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HomeMy WebLinkAboutTPO055_LANCER'S LANDING AMBROSIA CAFE TP0055 octo er 5, 1989 rAp° o� - • CITY OF NEWPORT BEACH INDEX the form and content of which is acceptable to the City Attorney and the Planning Director, which guarantees the provision of four affordable dwelling units on-site or off- site within the City- The affordable housing agreement shall be recorded as deed restriction against the property. 2. The affordable units provided shall be affordable to moderate income families if the units are for sale or to low income families at fair market rent if the units are rented by the applicant or successors in interest, m accordance with the provisions of the Newport ch lousing Element. 3. The term of affordability shall be thirty years. 4. If it is proposed to providehousing agreement units off-site within the city, he affordable shall include provisions regarding the timing of the of his affordable units in relation to the occupancy project and performance bonding or other measures to ocears scue the of this project as required by Stat* ion of the units thin threerovis e law-of the 5. This ve date of application shall not be No. 689. pproved until the effective A Traffic Stud No 55 (Revi edl(Public Hearin Item m No__9 Request to approve a Traffic Study so as to permit the TS55 establishment of a restaurant with on-sale beverages, live UP3360 entertainment and dancing, outdoor dining and valet parking. Approved AND B. a Permit No 3360 (Public Hearinel Request to permit the establishment of a restaurant with on-sale alcoholic beverages, live entertainment and dancing, outdoor dining and valet parking. The restaurant operation will include nighttime only French/Continental Dining on the first floor and -44- r �pMMaSS10NERS • October 5, 1989 MINUTES A 1AQ O O� CITY OF NEWPORT BEACH ROLL CALL INDEX a day and night Seafood Bar and Cocktail Lounge on the second floor of the Lancers Landing Building located in the "Recreational and Marine Commercial area of the Mariner's Mile Specific Plan. The request to establish the subject restaurant also represents a conversion of a portion of the building from a Base FAR use to a Reduced FAR which also requires the approval of a Use Permit. LOCATION: Parcel 1 of Parcel Map 184-38 (Resubdivision No. 688) located at 3101 West Coast Highway, on the southerly side of West Coast Highway, between Newport Boulevard and Riverside Avenue, in the Mariner's Mile Specific Plan Area. ZONE: SP-5 APPLICANTS: Michael F. Harrah and Gaylord Wagner, Costa Mesa OWNER: Same as applicant The public hearing was opened in connection with this item, and Mr. Jerry King, J. A. King & Associates, representing the applicant, appeared before the Planning Commission. Mr. King stated that the request for outdoor dining has been deleted, and the request for valet parking will be submitted with a circulation plan at a later date. Mr. King stated that the Traffic Study is the fourth study submitted on the project because of the change of use. Mr. King requested clarification of the following concerns that have been expressed by the community: the establishment of handicap and employee on-site parking and how the calculation was made for employee parking; the restaurants' hours of operation; and the traffic study. In reference to Condition No. 11 which states That the hours of operation of the Ambrosia Cove Restaurant shall be limited to 10:00 a.m. to 2:00 a.m. daily. The hours of operation of the Ambrosia Restaurant shall be limited to 6:00 p.m. to 2:00 a.m. daily.", Mr. King explained that the Ambrosia Cove Restaurant -45- i October 5, 1989 MINUTES " KERS CITY OF NEWPORT BEACH INDEX -` will be closed between 2:00 p.m. and 5:00 p.m. for dinner preparation and the Ambrosia Restaurant will open at 6:00 p.m. James Hewicker, Planning Director, explained that the condition was recommended by staff so the applicant would not have to come back to amend the use permit if the Ambrosia Cove's Restaurant's hours of operation extended into the afternoon. Mr. King concurred with the findings and conditions in Exhibit jW1. In reference to Mr. Kings request for a clarification of Condition No. 6 which states "That all restaurant employees shall park their vehicles on-site.", Commissioner Pers6n explained that the restaurant's staff should park on-site, and he suggested that the condition be amended to state that the employees shall' not be charged for parking on-site. Commissioner Pers6n emphasized that the property owner needs to be notified of said condition. In response to a question posed by Commissioner Pers6n, Mr. King replied that there is not a parking attendant or valet on the premises, and he is not aware of any charge for parking. Commissioner Pers6n emphasized that if the employees do not park on-site for free that he will recommend that the use permit be called up for revocation. Mr. Michael Harrah, applicant, appeared before the Planning Commission. Mr. Harrah explained that the lease agreement states that the restaurants are permitted 150 parking spaces between 6:00 p.m. and 2:00 a.m. without charge; therefore, there would be free parking to all of the employees. In response to a question posed by Commissioner Pers6n, Mr. Harrah explained that the restaurant is allowed 40 parking spaces during the day, that 35 parking spaces will be distributed for the restaurant's customers and 5 parking spaces for employees. Mr. King, Commissioner Pers6n, and Mr. Hewicker discussed the calculations that factor in the requirement for employee parking. Commissioner Pers6n explained that employees are factored in every restaurant's required parking. In response to a question posed by Commissioner Pers6n, Mr. King replied that members of the Newport Height's Community Association had stated their concerns regarding the parking calculations. -46- October 5, 1989 MINUTES CITY OF NEWPORT BEACH y• INDEX In response to a question posed by Commissioner Glover regarding the aforementioned Condition No. 11, Mr. Hewicker explained that the Ambrosia Cove Restaurant may remain open between 2:00 p.m. and 5:00 p.m. without amending the use permit. Mr. King explained that the Newport Heights Community Association found an inconsistency between the letter that was submitted by the applicant and the traffic study. Mr. King stated that the applicant does not object to Condition No. 11 as written by staff. Dr. Jan Vandersloot, 2221 - 16th Street, appeared before the Planning Commission. Dr. Vandersloot stated that he was the individual who had expressed the foregoing concerns and that he did not represent himself as the Newport Heights Community Association. Dr. Vandersloot stated that he does not oppose the restaurant; however, he has concerns regarding the parking and hours-of operation. He asked if the number of parking spaces in the "net public area" includes employee and customer parking. Mr. Hewicker replied affirmatively. Dr. Vandersloot stated that the traffic study is based on the hours of operation submitted by the applicant and not the restaurant being open all day. He commented that the traffic was analyzed between the hour of 5:00 p.m. and 6:00 p.m. only. In response to Dr. Vandersloot's question regarding the median barrier on West Coast Highway, Don Webb, City Engineer, explained that the barrier will allow left turns into Newport Imports and Lancer's Landing. Mr. Webb commented that in the future there may be a restriction necessary for left turns out of the Ambrosia Restaurant; however, he said that if the restriction would be implemented it would not trip the 1 percent on any of the intersections that are involved. Dr. Vandersloot commented that the traffic studies in the future will be including traffic generated by the project, and if the numbers are not included in the traffic study, then the future traffic studies would be deficient because the studies will not show the numbers. Dr. Vandersloot stated that the applicants requested that the restaurant's hours of operation shall be until 1:00 a.m. and not 2:00 a.m., and that given the problems in the area, why not maintain the hours of operation that the applicant has requested. Mr. Webb explained that the traffic study recognizes the -47- COMMISSIONERS October 5, 1989 MINUTES a CITY OF NEWPORT BEACH ROLL CALL INDEX Ambrosia Cove Restaurant, which has 1,700 square feet, as being open during the peak hour and the hours of operation would not be inconsistent if 1,700 square feet is approved. Dr. Vandersloot addressed Condition No. 11, and he explained that the Ambrosia Restaurant may lend itself if the restaurant is open prior to 6:00 p.m. Commissioner Pers6n explained that the condition requires the restaurant to open at 6:00 p.m. only and the applicant would be required to amend the use permit if the hours of operation would change. In response to a request for clarification by Commissioner Pers6n, Mr. Webb explained that the project is shown as a committed project up until the property is fully occupied, then it is figured that the trips are on the road and they are automatically taken into consideration each time the intersection is counted. There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion * Motion was made to approve Traffic Study No. 55 (Revised) and Use Permit No. 3360, subject to the findings and conditions in Exhibit "A". Commissioner Di Sano modified Condition No. 6 to further state that "..and employees of that restaurant shall not be charged for parking.". In response to a clarification posed by Commissioner Edwards, the maker of the motion indicated that Condition No. 11 would remain as recommended by staff. Commissioner Pers6n requested that the property owner be on notice of Condition No. 6 on the basis that if the subject restaurant does not succeed, and another restaurant would operate on the premises, that the property owner would be advised of the conditions of approval. Commissioner Pers6n requested that the Planning Department send out by certified mail, return receipt requested, a list of conditions to the property owner. Commissioner Di Sano and Commissioner Pers6n discussed the policy that the use permit goes with the property, and future restaurant operators would be required to abide by the conditions of approval. Commissioner Pers6n stated that he supports the recordation of conditions of approval by the applicant against the property. A8- October 5, 1989 MINUTES t• r eye, � ly.ry• CITY OF NEWPORT BEACH INDEX rr SIN a4 .i. Motion was voted on to approve Traffic Study No. 55 (Revised) or k * and Use Permit No. 3360, subject to the findings and conditions Beht: ' * in Exhibit ",V, including revised Condition No. 6. MOTION } CARRIED. A. Traffic Study No 55 (Revised): Approve the Traffic Study, making the findings listed below: Finding 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and Council Policy S-1. 2. That the Traffic Study indicates that the project- generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major', 'primary-modified', or 'primary' street. B. Use Permit No. 3360: Approve the use permit, making the following findings and with the following conditions: Findings 1. That the proposed development is consistent with the General Plan and the Local Coastal Program, Land Use Plan, and is compatible with surrounding land uses. 2. The project will not have any significant environ- mental impact. 3. That adequate parking exists to serve the subject restaurant. 4. The waiver of development standards as they pertain to walls and landscaping will not be detrimental to the adjoining properties. -49- 5,m ONERS October 5, 1989 MINUTES CITY OF NEWPORT BEACH INDEX 5. That the property is physically suitable for the operation of a valet parking service. 6. That the design of the project or proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 7. It has been demonstrated that the peak hour traffic to be generated by the proposed restaurant will not exceed that generated by the existing uses in the development, as determined in accordance with City Council Policy S-1. 8. The projections of traffic to be generated utilize standard traffic generation rates generally applied to a use of the type proposed, per City Council Policy S-1. 9. The structure on the site was constructed prior to October 25, 1988, consistent with the policies and ordinances in effect at the time of construction. 10. The restaurants and other building tenants will be restricted to the uses and operational characteristics upon which the traffic equivalency was based. Relevant operational characteristics include, but are not limited to, hours of operation of on-site businesses, provision of valet parking, off-site parking, and net public area of restaurants. 11. The proposed restaurant uses and physical improvements are such that the approved project would not readily lend itself to conversion to a higher traffic generating use. 12. The proposed uses are compatible with the surrounding area. 13. That the Police Department has indicated that they have no objections to the proposed restaurant -50- octo� , CITY OF NEWPORT BEACH w,r:mrt operation. ' 14. The approval of Use Permit No. 330 }+ circumstances of this case will not be to the health, safety, peace, morals, r general welfare of persons residing t"Id ' the neighborhood, or be detrimental or " property and improvements in the nza` or the general welfare of the City. CONDITIONS: 1. That the subject project shall be conformance with the approved plot ph ` plans. 2. That all mechanical equipment and wash be screened from view. 3. That kitchen exhaust fans shall 1V control odor and smoke to the satistz`t� Building Department. 4. That a washout area for refuse provided in such a way as to allow diiti`, \ \ into the sewer system and not inm t' storm drains, unless otherwise aprl\'\" Building Department. S. That grease interceptors shall be fixturs in the restaurant facility whet be introduced into the drain:tAe accordance with the provisions of t" Plumbing Code, unless otherwise Building Department. 6, That all restaurant employees sleati vehicles on-site, and employees of tD" shall not be charged for parking. -51- 1�'IFIIN� MINUTES .. �/�jgSIONERS � October 5, 1989 CITY OF NEWPORT BEACH INDEX "CALL 7. That a minimum of 35 daytime parking spaces and i' 147 nighttime parking spaces shall be provided for the restaurant uses on the site. s, • 8. That the on-site vehicular, pedestrian circulation system shall be subject to further review by the Public Works Department and the City Traffic Engineer. The applicant shall submit a valet operation plan which is to be reviewed and approved by the City Traffic Engineer prior to the opening of the restaurant. 9. That the valet drop-off point shall be located at the entrance of the Ambrosia Restaurant so as to allow the upper parking deck located westerly of the driveway entrance and the handicapped parking spaces on the second parking level to be used for self-parking. The valet parking service shall be limited to the hour of 5:00 p.m. to 2:00 a.m. Monday through Friday and 10:00 a.m. to 2:00 a.m. on Saturday and Sunday. 10. That the required number of handicapped parking spaces shall be designated within the on-site parking area and shall be used solely for hand- icapped self-parking. One handicapped sign on a post and one handicapped sign on the pavement shall be required for each handicapped space. 11. That the hours of operation of the Ambrosia Cove Restaurant shall be limited to 10:00 a.m. to 2:00 a.m. daily. The hours of operation of the Ambrosia Restaurant shall be limited to 6:00 p.m. to 2:00 a.m. daily. 12. That a trash compactor shall be installed in the restaurant facilities. 13. That live entertainment shall be limited to a light trio, duo or single instrumentalist or vocalists within Ambrosia Cove and a single piano player in the Ambrosia Restaurant. Live entertainment and -52- i }` IggION,ERS October 5, 1989 MINUTES 0 u CITY OF NEWPORT BEACH INDEX CALL dancing in Ambrosia Cove shall be limited to the hours of 8:00 p.m. to 1:00 a.m. Said live entertainment shall be located within the building and all windows and doors within the restaurant shall remain closed during performances. 14. That the service of alcoholic beverages shall be incidental to the primary food service operation. 15. That all signs shall conform with Chapter 20.06 of the Newport Beach Municipal Code unless a sign exception is approved. 16. That all improvements be constructed as required by Ordinance and the Public Works Department. 17. That no building permits be issued for the subject development until the City Fire Service Connection for Lancers Landing is installed to City Standards as approved by the utilities Department, and that an appropriate easement for the fire service is conveyed to the City. 18. That the development standards pertaining to walls and landscaping are hereby waived. 19. The applicant shall make all required alterations to that portion of the building used for restaurant purposes which may be determined to be necessary by the Building and Fire Departments. The applicant shall obtain a building permit for all such alterations. 20. That no outdoor loudspeaker or paging system shall be permitted in conjunction with the proposed operation. 21. That no outdoor dining shall be permitted unless an amendment to this use permit is approved by the Planning Commission. -53- +'• ` MINUTES StrO`NERS October 5, 1989 CITY OF NEWPORT BEACH INDEX ;;CALL 22. That the applicant shall obtain the approval of the Coastal Commission prior to the issuance of any building permits or opening of the restaurant. / 23. That the Planning Commission may add to or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the -operation which is the subject of this use permit, causepeace, lmorals, comfort,nental to the health,or general welfare of the community. 24. That this Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. The Planning Commission recessed at 9:10 p.m. and reconvened at 9:20 p.m. permit No. 3 2 ((Public Hearin el Item No.10 Request to permit the installation of a temporary modular office UP3362 building within an existing parking area on property located in cont'd to the C-1 District. 10-19-89 LOCATION: Parcel 1, of Parcel Map 66-20 (Resubdivision No. 438) located at 401 North Newport Boulevard, on the northwesterly comer of North Newport Boulevard and Hospital Road, in the Old Newport Boulevard Specific ` Plan Area. ZONE: C-1 APPLICANT: Newport Harbor - Costa Mesa Board of Realtors, Newport Beach i -54- Planning Commission Meeting October 5. 1989 Agenda Item No. 9 CITY OF NEWPORT BEACH TO. Planning Commission FROM: Planning Department SUBJECT: A Traffic Stuff No 55 (ReAsed)(Public Hearinel Request to approve a Traffic Study so as to permit the establishment of a restaurant with on-sale beverages, live entertainment and dancing, outdoor dining and valet parking. AND B. Use Permit No 3360 (Public Hearing) Request to permit the establishment of a restaurant with on-sale alcoholic beverages, live entertainment and dancing, outdoor dining and valet parking. The restaurant operation will include nighttime only French/Continental Dining on the first floor and a day and night Seafood Bar and Cocktail Lounge on the second floor of the Lancers Landing Building located in the "Recreational and Marine Commercial" area of the Mariner's Mile Specific Plan. The request to establish the subject restaurant also represents a conversion of a portion of the building from a Base FAR use to a Reduced FAR which also requires the approval of a Use Permit. LOCATION: Parcel 1 of Parcel Map 184-38 (Resubdivision No. 688) located at 3101 West Coast Highway, on the southerly side of West Coast Highway, between Newport Boulevard and Riverside Avenue, in the Mariner's Mile Specific Plan Area. ZONE: SP-5 APPLICANTS: Michael F. Harrah and Gaylord Wagner, Costa Mesa OWNER: Same as applicant Application This is a request to permit the establishment of a restaurant with on-sale alcoholic beverages, live entertainment and dancing, outdoor dining and valet parking. The restaurant operation will include the Ambrosia Restaurant which provides nighttime only French/Continental Dining on the first floor and a day and night Seafood Bar and r 0 TO: Planning Commission -2. Cocktail Lounge (Ambrosia Cove) on the second floor of the Lancers Landing Building located in the 'Recreational and Marine Commercial" area of the Mariner's Mile Specific Plan. The request to establish the subject restaurant also represents a conversion of a portion of the building from a Base FAR use to a Reduced FAR which also requires the approval of a Use Permit. The Proposal also includes the approval of a Revised Traffic Study. In accordance with Section 20.62.040B of the Newport Beach Municipal Code, the establishment of restaurants within the "Recreation and Marine Commercial" area of the Mariner's Mile Specific Plan Area is subject to the approval of a use permit in each case. Section 20.07.044 of the Newport Beach Municipal Code also provides that the conversion of a portion of an existing building, constructed prior to October 25, 1988, from a Base FAR use to a Reduced FAR shall be subject to the approval of a use permit in each case. Use permit procedures are set forth in Chapter 20.80 of the Municipal Code. Traffic study procedures are set forth in Chapter 15.40 of the Municipal Code. It should also be noted that since the filing of the original application, the applicant has deleted the request to include an outdoor patio dining area in conjunction with the Ambrosia Cove Restaurant. Environmental Significance This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 1 (Existing Facilities). Spbjecx Property and Surrounding Land Uses The subject property is currently developed with a marine office and retail commercial center and related parking which has been under construction since April 1984 and has recently been completed. To the north, across West Coast Highway, is the Newport Imports auto dealership; to the east is an office building with The Chart House Restaurant on the ground floor; to the south is Newport Bay; and to the west is the Tower residential condominium development. Conformance with the General Plan and Local Coastal Program, Land Use Plan The project is located within the Mariner's Mile portion of Statistical Area H4 which permits a variable Floor Area Ratio (FAR) of 0.5/0.75. Inasmuch as the subject property is currently developed with a structure which exceeds 0.75 FAR and which was constructed prior to October 25, 1988, the provisions of Section 20.07.044 of the Municipal Code shall apply. A full discussion of the project's compliance with said provisions will be provided later in the staff report. The Land Use Element of the General Plan and the Local Coastal Program Land Use Plan designate the site for "Recreational and Marine Commercial" uses. The subject restaurant is a permitted use within this designation. Inasmuch as the subject property 1 TO: Planning Commission -3. is located in the Coastal Zone, approval of this application by the Coastal Commission shall be required prior to the issuance of building permits. BackLyroun At its meeting of May 6, 1982, the Planning Commission approved Use Permit No. 2066 and a related traffic study which permitted the construction of a 44,331± sq.ft. (0.81 FAR), four level marine office and retail commercial center on the subject property. Said approval also permitted the structure to exceed the basic height limit in the 26/35 Height Limitation District and permitted the project to exceed 0.5 times the buildable area of the site. Said approval also included a modification to the Zoning Code so as to allow the use of compact parking spaces for a portion of the required off-street parking spaces. The actions of the Planning Commission were taken with the findings and conditions set forth in the attached excerpt of the Planning Commission minutes dated May 6, 1982. At its meeting of December 8, 1988, the Planning Commission approved Use Permit No. 3334 which involved a request to establish a take-out restaurant specializing in the sale of yogurt, coffee, soft drinks, cookies and related food items, in a portion of the second floor of the existing building. Said approval also included a waiver of all but three of the required off-street parking spaces. The action of the Planning Commission was taken with the findings and subject to the conditions of approval set forth in the attached excerpt of the Planning Commission minutes dated December 8, 1988. Analysis The applicant is requesting to convert the first level retail commercial area (8,500± sq.ft. gross) of the structure into a nighttime only restaurant providing French/Continental Dining and on-sale alcoholic beverages (Ambrosia Restaurant). The proposal also includes a request to convert portions of the second level marine offices into a day and night Seafood Bar and Cocktail Lounge (Ambrosia Cove). The Ambrosia Restaurant will be open from 6:00 p.m. to 1:00 a.m. nightly whereas the Ambrosia Cove will be open from 11:30 a.m. to 2:00 p.m. daily for lunch and from 6:00 p.m. to 1:00 a.m. nightly. The Ambrosia Cove will also be open on Sunday from 10:00 a.m. to 3:30 p.m. for Sunday brunch. As indicated in the attached letter from the applicant, The Ambrosia Restaurant will also include a single piano which will provide soft dinner music. The Ambrosia Cove will offer light trio, duo or single entertainment along with a small 9 foot by 12 foot dance floor. Said live entertainment and dancing will operate from 8:00 p.m. to 1:00 a.m. nightly. According to the applicant, the maximum number of employees for the combined restaurant operations will be 18 to 20 employees during peak hours of operation. Based on submitted plans, the Ambrosia Restaurant will have 4,270± sq.ft. of "net public area" and Ambrosia Cove will have 1,395± sq.ft. of "net public area." TO: Planning Commission -4. Compliance With the Floor Area Ratio Ordinance In accordance with the recently adopted Floor Area Ratio Ordinance, the base development allocation for the subject property is .75 FAR. However, as indicated previously, the existing development on the site maintains an FAR of .81, therefore, the existing development is nonconforming relative to the allowable base development allocation. However, as further provided in the FAR Ordinance, lawful uses in buildings constructed prior to October 25, 1988 may continue without fully complying with the requirements of the Ordinance. The FAR Ordinance further allows for the conversion of Base FAR uses (uses permitted up to .5 FAR such as retail and office uses) to a Reduced FAR use (uses permitted up to .3 FAR such as restaurants) such that the base development allocation for the property will be exceeded, subject to the approval of a use permit by the Planning Commission, or City Council on review or appeal, subject to all of the following findings: 1. It has been demonstrated that the peak hour traffic to be generated by the proposed uses will not exceed that generated by the existing uses in the development, as determined in accordance with City Council Policy S-1. 2. The projections of traffic to be generated utilize standard traffic generation rates generally applied to a use of the type proposed, per City Council Policy S-1. 3. The structures on the site were constructed prior to October 25, 1988, consistent with the policies and ordinances in effect at the time of construction. ' 4. The building tenants would be restricted to the uses and operational characteristics upon which the traffic equivalency was based. Relevant operational characteristics include, but are not limited to, hours of operation of on-site businesses, provision of valet parking, off-site parking, and net public area of restaurants. 5. The proposed use and physical improvements are such that the approved project would not readily lend itself to conversion to a higher traffic generating use. 6. The proposed uses are compatible with the surrounding area. As indicated in the attached traffic study, the proposed establishment of the Ambrosia Cove Restaurant and the Ambrosia Restaurant will result in a reduction in project related traffic inasmuch as the peak hour traffic generated by daytime operation of TO: Planning Commission -5. Ambrosia Cove (containing 1,744± gross sq.ft.') is less than the peak hour traffic generated by the 7,271± sq.ft. of daytime retail floor area which will now be devoted to the Ambrosia Restaurant which is to be closed during the peak hour traffic periods. Based on the findings and conclusions contained in the attached traffic study and considering that the proposed restaurants are compatible with the other commercial development in Mariner's Mile, it is staffs opinion that all the above findings can be reasonably made in the case of the subject project. Restauranj nft Street Parking Requirement Based on the current parking requirement of one parking space for each 40 square feet Of "net public area", 35 daytime parking spaces are required for the Ambrosia Cove Restaurant (1,395 sq.ft. + 40 sq.ft. = 34.8 or 35 spaces). Based on the same formula, the Ambrosia Restaurant will require 107 nighttime parking spaces (4,270± sq.ft. _ 40 sq.ft.= 106.7 or 107 spaces). It should be further mentioned that pursuant to Section 20.30.035 B(4) of the Municipal Code, the Planning Commission may increase or decrease the parking requirement of a restaurant within a range of one parking space for each 30 sq.ft. of "net public area" (47 parking spaces for Ambrosia Cove and 143 parking spaces for Ambrosia) or one parking space for each 50 sq.ft. of "net public area" (28 parking spaces for Ambrosia Cove and 86 parking spaces for Ambrosia). Staff is of the opinion that a standard of one parking space for each 40 sq.ft. of "net public area" would be appropriate for the nighttime Ambrosia Restaurant and the daytime Ambrosia Cove operation. However, inasmuch as the nighttime Ambrosia Cove operation includes dancing and live entertainment, it is staffs opinion that one parking space for each 35 sq.ft. of "net public area" or 40 parking spaces should be required during the evening hours for Ambrosia Cove (1,395± sq.ft. _ 35 sq.ft. = 39.8 of 40 spaces). Based on the suggested parking formulas, 35 restaurant parking spaces will be required during the day and 147 restaurant parking spaces will be required during the evening (40 spaces + 107 spaces = 147 spaces). Parking Requirement for Existing Remaining Uses In addition to the proposed restaurants there will be approximately 29,616 sq.ft.(net) of retail and office uses remaining within the existing building as well as 2,725± sq.ft. devoted to the Olympic Yacht Club. Based on the standard commercial parking requirement of one parking space for each 250 sq.ft. of floor area, 119 daytime parking spaces will be required for said uses. Approximately 2,725 sq.ft. of the ground floor is IThe attached copy of the applicant's letter has incorrectly indicated that the gross floor area of the Ambrosia Cove is 1,750 square feet. ZThe applicant's letter also incorrectly indicates the gross floor area to be use by the Ambrosia Restaurant is 8,500 square feet. TO: Planning Commission -6. also used in conjunction with the Olympic Yacht Club which has a parking requirement of one parking space for each 250 sq.ft. Based on such a formula 11 daytime and nighttime parking spaces are required for the yacht club (yacht club remains open until 9:00 p.m.). A portion of the second floor has also been approved for a frozen yogurt shop (Use Permit No. 3334) which requires 3 daytime and nighttime parking spaces. In accordance with the original Use Permit No. 2066, which permitted the construction of Lancer's Landing, there are 18 boat slips bayward of the site of which 13 are marina slips available to the general public (the 5 remaining slips are used in conjunction with the on-site Olympic Yacht Club). Based on the required parking standard of one parking space for each .75 boat slips 10 parking spaces are required for the marina boat slips (13 boat slips x .75 = 9.75 or 10 spaces). Based on the above calculations, the total daytime parking requirement for the other uses on site is 143 parking spaces and the total nighttime parking requirement for other uses is 24 spaces. When these parking figures are combined with the required restaurant parking, the total required daytime parking will be 178 parking spaces and the total required nighttime parking is 171 parking spaces. Staff has prepared the following table which further outlines the daytime and nighttime parking requirement for the site: Required Off-Street Parking Proposed Uses Da ime Nighttime Retail and Office 119 0 Yogurt Shop 3 3 Yacht Club 11 11 Marina Boat Slips 10 10 Ambrosia Cove 35 40 Ambrosia 0 107 Total 178 171 spaces Parking Provided 180 spaces As indicated in the above table, there are 180 parking spaces located on the subject property, whereas the attached plans indicates that there are 185 parking spaces. It appears that some of the parking spaces within the project have been used for the placement of mechanical equipment, therefore, there is less parking than indicated. However, this does not appear to be a problem inasmuch as there is adequate parking to meet the current parking requirement for the proposed project. It should also be noted that the applicant has made the following statement in his attached letter: "Designated employee parking will be limited to approximately 5 spaces on-site for the owner, executive chef, maitre d', general manager, and the CPA for the restaurant. The balance of the staff, about 10 - 16 persons, will use off-site parking or level 5 parking in the 3101 W. Coast Highway parking structure (on-site)". It is staffs recommendation that all restaurant employees be required to park on-site, inasmuch as suitable off-site parking has not been included in the subject application. TO: Planning Commission -7. Traffic Studv In accordance with the City's Traffic Phasing Ordinance, the applicant is required to obtain the approval of a traffic study for the establishment of the proposed restaurant uses. Said traffic study has been prepared and is attached for the Planning Commission's review. It should be noted that said traffic study has been prepared for the purpose of determining compliance with the City's Traffic Phasing Ordinance as well as to determine compliance with provisions of Section 20.07..044 B of the Municipal Code. The proposed project is expected to be completed in 1990. Analyses were therefore completed for 1991. The City Traffic Engineer identified the following five (5) intersec- tions which could be affected by the project at full occupancy: West Coast Highway/Balboa Boulevard - Superior Avenue West Coast Highway/Riverside Avenue West Coast Highway/Tustin Avenue West Coast Highway/Dover Drive - Bayshore Drive Newport Boulevard/Hospital Road The first step in evaluating intersections is to conduct a 1% Traffic Volume Analysis, taking into consideration existing traffic, regional growth and the traffic of previously committed projects. For any intersection where, on any approach leg, the project traffic is estimated to be greater than 1% of the projected morning and afternoon peak two and one-half hour volume, Intersection Capacity Utilization (ICU) is required. Results of the one percent test indicate that the project traffic did not exceed 1% of projected traffic on any approach leg of any of the intersections evaluated. Therefore no further analysis is required. With regards to the project's compliance with the provisions of Section 20.07.044 B, Table 1 on page 4 of the attached Traffic Study sets forth the projected trip generation for the project during the a.m. and p.m. peak 2-'h hour periods. As indicated, there will be a net loss of 21 trips during the a.m. peak period and a net loss of 1 trip during the p.m. peak period. Therefore, the traffic generated by the proposed project does not exceed the traffic generated by the existing uses in the development. Proposed Valet Parking As indicated in the applicant's letter, a valet parking service is proposed in conjunction with the nighttime restaurant activities. Said parking service will begin operation at approximately 5:00 p.m. Monday through Friday and-all day Saturday and Sunday. According to the applicant's representative, when the valet service is in operation, all visitors to the site must use the valet service. The applicant's proposed location of the valet station will be within the upper deck parking lot, just as you enter the property • • TO: Planning Commission -8. the applicant's representative has indicated that it will be located far enough down the aisle so as to insure that adequate stacking area.is provided on site. In the past, the Planning Commission has required that some self-park spaces be provided in conjunction with any valet parking service. However, because of the design of the on-site parking and the proposed method of operation for the valet parking service, the provision of self-park spaces is not workable inasmuch as visitors would encounter a valet attendant immediately upon entering the property. One possible solution to this problem would be to designate the entire upper deck parking located westerly of the driveway entrance (28 spaces), as self-parking and locate the valet drop- off station at the entrance to the restaurant which is located on the next parking level down. Such a solution would facilitate the valet operation as well as provide the most convenient parking spaces for short term visitors to the site. Such a solution would also make the handicapped parking spaces on the second parking level available for self parking. The applicant has indicated in his letter that the upper parking deck adjacent to West Coast Highway will be available for the parking of 9 stretched limos. Such a proposal is unacceptable to the City Traffic Engineer inasmuch as it would reduce the number of available parking spaces to below the number required. In addition, the one-way parking design in combination with the narrow access ramps to the parking structure, makes the parking of stretched limos on the site impossible. It should also be noted that the applicant has indicated in his letter that 268 vehicles could be parked in the parking structure in conjunction with the valet service. The City Traffic Engineer has indicated that the maximum number of acceptable parking spaces under any circumstances is 180. Restaurant Development Standards Chapter 20.72 of the Municipal Code contains development standards for restaurants to ensure that any proposed development will be compatible with adjoining properties and streets. Said development standards include specific requirements for building setbacks, parking and traffic circulation, walls surrounding the restaurant site, landscaping, exterior illumination, signing, underground utilities, and storage. Section 20.72.130 of the Municipal Code states that any of the above mentioned development standards for restaurants may be modified or waived if such modification or waiver will achieve substantially the same results and will in no way be more detrimental to adjacent properties or improvements than will the strict compliance with the standards. Staff is of the opinion that the on-site development standards as they apply to landscaping and walls surrounding the restaurant site, should be waived if the Planning Commission approves this application because of the existing developed nature of the site. TO: Planning Commission -9. Fin in Specific Qs 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 worldng 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. Should the Planning Commission wish to approve these applications, the findings and conditions of approval set forth in the attached Exhibit "A" are suggested. Should the Planning Commission wish to deny these applications the findings set forth in the attached Exhibit 'B" are suggested. PLANNING DEPARTMENT JAMES D. HEWICKER, Director By4t Pakar:ld�fe— Senior Planner Attachments: Exhibit "A" Exhibit "B" Vicinity Map Excerpt of the Planning Commission minutes dated May 6, 1982 and December 8, 1988 Letter from the Applicant with attachments Traffic Study Plot Plan, and Floor Plans Informational Brochure } TO: Planning Commission -10. EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR TRAFFIC STUDY NO: 55 (REVISED), AND USE PERMIT NO. 3360 A. Traffic Study No 55 (Revised): Approve the Traffic Study, making the findings listed below: Findings: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and Council Policy S-1. 2. That the Traffic Study indicates that the project-generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major', 'primary-modified', or 'primary' street. B. Use Permit No. 3360: Approve the use permit, making the following findings and with the following conditions: Findin s: 1. That the proposed development is consistent with the General, Plan and the Local Coastal Program, Land Use Plan, and is compatible with surrounding land uses. 2. The project will not have any significant environmental impact. 3. That adequate parking exists to serve the subject restaurant. 4. The waiver of development standards as they pertain to walls and landscaping will not be detrimental to the adjoining properties. S. That the property is physically suitable for the operation of a valet parking service. 6. That the design of the project or proposed improvements will he public at large conflict with an easements acquired b t g not co y q Y P J J- • TO: Planning Commission -11. for access through or use of property within the proposed development. 7. It has been demonstrated that the peak hour traffic to be generated by the proposed restaurant will not exceed that generated by the existing uses in the development, as determined in accordance with City Council Policy S-1. 8. The projections of traffic to be generated utilize standard traffic generation rates generally applied to a use of the type proposed, per City Council Policy S-1. 9. The structure on the site was constructed prior to October 25, 1988, consistent with the policies and ordinances in effect at the time of construction. 10. The restaurants and other building tenants will be restricted to the uses and operational characteristics upon which the traffic equivalency was based. Relevant operational characteristics include, but are not limited to, hours of operation of on-site businesses, provision of valet parking, off- site parking, and net public area of restaurants. 11. The proposed restaurant uses and physical improvements are such that the approved project would not readily lend itself to conversion to a higher traffic generating use. 12. The proposed uses are compatible with the surrounding area. 13. That the Police Department has indicated that they have no objections to the proposed restaurant operation. 14. The approval of Use Permit No. 3360 under the circumstances of this case will not 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 subject project shall be in substantial conformance with the approved plot plan and floor plans. TO: Planning Commission -12. 2. That all mechanical equipment and trash areas shall be screened from view. 3. That kitchen exhaust fans shall be designed to control odor and smoke to the satisfaction of the Building Department. 4. That a washout area for refuse containers be provided in such a way as to allow direct drainage into the sewer system and not into the Bay or storm drains, unless otherwise approved by the Building Department. 5. That grease interceptors shall be installed on all fixtures in the restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of the Uniform Plumbing Code, unless otherwise approved by the Building Department. 6. That all restaurant employees shall park their vehicles on-site. 7. That 'a minimum of 35 daytime parking spaces and 147 nighttime parking spaces shall be provided for the restaurant uses on the site. 8. That the on-site vehicular, pedestrian circulation system shall be subject to further review by the Public Works Department and the City Traffic Engineer. The applicant shall submit a valet operation plan which is to be reviewed and approved by the City Traffic Engineer prior to the opening of the restaurant. 9. That the valet drop-off point shall be located at the entrance of the Ambrosia Restaurant so as to allow the upper parking deck located westerly of the driveway entrance and the handicapped parking spaces on the second parking level to be used for self-parking. The valet parking service shall be limited to the hour of 5:00 p.m. to 2:00 a.m. Monday through Friday and 10:00 a.m. to 2:00 a.m. on Saturday and Sunday. 10. That the required number of handicapped parking spaces shall be designated within the on-site parking area and shall be used solely for handicapped self-parking. One handicapped sign on a post and one handicapped sign on the pavement shall be required for each handicapped space. 11. That the hours of operation of the Ambrosia Cove Restaurant 1 • TO: Planning Commission -13. 11. That the hours of operation of the Ambrosia Cove Restaurant shall be limited to 10:00 a.m, to 2:00 a.m. daily. The hours of operation of the Ambrosia Restaurant shall be limited to 6:00 p.m. to 2:00 a.m. daily. 12. That a trash compactor shall be installed in the restaurant facilities. 13. That live entertainment shall be limited to a light trio, duo or single instrumentalist or vocalists within Ambrosia Cove and a single piano player in the Ambrosia Restaurant. Live entertainment and dancing in Ambrosia Cove shall be limited to the hours of 8:00 p.m. to 1:00 a.m. Said live entertainment shall be located within the building and all windows and doors within the restaurant shall remain closed during performances. 14. That the service of alcoholic beverages shall be incidental to the primary food service operation. 15. That all signs shall conform with Chapter 20.06 of the Newport Beach Municipal Code unless a sign exception is approved. 16. That all improvements be constructed as required by Ordinance and the Public Works Department. 17. That no building permits be issued for the subject development until the City Fire Service Connection for Lancers Landing is installed to City Standards as approved by the utilities Department, and that an appropriate easement for the firo service is conveyed to the City. 18. That the development standards pertaining to walls and landscaping are hereby waived. 19. The applicant shall make all required alterations to that portion of the building used for restaurant purposes which may be determined to be necessary by the Building and Fire Departments. The applicant shall obtain a building permit for all such alterations. 20. That no outdoor loudspeaker or paging system shall be permitted in conjunction with the proposed operation. P TO. Planning Commissio4 -14. 21. That no outdoor dining shall be permitted unless an amendment to this use permit is approved by the Planning Commission. 22. That the applicant shall obtain the approval of the Coastal Commission prior to the issuance of any building permits or opening of the restaurant. 23. That the Planning Commission may add to or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 24. That this Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. TO: Planning Commission -15. EXHIBIT "B" FINDINGS FOR DENIAL OF TRAFFIC STUDY NO. 55 (REVISED) AND USE PERMIT NO. 3360 1. That the proposed restaurants represent an intensification of use on the property which is unacceptable inasmuch as the subject building and related parking design was not originally constructed for the purpose of housing a restaurant with a valet parking service. 2. That the mixed use nature of the existing development in which the restaurant is to located is not conducive to the operation of a valet parking service on the site. 3. That the lack of adequate self-park parking spaces will increase the potential of restaurant patrons and other visitors to the site to park off-site. 4. That the proposed water front location of the restaurant with Eve entertainment greatly increases the potential problems from late night noise experienced by nearby residential uses. 5. The approval of Use Permit No. 3360 will, 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 and be detrimental or injurious to property and improvements in the neighborhood and the general welfare of the City. t ,l yicINIrr 14A P ]Y � CLIFF DRIVE t / �// � / PJ`"y0 � .o / (� R-1 PARK M1'a O' R ¢o NPS PV .5' rt I R_/ 5 n.F 4! 'aO'JIEw <r m�9c 9 �o�• , IZ 0�6 i F yo l 5 ° ICE a� a 9.A �aP J 9. tiQ A Sr-5 �P`r Po (0 u SP•S N .01 0 a•/ F,p0 9 RA PJ yo Qy`• °•M1 sqS ? PAAY Q` �y C',yo A R.A qu� —7 / / ar S I$ y �`� s .*'i• a�h q' .d`/ M1oPV�p 9A 0 � \ 8 ovavc � \ � 4�0• Vb y 0 \ \ Y 9 al t�"oU�rtS b \ S (135,gT91 9A ti• 1 \ PS O o \ \ vy •I'H 4 la \\O w.>�'1'< �m�.....„Nola... pow..n:: .p 'j \ \ C 1 \\ qa n�p1 pi'bi Y i v iq%L� ,AIpNEN i.•_1 1r'LPN ra LL N A 51T\�" \ M1vR Sa n� EnesET S!E MAP 6� DISTRICTING MAP v NEW PORT BEACH — CALIFORNIA R-A AGRICULTURAL RESIDENTIAL MULTIPLE RESIDENTIAL fl-I SINGLE FAMILY RESIDENTIAL C-1 LIGHT COMMERCIAL fl 2 DUPLEX,RESIDENTIAL C-2 GENERAL COMMERCIAL R-3 RmbT ULTIPLE TAMILY RESIDENRAL M-1 MANUFACTURING / •ORD.NO.095 OF nu COMBINING DISTRICTS UNCLASSIFIED N aeo em DSG 3G.1950 F N YARD SE RACK SHOWN•THUS•-0- LIMITED COMMERCIAL use WWI r /401 3 ��d /W COMMISSIONERS May 6, 1982 i MINUTES m m m m City of Newport Beach F;; ROLL CALL INDEX Request to consider a Traffic Study in conjunction with Item #1 the development of a 41,494 sq. ft. t marine office and retail commercial center. TRAFFIC AND STUDY— Request to permit the construction of a marine office and retail commercial center in the Recreational Marine AND Commercial Area of the Mariner's Mile Specific Plan Area which exceeds the basic height limit of 26 feet in the 26/35 Foot Height Limitation District and contains a greater gross floor area than .5 times the buildable Item #2 area of the site. The proposal also includes a modification to the Zoning Code so as to allow the use of compact car spaces for a portion of the required off-street parking spaces, and the acceptance of 'an USE PERMIT environmental document. N0. 2 666 LOCATION: A portion of Lot G, and Lot M, Tract No. 919, located at 3101 West Coast Highway, on the southerly side of West Coast Highway between Newport Boulevard and BOTH Riverside Avenue, in the Mariner's Mile APPROVED Specific Plan Area. CONDI- TIONALLY ZONE: SP-5 APPLICANTS: Richard V. Valdes and M. V. Threinen, Irvine OWNERS: Same as applicants Agenda Items No. 1 and 2 were heard concurrently due to their relationship. The public hearing opened in connection with these items and Mr. Bill Gearhardt, representing the applicants, appeared before the Commission and requested approval of these applications. In response to questions posed by Commissioner Allen, Mr. Gearhardt explained that the building envelope has substantially remained the same size as was originally proposed. �1 C,OM/WSSIONERS May 6, 1982 "e MINUTES 1 '4 m x H City of Newport Beach ROLL CALL INDEX However, Mr. Gearhardt stated that the project has been revised to meet the concerns of the Coastal Commission. He stated that the Coastal Commission would not approve this project if it were to be moved back 20 feet because the view corridor would be affected. Further, he stated that the proposed project will not obstruct any views from the Towers building which is located 75 feet in front on the proposed ,project. In response to a question posed by Commissioner King, Mr. - Donald Webb, City Engineer, stated that the proposed project will not produce more than one percent of the traffic at the intersection of West Coast Highway and Balboa Boulevard/Superior Avenue. Commissioner Kurlander asked if the public access to the bay is at surface level. Mr. Gearhardt stated that they would prefer the public access at surface level, but they are willing to construct the bridge, if required. Commissioner Beek stated that he had voted against this project originally, because .81 times the buildable area is too great a density for the' Mariner's Mile area. However, he stated that since this particular project is an improvement over the prior proposal, he will be supporting the project. Motion X Motion was made for approval of the Traffic Study, Ayes X X X X X subject to the following findings and condition, which Abstain X MOTION CARRIED: TRAFFIC STUDY FINDINGS: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak hour traffic and circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy S-1. 2. That the Traffic Study indicates that the project- generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major' , 'primary-modified' , or 'primary' street. 10 COMMISSIONERS �, • May 6, 1982 • MINUTES f ; , m Cit y of Newp ort Beach 3 0 c ar u a ROLL CALL INDEX I CONDITION: 1. That prior to the occupancy of the proposed project the "Circulation System Improvement described in the Initial Study - "Martha's vineyard" - Restaurant/Office Complex dated December 1981, on page 8 and figure 4 of Appendix E shall have been completed (unless subsequent project approvals require modification thereto) . The improvements shall be subject to the approval of the City Traffic Engineer. Motion X Motion was made for approval of Use Permit No. 2066, Ayes X X X X X subject to the following findings and conditions, which Abstain X MOTION CARRIED: USE PERMIT 2066 i FINDINGS: 1. That the proposed development is consistent with the General Plan and the Draft Local Coastal Plan and is compatible with surrounding land uses. 2. The proposed development will not have any significant environmental impact, providing that parking demands are met. 3. The Police Department has indicated that they do not contemplate any problems. i 4. The increased building height will result in i increased public visual open space and views of the bay than would result from compliance with the basic height limit, inasmuch as the building will have a 95' setback from the easterly property line. 5. The increased building height will 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. COMMISSIONERS (,40 May 6, 1982 CO MINUTES m a > m a ' R Ci of New ort Beach ROLL CAu INDEX 6. The increased building height will not result in undesirable or abrupt scale relationships being created between the structure and existing development or public spaces. 7. The increase in height in no case results in a floor area exceeding the floor area permitted by section 20.62.030. 8. The proposed number of compact car spaces constitutes 23± percent of the parking which is within limits generally accepted by the Planning Commission relative to previous similar applications. 9. The proposed use of compact car spaces will not, under the circumstances of this particular case, be detrimental to the health, safety, peace, 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 and further that the proposed modification is consistent with the legislative intent of Title 20 of this Code. 10. The approval of Use Permit No. 2066 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. 11. That an Initial Study and Negative Declaration have been prepared in compliance with the California Environmental Quality Act, and that their contents have been considered in the decisions of this project. 12. That based on the information contained in the Negative Declaration, the project incorporates sufficient mitigation measures and that those mitigation measures reduce potentially significant impacts to a level of insignificance. ko • COMMISSIONERS • May 6, 1982 MINUTES ix � zo m '> > m C City of Newport Beach F P 7 ROIL CALL INDEX 13. That approval of the floor area in excess of .5 times the buildable area is warranted because of the permanent restrictions on building size and the agreement of the applicant to ensure that marine-oriented uses occupy the excess floor area, or will remain vacant if not so occupied. CONDITIONS 1. That development shall be in substantial conformance with the. approved plot plan and floor plan, and elevations, except as noted below. 2. The height of the proposed structure shall be lowered to conform with the established average height limit of 35' as measured from natural grade. 3. That all conditions of Resubdivision No. 688 shall be fulfilled. 4. That all proposed signs shall be in conformance with the provision of Chapter 20.06 of the Newport Beach Municipal Code and shall be approved by the City Traffic Engineer if located adjacent to the vehicular ingress and egress. 5. That all improvements be constructed as required by Ordinance and the Public Works Department. 6. That the on-site vehicular and pedestrian circulation systems be subject to further review by the Public Works Department. 7. Parallel parking spaces adjacent to walls shall be a minimum of 10 feet wide. 8. That a 10 foot wide easement be dedicated to the City for unobstructed public access across the bayside of the parcel and that the walkway be improved with the design to be approved by the Public Works Department. al A COMMISSIONERS �• May 6, 1982 MINUTES A a o F u City of Newport Beach ROLL CALL INDEX 9. That a 10 foot wide easement be dedicated to the City for access to the bayside public walkway from West Coast Highway and that the location of the easement be approved by the Public Works Department. 10. That a condition survey of any existing concrete bulkhead that is to remain along the bayside of the property be made by a civil or structural engineer, and that the bulkhead be repaired in conformance with the recommendation of the condition survey and to the satisfaction of the Building Department and the Marine Department. 11. There shall be a minimum of V-0" vertical clearance in all parking and ramp areas. 12. 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 any required erosion control plan. 13. The demolition, grading and building permits to be issued for the proposed project shall include provisions for limiting such activities to hours considered acceptable for the project area. 14. The following disclosure statement of the City of Newport Beach's policy regarding the John Wayne Airport should be included in any Covenants, Conditions, and Restrictions which may be recorded against the property. Disclosure Statement The Lessee, his heirs, successors and assigns, herein, acknowledge that: (a) The John Wayne 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 complete phase out of jet service may occur at the John Wayne Airport. " COMMISSIONERS May 6, 1982 MINUTES � x = v 5 m t o City of Newport Beach ? .. C w o n ROLL CALL INDEX (c) The City of Newport Beach will continue to oppose additional commercial air 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. 15. The existing gates which control the vehicular entrance/exit to the parking lot on the project site shall be removed to better facilitate access to and from the proposed parking lot. 16. Prior to demolition of existing facilities and construction 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. 17. 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. 18. The grading plan, if required, shall include a complete plan for temporary and permanent drainage facilities to minimize the potential water quality impacts from silt, debris and other water pollutants. 19. All on-site drainage shall be approved by the City Public Works Department. 20. An erosion and siltation control plan shall be prepared and submitted to the Building Department, and shall be approved by the City Grading Engineer. 21. The erosion and siltation control plan shall be forwarded to the California Regional Water Quality Control Board - Santa Ana Region ten days prior to any construction activities. 04/ COMANSSIONERS �• May 6, 1982 MINUTES m m ' G of Newport Beach X . m � m � m ROLL CALL INDEX 22. A landscape and irrigation plan for the project shall be prepared. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. Prior to occupancy, the applicant shall certify to the Planning Department that the landscaping has been installed in accordance with the approved plan. 23. That the landscape plans for plantings adjacent to the public right-of-way be reviewed and approved by the Public Works Department. 24. The landscape plan shall be subject to the review of the Parks, Beaches and Recreation Department, and the approval of the Planning Department. 25. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. 26. 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 overwatering. 27. Prior to issuance of the building permit, the applicant shall consider and discuss with appropriate representatives of the City of Newport Beach possible participation in a compensation program for the loss of intertidal area, provided that the City and the various agencies involved in regulation of Newport Bay have established such a program. 28. Upon completion of construction, the project applicant shall 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. 29. The project shall be designed to comply with Title 24, Paragraph G, Division T-20, Chapter 2, Subchapter 4 of the California Administrative Code (Insulation Standards) . 30. Final design of the project shall provide for the incorporation of water-saving devices for project lavatories and other water-using facilities. a/ COMMISSIONERS rigMay 6, 1982 60 MINUTES fp , W Cr a ' City of Newport Beach ROIL CAU INDEX 31. Final design of the project shall provide for adequate security lighting in public areas of the project site. 32. 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 Planning Department. 33. That all commercial area in excess of .5 times the buildable area of the site (i.e.,16,811t sq.ft.) shall be limited to marine-oriented uses as required by the Mariner's Mile Specific Area Plan in Section 20.62.070, D, of the Municipal Code. 34. That if the particular percentage of marine- oriented uses are not maintained, due to a change in occupancy from marine-oriented to some other proposed uses, that the property not used by the marine-oriented uses is to remain vacant and unused until a suitable tenant which fits the marine-oriented criteria is found. That the applicant or permittee consents to maintain that space as unoccupied and understands that the vacancy may result in economic hardship. 35. That the applicant or permittee by accepting the use permit approval, consents to the specific enforcement of all conditions imposed by the Commission and specifically the conditions relating to the required occupancy of a percentage of the structure by marine-oriented uses and that the applicant or permittee waives any rights to defend any legal action brought by the City to specifically enforce those conditions of occupancy. 36. That the owner of the property is required to notify the Planning Department of the City of Newport Beach upon any change in tenancy which would affect the marine-oriented uses and shall provide copies of all documents requested by the Planning Department or the City in conjunction with that change in tenancy. 37. That the applicant record a Covenant, the form and content of which is acceptable to the City Attorney, binding the applicant and its successors in interest in perpetuity, to a limitation of .81 a� COMMISSIONERS �• May 6, 1982 `� MINUTES s � r m m m F City of Newport Beach and ROLL CALL INDEX times the buildable area on the subject property, in consideration of granting the use permit to exceed the height. 38. That no commercial, marina operated, boat docking facilities shall be permitted bayward of the site unless the applicant shall obtain the required Harbor permits and provides the necessary upland support facilities, i.e. , restroom facilities for the boat slip users and .75 parking spaces for each marina boat slip and .75 parking spaces for each 25 feet of available mooring space not classified as a slip. 39. The applicant must provide the Marine Department with proof of ownership of uplands adjacent to the Marina. 40. The applicant -must comply with Sections 17, 18, and 19 of the Harbor Permit Policies and specifically, 22 slips will -require 17 parking spaces. 41. The applicant must be on notice that the new bulkhead was approved based on the preexisting property use, and changes in this use may make the bulkhead as designed, inadequate. 42. That a minimum of one parking space for each 250 sq.ft. of floor area within the walls of the structure, and the required loading spaces for the retail uses, shall be provided on the property. 43. That all mechanical equipment and trash areas shall be screened from adjoining property and from West Coast Highway. 44. That chimneys shall be permitted to exceed the height limit only to the extent required by the Uniform Building Code. 45. That the weathervanes shall be permitted to exceed the height limit and shall be in substantial conformance with the plans as submitted. 46. That the flagpole shall be restricted to a height not to exceed 50 feet above grade. �W COMMISSIONERS MINUTES 'o .0 �f^F�dj��A y�0 V. V�/a P December 8, 1988 Gc^ s ��9� 2 � o�o CITY OF NEWPORT BEACH ROLL CALL INDEX That this Use Permit shall expi nless exercised within 24 months from th ate of approval as sp fied in Section .80.090A of the Newport Beach icipal Cod . ne Pla ' g Commission essed at 8:32 p.m, and conv ed at 8:40 p.m. Use Permit No 3334 (Public Hearine) Item No.6 Request to establish a take-out restaurant specializing Up3334 in the sale of yogurt, coffee, soft drinks, cookies and related food items on property located in the Approved "Recreation and Marine Commercial" area of the Mariner's Mile Specific Plan Area. The proposal also includes a request to waive the additional required off-street parking. LOCATION: Parcel 1 of Parcel Map 81-713 (Resubdivision No. 688) located at 3101 , West Coast Highway, on the southerly side of West Coast Highway, between Newport Boulevard and Riverside Avenue, in the Mariner's Mile Specific Plan Area. ZONE:, SP-5 APPLICANT: LeMay's Gourmet Products, Newport Beach OWNER: Lancer Landing, Ltd. , Newport Beach Commissioner Pers6n explained that he would step down from the dais even though he had no conflict of interest concerning the application inasmuch as he has been involved with the subject property during the past 12 months. James Hewicker, Planning Director, stated that the building located on the subject site has common area improvements including a trash room, containing a trash compactor, that is available to the building's tenants. He stated that Condition No. 11 requiring a trash compactor was requested prior to staff being informed that a trash room was provided for the tenants. "COMMISSIONERS • • MINUTES .k, A .0 ;.{AGO y o 1�� s ad December 8, 1988 CITY OF NEWPORT BEACH ROLL CALL INDEX In response to questions posed by Commissioner Di Sano, Mr. Hewicker replied that he was not aware if any individual trash compactors had ever been required by the Planning Commission if a commercial trash compactor were also located on site. Discussion ensued between Commissioner Di Sano and Mr. Hewicker regarding to what extent trash needs to be compacted. Commissioner Winburn and Don Webb, City Engineer, discussed the parking layout for the entire project. Commissioner Winburn suggested that Condition No. 3 be amended to state "that all employees of the facility shall park onsite at no cost to the employees" inasmuch as there would be adequate parking. Commissioner Edwards and Mr. Hewicker discussed the traffic that would be generated by the subject yogurt facility, and Commissioner Edwards suggested that the traffic should be monitored. The public hearing was opened in connection with this item, and Mr. Willard May, applicant, appeared before the Planning Commission. Mr. May concurred with .the findings and conditions in Exhibit "A" with the exception of Condition No. 11, requesting the applicant provide a trash compactor. Mr. May stated that the subject take-out restaurant will primarily service tenants of the building. Discussion ensued between Mr. May and Commissioner Di Sano regarding Condition No. 11, and Commissioner Di Sano's concern that if the building's trash compactor would be inoperable, the applicant would be responsible to provide a trash compactor. Commissioner Edwards suggested that Condition No. 11 be amended to state "That a trash compactor be provided in the take-out restaurant facility, unless otherwise provided." Mr. May concurred with Commissioner Winburn's suggestion that the employees be permitted to park onsite at no cost to the employees. There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion * Motion was made and voted on to approve Use Permit No. .Ayes * * * * 3334 subject to the findings and conditions in Exhibit Abstain * "A", including amended Condition No. 3, stating "that all employees of the facility shall park onsite at no ag y` COMMISSIONERS • MINUTES December B. 1988 o<?N 99 vP 9y'9.r y f�os o CITY OF NEWPORT BEACH INDEX ROLL CALL. cost to the employees.", and the foregoing amended Condition No. 11. MOTION CARRIED. FINDINGS: 1. That the proposed development is consistent with the Land Use Element of the General Plan and with the Local Coastal Program and is compatible with the surrounding land uses. 2. That the project will not have any significant environmental impact. 3. That the waiver of the development standards laps they pertain to walls, utilities, parking illumination, landscaping, and a portion of the required parking will not be detrimental to adjoining properties. , 4. That the Police Department has no objections to the proposed development. 5. That the approval of Use Permit No. 3334 will not, under the circumstances of this a e, be detrimental to the health, safety, peace , 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 to the general welfare of the City. CONDITIONS: 1. That development shall be in substantial conformance with the approved floor plan. 2. That three (3) off-street parking spaces shall be provided for employees. 3. That all employees of the facility shall park onsite at no cost to the employees. 4. That the development standards pertaining to traffic circulation, walls, landscaping, parking lot illumination, and a portion of the required parking spaces (11 spaces) shall be waived. 5. That no cooking or preparation of food other than baked goods, frozen desert items and beverages shall be permitted unless an amendment to this use permit is approved by the Planning Commission at a a9 COMMISSIONERS • • MINUTES 0 December 8, 1988 CITY OF NEWPORT BEACH ROLL CALL INDEX later date. Said amendment could require the addition of grease interceptors and exhaust fans. 6. That no alcoholic beverages shall be sold on the premises unless the Planning Commission approves an amendment to this use permit. 7. That trash receptacles for patrons shall be located in convenient locations inside and outside the building. 8. That all mechanical equipment and trash areas shall be screened from West Coast Highway, Newport Bay, and adjoining properties. 9. That no seating shall be provided in the facility unless an amendment to this use permit is approved by the Planning Commission. •10. That a washout area for refuse containers be provided in such a way as to allow direct drainage into the sewer system and not into the Bay or storm, drains unless otherwise approved by the Building Department and the Public Works Department. 11. That a trash compactor be provided in the take-out restaurant facility, unless otherwise provided. 12. That Coastal Commission approval shall be obtained prior to the establishment of the take-out restaurant facility. 13. That the Planning Commission may add to or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit upon a determination that the operation which is the subject of this amendment causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 14. That this use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090 A of the Newport Beach Municipal Code. -19- 30 • I TO WHOM IT MAY CONCERN: Re: AMBROSIA / AMBROSIA COVE The name AMBROSIA, in Orange County as well as nationwide, is an institution within the City of Newport Beach, known for it"s world class Russian tableside service and haute cuisine in the typical French Continental style. The new proposed location, 3101 W.' Coast Hwy, Newport Beach, overlooking the beautiful Newport Harbor Turning Basin, along with the original chef, maitre d , and many of the original waiters , will be second to none, striving for only., the highest goals and awards from New York to Los Angeles . The new addition to the already famous AMBROSIA will be the AMBROSIA COVE. The COVE will be a more relaxed atmosphere serving Oysters on the Half Shell , Fried and B-B-Q Shrimp and a variety of Fish, Teriyaki Meats and Fowl , along with a full service Sushi Bar, Cocktail Bar, and Salad Bar, on the second floor also overlooking the Harbor. - The COVE also offers a small alfresco dining area (seating approximately t, 25 patrons.)•' on the Boat Display deck. ; At various times, the Y i'COVE will "offer"a'•1'ight"` trio; 'duo, or single entertainmen.� E �' ¢ for 'the patron's" listening and' 'dancing 'pleasure ('insfd'e for sound control ; 9'>,X .12' dance floor for approximately 6 i couples ) . This restaurant area will serve lunch during the hours of 11 :36 am to ••2i00 pm daily, seating approximately 40 patrons, very small and intimate but casual , offering a variety of Sandwiches, Sushi , and B-B-O Entres. Hors d 'owuvres and i light.*dinners will•;*,e served from 6: 00 pm to 11 : 00 pm. The COVE, mainly used as a lounge for the AMBROSIA during this period of time 0"fwill • also, be open Sunday for Brunch : from 101.00 am to 3:30="pm' ( see parking regulations in Lease, Exhibit "Al" attached) . The AMBROSIA will be ,open Monday through Sunday from 6:00 pm to' 1 : 00 am, serving only the dinner crowd. The parking schedule (see Lease, Exhibit "A" attached) provides 150 spaces, but will accomodate 268 vehicles (valet) 1 including 9 stretched limos utilizing upper deck parking for all above mentioned time periods as prescribed by the attached Lease. We will be closed for lunch Saturday, but ;if demand is there for Sunday Brunch we will have valet' parking service from•'8.00 am to 2: 00 am at both _AMBROSIA and 'AMBROSIA COVE utilizing the 150-plus spaces on site , full service. In the past experience of world class dining at AMBROSIA, the average dining time is approximately 2 - 2 3/4 hours per party, so the ingress and egress to the site would be very slow moving. Within the complex there are other business-related office spaces in operation at this time (September 1 , 1989 ) . Among - them are the Olympic Yacht Club , approximately 3 ,500 sq. ft . plus boat slips ; Emerald Cove Yachts , 2 , 000 sq. ft. , boat sales and boat slip operation; and Donzi Boats, new boat sales with boat slips and a complete line of new boats on 4 the display deck. On the second floor view corridor area there is approximately 850 sq. ft . of office space and the 4 ,500 sq . ft. display deck. All of these are fully marine- related businesses and are currently taking up about 1 /3 of the total 39 , 000 sq. ft. building. Also on the second floor will be the soon-to-be-completed LaMay ' s Yogurt Shop, 1 ,000 sq . ft . , serving yogurt exclusively . The fourth floor houses the offices of Cigni Realty and Rosemont/Melrose Co. , real estate sales and general contractors, approximately 2,800 sq. ft. There are also 6 separate speculation suites on this floor, approximately 2/3 completed but not as yet tenanted. The balance of the building is still in it 's core condition and not as yet leased. AMBROSIA will be located on the basement ( first ) floor, water side, using approximately 8,500 sq . ft. , with only evening dining usage and a seating capacity of approximately 144 patrons. AMBROSIA COVE , on the second floor directly above AMBROSIA will be mainly lunches and possibly Sunday Brunchs, seating approxi- mately 40 - 50 pat.,Pons in 1 , 750 sq . ft. Designated employee parking will be limited to approximately 5 spaces on site for the owner, executive chef , maitre d, general manager, and the CPA for the restaurant . The balance 1 • of the staff, about 10 - 16 persons , will use off-site parking or level 5 parking in the 3101. W. Coast Highway parking structure. Start-time, and therefore arrival time , for the staff will be staggered ( one person arriving about every 20 minutes ) in order to avoid a "rush" at any one time. The maximum staff for AMBROSIA and AMBROSIA COVE at any one time will be approximately 18 - 20 employees. Entertainment for the AMBROSIA will consist of a single piano 'providing soft dinner music. Since the music will be behind closed doors and sound-proof walls , there will be no outside disturbance. t. • The AMBROSIA COVE will offer low-key, intimate music from a maximum of three players for dinner, cocktails and bottled Wine; plus a' small (9 ' X 12' 1 dance floor;' all inside an enclosed, sound-suppressed area. In conclusion, I wish to express to the City of Newport Beach, it's citizens, and especially the close surrounding businesses, our sincere desire to enhance - this fine City in which we live by bringing home the exceptional dining AMBROSIA has traditional e Person nd pr fessi a regards, Michael' F. Harrah The AMBROSIA Restaurant 3101 W. Coast Highway Newport Beach',t California 93 15. Restaurant deliveries will be restricted to between the hours of 9:00 am and 11 :30 am and 2 :00 pm and 4 :00 pm daily. ;46. Landlord under separate agreement will loan Tenant , for the purpose of ,n tenant improvements, $100,000 at 10% interest per annum, payable interest only annually on January 15 , with all principal and interest l due January 15 , 1993. h . �T . Tenant shall have the use of the area outlined in, Exhibit A-1 , free of "4 charge, for the purpose of outdoor dining. 1 �s a- t. � tl V it c. All work by Tenant or its contractors shall be scheduled through Landlord. d Tenant incurred shall Landlordreimburse byLandlord offor faultyework done by expense Tenant or its contractors, or by reason of delays caused by such work, or by reason of inadequate cleanup. e. : Tenant or its contractors will in no .event be allowed to install plumbing, mechanical, electrical wiring or fixtures, acoustical or integrated ceilings, or partitions over 5110" in height unless approved by Landlord. f . . All data processing and other special electrical equipment shall be installed only under the supervision of Landlord or its electrical contractor . `} g. Tenant or its contractors shall provide the bond required by Section 6.04 of the Lease.. h. All such work shall be diligently prosecuted to completion once commenced in a good and workmanlike manner and shall be a good and workmanlike quality. IN WITNESS WHEREOF, the undersigned have executed this Work Letter concurrently with the execution of said Lease. "LANDLORD" "TENANT" LANCER LANDING, LTD. AMBROSIA, C. OS COVE, INC. By: Lancer Landing, Inc . , General Partner By. By: Henry Pen o, President Michael ah, Owner ei 1 �', '`.�:: .!3'!,r •��y.ywc,Mw'q�'s;w;\:hiuC'.•i�' ':'a. ..i »i: .:+;; •.:SFr v f%'e''^ Vim. {..1 A. .+ a � r -...'CS jy M •'t3f'i' `aT tt .`vY`v.;::•: �"�Y,�y� �"F_a&'�M�✓ti� u�-�'a_a, ' ✓:�. Vie: +� r.� $:e=T,�..,"'_a <t. � �t `_ S �1``� a:�• t;_ •1�::• •Y. �nw�s ♦ Y ^.i Yr �f \•:.iy:E i.. ��'�. ?..' 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Tfan -� 1 1 _ Io- -' J ti K r*��5 'JYft'�S � � a� f� 'va3' �k � �� �F yr�,•RL ' ^ � � rs .�z ' 3��, ♦ ♦2 s.h '+u�W.Y} '. rt� Y'Yi. t µ�, f '� r z_ ,r.. ll. < i- s• ♦ is e S r w�+' ` •4"s`�t.,sv"l�' y�K'�' `�*..�y�'L* * try+'��, M� �"+'tw2 r ': "t�' �).�Y Nz'Rr+ t1fwy � tv Y�n+Yi_`^l9'�) • M .,'S) NL.WL_V ���'S j fin:' • • i EXHIBIT A-2 +" LEGAL DESCRIPTION i � I i I' " d the westerly 100.00 feet of Lot "G" of Tract No. 919 , Lot M an Y • i in the City of Newport Beach, County of Orange, State of California, , as per map recorded in Book 29 , Pages 31 to 34, *, inclusive, of Miscellaneous Maps, in the Office of the County Recorder of said County. x a� S r •,i i h IC i i EXHIBIT B RULES AND REGULATIONS ATTACHED TO AND WHICH CONSTITUTE A PART OF OFFICE LEASE The following Rules and Regulations shall be in effect at the j Project. Landlord reserves the right to adopt reasonable ;- modifications and additions hereto. passages, courts, elevators, vesti- 1 . The sidewalks, entrances, bules, stairways, corridors and halls of the Building shall l not be obstructed by any tenant or used for any purpose t than ingress and egress from the respective premises. The halls, passages, entrances, elevators, stairways, balconies, eral public, and Land- and roof are not for the use of the gen 'lord shall in all cases retain the.-right to control and pre- vent access thereto of all persons whose presence in the l be prejudicial to the safety, judgment of Landlord shal is i character , reputation and interests of the Building and its i tenants, provided that nothing herein contained shall be con- strued to prevent such access to persons with whom Tenant normally deals only for the purpose of conducting !E on the Premises (such as clients, customers , office suppliers , and the like) unless such persons are and equipment vendors ies. No tenant and no employees of engaged in illegal activit any tenant shall go upon the roof of the Building without the written consent of Landlord. r" 2. No awnings or other projection shall be attached to the out- side walls of the Building or to balconies without the prior V . written consent of Landlord. No hanging planters, television sets or other objects shall be attached to or suspended from ceilings without the prior written consent of Landlord. No : curtains, blinds , shades or screens shall be attached to or Ia hung in, or used An connection with, any window or door of the i Premises without the prior written consent of Landlord. All electrical ceiling fixtures hung in offices or spaces along 4 the perimeter of the Building must be fluorescent and/or of a i quality, type, design and bulb color approved by Landlord. No awnings, furniture, trees or plants, or other personal proper- ty shall be placed upon any balcony; without Landlord's prior written consent. ' 3 . No sign, advertisement or notice shall be exhibited, painted or affixed by any tenant on any part of , or so as to be seen from the outside of , the Premises or the Building without the Landlord. In the event of the viola- prior written consent of i .i ��.l •• •'-s - -:A4••• IH,r rJYW'r,NL�}.�g1iG.G(i•` .Ye`L� '• tion of the foregoing by any tenant, Landlord may remove such c sign, advertisement or notice without any liability and may charge the expense incurred in such removal to the tenant violating this rule. Interior signs on doors and directory tablet shall be inscribed, painted or affixed for each tenant [ by Landlord at the expense of such tenant, and shall be of a (P size, color and style acceptable to Landlord. 4. 'The sashes, sash doors, skylights, windows and doors that reflect or admit light and air into the halls, passageways or other public places in the Building shall not be covered or' obstructed by any tenant, nor shall any bottles, parcels or other articles be placed on the windowsills or balcony rail- ings. }' 5. The water and wash closets and other plumbing fixtures shall f' not be used for any purpose other than those for which they i were constructed, and no foreign-substance of any kind shall 3 be thrown therein. All damages resulting from any misuse of fi the fixtures shall be borne by the tenant who, or whose r servants, employees, agents , visitors or licensees, shall have { , caused the same. t A { A 6. No tenant shall mark, paint, drill into, or in any way deface fany part of the Premises or the Building. No boring, currying or stringing of wires or laying of linoleum or other floor coverings shall be permitted, except with the prior written �• consent of Landlord, and as Landlord may direct. Any tenant permitted by Landlord to lay linoleum or other similar floor covering shall not affix the same to the floor of the Premises in any manner except by a paste, or other material which may easily be removed with water, the use of cement or other , similar adhesive materials being expressly prohibited. The method of affixing any such linoleum or other similar floor covering to the floor, as well as the method of affixing carpets or rugs to the Premises, shall be subject to approval by Landlord. Thgtvxpense of repairing any damage resulting from• a violation of this rule shall be borne by the tenant who, or whose agents, clerks, employees or visitors, the r damage shall have been caused. 4 7 . If tenant desires telephone or telegraph connections, Landlord will direct electricians as to where- and how the wires are to be introduced. a 8. No bicycles, vehicles or animals of any kind- shall be brought Into or kept in or about the Premises, and no cooking shall be done or permitted by any tenant in the Premises except that the preparation of coffee, tea, hot chocolate and similar i iI^ ;I • ,I items for tenants, their employees and visitors shall be permitted. No tenant shall cause or permit any unusual or objectionable odors to be produced in or permeate from or throughout the Premises. 9 . No portion of the Building shall be used for manufacturing or for the storage of merchandise, except such storage that may be incidental to the use of the Premises for general office purposes, without Landlord's prior written approval. No ten- ant shall , without the prior written consent of the Landlord, occupy or permit any portion of his premises to be occupied or used for the manufacture or sale of liquor, narcotics, or tobacco in any form, as a medical office, chiropractor's office, as a barber or manicure shop, or as an employment bureau or any business other than than specifically provided for in the Lease. No tenant shall engage or pay any employees on its premises except those actually working for such tenant I on its premises nor advertise for- -laborers giving an address t at its Premises . The Building shall not be used for lodging f or sleeping or for any immoral or illegal purposes. 10. Except with the prior written consent of the Landlord, no tenant shall sell, or permit the sale at retail, of newspa- pers, magazines, periodicals , or theatre tickets, in or from the Building, nor shall any tenant carry on, or permit or ) allow any employee or other person to carry on, the business of stenography, typewriting or any similar business in or from the Building for the service or accommodation of occupants of any other portion of the Building. 11 . Landlord reserves the right to prohibit personal goods and services vendors (as such term is defined below) - from access to the Building except upon such reasonable terms and condi- tions, including but not limited to, the payment of a reason- able fee and provision for insurance coverage, as are related to the safety, care and cleanliness of the Building, the preservation of ggod order thereon, and the relief of any financial or other burden on Landlord occasioned by the pres- ence of such vendors or the sale by them of personal goods or services (as such term is defined below) to a tenant or its employees. If reasonably necessary for the accomplishment of i v these purposes, Landlord may exclude a particular vendor en- tirely or limit the number of vendors who may be present at any one time in the Building. The term "personal goods or services vendor" means persons who periodically enter the I ' Building for the purpose of selling foods or services to a tenant, other than goods or services which are used by a tenant only for the purpose of conducting its business on its I; i' premises. "Personal goods or services" include, but are not limited to, drinking water and other beverages , food, barber- ing services, and shoe shining services. I I• I. 12. Nq tenant shall make or permit to be made, any unseemly or disturbing noises or disturb or interfere with occupants of this or neighboring buildings or premises or those having business with them by the use of any musical instrument, radio, phonograph or unusual noise, or in any other way. 13 . No tenant shall throw anything out of doors, windows or sky- ' lights _pr down the passageways. 14. No tenant, nor any of a tenant 's servants, employees, agents, visitors, or licensees, shall at any time bring, keep or use on the Building any kerosene, gasoline, or inflammable, com- bustible, explosive, or corrosive fluid, or any other illumin- . ating material, or use any method of heating other than that supplied by Landlord. 15. No tenant shall sweep or throw or permit to be swept or thrown from the Premises any dirt or other- substance into any of the corridors or halls or elevators, or out of the doors, windows, stairways or balconies of the Building, and Tenant shall not use, keep or permit to be used or kept any foul or noxious gas or substance in the premises, or permit or suffer the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Building by reason of noises, odors and/or vibrations, or interfere in any way with other tenants or those having business therein, nor shall any animals or birds be kept in or about the Building. Smoking or carrying light cigars, cigarettes, pipes or other lighted smoking materials, in the elevators and all other common and/or public areas, of the Building is prohibited. 16. No additional locks •or bolts of any kind shall be placed upon any of the doors or windows by any tenant, nor shall any changes be made in existing locks or the mechanisms thereof unless Landlord is first notified thereof, gives written ap- proval, and is furnlshed• a key therefore except in the' case of Interior file roomq; for which Tenant will not furnish Land- a� ?2 lord a key. Each tenant must, upon termination of his tenancy, r.= . give to Landlord all keys of stores , offices, or toilets and toilet rooms, either furnished to, or otherwise procured by r:such tenant, and in the event of the loss of any keys so t furnished, such tenant shall pay Landlord the cost of replac- ing the same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such change, i. 17. All removals, or the carrying in or out of any safes, freight, furniture or bulky matter of any description must take place during the hours which Landlord may determine from time to time. The moving of safes or other fixtures or bulky matter - ;i YI` ' I of any kind must be made upon previous notice to the manager of the Building and under his supervision, and the persons employed by any tenant for such work must be acceptable to Landlord. Landlord reserves the right to prescribe the weight and position of all safes, which must be placed upon supports approved by Landlord to distribute the weight. �I 18. No tenant shall purchase janitorial, maintenance or other services from any company or persons not approved by Landlord. Any person employed by any tenant to do janitorial work shall , while in the Building and outside of the Premises, be subject to and under the control and direction of the office of the Building (but not as an agent or servant of Landlord, and the tenant shall be responsible for all acts of such person) . Except with Landlord's prior written approval , no tenant shall 0 permit janitorial services to be performed during the hours of 7:00 a.m. to 6:00 p.m. , Monday through Friday. - a r 19. Landlord shall have the right to prohibit any advertising by any tenant which, in Landlord's opinion, tends to .impair the reputation of the Building or its desirability as an office w building and upon written notice from Landlord any tenant shall refrain from and discontinue such advertising. i 20. On Saturdays from 1 :00 p.m. to 8 :00 a.m. , Sundays, those legal holidays designated by Landlord, and on other days between the hours of 7:00 p.m. and 7 :00 a.m. , access to the Building or to the halls, corridors, elevators, or stairways in the Building, or to the Premises may be refused unless the person seeking access is known to the building watchman, if any, in charge and has a pass or is properly identified. Landlord shall in no case be liable for damages for the admission to or exclu- sion from the Building of any person whom Landlord has the right to exclude. Each tenant shall be responsible for all persons for whom he requests after hours access and shall be liable to Landlord,,, or all acts of such persons . In case of invasion, mob, rio `;, public excitement , or other commotion, Landlord reserves the right but shall not be obligated to prevent access to the Building during the continuance of the same by closing doors or otherwise, for the safety of the tenants and protection of property in the Building. 21 . All doors opening into public corridors shall be kept closed, except when in use for ingress and egress. Tenants shall see that the windows, transoms and doors of their premises are closed and securely lock before leaving the Building. 22 . The requirements of tenants will be attended to only upon application to the manager of the Building. 23. Canvassing, soliciting and peddling in the Building are pro- hibited and each tenant shall cooperate to prevent the same. _ I .. t 24. There shall not be used in any space, or in the public halls !,I of the Building, either by any tenant or others, any hand i trucks except those equipped with rubber tires and side guards. es hall by any 25. No tenantdwig or thin hisnpremiseewithoutnthespriorbwri placed written of Landlord. i , Y �f Tenant shall have top billing on the illuminated pole sign on Coast Highway at Landlord's expense with a changeable letters section directly below it. Art work at Tenant 's expense. y, • I At Tenant 's expense, Tenant shall be allowed, with governing authorities approval and Landlord's approval of type and size, to: a. Place an awning over the stairway entry to the first level with i signage on the awning and/or illuminated signage on the adjacent rock wall, facing Coast Highway. ` b. Place an illuminated sign on the exterior wall of Lease Area B, facing the parking lot . , C. Place an illuminated sign on the Building Lobby Wall . d. Place an illuminated sign on the Building roof facing the bay. Sign not to extend above the roof line. O. Landlord shall not rent space to any other restaurants during the term of Tenant's lease. This does not exclude LeMay' s Gourmet Yogurt from renting space in the building. r 1. Landlord shall make a part of all future leases of any building tenants and boat charter companies that they must first contact Ambrosia or Ambrosia Cove with regards to any food service or catering. Ambrosia or Ambrosia Cove will not unreasonably over price any food service contract. Tenant shall have full authority to do outside catering. I` Tenant shall have five (5) free parking stalls for the first five (5) , years thereafter they shall have two (2) free stalls for the terra of the lease. ,,Any addition ; spaces will be at market rates. Tenant shall. have forty (40) parking spaces from 6 : 00 am to 5 :00 pm and I one hundred fifty (150) spaces from 5 :00 pm to 2 : 00 am, Monday through ; Friday with one hundred fifty ( 150) spaces all day Saturday and Sunday. ++ Tenant shall have the area from the boat ramp, east, as reserved spaces. Landlord shall be responsible for the valet service, if any, from 6:00 am to 5:00 pm on weekdays and Tenant shall be responsible for the valet service from 5 : 00 pm to 2 : 00 am weekdays plus all day Saturday and Sunday. Should Landlord charge a flat fee for charter parking during the hours Tenant 's valet is operating, Landlord will split that fee with Tenant 50/50. Tenant to have a slip to accomodate a 48 foot boat at market rates for the term of the lease. Tenant shall have first right of refusal with ten ( 10) days to respond on either of the 100 + foot s-lips at market rates for the term of the lease. D i Draft AMBROSIA RESTAURANT TPO Prepared for: City of Newport Beach Prepared by: Austin-Foust Associates 1450 N. Tustin Avenue, Suite 108 Santa Ana, California 92701 September 29, 1989 Ito CONTENTS Page Project Description 1 Trip Generation 1 4 Traffic Impacts 8 Conclusion Appendix 7� PROJECT DESCRI_PTION The proposed Ambrosia/Ambrosia Cove Restaurant consists of a total. of 9,020 square feet to be located in the existing Lancer Landing Office and Retail Center on West Coast Highway in the City of Newport Beach. Figure i illustrates the project site. Within the Lancer Landing complex, there are several marine-related business offices and two real estate offices currently in operation. Ambrosia restaurant located on the fast floor will be open for dinner only from 6.00 p.m. to 1:00 am. Ambrosia Cove lounge located on the second floor directly above Ambrosia will serve lunch from 1130 am..to 2:00 p.m., and cocktails and hors d'oeuvres from 5:00 p.m. to 1:00 a.m. Figure 2 illustrates the site plan. Access to the restaurant will be via one driveway on Coast Highway. Valet parking will be provided for 268 vehicles including nine stretched limousine spaces. Coast Highway is a regional east-west arterial through the City of Newport Beach. North- south regional access to the study area is from Newport Boulevard (SR-55), which connects to several freeways to the north providing access to Orange County and beyond. South of Coast Highway, Newport Boulevard enters the Balboa area where the highway terminates at Balboa Boulevard. TRIP GENERATION AND DISTRIBUTION Appropriate trip generation rates for the proposed project were obtained from the City of Newport Beach peak hour rates for quality restaurants. Ambrosia and Ambrosia Cove will not be open in the morning, therefore no trip generation is assumed for the AM peak 2-12 hour period. The City of Newport Beach has derived an inbound rate of 5.0 trips/TSF and an outbound rate of 3.0 tripsfMF in the PM peak hour. Since Ambrosia Cove will not open until 5:00 p.m. for cocktails, and Ambrosia will not open until 6:00 p.m. for dinner, trip generation is calculated for the hour between 5:00 and 6:00 p.m. only. The project trip generation is not increased to account for the extension of the PM peak hour. It is expected that the average dining time will be approximately 2 to 2-3/4 hours per party, therefore no outbound traffic is assumed for the restaurant portion of the project during the PM peak 2-12 hour period. y� Q Q O r Q Z W K U � J Z a 19TH nTH e f V� yJQ4. t y" 15TH 0 0 2� PROJECT LOCATION ° f O §t Q �Jy V(q oco COAST HWY 0 m p Bq�,Oe A ' a Bq�Bpq • ' Figure 1 PROJECT LOCATION WAWAUSTIN-FOUST ASSOCIATES, INC. PACIFIC COAST tIIGH��'Ati' �- — LANDSCAPING — . F I dancer ending BOAT DISPLAY t OFFICE AND RETAIL CENTER WITH RESTAURANTS I i I NE'WPORT BAY ' . . Figure 2 � SITE PLAN i L9am; AUSTIN-FOUST ASSOCIATES. INC. The proposed project will replace 9,020 square feet of office and retail space which has been approved for this location. The City of Newport Beach general office and general commercial trip rates were used to determine the amount of traffic the proposed restaurant will replace. As Table 1 illustrates, Ambrosia and Ambrosia Cove will generate no inbound or outbound trips in the AM peak 2-1/2 hour period, which is 14 fewer inbound and seven fewer outbound trips than the approved office and retail uses. In the PM peak 2-W hour period, Ambrosia and Ambrosia Cove will generate 45 inbound trips and five outbound trips, 23 more inbound and 24 fewer outbound than the approved office and retail uses. „ ;TRtP{iLNER.4TIgPt Sr16�MAtt� ' AM PEAT HOL7R PIN•P�QtC}30UiL ", : ?ri/L FXOEJK PFRtOIx' 2.1fL HOIJIt PERaOD... ' LAND T7SB AINOLIN'r „ 2B On •TOTAL IS '08. TOTAL Ambivata Rataurann T 7•TS8 0. Trig S0 Trip GeneiaHoa A,'. 0 - 36 U , " AmbO a Carve t oungt 1.74 TSF Trip'•RatC" Q 0, 5.uv '0'0 8.0'. Tcip'.GBitera(it n o• , 0 14 SUBTOTAL . .0, � 0' 43, � $0' . Appioved 011toe 'Trip Rate: 4.0' ,$ 4..8 TOGeneration '! 8 'AppwVed'Rctait x T'fSE Trip•Rate I.0 8 •f3 43 �& 2 ' • ;Trig Genetattoti:' 7.• G' ' , �' 4U.MOTAL 14• 41 : 2t 2' 2T '• St , .TOTAL ZMiP3' 7#`,' ;7. . :.2t . ,. 23 •''Li :$ Distribution of project generated traffic was derived from observed travel patterns in the vicinity of the project site as well as from locations and levels of development in relation to the proposed project. The general trip distribution is illustrated in Figure 3. An estimated 30 percent of project traffic is assumed to travel north along Newport Boulevard to the Newport Freeway(SR- 55) and out of the study area. Along Coast Highway, 20 percent of project traffic is assumed to J�� llz- 30% HOSPITAL f3O% a 20%� -20% ,�vQ 30% QO 20% 2 10 . 5� I10% 5% rl ` 3 5% �q 35%� Clpp 35%� �5% 5 p . COAST HWY I 30% 5 30%�" Figure 3 ' PROJECT TRIP DISTRIBUTION l ®rAUSTIN•FOUST ASSOCIATES. INC. • travel west out of the study area, and 30 percent is expected to travel east out of the study area. The remaining 20 percent is assumed to travel out of the study area, with 10 percent'of project traffic traveling south along Newport Boulevard, five percent traveling north along Riverside Avenue, and five percent traveling north along Dover Drive. TRAFFIC IMPACTS The City of Newport Beach identified five intersections for analysis to determine the impact of the proposed development. These intersections are: Coast Highway/Balboa Boulevard - Superior Avenue__ Coast Iiighway/Riverside Avenue Coast Highway/Tustin Avenue Coast Highway/Dover Drive - Bayshore Drive Newport Boulevard/Hospital Road The 1989 peak 2-1/2 hour volumes were provided for each intersection by the City Staff: Since the restaurant is expected to be in operation by 1991, an ambient growth rate of one percent per year was added to all volumes along Newport Boulevard and to all volumes along Coast Highway east of Newport Boulevard. A factor of 2.5 percent per year was added to all volumes along Coast Highway west of Newport Boulevard. The peak 2-1/2 hour volumes of all approved projects, also provided by the City of Newport Beach, were added to the peak 2-1/2 hour volumes. The resulting volumes represent the projected peak 2-1/2 hour volumes prior to the addition of project traffic. A list of approved projects is given in Table 2. 78bte V.: • '• At'P1tOV5tiPttfY]EC'rS.StIMMAttY.._ _ ." • ' ' Ptt65t3Ct Pf itt NT166 tt tEFX: pit07EC! :: - PERCENT CAMPLETFO' Kugh-e. iatt'*i 100%ibaCtpeaey 4atutdMa0:lt2Fot� .iW4i.t7ccnpattey Fai Weft savings and,Loan YWi6.OecuQeneY Carver GrOff 1e otmre Y0096'{jecapanry• . Act.bautronic.Fad' . . �.$Q%.obCi ncy' •Camoa Ad Mat'liomes Y0096 t7ewpaacy Bach aaq.olrce '100%obcupaocy �5unse{ted.. _ T00%0MUPaicy libaesn�needn5 t(N)�6Qattpeuc ., • 7tosaniF)eve�pment_. 90rFGccupanry Ca1'Gnadian Bank 1W%noenpene BSocic S00 NPT:Ctr Proj Y00%occupancy Civie.Plaii156'fkap"ncY• .Newport Aquati&Cutler _ 4$°fi Occupancy Corpatate;Ytaza. 30 K't7cutgeacy_. 7asmine•Park. ' 100% Oanpattry Center Ne pot 06 061 Newpo=Tni Expansion' _ 100%O=Pancy anx 30% bccupaicyKoll', ,Fae"-iotenassMacArthur Cout 5vnsetted 100%Occupaso/. Omhu'd Padfle Muttiaf Man . ' 10096'OtxupaOcy' � • . "CDM SeoiorPmjax� 100%.Oceopanry,• 63 P1tt7Jt CC 'PSRCEt4T COMPr$'tEl)• P1203ECT T£RCEN t'CbMPF ETED•. 100%.Otxupaucy Yoktt,DO Mart , .}p096•panpaoey 3'JUI 8itdt'•Otlix° •" d7 OMtp!,dCY haciGe'f�ub• ,• : Y pang; NlwpottPlaa . , .•Y4096•.t7tpaneY ' RiversNk.Retidt :iSattk:or.Newport.•, Nawpott S•eacrgt•'Apt- •.jpoyk'gce0panry, •, T0Q96:ckcttl>ancl . S u,p. ;' 37*4aitp+nty 3*Gwpus. 'r(Msrotaga) gaywtldtt ApatlNeats TOM Occupancy, , FdwaNf Nt wport Center,1� tkCdpenry . . Hiehor P.Olnt`HO ... Z%occupancy„ 5easWe Aptt(Mena 10. 1U0%'Oca!paoLS Rogeis.batdeea. YQQ°fr:Qaupeigcy vic da'ststion,fOffica): 1f10%'t uPA°'7• Sett"view'Luthetan Plea YQO°6 Occupancy 39G0.Campus Dr(Mstora&oj. 196 Oxupatuy. Rutty 1Tata0 YOG%Orcupancy, >(ewport.lmpnrts' i%tl0wpanry QuaitiEusinesa Center illtl°6i'Occupam7" NO 04 YJae tower I°k Omtpaihy. 10b%•Oxupanry ': ;Matiuers'Mik Marine Ctr .40% occupancy 44t•:Newpott•litnitevatd', YSthstmetApartmenta 3Ub%tkapaney Coat Hiuinizv&nter P¢Occupatcy- , •Amendmeut No 1 Fbtd.Aero 30o% bcatpanry Rosi.M011itd:, •'. 109bfccupsticyo ' liutha A3reratt tMZ ibo ocL fttY' „ .Amendment Na 1 NOrth Foia . Y00% t>catpancy Superseded itl0°�i'OxupaOey•;: Amendment N01 NOrtL rON' 100%'bccupancy pat tU hip'Awpitat 40%txcupanc¢. Aownduicti Nsk i ptortlt old•, ._ _I , 'Qccu PaucY >ii Canyou l0 1 eY •rour-scisons NOW ' F n Ztwc dt10 6 Occupancy -UntvAth Odh TPP 4' mkay` 700°6.t7CWpamY MactiotrHotet 1oq%.Qxupanry BlgCit 4Qg.Medkal 11)0°6 t7cOtip?dry;• SY.Andmvt Choreh. SW%t•Ocrapad Arhend tiFi MacAithui•Cbua SZ46 owapancy Allred Cohdw'• 100 �OavRaniy. 1rewliod Gnponi Ratautant; Tt)D°Jo Occupancy . Morgin,Development• : 10i1 0ccupancY' One percent of the projected PM peak 2-1/2 hour volumes of each approach of each intersection was compared with the PM peak 2-1/2 hour distributed volumes from the proposed project A summary of this comparison is shown in Table 3. • T'abto�. . , • SUMMARX•OF'ONI:PERCEfLCANA�.YSlS prvLPRt11ECTPEr�IC 2sB1/1 HOUR VOL I'MUMMS" LESSAHAN 1%a 0E T49I: , iN rERSECTlbN EB iVE PEAK 2:1/2 HOUR VtlLUME5. Cold-gwy/9altios-btcdstipedorA". Coaet.HwY/Riveiitda Ave• ve " D Tel ael ' , Tes Cast'Hvry/btsverDr-liaysttort'D'r ;.0 .1 U 4 yts . Newiwtt Bivd/FIcepital:Ittt , . �. •0; . •7 0 0 If one percent of the 1991 peak 2-1/2 hour volumes of each approach were larger than the peak 2-112 hour project volumes, no further analyses were required. If project peak 2-1/2 hour volumes were higher than one percent of the projected peak 2-1/2 hour volumes on any approach of any intersection, the intersection was analyzed using the Intersection Capacity Utilization (ICU) mentioned 3� Comparison of the one percent of the peak 2-1/2 hour volumes with the project peak 2-U2 hour volumes resulted in each intersection analyzed passing the one percent analysis and requiring no further analysis. The one percent analysis sheets are included in the appendix. CONCLUSION The proposed Ambrosia/Ambrosia Cove project would generate no trips during the AM peak 2-1t2 hour period and 23 inbound trips during the PM peak 2-1f2 hour period. Five intersections _ were checked to determine the marginal impact of project traffic on the street system. All five intersections passed the one percent analysis; therefore, the proposed project has no marginal impact on the study intersections. JfJ! APPENDIX M • • 1% Traffic Volume Analvsis Intersection: Coast Hwy 6 Balboa Bl/Superior Av Existing Traffic Volumes Based on Average Daily Traffic Winter/Spring 89 PH Peak 2 112 Hour Approved Approach Existing Regional Projects Projected 1X of Projected Project Direction Peak 2 112 Hour Growth Volume Peak y 1/2 Hour PeakVolume Hour PeakV2 112ume Hour PeakV2 1/2 Hour Volume ume Northbound 2179 0 10 2189 22 0 8outhbaund 2900 0 120 3020 30 0 Eastbound 4153 166 525 4844 48 5 Westbound 4623 185 721 5529 55 0 _=> Project Traffic is estimated to be less than 1% of Projected Peak 2 1/2 Hour Traffic Volume. Project Traffic is estimated to be greater than 1% of Projected Peak 2 1/2 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. PROJECT: AMBROSIA/AHBROSIA COVE PULL OCCUPANCY YEAR: 1991 57 h • 1% Traffic Volume Analysis Intersection: Coast Hay t Riverside AV Existing Traffic Volumes Based an Average Daily Traffic Winter/Spring 89 PM Peak 2 1/2 Hour Approved Approach Existing Regional Projects Projected !i of Projected Project Direction Peak 2 1/2 Hour VGrowth olume Peak V 1/2 Hour PeakVolume Hour PeakVolume Hour PeakVolume Hour Volume Northbound 37 0 8 45 0 0 Southbound 1164 0 40 1204 i2 1 5445 54 0 Eastbound 4642 74 729 — _ Westbound 5632 90 842 6564 66 8 =_> Project Traffic is estimated to be less than 1% of Projected Peak 2 1/2 Hour Traffic Volume. Project Traffic is estimated to be greater than 1% of Projected Peak 2 1/2 Hour Traffic Volume, Intersection Capacity Utilization (I.M.) Analysis is required. PROJECT: AMBROSIA/AMBROSIA COVE FULL OCCUPANCY YEAR: 1991 5(� 1% Traffic Volume Analysis Intersection: Coast Hay 8 Tustin Av Existing Traffic Volumes Based on Average Daily Traffic Winter/Spring 89 PM Peak 2 J12 Hour % Approved Approach Existing Regional Projects Projected 1X of Projected k21Hour Project Direction Peak 2 1/2 Hour 8rowth Peak 2 1/2 Hour Peak 2 1/2 Hour PeakVolume Hour Peak Volume Volume Volume Volume Northbound 0 0 11 11 g 0 Smuthbound 307 0 30 337 3 0 4396 44 0 Eastbound 3601 58 737 _ , , ' -- Westbound 5441 87 874 6402 64 8 => Project Traffic is estimated to be less than 12 of Projected Peak 2 112 Hour Traffic Volume. Project Traffic is estimated to be greater than 1% of Projected Peak 2 1/2 Hour Traff# Volume. Intersection Capacity Utilization (I.C.U.( Analysis is required. PROJECT: AMBROSIA/AMBROSIA COVE FULL OCCUPANCY YEAR: 1991 J / 3 Traffic Volume Analysis Intersection: Coast Hwy i Dover Or/Bayshore Dr Existing Traffic Volumes Based on Average Daily Traffic Winter/Spring 89 PM Peak 2 112 Hour Approved Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2 1/2 Hour growth Peak 2 1/2 Hour Peak 2 1/2 Hour Peak 2 1/2 Hour Peak 2 1/2 Hour Volume Volume Volume Volume Volume Volume Northbound 278 0 0 . 278 3 0 Southbound 3062 0 51 3113 31 1 Eastbound 4159 67 696 4922 49 0 Westbound 7581 121 836 8538 85 7 => Project Traffic is estimated to be less than 1% of Projected Peak 2 112 Hour Traffic Volume. Project Traffic is estimated to be greater than 1% of Projected Peak 2 1/2 Hour Traffic Volume, Intersection Capacity Utilization (I.C.U.) Analysis is required. PROJECT: AMBROSIA/AMBROSIA COVE PULL OCCUPANCY YEAR: 1991 �� 1% Traffic Volume Analysis Intersection: Newport DI 8 Hospital Rd Existing Traffic Volumes Based on Average Daily Traffic Winter/Spring 69 PM Peak 2 112 Hour Approved Approach Existing Regional Projects Projected 1X of Projected Protect Direction PeakVolume Hour VGrowth olume Peak 2 112 Hour Peak 2 112 Volume Hour Peak 2 112 Volume Hour Pea kVolume Hour Northbound 3542 57 263 3912 39 0 Southbound 4041 65 158 4264 43 7 ' Eastbound 1484 0 364 1848 18 0 Westbound 1013 0 107 1120 11 0 =_> Project Traffic is estimated to be less than 1% of Projected Peak 2 112 Hour Traffic Volume. 'Project Traffic is estimated to be greater than 1% of Projected Peak 2 1/2 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. PROJECT: AMBROSIA/AMBROSIA COVE FULL OCCUPANCY YEAR: 1991 ----------------------------------------------------------------------------- W-219- Oi TRAFFIC STUDIES 14Atd4A".4 LdivOrrG YWyAo*V APPLICANT: CONSULTANTS: NAME: • L4meXX L.4 yA?>,,G GR.eER ,dK�I 10A.KDA.v�. hew dr&Af .QNIJ -1,4 $OI C2rrc Cevr,FR DR.Zz�. _ Z/ .�tl/N X46vatrA 4m-,yp6 d�stE �' 300 .f.&r,I �uA,r 0-Atrco"rA e QGTio &X,4 ?270/ 9ZB0� PHONE: /+f�SSO- 638/ 952�✓�/ z88� PROJECT NAME: DESCRIPTION: ! ,lyew !S L�NDsyG X7dNS�lif/ ?=?jY tTn/6 <� 9/93/ C. DATE DEPOSIT FEES PAYMENT REMAINING BALANCE 24 ocraBCc 3/soo.00 3� .200• Do ia��� � 3Za0•DD • .�s7- 310.oo I�- �EwPORr -r-y CITY OF NEWPORT BEACH RECEIPT { Gd� NEWPORT BEACH. CALIFORNIA 92663 No. 12031 �yt 4 DA iRECEIVED FROM T w© A t FOR: egi + ACCOUNT NO. AMOUNT DEPARTMENT BY _ RECEIVED FROM_� �"`." FOR: ' ' ACCOUNT NO. AM DEPARTMENT 721 South Magnolia Avenue Anaheim, California 92804 n. �+ (714)952-2886 eFAX No. (714)952-3175 ENGINEERS & PLANNERS September 9, 1987 . 1, lylga. 5 S�Q 0\�6EpCN. Mr. Rich Edmonston 0\ N�NPO�pu\F• 6 City Traffic Engineer �4 City of Newport Beach OD 3300 Newport Boulevard Newport Beach, CA 92658-8915 RE: Proposal for Traffic Consulting Services in Connection with the Proposed Expansion of Lancers Landing in the City of Newport Beach, California. Dear Mr. Edmonston: We are pleased to submit this brief proposal letter to you to provide traffic consulting services in connection with the Lancers Landing project at 3101 West Pacific Coast Highway in the City of Newport Beach. This proposal is based on our conversations on September 9, 1987. The proposed scope of work, schedule, estimated costs, and products'based on our present understanding of the project are presented below. SCOPE OF WORK The proposed scope of work will be conducted in accordance with the Newport Beach Traffic Ordinance and includes the following tasks: 1. Assemble • Existing Traffic Data -- The City of Newport Beach will provide us with current a.m. and p.m. peak hour traffic data. THe intersections identified for analysis are: Pacific Coast Highway (PCH)/Orange PCH/Prospect PCH/Balboa-Superior PCH/Riverside PCH/Tustin PCH/Dover-Bayshore Newport Boulevard/Via Lido Newport Boulevard/Hospital Road Other roadway data such as lane configurations, street widths, signal operations and on-street parking will also be assembled for the study Mr. Rich Edmonstcn \J Proposal for Lancers Landing Traffic Impact Pnaiysis September• 9, 1987 - Page 2 locations. 2. Analysis of Existing and Pre-project Conditions -- Based an existing intersection geometrics and signal controls, intersection capacity analyses will be calculated for each study location for existing conditions. The capacity analyses will be conducted in accordance with procedures established by the City's Traffic Ordinance. Current a.m. • and p.m. peak hour analyses will be prepared. In addition, intersection capacity analyses will also be conducted for pre-project conditions, ie. , conditions resulting from traffic generated from other approved projects in the area. The related projects to be included in the analyses will be provided by City staff. 3. Determination of Project Traffic -- The City Traffic Engineer will also provide a.m. and p.m. peak hour trip generation rates. Trip distribution will be determined based on the types ans scale of the uses proposed within the project. The identification of project traffic movements during the typical a.m. and p.m. peak hour will be made in order to analyze street traffic • conditions during these l critical periods. 4. Conduct Analysis of Project Traffic Impacts -- Based on the analyses of pre-project conditions and the project trip generation and distribution characteristics, and traffic impacts created as a result of the proposed project can be identified and evaluated. Inter- section capacity analyses will be calculated for, project conditions, ie. , pre-project conditions with project traffic added. 5. Review of Access and On-site Circulation -- The site plans and operational plans for the project will be examined to insure that - access points, truck and service facilities, and parking access are efficiently and safely located and integrated into the project to the extent possible based on the current level of plans available. 6. Mitigation Measures -- As required in a traffic impact analysis and as useful tools in the final design of the project, appropriate mitigation measures will be identified based on the analyses and plan review. SCHEDULE AND ESTIMATED COSTS We are prepared to commence work on this project upon receipt of written authorization and the material to be provided by the City. The analyses and preparation of the report are expected to require approximately three to four weeks to complete. We have estimated the costs of staff time for the tasks discussed above at approximately $2,850.00 plus direct expenses estimated at $350.00. '1r. Ric,, Edmorston Proposal for Lancers Landing Traffic Imoact Analysis September 9, 19e7 - Page 3 Accordingly, we are prepared to undertake this project for a lumo sum cost of $3,200.00/ including direct expenses billed at 120 percent of actual cost. If our attendance is required at a public meeting, an additional $450.00 will be billed to the project for each such meeting. Any additional formal presentations, meetings, responses to comments, etc. , will be performed as extra work on a time and materials basis using our Standard Rate Schedule (effective January 1, 1987) . Monthly statements will be submitted following the first of each month 'with a percentage complete and any "extra work" charges. Statements are . due and payable upon receipt. Past due statements will be assessed an administrative handling fee and late penalty over an above the contract amount and equal to two percent per month on the unpaid balance assessed from the date of invoice if payment is not received within 30 days. If payment is not received within 45 days of the date of invoice, it is mutually understood between client and consultant that the terms of this letter agreement have been materially breached and that all consultant work will be stopped until such time as all outstanding invoices have been paid and payment has been received. It is also'mutually understood that' the client will pay for all costs, including attorney's fees, court costs and other legal fees, together with consultant administrative staff time and direct costs, plus reasonable interest, in the event it becomes necessary to take action to collect outstanding invoices. We are looking forward to working with you on this project. If this letter proposal meets with your approval, please have a copy of this letter properly executed and returned for our record files. Receipt of the executed copy of this proposal letter will serve as our memorandum of agreement and your authorization for us to proceed on the project as described above. Respectfully submitted, APPROVED BY: G & Co. Name ;;Larr .~Greer, P.E. Principal Title Authorized to Approve Agreements for: City of Newport Beach Date:' I o i TRAFFIC STUDY FOR . . . . LANCER LANDING 1 Newport Beach, California I Prepared for I CITY OF NEWPORT BEACH I I� Prepared by GREER & CO. Q Engineers and Planners � �•••�••���•.� Anaheim, California MARCH 1988 721 South Magnolia Avenue Anaheim, California 92804 O� (714)952.2886 FAX No. (714)952-3175 ENGINEERS & PLANNERS Marc' 22, 1988 Mr. Pach Edmonton City Traffic E7,ginee- City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 F, 1;E: Traffic Mnpact Analysis in C=iectlon with Lancer Lapding Project in :::JJJJ the City of Newport Beach (07-08) Pear Mr. Edmonton: We are pleased to submit this t affic impact analysis in ccnrection with t'ne Lancer Landing project at 3101 West Coast Highway in the City of Newport Beach. The prcpcsed project consists of changing the exis'r ng -uses frcn 41,500 sq. ft. of general office to 29,220 sq. ft. of office and 12,280 sq. ft. of res`auzants and retail. uses. The study analyzes eight intersecdt,-icns in the area of the project for both a.m. and p.m. peak hour conditions. Based on the 1% analysis, the proposed oxwersicn of office uses to restaurant: and retail uses could result in a possible traffic mart at Coast Highway and Tustin Avenue during the p.m. peak hour. Rir`her analysis was undo oaken for this intersection using the ICU methodology. Based on this more detailed ICU analysis for the p.m. peak hour, the intersection of Coast Highway and Tustin Avenue will not be iapacted by the proposed project. We appreciate the opportunity to have undertaken this project for you. If you have any questions, please do not hesitate to contact us. QRpFESS/py . Sincerely. C No. 766 roc. ' I Mchamad Wadi E. Greer, P.E. Transportation Engineer Principal JIgjFRAFF�� OF CALIF MW:vp T= OF OONPFNIS Page wProject Description 1 Project Traffic 3 project Trip Generation 3 Trip Distribution 3 kil Peak 2.5-Hour Volumes 6 Traffic Impact Analysis 7 1% Analysis 7 rSugary and Conclusions 9 Appendix 10 Listed Projects 1% Traffic Volume Analysis (Worksheets) Of LTST OF FIGURES Figure 1 project Location Map 2 Figure 2 Project Traffic D;stributiOn 5 i UST OF TABLES oil Table 1 Project Trip Generation Rates and Trips 4 IwTable 2 Summary of 1% Analysis 8 Table 3 Intersection Capacity (ICU) Analysis rfor P.M. Peak Hour 9 IN r r - i 'h m „1 PRWECr Z The site of the proposed project is located on the south side of Coast Highway between Newport Boulevard and Riverside Avenue. The proposed project consists of converting 12,280 square feet of the project's 41,500 square feet frran general office uses to 11,800 square feet of quality restaurant space and 480 square feet of retail space. The site is situated within the "Mariners' Mile" study area of Newport Beach as shown in Figure 1. This general study area extends along Coast Highway between Newport Boulevard on the west to approximately 1,500 feet east of Tustin Avenue on the east. Access to the proposed project will be directly from West Coast Highway. The project proposed for this site is currently one of the listed related projects referred to as the Valdez project. For the purpose of this analysis, the net difference between the number of trips generated by 12,280 square feet of the proposed office uses and the conversion to restaurant and retail uses was determined and analyzed to determine any traffic impacts resulting from the conversion of uses. Coast Highway is a regional east-west arterial through the city of Newport Beach. The north-south regional access to the study area is from Newport Boulevard (SR-55) , which connects to several freeways to the north providing access to Orange County and beyond. 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'A�� 54:•" _e Q'Ly)! ? .i tp�+ ••`1/v•. :`. =i•1.'i..��%il��el'h�d,'` !n•.+ �a J'•'j wwiur. �°9f•�•;w n-r AST.Q'}(QtNV1� Y.S, *y/ v+`S/^ r,.r�+:ir��01. :: er. '+' � xrni +.v- � s ° .-?, •• 1 .,... •� � '•- nrr,. rll.I,v;'IJS•• r ft•, iiww_ -- - .-t' .*'..• •„��, ., r� zl,•,•,r•r EOWEA ( � ,� I•... ty rN TJo � + r'�•:• r: I ^.ro �tif +/4,L,�y\ `� l7�NePvnr L�,.� _.:i.,'aQ r^1 f,�1Lir . h ram\ = f '+-M:f Mf g h•Y. :M1[Cllwi ril[,?' s:`�, , \ • �...v ''�\��ta�-L.`Ir°e eglA04.}'M1 \_ - �+e•r r (^( `' _- LTh ./ IenLIG�':le •' r• i^+r"L;1b L > \ ...ro. ''`` Yr:' ill'. \1\ 9 11 •.• -/•+ttrrv/�!��' F_ /.. E:r .:I. 1 '�T" 'L�'"�,)` ' '\_n� fr`�i1"T4' xxl�IP i j Tom• •. 4yr \ _ .._ T d•\ • \= .NFWPORT x - -wMNw mytw! - FIGURE PROJECT LOCATION •MGIM[[RS�IIAMNG3 / PRWECT TRAFFIC PRO= TRIP GENERATION Daily, a.m. and p.m. peak hour trip generation rates obtained fma City staff were used to generate project traffic volumes. As discussed above, the net difference Es in the trips generated as a result of the proposed conversion of 12,280 square feet of office uses to restaurant and retail uses was determined. The proposed conversion will result in an increase in p.m. peak hour trips and a reduction in a.m. peak hour trips. Table 1 shows the traffic generation rates and trips for the du-Me in uses fra the formes Valdez project (41,500 Sq. ft. of office uses) to the lances laming project (With the conversion of 12,280 sq. ft. to restaurant and retail) . TRIP DISTEUMPION All trips generated by the proposed project were distributed directly onto West Coast Highway. Directional traffic distribution on West Coast Highway frcmm the site was assigned 48 percent to the west and 52 percent to the east relative to the site. Figure 2, overall Distribution, illus- trates project traffic distribution using the Mariners' Mile specific Plan as a guide. The directional splits occurring at Newport Boulevard and at 3 TABLE 1 PROJECT TRIP GENERATION RATES AND TRIPS Lancer Lending Traffic Impact Analysis - 1 HR. A.M. PEAK HOUR 1 HR, P.M. PEAK HOUR 2.5 HR. A.M. PEAK PERIOD 2.5 HR, P.M. PEAK PERIOD Trip Rate Trips Trip Rate Trips Trip Rates Trips Trip Rates Trips USE In Out In Out In Out In Out In Out In Out In Out In Out (Valdez Project) 12,280 sq. ft. office 2.0 0.4 25 5 0.6 1.7 7 21 4.0 0.8 50 98 1.2 3.4 14 42 (Lancer Lending) 480 sq. ft. yogurt store (retail) 0.7 0.5 --- --- 1.5 2.0 1 1 1.4 1.0 1 --- 3.0 4.0 2 2 A 2,200 sq. ft. pizza store (restaurant) 1.0 0.5 2 i 5.0 3.0 11 7 2.0 1.0 4 2 10.0 6.0 22 14 9,600 sq. ft. quality restaurant 1.0 0.5 10 5 5.0 3.0 48 29 2.0 1.0 19 10 10.0 6.0 96 58 12,280 sq. ft. TOTALS -13 +1 +53 +16 -26 -86 +106 +32 * Trips from Valdez Project to be subtracted from trips generated from conversion space to determine net change. ,• •• Trips generated by the proposed new uses for the converted space. Source: City of Newport Beach; and Greer 3 Co., Engineers and Planners. _ NOR TH I PROJECT Jp LOCATION -`x4b x ex a~` a o }r ?„ FIGURE PROJECT DISTRIBUTION a [NGIN([Ry A BANNERS i 0 • Dover Drive are based upon a review of existing traffic volumes and a previous study for the area. �1� PM 2.5-HOUR VOLMM S The peak 2.5-has volumes which were distributed as outlined above were based on an established City methodology. the city of Newport Beach estimates a peak 2.5-hoUr factor to accamt for the extension of the usual cue-hour peak period. This factor is estimated to be approximately twice •the general peak hour traffic volumes. Both the peak hour axi peak 2.5-hour volumes are shown in Table 1. (1)Traffic phasing Report, Rudy Baronts Retail/office Project, 2244 West Coast Highway, Mariners' Mile, Greer & Co., May, 1980. 6 TRAFFIC nUYP= ANALYSIS It ANALYSIS nie City of Newport Beach identified eight intersections for analysis to determine the impact of the proposed develcFment. these lions are: o west Coast Highway (WCH)/Orange o WCii/Prospect o WCH/Balboa-Superior o WCH/Riverside o WayTustin o WaVDover-Bayshore o Newport Boulevard/Via Lido o Newport Boulevard/Hospital Road The existing 1987 2.5-hour peak period traffic volumes were provided by City staff for each intersection for both a.m. and p.m. peak periods. Since the project is expected to be completed in 1988, ambient growth factors also provided by City staff were applied to the existing 1987 volumes to reflect 1988 traffic conditions. An annual growth rate of 2.5 percent per year was utilized to increase all existing traffic volumes along Coast Highway west of Newport Boulevard. A factor of one percent Per year was used to increase all traffic volumes along Newport Boulevard and on Coast Highway east of Newport Boulevard. 0 0 • The peak 2.5-hour traffic volumes for all approved projects, which were atalso provided by the City of Newport Beach, were added to the 1988 peak 2.5-hour traffic volimies. The resulting traffic volumes, pre-project traffic, represent the projected peak 2.5-hour traffic volumes in 1988 It prior to any changes resultuxj frcm the proposed omwersion of uses. One percent of the projected peak 2.5-hair volumes at each approach of each intersection was ccupared with the peak 2.5-has volumes assigned and distributed fran the proposed project. A smnary of this coaparison is shown in Table 2. TABLE 2 SOMNM OF 1% ANALYSIS Lancer Landira Traffic Imm nct Analysis A.M. Project Peak 2.5 Has VOIUTIes Less Than 1% of 1988 Intersection NB SB EB WB Peak 2.5 Has Volumes Coast Hwy/orange 0 0 -7 -22 yes Coast Hwy/Prospect 0 0 -7 -22 yes Coast Hwy/Balboa-Superior 0 0 -7 -22 Yes Coast Hwy/Riverside 0 -2 -45 -12 Yes Coast Hwy/Tustin 0 -2 -40 -10. Yes Coast Hwy/Lover-Bayshore 0 -2 -32 -8 yes Newport Blvd/Via Lido -2 -5 — 0 Yes dNewport Blvd/Hospital Rd -14 -4 -1 -1 Yes P.M. Project Peak 2.5 Hair Volumes Less Than 1% of 1988 Intersection NB SB EB SB Peak 2.5 Has Volumes Coast Hwy/Orange 0 0 28 8 yes Coast Hwy/Prospect 0 0 28 8 yes Coast Hwy/Balboa-Superior 0 0 28 8 Yes Coast Hwy/Riverside 0 6 17 49 Yes law Coast Hwy/Tustin 0 8 15 40 no Coast Hwy/Dover-Bayshore 1 6 12 32 yes f�J�l Newport Blvd/Via Lido 6 2 — 0 yes at Newport Blvd/Hospital Rd 5 15 1 1 yes Source: City of Newport Beach; Greer & Co., Engineers and Planners 10, As shown in Table 2, only the Coast Highway/Tustin Avenue intersection so will exceed the one percent analysis during p.m. peak hour. • ICU ANALYSIS As shown in Table 2, the one intersection ending the one percent analysis was Coast Highway and Tustin Avenue during the p.m. peak hour. the intersection was further examined using the Intersection Capacity Utilization (ICU) analysis methodology. Table 3 presents the results of the ICU analysis for the three traffic conditions: existing, pre-project (projected 1988 traffic) , and post-project (1988 traffic levels with project traffic added. TABLE 3 INTMSWTICN CAPACITY ANALYSIS (ICU) FOR P.M. PEAK H= Lwxnr Landing Traffic Impact Analvsis 1987 1988 1988 Mastu-q Pre-project Post-project Intersection Conditions Conditions conditions IOS1 MLO I114 ,VLC IDS vL Coast FLighway/'lUstin Avenue B 0.63 C 0.79 D 0.81 1 LOS — Level of Service 2 V/C — Volume-to-Capacity Source: Greer & Co., Engineers and Planners. i 9 0 - • 0 W SMOMRy AM CONCLUSIONS This traffic impact analyses examines eight intersections in the surrounding area of the proposed project under a.m. and p.m. peak hour conditions. Based on the initial 1% analysis, the proposed conversion of 12,280 square feet of office uses to restaurant and retail uses would result in a potential traffic impact at Coast Highway and Tustin Avenue during the p.m. peak hour. Further analysis of this intersection was undertaken using the intersection capacity analysis methodology (ICU) . Based on the ICU analysis, the intersection of Coast Highway and Tustin Avenue will not be significantly impacted by the proposed project. The intersection is projected to operate at Iavel of Service "D" with a V/C ratio of 0.81 during the p.m. peak hour. If, I � I � 10 I � L APPENDIX LISTED PROJECTS 1% TRAFFIC `IOIIJME ANALYSIS (WORRSFI=) ICJ ANALYSIS MPIZBEEIS M 11 PAGE: 12 �ePCPT :\ :P'n:Y?0 ?=JJ E:T 4C1�4E3 ?70J—'IoR 1LL PRCJE:TS ON FILE: APPgOVE: VOLUME IS wE:SHTEO 3Y. -1 AUJHE: A:-CRAFT At 1::i OCCUPANCY Ocz HOAG MGSP:TIL CCC: OCCUP:NCY C:? FAR '.EST S]VVIGS IND LJAV 1CC: OCC J?6N C" CC5 Ar-7CNUTRUN-C FORD 030. OCCUPAe CY OCa 3ACR 3AY OFFICE JOGS OCCUPANCY C:7 30YLr EV(1-4dRTVG 100' OCCUPANCY Gca CAL CAVAG"N 3ANH 1005 OCCUPANCY OC9 CIV?C PLAZA OISi OCCUPANCY C1C C:PP�P1T- 9LA-1 QI:. OCCUPANCY 11: BOLL CENTER NE*APORT 100% OCCUPANCY 012 HACA?ThU? COURT 032C OCCUPANCY VATI OMAL '-UCAt ON OF='C- OOGt O LUPIN Y 3L4 NO-n TH FOR: OOC: OCCUPANCY :L` O?CPAFO OFF:-c t:G: OCCUPANCY C1= PSC:F:C 4UTUAL OLSZA 13-i OC UyfNCY 017 'C1 S:RCh OFFICE IN OC:JPAVCY is NEJPORT PLACE 077: OCCUPANCY C19 SHJRRIAN OCGL OCCJ?INS C2: PA.A IF NE'JP:RT 1Ccs OC:JP3NcY 321 BAYS:2E S:UARE 1:C: OCCUPANCY :22 iEi ?SLANG C37: OC:UP i:ICY 023 S:Y JOCC ]PSRTHEYTS 1GOs OCCUPANCY C24 HARSGR POINT HOMES 025: OCCUPANCY C25 R03rR'S SA3CENS 10:: OCCUPANCY 02� 5.AV:E. LUTHERAN ?LAZA 1:C: OCCUPANCY OCT RUCY 3AR04 133S OCCUP3NCY 722 :UA?L 3US!%ES7 CENTER 1CCi Occu-14CY C29 44L NEVPO?T 3LV:. 1COi OCCUP:NCY C3: MA?7141'S VINEYARO OCC: OCCUPANCY -3< :7: iJS:\ESA C-ENTER CSi JC ?:VCY C33 XGLL Ca4TER 4PTNO. 1 TOP GO:i OC:J'AVCY C24 PPOJE:TS I41 TO 343 CC:-. 7CC.P.4CY a ?CS3 40L'AR- 4-: IC f 4cy :3c 3ANNIAG / NE'VORT RANCH 0300. 9C:LPANCY 0?9 HUGWEI 3:7CIAFT sC ACC: OCCUPANCY :Tf JE:VH GC:S OG- ?ANCY C41 FL GSHI"HCSPIT=L I: CC'.c'INCY OU: 3:3 AaY+V 1C Uu3 FUN :J:IE Cc JC 'JPSVCY GU4 I'AR'ICTT HOTEL OG:i OcCU?A`Jc� CuS ST. AvOgq;S CHURCH 1Oi OCUP A CY : 4. Y-C1 - OC:J�:'.'CCY CUT ALLPE: CC'; :T2 O: "P3VCY 4C?31N 'ZIZL3P4�NT' 1CC: Ot.-P 1`tC" CVi FJuq SE1i.:43 MOTEL Oz—1CCL'P=VCY UNIV STH CL'J2 TOP Y E4RAY 1:C. )CCU?:N CY J5: 3LC : -EOIC'L u:;:. OC:UO3NCY {__ 'J°IY�..(?i•!5 L]v ----Z::]i—JC-•'?-�C'!— :51 SEE ?=C_E CTS 53C TO 533 0::i O:CU?1'::Y ?EaCo t C.•1 AP>a:YE] ° ....:7 VC�1`Ei C54 A,*;C! no L "C.RTHUG C2.?T :� 7CCL°ANCY .56 sNEVCYEVt NC C FOa: AFRO :7S• 0__. A'ICY C97 Ci:VE' 3=ANV:LL_F=C: C53 -F-A 3EL MAR H"'SS :'PIhCY Jai °:J C.INYJN '-A iPTS. OC.PANCY C6: lu:: ::VE S74EEr 7^__: 7CC.a A•'ICY 061 11:: ':UA:L ST;E,:T - 3C::1°A4CY C6I HELT:En MEDICAL O°a:CE OC:J°:VCY C57 ACLL CE`IT 5? TOP AMEY:. 01 OCC.P ALICY 06° Y:LL3 iO:'IT ^_ OCCU°14CY C63 a^.SAN'S :EVELCP"E•1T CY: CCU°ANCY bi ?L':'X a^J WIT Cra P°OJ - OC:UPA:ICY J65 4F.PCRT^A;uAT::3 CE.•ITE? .:^:: OCCUPANCY 069 25:^_ E :]A57 H.Y : OCCUPANCY 07C JISYIVE ;tax '^C: OCC:PANCY :71 7A CAP TWU AS5-1 Atzi - OCCUPANCY C72 4E.10°TE; :NN E:0:::5:7y :CUPANCY 4E.P OPT r ::0 4E: 'E4TEa 7CC.P A>ICY 074 PAC ETT:? NOYES ^:]: JCC.PSN CY C75 F43,1ION IS gE4AtSSA:ICT- 3CO: OCCUPANCY C76 C?JYA HOUSE iE OC:JP.:NCY C77 C::' _-WSJ: a70JEC; :JCC.°::ICY P:.9T L 4A OCCUPANCY C7 : 79 P :E a -- OC- - Ji: ?TfEnS:JE aETA:L 3UIL]1:10 0:1: 7C.P A`,CY 031 eE.P OPT SEACaEST APT 1::: OCCUPANCY ,`;> ^.TH �t 3E0/CaE1%F]ST :VN C:1: OCCUoall" :.,I :3C: C1.P.: :n(Y-EsycanE1 :L: OCC.P]>ICY C3- :A]°:S NE'A°C;T CENTE? O:L: OCCUPANCY _O SCC.PA`iCY C37 ,-:t:n:A ST1T:C•I IOFa:CEI ::1: OC.G:N CY C32 I7a3 CAMPUS ]Pt"-iT0a30E1 ':: OC:.?ANCY 039 NEJP^aT - °^7*; Ui ' h:..ivai >,-:CE iJ�:3 0a3 7C:.2lSCY Cot r_Dc_.Tv NATIONAL TITLE �•';' 4A -a5• -• - 4]aiVr Ta :1T OC:Ja ANCY C77 3.N..3 T?_-a, APA°T N lii :1L OC:J>Ah CY :94 SEAS__. APAPTYENTS 1:I J::: OCCUPANCY 4°r 33Y BET-PEYVIT INS! 0 -90 aE.P:7t CLASS?: :V,V 0__.°ANCY NO. i �:?: AE?0 :0:: OC:U?AYCY ;AI AYE`,_+E'iT •!O. 1 °CPC Ayo _ : 3u; aYC" r :t :IC 1 F7a] 1E?J "_GC:U?AYCY I+3 SYEY:4EYT 40. 1 FCaO A"Aa3 : OCCU°A•ICY r>3: IYEhJYF'1T 4C t 400TN FCa] C::: OCC:,PA:ICY 5:1 3'C v: ::IT'!0 1 'IOC-= C�?A4C V J?J • ':: A•E"-�C'I7 O L 'IC°Tr 3:•: A'•:9,' - .i vC t ':V— a:i: ___ OC_,P:NCY 91 %F.PC- 9>. __ C_.Y .r 1. f: :_f__ _. :J:_0CC'we°3N:Y to Traffic Volume Analysis Intersection COAST HIGHWAY ORANGE STREET (Existing Traffic Volumes base on Average Winter pring 19 87 AM Peak Regional Approved Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2h Hour Growth Peak 211 Hour Peak 2+1 Hour Peak 2Y Hour Peak 2� He Volume Volume Volume Volume Volume Volume Northbound 283 Southbound 183 Eastbound ! 4697 !4 Z b 6 2 N Z ! ' l7 •.. •'' _-'•/ '_. 2 p i westbound I 2432 ! 5.37 I J� Project Traffic is estimated to be less than 1% of Projected Peak 22 Hour Traffic Volume Project Traffic is estimated to be greater than lro of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. 1% Traffic Volume Analysis Intersection COAST HIGHWAY/ORANGE STREET (Existing Traffic Volumes based on Average Winter/Spring 19 87)PM I Peak 2y Hour Approved Approach Existing ( Regional Projects Projected 10. of Projected Proje, Direction Peak 2h Hour i Growth Peak 211 Hour Peak 211 Hour Peak 2y Hour Peak 24 Ir Volume Volume Volume Volume Volume Volu+ 1 Northbound 452 Southbound I 2 s 2 205 ` jI Eastbound 3970 p I c4- p �7 I I / 3 " S�� •.'.?r: �• ;j Westbound f 6185 I S Uf• 1 1 3SZ I 7/ 91 -7 i /l ram' Project Traffic is estimated to be less than 1% of Projected IIIJJJ Peak 22 Hour Traffic Volume Project Traffic is estimated to be greater than 10 of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. 1% Traffic Volume Analysis Intersection COAST HIGHWAY/PROSPECT AVENUE (Existing Traffic Volumes based on Average Winter Spring 19 87)AM Peak 21s Hour Approved Approach Existing Regional Projects Projected 1� of Projected Projec Direction Peak 24 Hour I Growth Peak 2y Hour [Peak 2k Hour Peak 2y Hour Peak 2y Volume ! Volume Volume Yolume Volume Volur. Northbound i _ ._ 1 I I 179 I — !I Southbound 403 — I � p / i • "� i Eastbound 484 'I westbound 2370 �f Project Traffic is estimated to be less than 1% of Projected LLLJJJ Peak 212 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected El Peak 21-2. Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. .1% Traffic Volume Analysis Intersection COAST HIGHWAY/PROSPECT STREET (Existing Traffic Volumes based on Average Winter/Spring 19 87 PM Peak 2k Hour Approved Approach Existing Regional Projects Projected 11. of Projected Project Direction Peak 2h Hour i Growth Peak 2y Hour Peak 212 Hour Peak 2y Hour j Peak 2y f Volume Volume Volume Volume Volume Volume Northbound 302 3 ` ISouthbound 304 r o ' Eastbound p ,•- I 1 3819 _ �1S 9 8 Z2 ; 4 g - . ��. . Westbound 3 S Z i� 6303 15 I ���Z Project Traffic is estimated to be less than 1% of Projected Peak 21-,. Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 104 of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. I � 1% Traffic Volume Analysis Intersection COAST HIGHWAY/BALBOA BOULEVARD—SUPERIOR AVENUE (Existing Traffic Volumes based on Average Winter/Spring 19 _0 AM Peak 211 Hour Approved Approach Existing i Regional Projects Projected 1% of Projected Project oirection Peak 2h Hour I Growth Peak 24 Hour Peak 211 Hour Peak 24 Hour Peak 2k Volume ! Volume Volume Volume Volume Volum, I ^— Northbound 1877 I - 40 .l 7 I1 1q southbound 1376 2 Z / r7� Eastbound 6397 ! 6D ' I1O? df� ! -7� Mestbound 1899 ' 47 • I 758 2 70 q- I _.•;..r.;,—%r�� ra' Project Traffic is estimated to be less than 1% of Projected LLLJJJ Peak 2Z Hour Traffic Volume Project Traffic is estimated to be greater than 101 of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. 1% Traffic Volume Analysis Intersection COAST HIGHWAY/BALBOA BOULEVARD—SUPERIOR AVENUE (Existing Traffic Volumes based on Average Winter/Spring 19 _LJ PM Peak 24 Hour Approved Approach Existing Regional Projects Projected 10. of Projected Proje I Direction Peak 2y Hour Growth Peak 2h Hour Peak 2y Hour I Peak 2y Hour Peak 2y Volume Volume Volume I Volume Volume Volu Northbound 1861 41 Southbound 3758 i Z ?� SO 40 f Eastbound 4794 2 O I Ipo7 1I Westbound 4784 2 CJ I D 2 Project Traffic is estimated to be less than 1% of Projected Peak 21-2 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than i% of Projected Peak 212 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. oil �j df 1% Traffic Volume Analysis Intersection COAST HIGHWAY/RIVERSIDE AVENUE (Existing Traffic Volumes -based on Average Winter Spring 19 87) AM Peak 2k Hour Approved Approach Existing i Regional Projects Projected 1' of Projected Projec Direction Peak 2h Hour Growth Peak 2;1 Hour Peak 211 Hour Peak 2% Hour Peak 2k Volume Volume Volume Volume Volume Volum I Northbound I 28 I 3 (� Southbound I 891 I g Z q 7� 10 Eastbound L`r.Z41 '7 0 Westbound i 3351 Project Traffic is estimated to be less than 1% of Projected Peak 22 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 21.. Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. I% Traffic Volume Analysis Intersection COAST HIGHWAY RIVERSIDE AVENUE (Existing Traffic Vol-u—me—s--bais--e-d on Average winter/Spring 19 _ PM Peak 21s•Hour Approved ' Approach Existing Regional Projects Projected 1. of Projected Project Direction Peak 2y Hour Growth Peak 211 Hour Peak 215 Hour Peak 21s Hour Peak 2y He Volume Volume Volume Volume Volume Volume Northbound 61 I t �I Sorthbound 1247 l 7 3 Eastbound 5217 S Z 1 L} I L / . � ",•";•_� /-: " oil �1 Westbound ( S816 •. '-- Sr` ►� 0a 72 1 Lf 3 I IJ rrJ Project Traffic is estimated to be less than 1% of Projected Peak 2= Hour Traffic Volume .N Project Traffic is estimated to be greater than i% of Projected -Y Peak 21-2 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. �l1 oil r� • r'► f ' 1 1% Traffic Volume Analysis Intersection COAST HIGHWAY/TUSTIN AVENUE (Existing Traffic Volumes based on Average Winter Spring 19 87) AM y Peak 21,,•Hour Approved P+ i Approach Existing Regional I Projects Projected 1% of Projected Project itDirection i Peak 2h Hour I Growth ! Peak 2h Hour Peak 24 Hour Peak 2h Hour Peak 2111 I Volume ' Volume i Volume Volume Volume Volume yI Northbound ( 7 If 2 Southbound 138 / Eastbound 5134 s SS it Westbound 3105—.. .. _.. .3_I r/ Project Traffic is estimated to be less than 1% of Projected �1 Peak 22 Hour Traffic Volume ❑ 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. 4 Ili lid - 1% Traffic Volume Analysis W\ Intersection COAST HIGHWAY/TUSTIN AVENUE i} (Existing Traffic Volumes based on Average Winter/Spring 19 87) PM �} Peak 2� HourQtour d Approach { Existing Regionals Projected 1% of Projected Project Direction Peak 24 Hour Growth Peak 211 Hour Peak 24 Hour Peak 211 P. Volume I Volume Volume Volume Volume Volume ll Northbound 21 I Z I l �� ! Sauthbound I305 2 6 I •,�, 3 I g_ i Eastbound i� i 4150 q I 1395 SSdE S 6 r•_ )s Westbound i 5839 Y ` _•. .SSA 1 1U•13 I -731 ri `IG 3 �� rV Project Traffic is estimated to be less than 1% of Projected Peak 2? Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Peak 21-, Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. ri ri N rf Sri ri �, ra �i 1% Traffic Volume Analysis Intersection COAST HIGHWAY/DOVER DRIVE—BAYSHORE DRIVE (Existing Traffic Volumes based on Average Winter/Spring 19 87 AM Peak 24 Hour Approved Approach Existing I Regional Projects Projected 1% of Projected Project Direction Peak 2k Hour I Growth Peak 2h. Hour Peak 28 Hour Peak 2h Hour Peak 2� No Volume volume Volume Volume Volume Volume Northbound I 312 Southbound 2250 I s4(- 2 0 2 2 Eastbound 1 4717 �. q� I �� (f dp S- 2 Westbound I 4862 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 2)-2 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. I . l - 1% Traffic Volume Analysis Intersection COAST HIGHWAY/DOVER DRIVE—BAYSHORE DRIVE (Existing Traffic Volumes based on Average inter pring 19 87 PM Peek 2k Hour Approved Fop, proachExisting Regionel ProjectsProjected 1% of Projected Projec rection Peak 2y Hour Growth Peek 2�S Hour Peak 2�a Hour Peak 2y Hour Peak 2k I Volume I Volume Volume Volume Volume i Volur Northbound I 245 Southbound I 2990 Eastbound 3683 f Westbound ' 8270 53 1 Project Traffic is estimated to be less than 14% of Projected Peak 2= Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Peak 231 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. I } I i i 1% Traffic Volume Analysis dntersection NEWPORT BOULEVARD/VIA LIDO (Existing Traffic Volumes based on Average Winter Spring 19 8 AM Peak 211 Hour Approved Approach Existing Regipnal Projects Projected 1% of Projected Proje• Direction Peak 2y Hour Growth Peak 2h Hour Peak 24 Hour Peak 24 Hour Peak' 2k Volume Volume Volume Volume ! Volume Volu I Northbound 3400 �� Sauthbound 3066 3 I T 3 Eastbound We, 1031 Project Traffic is estimated to be less than 1% of Projected Peak 2�, Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 11 of Projected Peak 2z Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis -is required. 10A Traffic Volume Analysis dntersection NEWPORT BOULEVARD/VIA LIDO (Existing Traffic Volumes based on Average Winter/Spring 19 87 )PM Peak 24 Hour Approved Approach Existing Regional Projects Projected 1. of Projected Phojec Direction Peak 2y Hour Growth Peak 211 Hour Peak 2)1 Hour I Peak 2h Hour Peak Z� Volume Volume Volume Volume Volume Volur. Northbound 3647 3 2 Z 9 0 3 D 3 r 3 Southbound 5509 ! 'L Z `f ` 7 Z T Eastbound Westbound i 1568 Project Traffic is estimated to be less than 1% of Projected uu Peak 21i Hour Traffic Volume Q Project Traffic is estimated to be greater than 1p of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. . 10 Traffic Volume Analysis dntersection NEWPORT BOULEVARD/HOSPITAL ROAD i (Existing Traffic Volumes based on Average Winter/Spring 19 8 AM Peak 24 Hour Approved oi Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2y Hour I Growth Peak 2k Hour Peak 2k Hour Peak 24 Hour Peak 2y F volume.. Volume Volume Volume Volume Volume Northbound 4045 _ b I �z 3 Southbound 777 I �j 2495 Z Eastbound 1235 _ �I 13514 t / westbound ' 895 Project Traffic is estimated to be less than 1'A of Projected Peak 21 Hour Traffic Volume ❑ Project Traffic is estimated to be greater than 1% of Projected Peak 21-, Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. A EW Pp @� CITY OF NEWPORT BEAQ U T P.O. BOX 1768,NEWPORT BEACH,CA 92658-8915 - B�G � March 15 , 1988 � MARlg�g86 � Mr. Richard Miller GJatJw Platte Valley Bank `. Commercial Corporation 13900 E. Harvard Avenue Aurora, Colorado 80014 Subject: Lancer Landing Project, 3101 W. Coast Highway, Newport Beach, Ca. Dear Mr. Miller: It appears that the Lancer Landing project is once again at a standstill and 180 days have elapsed 'since the last called inspection was performed by the Building Department. I am therefore appealing to you as the lender to expedite this project and avoid having the permit cancelled. One of the ongoing problems is the waterproofing of the structure is still incomplete and seawater is intruding and destroying the rei4forcing steel. The latest recommendation is the use of benionite ; however, as we go through these changes, it is imperative that the corrosion of the steel matte is stopped as soon as possible. The second major item pending , is the completion and approval of the structural steel framing. The steel framing at the present time is unpainted and corroding substantially, especially at the points of connection and' is not tightly bolted or adequately braced to avoid collapse of beams causing substantial damage to the pre-stressed concrete below. You should also be aware that some field changes were made and the approved set of plans were never submitted with these changes and are therefore not approved by the plan check engineer of the Building Department. Without this approval, the inspection process stops. An additional administrative problem we seem to be faced with is the fact that Sheldon Pollack Corporation is the permit holder but it appears that Lancer Landing contracted directly with Eagle Ironworks to erect the steel frame and presently nobody wants to take the responsibility to correct that problem. There are other smaller concerns which also need attention and should be discussed with the Senior Structural Inspector. 3300 Newport Boulevard, Newport Beach Mr. Richard Miller 3101 W. Coast Highway Page Two Would you please advise if you can bring all the parties involved in this project together for a meeting so we can proceed and bring it to completion? My telephone number is ( 714)644-3282 . Very truly yours, BUILDING DEPARTMENT Raimar W. Schuller Director cc: Larry Heinrich, Platte Valley Federal Ed Best, Sheldon Pollack Corporation Chris Hansen, Reagan and Kramer Don Richardson, Owner Frank Richardson, Smith Emery Company Steven Weiner, Ross Asset Services Group ik ' 4 0 f CITY OF NEWPORT BEACH_ U P.O.BOX 1768,NEWPORT BEACH, CA 92658-8915 �,q<,FOAN`P March 9, 1988 Larry Greer, Principal Greer & Cc 4095 E La Palma Av #L Anaheim, CA 92807 RE: LANCER LANDING Dear Mr. Greer: Attached is the updated plan use data for the Lancer Landing project. i Please treat the restaurant and pizza parlor as quality, sit-down restaurant uses, and the yogurt shop as general retail. If you have any questions, please call me prior to re-doing the traffic study. Sincerely, Richard M. asoYi -�P. E. Traffic Engineer RME:bb WP:LANCER Attachment 3300 Newport Boulevard, Newport Beach . Lancer Landing, Ltd. • 801 Civic Center Drive,Suite 300 Santa Ana,CA 92701 (714)550-6380/6381 March 1 , 1988 Mr. Richard Edmonston Traffic Engineer CITY OF NEWPORT BEACH P. 0 . Box 1768 Newport Beach, CA 92658-8915 Re: LANCER LANDING PROJECT Dear Mr. Edmonston: Attached is the information you requested on the restaurant (s) at Lancer Landing. As I indicated, no leases have been signed. These figures reflect existing negotiations and information supplied by the potential lessees. The yogurt shop will be all take-out. The pizza parlor will, be 80% take-out volume and 20% on site with very limited seating for patrons who are waiting. We are not presently negotiating with any charter operators. However, we have tried to reflect the volume. We do not anticipate more than one operator due to our existing dock facilities . Most of the charters would arise between the months of May and October and the week of the Christmas Boat Parade. During the winter months few charters are anticipated. We have also assumed the charter firm would operate one large yacht and one smaller boat of less than 65 feet . If you have any questions, please telephone me. nerely Don Richardson DR:dm Enclosure cc: Jerry King (w/enclosure) TRAFFIC STUDY FOR LA1 s: (1) Restaurant ( 2) Yogurt Shop; • E each restaurant (usable) : ( 1) 9 , 600; ( 1) 11_: 30-11 : 30 M-Th, 11 :30-12: 30 F/Sa • (2) 11 : 00-11 :00 F-Sun, 11:00-9:00 M-Th , t ( 1) Yes; (2) No; (3) No f rs (Happy Hour , etc . ) ? : ( 1) No; (2) No f lunch and dinner? : ( 1) Lunch & Dinner; ocktail lounges: ( 1) 1 ,000; (2) n/a; area cocktail lounges occupy: ( 1) 10% s (dinner house, fast food, etc. ) : (1) D t Lancers : No present commitments . We E 'es: One E. Two t i rs per week and the day of the week: TH of people per -charter: Fifty r Ii � I I' 4 .' b r 721 South Magnolia Avenue Anaheim, California 92804 eaENGINEERS (714)952-2886 FAX No. (714)952-3175 & PLANNERS February 5, 1988 1 Mr. Rich Edmonton City Traffic Engineer City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 RE: Traffic Study for lancers landing, 3101 West Pacific Coast Highway, Newport Beach, CA. Dear Rich: Attached are three copies of the lancers landing traffic study for your review and ronnnent. We ccnpleted the study earlier in January after receiving proposed uses as supplied by the developer. the developer is 'reviewing the study report to be assured that the uses are in fact what will be contained ,in their final development program. 4here seems to be some thought now that the dinner house might be open for lunches as well. us would alter the trip generation assumptions and would require a change in the report. The developer has not responded to our recent calls regarding this issue. If you have any questions, give either Mr. Mohamad Wadi or myself a call. Sincerely, GREER & CO. at__ � Larry E. Greer, P.E. Principal IEG:st Attached. Ltr frm Lancer landing, Ltd. w/attached uses. -' Lancer Landing, Ltd. 801 Civic Canter Drive,Suite 300 Santa Ana, CA 92701 (714) 550-6380/6381 December 15 , 1987 Mr. Moe Wadi LARRY GREER & ASSOCIATES 721 S. Magnolia Anaheim, California 92804 Re : Traffic Study of Lancer Landing Dear Mr. Wadi : Enclosed is the document regarding the tenant square footage by use that you requested from Mr. David Stolte, our leasing agent. Inasmuch as Mr. Stolte will be out of the office for the balance of the week, please contact Mr. Henry Penso at 714/ 550-1195 or 550-1215 if you have any questions . erely, ichard A. Mickel RAM: sm Emclosure cc: Jerry King LANCER LANDING LEASES NOVEMBER 1 , 19B7 SIGNED LEASES NAME SQ_FT. LOCATION RENT PER SP.FT. TERM ER I C CHESS BRONK 1301) 4TI1 FLOOR 4522.50 3.48 5 YEAR FEDERAL FINANCE 1300 - 4TH FLOOR 4192.50 3.22 - 5 YEAR I Alll_ WINGER lyl l 4TH FLOOR 28 11.35 2.7B 5 YEAR APINIK, II•IC.- loll 4TH FLOOR 2811.35 2.78 5 YEAR • WILSHIRE MANAGEMENT 1270 4TH FLOOR 4445.00 3.5 5 YEAR CAMPAC PROPERTIES 1270 47H FLOOR 4127.50 3.25 5 YEAR WINGER, INC. 1300 4T1.1 FLOOR 4522.50 3.48 5 YEAR RAFAEL ROSINGANA 1011 4TH FLOOR 2811.35 2.78 5 YEAR SHAW & FARLEY 1600 3RD FLOOR 15600.00 3.50 5 YEAR SIGNED LETTER OF INTENTS LEASES OUT FOR SIGNATURE LEMAY'S YOGURT 460 2ND FLOOR 1531.80 3.33 FSG 5 YEARS + 2 Q 5 YEAR PRIMA PIZZA 2200 iST FLOOR 6650.00 2.75 NNN vs 7 1/2% OF GROSS 10 YEARS + „ @@YEA -min .50 Exp f_IIEESECAKE FACTORY - 981710 2PID'FLOOR 28,910,00 2.95 NNN VS 7.2.`,% OF GROSS 10 YEARS + 2 Q 5 YEA NURNBLOWER YACHTS - 1300 ' 1ST FLOOR 3575.00 2. 75 FSG 5 PEARS TOTALS LEASED 11 ,073 AUG. LEASE RATE 3.23 TOTAL SPACE 41494 LEASED 26.69 OUT FOR SIGNATURE - 13,760 AUG. LEASE RATE 3.35 OUT FOR SIGN 33. 16