquet facilities, restaurants, meeting rooms, and recreational 'facilities. In May 1977, the Planning Commission approved the construction of a 10-story addition to the hotel. The Commission found that the• project had no significant environmental impacts, and amended the Planned Community text for Newport ' Place to stipulate that parking requirements for the Sheraton Hotel be determined by a demonstrated formula. The 1977 expansion added 142 guest rooms to existing facilities, resulting in .a total of 349 rooms onsite. Project Description/Project Site The proposed project site is located at the southwesterly corner of MacArthur Boulevard and Birch Street in the Newport Place Planned Community. The Sheraton Hotel consists of 349 guest rooms, with meeting rooms and restaurants. The present project proposes construction of a 10-story expansion of 119 guest rooms, a kitchen addition, small meeting rooms, and a relocated lighted tennis court on the site. The proposed site plan, floor plan, elevations, etc., are attached and included in the Draft Environmental Impact Report (Draft EIR) . Project Location The proposed expansion is located at 4545 MacArthur Boulevard. The site is bounded by MacArthur Boulevard on the north and east, Birch Street on the 'west, and Corinthian Way on the south in the Newport Place Planned Community. The project is shown in its regional context and local setting in the Draft EIR on pages 4 and 5. Project Characteristics The following chart indicates the existing, proposed and total facilities on the site: EXISTING BUILDING AREAS 4 A. 7 Story Hotel 92,607* B. 1 " Meeting Room/Kitchen 13,900* C. 10 It Hotel Addition 80,337 D. 1 " Connection 3,611 E. 1 " Meeting Room & Storage 4,208 F. 1 " Fire Pump Room 180 -- 1 " Pool Equipment & Toilets (440)** Subtotal 194,843 TO: Planning Cot7A6ission 4. NEW BUILDING AREAS G. 10 Story Hotel Addition 87,597 H. 1 " Connection Addition 9,527 I. 1 " Kitchen Addition 1,425 Banquet Storage Addition 2,000 Subtotal 100,549 TOTAL BUILDING AREA, 295,392 EXISTING ROOM AREAS Meeting' Restaurants Rooms A. Bar & Lounge 1,875* A. Coffee Shop 1,750* A. Restaurant 1,620* A. Meeting Room 594* A. Meeting Rooms 378* B. Meeting Rooms 5,280* C. Meeting Rooms 2,170 D. Restaurant 1,630 E. Meeting Rooms 2,257 Subtotals 6,875 10,679 NEW ROOM AREAS Meeting Other Restaurants Rooms G. Meeting Room (Theatre) 1,337 G. 5 Meeting Rooms 3,268 G. Service Areas 805 G. Mechanical 759 G. Stairs & Elevators 434 G. Storage 335 G. Toilets 253 G. Office 204 G. Circulation 3,021 H. Office Area 2,515 H. Toilets 546 H. Gift Shop 467 H. Deli 456 H. Game Room 308 H. Car Rental & Air Reservation 207 H. Interior Plaza & Circulation 4,965 Subtotals 13,272 456 4,645 TOTAL ,ROOM AREAS 13,272 7,331 15,423 TO: Planning Coil4Rission 5. • GUEST ROOMS A. Existing 7 Story Hotel 207 C. Existing 10 Story Hotel Addition 142 Subtotal 349 G. New 10 Story Hotel Addition 119 TOTAL PROPOSED GUEST ROOMS 468 PPARKING Handicapped Existing Proposed Existing - Not Shown 645 Existing Handicapped 6 Total Shown - Proposed Plan 530 Required Handicapped Included 7 Total Parking Required with New Hotel Addition per Traffic & Parking Study by Weston Pringle and Associates' Dated: June 28, 1983 464 Surplus 66 Typical Stall Size: 9'-0" x 18'-0" at 24'-0" Driveways 8'-6" x 18'-0" at 26'-0" Driveways SITE AREAS & COVERAGE Area Coverage Parking Area 172,926 45.3% Landscaping Area 142,559 37.4% l Ground Floor Area 66,362 17.3% TOTAL SITE AREA (8.766 Acres) 381,847 100 % Environmental Significance In accordance with the California Environmental Quality' Act (CEQA) , the State CEQA Guidelines and City Policy, a Draft Environmental TO: Planning Cossion 6. • Impact Report has been prepared for the proposed project. Copies of the Draft EIR prepared by the City's consultants were distributed to the Planning Commission previously and it would be appreciated if the members of the Commission could bring them to the public hearing. An official review period for the Draft EIR was established by the State beginning July 28, 1983 and ending on August 26, 1983. All comments received as of this writing are attached. No additional comments are presently anticipated. The Draft EIR indicates that implementation of the proposed project is not anticipated to result in any significant impact on the environment. on .a cumulative basis, this project and other past, present, and reasonably foreseeable future projects will contribute to degradation of air resources; demand for low-cost housing, public services, and energy; and increased noise and traffic generation. General Plan The proposed project is consistent with the Newport Beach General Plan. Zoning Setbacks Required Proposed ° MacArthur Boulevard 30' 30' ° Birch Street 301 30' ° Corinthian Way 10, 10' Parking 464 530 Height 375' max. t121 feet Phasing Plan The applicant has indicated that should the Planning Commission approve the Traffic Phasing Plan Amendment, it is their intention to start construction immediately and occupy the addition in early 1985. Resolution No. 9472 Attached for the Planning Commission's consideration is a copy of the Traffic Study which responses to the Planning Commission guidelines for reviewing the Phasing Plan, as modified by the City Council. Traffic Study The applicant has requested approval of Amendment No. 5 to the Newport Place Traffic Phasing Plan to allow the construction of the proposed project. A traffic report was prepared for the project by the City's consultant. The traffic report found that project traffic exceeds two percent of existing plus regional growth plus committed project TO: Planning Co*sion 7. • traffic during the 2.5 hour' peak period on two approaches of one of the 16 intersections 'analyzed. An Intersection Capacity Utilization ( (ICU) analysis was performed for this intersection and it was determined that the existing ICU, plus regional growth , plus committed projects, plus project will be less than 0.9000. Therefore, it was determined that no intersection improvements would be required at this project. Newport Place Traffic Phasing Plan (TPP) The Traffic Phasing -Plan (TPP) for Newport Place was adopted by the City Council and has been amended as indicated in the table below. Future development in the Newport Place P-C District is established by the District Regulations and the Traffic Phasing Plan (TPP) requirements. The TPP and District Regulations establish limits on the development of uses (office, industrial and retail) and allow other uses subject to the approval of a Use Permit (hotels, athletic clubs, auto sales, etc.) . There are no limits in the TPP on the future development of uses subject to a Use Permit. DEVELOPMENT PHASING REMAINING FOR FOR FOR FOR FOR FOR ALLOWED OCCUPANCY OCCUPANCY OCCUPANCY OCCUPANCY OCCUPANCY OCCUPANCY OWNER SQ.FT. 1979-SQ.FT. 1980-SQ.FT. 1981-SQ.FT. 1982-SQ.FT. 1983-SQ.ET. 1985-SQ.FT. Undeveloped Parcels: . Emkay 292,388 -0- 206,269 66,442 -0- -0- -0- Bear Brand Ranch 61,000 61,000 -0- -0- -0- -0- -0- Air California 40,951 -0- 40,951 -0- -0- -0- -0- Ketch= 87,014 87,019 -0- -0- -0- -0- -0- Boyle Engineering (Amend. No. 1) 12,000 -0- -0- 12,000 -0- -0- -0- Lucas Development Co. (Amend. No. 2) 17,000 -0- -0- 17,000 -0- -0- -o- Far West S & L (Amend. No. 3) 17,000 -0- -0- -0- 17,000 -0- -0- m University Athletic Club (Amend. No. 4) 5161 -0- -o- -0- -o- 516 -0-_ o Sheraton Hotel Expansion m (Amend. No. 5) 119 (Rooms)2 -0- -0- -0- -0- -0- 119 (Rooms) 1 proposed conference room sq.ft. 2 proposed hotel dr a J TO: Planning Cossion 9. •' Use Permit No. 1547 (Amended) As previously indicated the applicant has requested approval of the amendment to their approved Use Permit to allow the expansion of the existing hotel. Section 20.80.060 of the Newport Beach Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare ! of the City. i Parking The Newport Place Planned Community District Regulations provide that hotel parking shall be provided based upon a demonstrated formula. The applicant's proposed project will provide parking as indicated below: Existing Standard 645 Compact -0- Handicapped 6 TOTAL 651 Proposed Standard 523 Compact -0- Handicapped 7 TOTAL 530 Requiredl TOTAL 464 Surplus 66 1. Based on onsite parking survey - see Draft E2R. As indicated above, the project will have a surplus of parking based upon the demonstrated formula; however, it will have less parking than the existing hotel. This is due to the fact that the existing facility is overparked. This statement, is made based upon the City's consultant's surveys, and field observation by staff. Staff Analysis The proposed project meets or exceeds all standards for development established by the Planned Community District Regulations. Additionally, the proposed project is consistent with the Newport Beach General Plan and will not itself have a significant adverse • • TO: Planning Commission 10. impact on the environment. The applicant has had prepared a Fiscal Impact Report which indicates that the project will contribute an annual surplus of funds to the City. This is consistent with previous hotel studies prepared by and for the City. Finally, as of this writing, the staff has. received no correspondence indicating major concerns with the approval of this project. Recommended Action w Staff recommends approval of this project with the Findings and Subject to the Conditions as indicated in Exhibit "A". Five separate actions will need to be taken: A. Environmental Impact Report B. Statement of Facts C. Statement of Overriding Considerations D. Amendment No. 5 to the Newport Place Traffic Phasing Plan E. Use Permit No. 1547 (Amended) PLANNING DEPARTMENT JAMES D. HEWICKER, Director 4 BY Fra Tal ico Environmental Coordinator FT:imp Attachments: 1. Draft EIR (Previously distributed attachment) 2. Exhibit "A" 3. .Statement of Fact 4. Statement of Overriding Consideration, 5. Attachment No. 1 to the Draft EIR 6. Project Pamphlet - Roman Kalmes, AIA, Inc. August 12, 1983 7. Fiscal Impact Analysis - Williams Kuebelbeck and Associates Inc. - August 1983 B. Plot Plans, Floor Plans, etc. J EXHIBIT "A" SHERATON HOTEL EXPANSION RECOMMENDED FINDINGS AND CONDITIONS OF APPROVAL FOR: ENVIRONMENTAL IMPACT REPORT TRAFFIC PHASING PLAN STATEMENT OF FACT STATEMENT OF OVERRIDING CONSIDERATIONS USE PERMIT NO. 1547 (AMENDED) September 8, 1983 A. ENVIRONMENTAL IMPACT REPORT Findings 1. That the Environmental Impact Report is complete and has been prepared in compliance with the California Environmental Quality Act (CEQA) , the State CEQA Guidelines and City Policy. 2. That the contents of the Environmental Impact Report has been considered in the decision of this portion of the project. 3. The City finds that the Final EIR has identified all significant environmental effects of the project and that there are no known potential environmental impacts not addressed in the Final EIR. 4. The City finds that although the Final EIR identifies certain significant environmental effects that will result if the project is approved, all significant effects that can feasibly be mitigated or avoided have been avoided or mitigated by the• imposition of conditions of approval. 5. The City finds that potential mitigation measures or project alternative not incorporated into the project were rejected as infeasible, based upon specific economic, social and other considerations as set forth in the Statement of Facts and the Final EIR. 6. The City finds that the unavoidable significant impacts of the project, as identified in the Statement of Facts, that have not been reduced to a level of insignificance have been substantially reduced in their impacts by the imposition of conditions on the approved General Plan Amendment and the imposition of Conditions of Approval. In making its decision on the project, the City has given greater weight to the adverse environmental impacts. The City finds that the remaining unavoidable significant impacts are clearly outweighed by the economic, social and other benefits of the project, as set forth in the Statement of Overriding Considerations. 7. The City finds that the Final EIR has described all reasonable alternatives to the project that could feasibly obtain the basic objectives of the project, even when these alternatives might impede the attainment of project objectives and might be more costly. Further, the City finds that a good faith effort was made to incorporate alternative in the preparation of the Draft EIR and all reasonable alternatives were considered in the review process of the Final EIR and ultimate decisions on the project. 0. The City finds that the project should be approved and that any alternative to this proposed action should not be approved for the project based on the information contained in the Final EIR, the data contained in the Statement of Facts and for the reasons stated in the public record and those contained in the Statement of Overriding Considerations. 9. The City finds that a good faith effort has been made to seek out the incorporate all points of view in the preparation of the Draft and Final EIR as indicated in the public record on the project, including the Final EIR, 10. The City finds and determines that the Final Environmental Impact Report consists of the following documents: a) Draft EIR b) Planning Commission Minutes c) Planning Commission Staff Report (with attachments) d) Comments and responses received by the City related to the project not contained in "a" through "c" above and received prior to final action on this project. ( 11. The City finds that all of the above information has been and will be on file with the Planning Department, City of Newport Beach, City Hall, 3300 West Newport Blvd., P.O. Box 1768, Newport Beach CA, 92663-3884, (714) 640-2197. �o� Exhibit "A" r B. STATEMENT OF FACTS Findings 1. The City finds that a Statement of Facts has been prepared and is labeled as Attachment No. 3. 2. The City makes the findings contained in the Statement of Facts with respect to significant impacts identified in the Final EIR together with the findings that each fact in support of the findings is true and is based upon substantial evidence in the record, including the Final EIR. 3. The City finds that all significant effects of the project are set forth in the the Statement of Facts. Exhibit "A" C. STATEMENT OF OVERRIDING CONSIDERATION Findings 1. The City finds that a Statement of Overriding Consideration has been prepared and is labeled as Attachment No. 4 2. The City finds that the facts set forth in the Statement of Overriding Considerations are true and are supported by substantial evidence in the record, including the Final EIR. D. TRAFFIC PHASING PLAN Findings: 1. That the Findings made in regard to the Certified Final EIR and project listed in "A", "B" and "C" of this Exhibit are made related to this portion of the project. 2. That the Phasing Plan is consistent with the Newport Beach General Plan and the Planned Community Plan for Newport Place. 3. That based on the Phasing Plan and supporting information submitted therewith, there is a reasonable correlation between projected traffic at time of completion and the capacity of affected intersections. i3 • 4. That the applicant has taken into consideration in the preparation of his plan characteristics in the design of his development which either reduce traffic generation or guide traffic onto less impact arterials or through intersections in the least congested direction. Conditions: 1. That a maximum of 119 additional rooms and related facilities be permitted on this site by this approval and that any additional development be subject to further Phasing Plan Amendments. E. USE PERMIT 140. 1547 (AMENDED) Findings 1. That the Findings made in regard to the Certified Final EIR, Project, and Traffic Phasing Plan listed in "A", "B", "C", and "D" of this Exhibit are made related to this portion of the project. 2. That the proposed development is consistent with the General Plan and is compatible with surrounding land uses. 3. That approval of Use Permit No. 1547 (Amended) will not, under the circumstances of this case be detrimental to the health, safety, peace,, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Conditions 1. That the proposed development shall be in substantial conformance with the approved plot, floor plans, etc. , except as may be modified by the below Conditions. 2. Development of the site shall be subject to a grading permit to be approved by the Building And Planning Departments. 3. That a grading plan, if required, shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. r% 0 1 4, The grading permit shall include, if required, a description of haul routes, access points to the site, watering, and sweeping program designed to minimize impact of haul operations. 5. An erosion, siltation and dust control plan, if required, shall be submitted and be subject to the approval of the Building Department and a copy shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 1' 6. The velocity of concentrated run-off from the project shall be evaluated and erosive velocities controlled as a part of. the project design. 7. That grading shall be conducted in accordance with plans prepared by a Civil Engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans on standard size sheets shall be furnished to the Building Department. S. That erosion control measures shall be done on any exposed slopes within thirty days after grading or as approved by the Grading Engineer. 9. Control of infiltration to the groundwater system for the project shall be provided as part of the project design. 10. That existing on-site drainage facilities shall be improved or updated to the satisfaction of the Public Works and Building Department. 11. Any modification of existing on-site -drainage systems or extensions of culverts for contributory drainage from surrounding areas shall be studies during project design and hecessary improvements installed in conformance with local ordinances and accepted engineering practices and in a manner acceptable to the City Public Works and Building Departments. 12. A qualified archaeologist or paleontologist shall evaluate the site prior to commencement of construction activities, and that all work on the site be done in accordance with the City's Council Policies K-5 and K-6. 1 J`� 13. Prior to the issuance of any grading permits, the applicant shall waive the portions of AB 952 related to the City of Newport Beach responsibilities for mitigation of archaeological impacts, in a manner acceptable to the City Attorney. 14. 'Fugitive dust emissions during construction shall be minimized by watering the site for dust control, containing excavated soil onsite until it is hauled away, and 1 periodically washing adjacent streets to remove accumulated materials. 15. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. (Prior to the occupancy of any structure, the licensed landscape architect shall certify to the Planning Department that the landscaping has been installed in accordance with the prepared plan) . 16. The landscape plans shall be subject to the review of the Parks, Beaches and Recreation Department and approval of the Planning and Public Works Departments. 17. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. 18. The landscape plan shall place heavy emphasis on the use of drought-resistant native vegetation and be irrigated with a system ,designed to avoid surface runoff and over-watering. 19. The landscape plan shall place heavy emphasis on fire-retardant vegetation. 20. Street trees shall be provided along the public streets as required by the Public Works Department and the Parks, Beaches and Recreation Department. 21. Landscaping shall be regularly maintained free of woods and debris. All vegetation shall be regularly trimmed and kept in a healthy condition. P �i 22. The timing of construction in parking areas shall be approved by the Grading Engineer and Planning Department. 23. Prior to issuance of any grading and/or building permits the applicant shall deposit with the City Finance Director the sum proportional to the percentage of future additional traffic related to the project in the subject area, to be used for the construction of a sound attenuation barrier on the southerly side of West Coast Highway in the West Newport area. 24. Prior to issuance of any grading and/or building permits the applicant shall deposit with the City Finance Director the sum proportional to the percentage of future additional traffic related to the project in the subject area, to be used for the construction of a sound attenuation barrier on the westerly side of Jamboree Road between Eastbluff Drive (No.) and Ford Road. 25. Prior to issuance of any grading and/or building permits the applicant shall deposit with the City Finance Director the sum proportional to the percentage of future additional traffic related to the project in the subject area, to be used for the construction of a sound attenuation barrier on the southerly side of East Coast Highway in the Irvine Terrace area. 26. That prior to the issuance of any building permits a specific soils and foundation study shall be prepared and approved by the Building Department. 27. The following disclosure statement of the City of Newport Beach's policy regarding the John Wayne Airport shall be included in all leases or sub-leases for space in the project and shall be included in any Covenants Conditions, and Restrictions which may be recorded against any undeveloped site. DISCLOSURE STATEMENT The lessee, his heirs, successors and assigns, herein, acknowledged that: a.) The John Wayne Airport may not be able to provide adequate air service for business establishments which rely on such service; b.) When an alternate air facility is available, a complete phase out of jet service may occur at the John Wayne Airport; c.) The City of Newport Beach will continue to oppose additional commercial area service expansions at the John Wayne 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 John Wayne Airport. 28. That all conditions of the approved Traffic Phasing Plan be met. 29. Bus turnouts and shelters shall be installed on Birch Street and MacArthur Blvd. at locations approved by the Traffic Engineer and the Orange County Transit District. The shelters shall be located outside the right-of-way. 30. Sight distance at all intersections shall will be provided in accordance with City Std. Swg. 110-L with Santa Cruz Drive as a secondary arterial. 31. That prior to the issuance of a building permit the applicant shall provide the Building Department and the Public Works Department with a letter from the Sanitation District stating that sewer facilities will be available at the time of occupancy. 32. That all improvements be constructed as required by ordinance and the Public Works Department. 33. Prior to occupancy of any building, the applicants shall provide written verification from Orange County Sanitation that adequate sewer capacity is available to serve the project. 34. Any construction on the site should be done in accordance with the height restriction for the area. Said should apply to any landscape materials, signs, flags, etc. as well as structures. 35. That the final design of all on-site vehicular and pedestrian circulation, and parking be reviewed and approved by the City Traffic Engineer and Planning Department. 36. All parking areas shall be subject to further review and approval by the Traffic Engineer. d �d 37.That the lighting system shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent uses. The plans shall be prepared and signed by a Licensed Electrical Engineer; with a letter from the Engineer stating that, in his opinion, this requirement has been met. 38. The applicant shall provide energy-conserving street and parking lot lighting and minimize decorative or non-functional lighting in a manner acceptable to Planning Director. 39. A lighting plan shall be submitted for review by the Police Department to ensure adequate lighting of pedestrian walkways and parking areas. 40. The proposed project shall incorporate an internal security system (i.e. security guards, alarms, access limits after hours) that shall be reviewed by the Planning Department. 41. That all buildings on the project site shall be equipped with fire suppression systems approved by the Fire Department. 42. That all access to the buildings be approved by the Fire Department. 43. That all on-site fire protection (hydrants and Fire Department connections) shall be approved by the Fire and Public Works Departments. 44. That fire vehicle access shall be approved by the Fire Department. 45. On-site water mains and fire hydrants locations are to be approved by the Fire and Public Works Departments. 46. Final design of the project shall provide for the incorporation of water-saving devices for project lavatories and other water-using facilities. 47. The project shall incorporate the use of alternative energy technology into building designs and systems for heating pools and spas at the hotel. Prior to the issuance of ! q any building permit for said the applicant shall demonstrate to the satisfaction of the Planning Director that the concerns of this condition have been met. 48. A grease trap system shall be designed and incorporated into the hotel site design, to the satisfaction of the City of Newport Beach Building and Utilities Departments. The location of the grease trap shall be easily accessible and a city representative shall be allowed access to inspect the system at all times. The applicant shall also supply to the City for approval a grease trap maintenance program that provides for ongoing maintenance and inspections. 49. Openable windows for guest rooms shall be used to allow cooling by normal breezes unless it is determined for certain area by the City that said are not appropriate for safety of securing reasons. 50. Interior noise levels in the proposed project shall not exceed 45 CNEL in any habitable space. 51. Prior to the issuance of building permits, a program for the sorting of recyclable material form solid wastes shall be developed and approved by the Planning Department. 52. All proposed development shall provide for weekly vacuum sweeping of all surface parking areas. 53. The applicant shall plan and implement a program to encourage the use of high-occupancy vehicles and alternate transportation modes for employees and visitors to the Sheraton Hotel, in a manner acceptable to the Planning Director. Said program shall include hotel employees being encouraged to use the OCTD Transit system through the provision of subsidized bus passes or other appropriate means. 54. Transportation to the John Wayne Airport for hotel patrons shall be provided and encouraged. 55. That any rooftop or other mechanical equipment shall be sound attenuated in such a a� manner as to achieve a maximum sound level of 55 Dba at the property line and that any mechanical equipment and emergency power generators shall be screened from view. 56. Signage and exterior lighting shall be of similar design theme throughout the project and shall be approved by the Planning and Public Works Departments. 57. The applicant shall provide energy-conserving street and parking lot lighting and minimize decorative or non-functional lighting in a manner acceptable to the Planning Directbr. 58. That prior to the issuance of building permits, the Fire Department shall review the proposed plans and may require automatic fire sprinkler protection. 59. That the applicant shall pay their "Fair-Share" of Master Planned Circulation System Improvements as may be determined by the City. t a� • CITY OF NEWPORT BEACH • PLANNING DEPARTMENT PLAN REVIEW REQUEST Date September 8, 1983 X ADVANCE PLANNING DIVISION X PUBLIC WORKS DEPARTMENT X PLANS ATTACHED (PLEASE RETURN) X TRAFFIC ENGINEER X FIRE DEPARTMENT PLANS ON FILE IN PLANNING DEPT. X PLAN REVIEW DIVISION. PARKS & RECREATION X_POLICE DEPARTMENT _MARINE SAFETY GRADING APPLICATION OF Roman P. Kallmes, Inc. FOR Use Permit 1547 (Amended) Request to Amend a previously approved use permit which allowed the establishment and expansion of the existing 349 room Sheraton-Newport in the Newport Planned Community. The proposed use .permit amendment is to allow a new 10 story addition which includes 119 guest rooms, a kitchen addition, banquet/meeting rooms, hotel offices and a relocated lighted tennis court. The proposal also includes a request to amend the Newport Place Traffic Phasing Plan. LOCATED AT: 4545 MacArthur Blvd. , Parcel il, of Parcel Map 40-11 (Resub..,No. 483) REPORT REQUESTED BY: September 12, 1983 COMMISSION REVIEW: September 22, 1983 COMMENTS: ..j,. • f Signature Date .F!t,'k�z�t-a"•,'q•.`q^ W'P. KALLMES, A.I.A., INC. ;;-'iITECTURE AND PLANNING . "^�"-`�'�•'"`NESS CENTER DRIVE • SUITE 120 a.�.. O' .rrtl. 13. '�;?,7��y�..`ti VINE • CALIFORNIA 92715 -••✓-",`'a TELEPHONE (714) 752-8262 •�UG231�• I`• 6 C.IY OF y 4 August 23, 1983 CAUF- City of Newport Beach Planning Department 3300 Newport Blvd. Newport Beach, Calif. 92663 Attn: Fred Talarico Environmental Coordinator Re: Sheraton-Newport Hotel Addition Dear Mr. Talarico, After reviewing the timing of this roj•ect with the owners it i has been decided to request that you continue our appearance before the Planning Commission until their next meeting. We understand this will be on September 22nd. Thank-you for your consideration in this matter. Please give us a call if you can accommodate this request. --- Very truly yours , ROMAN P. KALLME,S, A.I.A. , INC. VAAX Roger KVan '2eek, Architect C.C. Tom Robinson, Bay Colony Property Co. Jeff Morse, AIRCOA Barbara Joseph, Sheraton-Newport RLVB/sah „ 8103 't February 2, 1982 ilk Department of Community Development Zoning and Ordinance Administration Division 3300 Newport Boulevard Newport Beach, California 92660 i Re: Hotel Addition - Sheraton Newport Hotel 4545 MacArthur Boulevard . Newport Beach. , California Gentlemen: Please be advised that Newport Inn Joint Venture, Wholly Owned Subsiduiary of Bay Colony Property Company, Inc. , as owner of the captioned hotel, hereby authorizes Roman P. Kallmes, A.I.A. , Inc. to sign as its agent the Use Permit Application for the addition of said hotel. ��T<yours, homasD. obinson, r. President Newport Inn Joint Venture • NOTICE. OF PUBLIC HEARING • Notice is hereby given that the Planning Commission of the City of Newport Beach will hold a public hearing on the application of Roman P. Kallmes, Inc. for Use Permit No. 1547 (Amended)on property located at 4545 MacArthur Blvd. Request to amend a previously approved use permit which allowed the establishment and expansion of the existing 349 room Sheraton-Newport in the Newport Place Planned Community. The proposed use permit amendment is to allow a new 10 story addition which includes 119 guest rooms, a kitchen addition, banquet/meeting rooms, hotel offices and a relocated lighted tennis court. The proposal also includes a request to amend the Newport Place Traffic Phasing Plan. NOTICE IS HEREBY FURTHER GIVEN that an Environmental Impact Report has been prepared in connection with the application noted above. It is the present intention of the City to accept the Environmental Impact Report and supporting documents. The City encourages members of the general public to review and comment on this documentation. Copies of the Environmental Impact Report and supporting documents are available for public review and inspection at the Planning Department, City of Newport Beach, 3300 West Newport Boulevard, Newport Beach, California, 92663 (714) 640-2197. Notice is hereby further given that said public hearing will be held on Wednesday the 28th day of September 1983, at the hour of 7:30 p.m. in the Council Chambers of the Newport Beach City Hall, at which time and place any and all persons interested may appear and be heard thereon. James Person, Secretary Planning Commission City of Newport Beach NOTE: The expense of this notice is paid from a filing fee collected from the applicant. I Irvine Co Irvine Industrial Complex % Mac Arthur Associates Barbara Lambert 23030 Lake Forest Dr 11911 SW Lambert Rd Irvine, CA 92714 Santa Ana, CA 92703 427-111-09 427-121-18 Irvine Industrial Complex Teppenyaki Limited Partn. 436 S Glassell St 2049 Century Park E. 2060 Orange, CA 92666 Los Angeles, CA 90060 427-111-10 427-171-03 Irvine' Industrial Complex Mac Arthur Square % The Alison Co. 17631 Fitch P.O. BOX 3040 Irvine, CA 92714 Newport Beach, CA 92660 427-111-11 427-172-02 - 427-172-04 Irvine Industrial Complex Ronald Caspers 4361 Birch St Keyston Sav & Loan Assn Newport Beach, CA 92660 P.O. BOX 798 Westminister, CA 427-121-11 427-173-01 Irvine Industrial Complex Pacific Plaza Associates 4361 Birch St 10542 Katella Ave Newport Beach, ,CA 92660 Anaheim, CA 92804 427-121-12 427-181-01 Irvine industrial Complex Irvine Co. 4361 Birch St 550 Newport Center Dr Newport Beach, CA 92660 Newport Beach, CA 92660 427-121-13 445-121-12 Irvine Industrial Complex Koll Center Newport #8 Violet McNaughton 1901 Dove St. 4341 Birch St Newport Beach, CA 92660 Newport Beach, CA 92660 427-121-14 445-122-09 Irvine Industrial Complex Aetna Life Insurance 2152 Dupont Suite 112 Real Estate Inv Dept Irvine; CA P.O. BOX 1414 Hartford, CT 427-121-15 445-122-10 Irvine Cc. P Kum.kin,', . Donal Lewis 211� s,qC� en ��(2 440 Via Lido North ¢ a� 5 Newport Beach, CA 92660 427-121-16 Irvine Industrial Complex �'� P b 4263 Birch St. ` � 0 0 ���pp� Newport Beach, CA 92660 a Q 'Alo-t-e- 427-121-17M