HomeMy WebLinkAboutTS094 ® � 0116J 5 �
'S CITY OF NEWPORT BEACH F I L E D
F 1JG 121994 3300 Newport Boulevard-P.O.Box 1768 AUG 1 2 �ttr�
Newport Beach,CA 9M59-1768 1"4
GARY L.GRANVILLE,County Clerk GARYL GRANVILLE,County Clerk
^DEPUTY NOTICE OF DETERMINATION gy—`DEPUTY
To: Office of Planning and Research From: City of Newport Beach
❑ Sacramento,CA 95814 1400 Tenth Street,Room 121 Planning Department
3300 Newport Boulevard-P.O.Box 1768
Newport Beach,CA 92659-1768
County Clerk,County of Orange (Orange County)
® Public Services Division "---�----"—•
P.O.Box 838 Date received for filing at OPR:
Santa Ana,CA 92702
Subject: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the
Public Resources Code.
NameofProject., Edwards Cinemas Big Newport Triplex Addition, GPA 94-1(B), TPO # 94,
Use Permit No. 1527 (A),Exception Permit No. 46.
State Clearinghouse Nmnber. Lead Agency Contact Person: Telephone No.:
N/A John N. Douglas 714 / 644-3225
Project Location: 210 Newport Center Drive, Newport Beach, CA 92660
Project Description: The approved project involves demolition of an existing vacant
restaurant building, construction of a new structure which would
contain three new cinemas which have a total of 397 seats.
This is to advise that the City of Newport Beach has approved the above described project on D-8-1994
and has made the following determinations regarding the above described project: (Date)
1. The project❑will 0 will not have 4L significant effect on the environment.
2. ❑ An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA.
® A Negative Declaration was prepared for this project pursuant to the provisions of CEQA.
3. Mitigation measures R] were❑ were not made a condition of the approval of the project.
4. A Statement of Overriding Considerations❑was P was not adopted for this project.
5. Findings El were❑ were not made pursuant to the provisions of CEQA.
The final EIR or Negative Declaration and record of project approval is available for rc%iew at the Planning Depart-
ment of the City of Newport Beach,3300 Newport Boulevard, Newport Beach, CA 92659-1768;714/644-3225
_ UeV` � 3-10-1994 Associate PI a
_ c e nner
Signature Date 7i11e
Rcdccd ll'�l
� ' ® 116�95
FILED
CALIFORNIA DEPARTMENT OF FISH AND
CERTIFICATE OF FEE EXEMPTION AUG 12 1994
GARY L GRANVILLE,County Clerk
De Minimis Impact Finding gy DEPUTY
A. Name and Address of Project Proponent: Edwards Theatres Circuit Inc.
210 Newport Center Drive
Newport Beach, CA 92660
B. Project Description: The proposed project involves demolition of an
existing vacant restaurant building and costfucting a new building
which would contain three new cinemas, a total capacity of 697 seats.
C. Project Location: 210 Newport Center Drive, Newport Beach, CA 92660
D. Findings:
The City of Newport Beach has conducted an Initial Study to evaluate the projects
potential for adverse environmental impact, and considering the record as a whole
there is no evidence before this agency that the proposed project will have the
potential for an adverse effect on wildlife resources or the habitat upon which
wildlife depends. On the basis of the evidence in the record, this agency finds that
the presumption of adverse effect contained in Section 753.5(d) of Title 14 of the
California Code of Regulations (CCR) has been rebutted. Therefore, the proposed
project qualifies for a De Minimis Impact Fee Exemption pursuant to Section
753.5(c) of Title 14, CCR.
E. Certification:
I hereby certify that the lead agency has made the above findings of fact and that
based upon the initial study and hearing record the project will not individually or
cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2
of the Fish and Game Code.
Date John H Dou , AICP
Enviro ent Coordinator
City of Newport Beach
F.\wP51\PLANNING\IOHN-D\FORMS\DFG-EXEM.
STATE OF CAUFORNIA-THE RESOURCES AGENCY
DEPARTMENT ISH AND GAME 34633
v ENVIRONAL FILING FEE CASH RECEIPT
DFG 753.5a(6-91) '/,
Lead Agency: ��T(/' �7�LLGr%� Date:
County/State Agency of Fling: Document No::
Project Title: FQ A&& ('a a Q LuID� 0/- /Ca) 712-61W,0-10
Project Applicant Name: ` f D '/ Phone Number:
Project Applicant Address: �ii a A&6w r� Miot - / ry�dr,BrY� i f go��yLt3
Project Applicant(check appropriate box): Local Public Agency_� School District Q Other Special District Q
State Agency ❑ Private Entity ❑
CHECK APPLICABLE FEES:
( ) Environmental Impact Report $850.00 $
( Negative Declaration $1,250.00 $
( Application Fee Water Diversion(State Water Resources Control Board Only) $850.00 $
( Projects Subject to Certified Regulatory Programs $850.00 $
County Administrative Fee $25.00 $
( j Project that is exempt from fees
TOTAL R 1 $
Signature and title of person receiving payment:
FIRSTCOPY-PRQIECTAPPLICANT SECOND COPY-DFG/FASS THIRD COPY-LEAD AGEN FOURTH COPY-COUNTY/STATE AGENCY OF RUNS
e CITY OF NEUORT BEACHO
COUNCIL MEMBERS MINUTES
yF
ROLL CRL�FS 9� August 8, 1994 INDEX
Annual 5k Run and Walk, 10k Run and lk
Kiddie Run on Sunday, October 23, 1994
from, 7.00 a.m. and continue until 10:30
a.m.
ayor Turner inquired into the starting
e for this event inasmuch as the
A nda noted 7:00 a.m. , but the
ap ication indicates 6:00 a.m.
Motion x The ty Manager advised that the event
All Ayes will gin at 7:00 a.m. , and therefore,
motion was made by Mayor Turner to
approve he recommended action.
30. BA-001, 9,700 - To provide for BA-001
replacemen of vandalized cleansweep (40)
boat, which was damaged beyond repair;
Equipment Ma tenance-Purchasing Fund.
In response o question raised by
Council Member edges, the City Manager
stated that t Water Rake is an
effective tool i the Upper and Lower
Bays; however, it oes not work as well
in the "tighter" ocations closer to
shore and in and a and the piers and
slips, and for this ason the staff is
recommending replac ment of the
Cleansweep boat.
Motion x In view of the foregoi motion was
All Ayes made by Council Member He es to approve
the recommended action.
BA-003, $16,662 - To p vide for BA-003
donations to Newport Bea Public (40)
Library -
In clarifying this item for ouncil
Member Hedges, the City Manager tated
that the source of funds are from
private donations, and the purpos of
this amendment is to properly code he
accounts those monies ultimately o
into.
Motion x In view of the foregoing, motion vas
All Ayes made by Council Member Hedges to approve
the recommended action.
I HEARINGS
31. Mayor Turner opened the public hearing
regarding:
GENERAL PLAN AMENDMENT NO. 94-1[B):
Request to amend the Land Use Element f (45)
the General Plan so as to allow the
addition of three theaters with a total
of 897 seats to the Edwards' Big Newport
Cinemas, and the acceptance of an
Environmental Document on property
located at 300 Newport Center Drive; and
TRAFFIC STUDY N0. 94: Request to
approve a traffic study for the addition
of three theaters with a total of 897
seats to the Edwards' Big Newport
Cinemas; and
Volume 48 - Page 273
'ITY OF NEWPORT BEACH
COUNCIL MEMBERS MINUTES
ROLL CALL August 8. 1994 INDEX
Richard Demmer, 2812 Cliff Drive GPA 94-2
Gary Seaton, representing Newport
Crest Homeowners Association
Jan Vandersloot, 2221 16th Street
Louise Greeley, 16 Swift Court
In response to question raised by
Council Member Hart regarding the
purchase of this property, the City
anager noted that the City will not be
ursuing the acquisition of this site,
a d the matter under consideration at
t s time is only to change the land use
de gnation of the General Plan to allow
ope space uses on this property.
How or, it would be the City's goal to
have the Armstrong Oil property owner
pure se this property from CalTrans,
and i lieu of developing open space on
their roperty, they would develop
CalTran West for their open space to
comply th the requirements of their
developm t. It would be up to the City
to maint n the park site once it is
developed.
Ralph H. No , Deputy District Director,
Office of Ri t of Way, State Department
of Transport ion (CalTrans), addressed
the Council in ovvosition to the
proposed Gene al Plan amendment, and
stated this iss a has come up before and
they objected the proposal at that
time as well. y Feel they are being
put in a position of having to deal with
this matter "some at under the gun." He
requested they be iven an opportunity
to meet with at
ff and interested
individuals to see hat can be worked
out before the Council proceeds
further.
The City Manager poin ad out that he,
along with the City A orney and City
Engineer, met with Mr. eal on June 15
to discuss this issue; however, more
dialogue will take pla during the
initiation process if sta is directed
to proceed.
Motion x Motion was made by Council mber Debay
to direct staff to;mset with altrans to
resolve the outstanding is ues, and
schedule this item for con deration
with revised or existing endment
language in October of this yea .
Motion x Substitute motion was made by cil
Ayes x Member Watt to direct the st f to
Noes x x x x x x initiate General Plan Amendment No. 94-2
at this time so that discussions ith
Caltrans can take place immediat ly,
which motion FAILED.
All Ayes The original motion was voted on a d
carried.
29. Report from the Community Services Special
Supervisor recommending approval of Events
Special Events Application No. 94-150 by Apt 94-150
the Kiwanis Club of Newport Beach, Costa (27)
Mesa and Irvine YMCA to hold their loth
Volume 48 - Page 272
*ITY OF NEWPORT BEACH .
COUNCIL MEMBERS MINUTES
August 8, 1994 INDEX
ROLL CALL
USE PERMIT NO. 1527 (AMENDED): Request U/P 1527(A)
to amend a previously approved use
permit which permitted the expansion of
the existing Edwards' Big Newport
Cinemas located on property within the
APF-H District. The amendment involves
a request to construct a new building
containing three theaters ,
administrative offices, and a total of
897 theater seats. The proposal also
includes: a use permit to allow portions
of the proposed building to exceed the
32 foot basic height limit in the 32/50
Foot Height Limitation District; and
request to permit an off-site parking
arrangement for the additional required
parking; and
EXCEPTION PERMIT NO. 46: Request to
allow the construction of a 40 foot high
free standing , animated
identification/marquee sign for the
Edwards "Big Newport Cinemas."
Report from Planning Department.
Council Member Hedges and Sansone stepped down
from the Council dies, and vacated their
chairs at this time indicating a possible
conflict of interest.
The Planning Director reported that the
purpose of this amendment is to add 897
seats in a three theater complex to
Block 200 of Newport Center on the site
of the former Good Earth restaurant.
With the addition as prepared, the
General Plan will allow as many as 2947
seats in six theaters, although only
2886 seats are currently planned. In
conjunction with this issue, a traffic
study was performed for the prepared
project, and the study found that on
seven of the eight intersections
analyzed, the generated traffic would
not be greater than 1% of the existing
2.5 hour peak period, and that at the
intersections of MacArthur and San
Miguel, and Coast Highway and Newport
Center Drive, the ICU values for the
A.M. and P.M. peak would not be altered.
With regard to parking, the Planning
Director stated the applicant proposes
to provide a minimum of 299 additional
parking spaces in Block 200 of Newport
Center for use at night, holidays and
weekends. These are common area spaces
owned by The Irvine Company. At the
time this application was being
processed through the Planning
Department, there was considerable
discussion regarding the use of the
existing parking spaces_on the inside of
the ring road adjacent to Robinsons, and
a proposal is currently being studied to
allow curb side parking on Newport
. Center Drive. Due to the safety
problems this situation could create for
fay-walkers on Newport Center Drive, a
Condition has been imposed which will
require barriers to be constructed
Volume 48 - Page 274
&TTY OF NEWPORT BEACH *
COUNCIL MEMBERS MINUTES
20LL CRLL August 8, 1994 INDEX
between the back of sidewalk and the GPA 94-1(B)
parking lot on the inside of the ring
road to force pedestrians to cross at
the recognized intersection.
The ,Planning Director further stated
that Use Permit No. 1527 (Amended) will
govern the physical development of the
site, including those elements which
exceed the basic height limit of 32 feet
in the 32/50 Height Limitation Zone.
These include an entry tower 55 feet in
height and two additional roof elements
which are 52 feet and 49' feet
respectively. With regard to the
Exception Permit, he stated the purpose
of this permit is to address the issue
of the sign that is proposed at the
entry of the project, which will be in
the same location as the existing sign.
The new animated sign will be 40 feet in
height, containing an area of 475 sq.
ft.
The proposed sign, is approximately the
same height as the Hard Rock Cafe,;
however, it is approximately 851 larger
and 205 feet closer to the adjacent
sidewalk. The Planning Commission
considered this request on July 7, 1994
and approved the request with four ayes,
1 abstention and 1 absent.
Jim Edwards, President of Edwards
Theaters, 300 Newport Center Drive,
stated that the proposed project will be
a "dazzling and vibrant addition" to
what they have already developed. The
theater itself will be a compliment to
their existing Newport Cinemas and they
felt that the animated sign being
proposed will add stature and presence
to the location of the project.
The Planning Director answered questions
posed by Council regarding the animated
sign, during which Council Member Watt
indicated she would prefer to see a
smaller sign.
Sid Soffer, 900 Arbor Street, Costa
Mesa, addressed the Council and spoke in
favor of the proposed animated sign,
noting "it is in an area all by itself
and does not hurt any residential
properties."
Hearing no other comments, the public
hearing was closed.
Council Member Watt requested that
approval of the Exception Permit for the
Animated Sign be voted on separately, to
which there were no objections.
Motion x In view of the foregoing, m yff wag
Ayes x x x x , x
Abstained x x 22u.�actions':
(a) Adopt Resolution No. 94-76 Res 94-76
amending the Land Use Element
of the General Plan, to alter the
policy statements for Statistical
Area No. L-1 in order to allow the
Volume 48 Page 275
,•CITY OF NEUORT BEACRO
M
COUNCIL MEMBERS MINUTES
ROLL CALL Fs y� August 8, 1994 INBEX
addition of three theaters with a
total of 897 seats to the Edward's
Big Newport Cinemas; and the
Acceptance of an Environmental
Document; and
(b) Adopt Traffic Study No. 94. a
request to approve a traffic study
for the addition of three theaters
with a total of 897 seats to the
Edwards' Big Newport Cinemas; and
(c) Approve Use Permit No. 1527
(Amended), subject to the findings
and conditions of approval as
recommended by the Planning
Commission; and
(e) Approve the off-site parking
arrangement for the additional
required parking for the expanded
theater complex, subject to the
findings and conditions as
recommended by the Planning
Commission; and
Motion x (d) Approve Exception Permit No. 46,
Ayes x x x x subject to the findings and
Noes x conditions of approval as
Abstained x x recommended by the Planning
Commission.
Couacil Member Hedges and Sansone resumed
eir seats at this time.
3\aln
urner opened the public hearing U/P 3516
ng Appeal on the following: (88)
FIC STUDY NO. 93 - Request to
a traffic study for a proposed
d's take-out restaurant facility;
acceptance of an Environmental
t; and
B. USE NO. 3516 - Request to
establish a McDonald's take-out and
drive thro h restaurant facility on
property to ted in the "Retail and
Service Con a ial" area of the Cannery
Village/McFadd Square Specific Plan
Area (2807 Ne rt Boulevard). The
proposal includes building design with
two exterior walk- order windows, an
enclosed ancillary ting area, and an
outdoor eating area. The proposal also
includes a request to \ee
a portion of
the required off-streeing spaces;
a modification to the Sode so as to
allow a ground identifon sign and
a ground mounted meon the
property, whereas the de allows
only one pole or grounn er site;
and the use of the Mcd's ogo on
each of the six propdire tional
signs.
Report from Planning Dment.
Appeal application by s E. Hyans,President on behalf he CentralNewport Beach Communssociation,Balboa Peninsula Pointiation, and
Laith B. Ezzet.
Volume 48 - Page 276
TTY OF NEWPORT BEACH _ � V
COUNCIL MEMBERS MINUTES
ROLL CRLL August 8, 1994 INDEX
Letters in favor from Arnold D. U/P 3516
Feuerstein and Allan Fainbarg; and in
oonosition letters from Douglas M. Wood,
Kent Stoddard, Ruth Mashell, Marion &
John Salters, signed petitions from
residents in the vicinity, and those
collected by Dunes Marine Services.
attar from John & Betty Messmers
ddressing increased litter and
e vironmental concerns.
Th City Clerk advised that after the
pri tang of the agenda, five additional
let rs and a petition were received in
oppo tion to the proposed McDonald's
take- t restaurant.
The P1 ning Director noted that this
project as initially considered by the
Planning Commission on April 7, 1994,
went th ugh a redesign and was
subsequen y approved by the Planning
Commission n June 23, 1994, subject to
the Finding and Conditions located on
Pages 203 rough 211 of the staff
report. The ote was 4 ayes and 3 noes.
This project s a drive-thru, walk-up,
take-out, sit- wn restaurant containing
1500 sq,. ft. , on a .408 acre site
located at 28, Street between the
northbound and southbound lanes of
Newport Boulevard The issues raised at
the public hearin centered on hours of
operation, pole, g and and directional
signs, litter contr program, vehicular
access and on-sit and pedestrian
circulation.
The Planning Director so made mention
that in 1991, the Pla ing Commission
considered a request by McDonald's for
a restaurant one block loser to the
ocean and two blocks furt er out on the
Peninsula. This pr\he
ct was
substantially different frhe project
before the City Council this time,
and. was subsequently ded by the
Planning Commission on Mar1991.
As to the intensity of theo sed use
and other uses whichcc Id be
constructed on the site, e anning
Director commented thathe site
contains 17.,772 sq. £t. Ataur nt on
this site would be allowedmaxim of
5,331 sq. ft. The proposese is assthan 1/3 of the permitted ensity. Asto other retail or servicommerc 1uses that might go on tsite, t eGeneral Plan would allow aructure8,886 sq. ft. if a user cae found fothe site. A building of tsize wouldbe over 5 times thesizeoe proposedbuilding. The portion of site whichis vacant has been so fohe past 25
years, and that portion of the site
containing buildings has been used more
recently by a florist and fishing supply
store.
Volume 48 - Page 277
City Council oeting August 8. 1994
Agenda Item No.
CITY OF NEWPORT BEACH
TO: Mayor and Members of the City Council
FROM: Planning Department
SUBJECT: A General Plan Amendment No 94-1(B)
Request to amend the Land Use Element of the General Plan so as
to allow the addition of three theaters with a total of 897 seats to the
Edwards' Big Newport Cinemas; and the acceptance of an
environmental document.
INITIATED BY: The City of Newport Beach
AND
B. Traffic Study No. 94_
Request to approve a traffic study for the addition of three theaters
with a total of 897 seats to the Edwards' Big Newport Cinemas.
AND
C. Use Permit No. 1527 (Amended)
Request to amend a previously approved use permit which permitted
the expansion of the existing Edwards' Big Newport Cinemas located
on property in the APF-H District. The amendment involves a request
to construct a new building containing three theaters, administrative
offices, and a total of 897 theater seats. The proposal also includes:
a use permit to allow portions of the proposed building to exceed the
32 foot basic height limit in the 32/50 Foot Height Limitation District;
and request to permit an off-site parking arrangement for the
additional required parking.
AND
D. Exception Permit No, 46
Request to allow the construction of a 40 foot high free standing,
double-faced, animated identification/marquee sign for the Edwards'
Big Newport Cinemas.
y
TO: City Ancil - 2.
LOCATION: Building and On-site Parking Sites: A portion of Parcel A of Parcel
Map 25-1 (Resubdivision No. 260); and all of Parcel 1 and a portion
of Parcel 3 of Parcel Map 60-36 (Resubdivision No. 454) located at
300 Newport Center Drive, on the southeasterly side of Newport
Center Drive between San Miguel' Drive and Anacapa Drive, in
Newport Center. Off-site parking Sites: Parcel 2 and a portion of
Parcel 3 of Parcel Map 60-36 (Resubdivision No. 454), located at the
rear of the theater complex and in Design Plaza.
ZONE: APF-H
APPLICANT: Edwards' Theaters Circuit, Inc., Newport Beach
OWNER; Same as applicant
Application
This application involves a request to amend a previously approved use permit which
permitted the expansionof the existing Edwards' Big Newport Cinemas located�on property
in the APF-H District. The amendment involves a request to construct a new building
containing three theaters, administrative offices, and a total of 897 theater seats. The
proposal also includes a request to allow portions of the proposed building to exceed the
32 foot basic height limit in the 32/50 .Foot Height Limitation District; and request to
permit an off-site parking arrangement for the additional required'parking. The application
also includes a request to amend the Land Use Element of the General Plan so as to allow
the addition of three theaters with a total of 897 seats to the Edwards' Big Newport
Cinemas; and the acceptance of an environmental document; and to approve a traffic study
for the addition of three theaters with a total of 897 seats to the Edwards' Big Newport
Cinemas. The subject facility is located' on property in .the APF-H District in Newport
Center. In accordance with Section 20.02.040 of the Newport Beach Municipal Code, the
Planning Commission may approve structures in excess of the basic height limit in any zone,
subject to the securing of a use permit in each case. Chapter 20.33'of the Municipal Code
also provides that theaters are permitted in the APF District, subject to the securing of a
use permit. Use permit procedures are set forth in Chapter 20.80 of the Municipal Code;
traffic study procedures are set forth in Chapter 15AO of the Municipal Code. The
construction of any signs in excess of permitted height and which are animated are subject
to securing the approval of an exception permit as outlined in Section 20.06.060 of the
Newport Beach Municipal Code.
Suggested Action
Hold hearing; close hearing; if desired,
a) Adopt Resolution No. amending the Land Use Element of the General Plan,
to alter the policy statements for Statistical Area No. L-1 in order to allow the
addition of three theaters with a total of 897 seats so the Edwards' Big Newport
Cinemas; and the acceptance of an environmental document; and
T& City Coil - 3. 0
b) Adopt Traffic Study No. 94, a request to approve a traffic study for the addition of
three theaters with a total of 897 seats to the Edwards' Big Newport Cinemas; and
c) Approve Use Permit No. 1527 (Amended), subject to the findings and conditions of
approval as recommended by the Planning Commission; and
d) Approve Exception Permit No. 46, subject to the findings and conditions of approval
as recommended by the Planning Commission; and
e) Approve the off-site parking arrangement for the additional required parking for the
expanded theater complex, subject to the findings and condition as recommended by
the Planning Commission.
Planning Commission Recommendation and City Council Action
At its meeting of July 7, 1994, the Planning Commission voted (4 Ayes, 1 Abstain, 1 Absent)
to recommend the approval of the applications noted above. On July 11, 1994, the City
Council called up Traffic Study No. 94, Use Permit No. 1527 (Amended) and Exception
Permit No. 46 in conjunction with the public hearing for the related General Plan
Amendment No. 94-1(B), off-site parking arrangement for the additional required parking
for the expanded theater complex, and the environmental document.
Proposed Development
The Land Use Element of the General Plan permits 2,050 theater seats in Block 300 in
Newport Center (Statistical Area Ll). The existing three-theater complex currently
maintains 1,989 seats, and so 61 additional theater seats could be added to the existing
building in Block 300 in the future. The applicant proposes to amend the Land Use
Element of the General Plan so as to permit three additional theaters to be constructed in
the adjoining Block 200 in Newport Center. Eight hundred and ninety seven (897) seats are
proposed in the expanded facility, and so a total of 2,947 theater seats will be permitted in
Blocks 200 and 300 of Newport Center if the City Council approves the applicant's,request.
The applicant is proposing to demolish the existing Good Earth Restaurant facility and
construct the three theater/auditorium facility in its place,on property located southwesterly
of the existing theater complex. The proposed development will be connected to the
existing Newport Cinema complex by means of an enclosed bridge structure at the upper
level. The structure will contain three levels: an entry level (entering from the deck of the
existing theater, since they will share the same ticket box), the lobby level which will be the
entrance to the individual theaters and will maintain a considerable waiting area, and an
office level which will house some corporate offices of the executives of the company. Each
of the three new auditoriums will provide 299 seats.
Portions of the theater complex exceed the 32 foot basic height limit in the 32/50 Foot
Height Limitation District. However, the Commission made the finding that the increased
building height would result in more public visual open space and views that is required by
the basic height limit by the increased setback adjacent to Newport Center Drive than would
TO: City Concil - 4.
be provided by a lower building covering a larger area of the site which would result in less
open space and landscaped areas and would result in a less visually appealing development.
Matinees
The current Use,Permit No. 1527(Amended) permits the use of.a maximum of 1,250 seats
in the existing theaters for matinees, Monday through Friday before 5:30 p.m., with a
condition that a minimum of 250'off-street parking spaces be provided for each use. The
applicant has requested that the same maximum number of seats and parking requirement
be permitted for matinees during the week in all 6 theaters. The Commission had no
objections with the applicant's proposal, after it was determined that most of the patrons
would park their automobiles in the parking lots to the north and to the rear of the existing
theater complex in Block 300. However, the Commission recommended that a Special
Events Permit be required for any lectures or other events that exceed 1,250 seats in the
theater complex during the hours of operation noted above.
Sign Exception No. 46
The applicant has included with the project a request to permit the construction of a free-
standing double-faced monument sign measuring 40 feet in height and 475± square feet-per
face, which will be illuminated with exterior neon and interior lighting. The neon will be
animated and will operate so as to increase in intensity from the bottom of the sign up to
the top of the sign creating a shadowing effect.
The Planning Commission was of the opinion that the proposed marquee monument sign
would not be detrimental to the surrounding area, and that the proposed identification sign
would not be visible from any surrounding residential properties. However, the Planning
Commission added a condition to Exception Permit No. 46 that the illumination on the sign
as well as on a proposed entry tower be reviewed by the Commission 90 days after the
structures have been illuminated. This condition is similar to the condition that the
Planning Commission imposed on the double-faced,blinking identification pole sign for the
Hard Rock Cafe in Fashion Island.
Traffic Study No. 94
The proposed development will generate a significantly higher traffic volume than the
former restaurant use previou
sly sly occupying the property. Therefore, a traffic study was
required.to determine the compatibility of the proposed project under the guidelines of the
City's Traffic Phasing Ordinance. A traffic study has been prepared for the proposed project
in conformance with the City's Traffic Phasing Ordinance and City Council Policy S-1 to
examine the consistency and conformity of the project with the City's Circulation Element.
It was determined that the proposed project would not have any significant impact on the
City's circulation network.
Also included with the Traffic Study No. 94, was a detailed analysis of parking demand for
the existing and proposed theater development. It was the determination of the consultant
that there is adequate available parking in Blocks 200 and.300 for the expanded operation.
TO: City Coil - 5. •
Proposed Off-Street Parking and Off-Site Parking Arrangement
The required parking for the existing Muldoon% Restaurant and remaining permitted office
and retail uses within Design Plaza (Block 200) generate a requirement for 563 parking
spaces (140,600± sq.ft. _ 250 = 562.4 or 563 spaces) for the office/retail use and 64
parking spaces for the Muldoon's Restaurant, for a total of 627 parking spaces. The
proposed theater complex will result in a loss of 9 existing parking spaces on-site and 6
spaces in the adjacent common parking lot.
The existing parking areas provide 677 parking spaces. Except for 64 parking spaces
allocated to Muldoon's Restaurant, 598 spaces will be available to the proposed theater
complex in the evenings, weekends and holidays. The applicant also intends to restripe the
parking lot so as to generate a total of 668 parking spaces in Block 200. Based on parking
requirements for public assembly uses, one parking spaces for each 3 seats would generate
a requirement of 299 parking spaces (897 seats : 3 = 299 spaces).
The applicant proposes to provide the required 299 parking spaces at night and on
weekends in the common parking lot in Block'200 owned by the Irvine Company. The
Municipal Code requires that the City Council approve the off-site parking arrangement.
The Planning Commission made the determination that the off-site parking areas are
located so as to be useful to the proposed theater facility.
Copies of the Planning Commission staff report and an excerpt of the Planning Commission
minutes are attached for the City Council's information.
Respectfully submitted,
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
By�' �• !�
William R. Laycock, Curfent Planning Manager
Attachments for City Council Only:
Resolution No.
Excerpt of Planning Commission Minutes dated July 7, 1994
Planning Commission Staff Report dated July 7, 1994 with attachments (including
Negative Declaration and Traffic Study No. 94)
Site Plan, Floor Plans, and Elevations
•
Resolution No.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF NEWPORT BEACH ADOPTING
GENERAL PLAN AMENDMENT 94-1(B),
AMENDING THE LAND USE ELEMENT OF THE NEWPORT BEACH
GENERAL PLAN,SO AS TO ADD 897 THEATER SEATS IN STATISTICAL AREA
L-1, IN BLOCK 200 DESIGN PLAZA OF NEWPORT CENTER
WHEREAS,as part of the development and implementation of'the Newport
Beach General Plan the Land Use Element has been prepared; and
WHEREAS,said element of the General Plan sets forth objectives,supporting
policies and limitations for development in the City of Newport Beach; and
WHEREAS, said element of the General Plan designates the general
distribution and general location and extent of the uses of land and building intensities in
a number of ways, including residential land use categories and population projections,
commercial floor area limitations,and Floor Area Ratio Ordinance; and
WHEREAS, the Land Use and Circulation Elements are correlated as
required by California planning law; and
WHEREAS, the provisions and policies of the Land Use and Circulation
Elements are further implemented by the traffic analysis procedures of the Traffic Phasing
Ordinance and the implementation programs of that Ordinance and the Fair Share Traffic
Contribution Fee Ordinance;and
WHEREAS, pursuant to Section 707 of the Charter of the City of Newport
Beach,the Planning Commission has held a public hearing to consider a certain amendment
to the Land Use Element of the Newport Beach General Plan; and
WHEREAS,the proposed project is compatible with the existing land uses in
the neighboring Fashion Island Planned Community and the subject district; and
WHEREAS, the circulation system will not be significantly impacted by the
proposed project; and
WHEREAS,pursuant to the California Environmental Quality Act,an Initial
Study has been conducted to evaluate the potential environmental impacts of the proposed
project. The Initial Study concluded that the project could not have a significant effect on
the environment, and therefore, a Negative Declaration has been prepared.
eo
The City Council rinds that the Negative Declaration adequately addresses the
potential environmental impacts of the project,satisfies all the requirements of CEQA,and
P P J 9
reflects the independent judgement of the City Council. The Negative Declaration was
reviewed and considered prior to recommending approval of the project.
NOW,THEREFORE,BE IT RESOLVED by the City Council of the
City of Newport Beach that an amendment to the General Plan of the Newport Beach
Municipal Code be incorporated as follows:
That the development allocation in Statistical Area No.][el, also designated
as Block 21111 Design Plaza,shall be altered so as to permit 897 theater seats.
This General Plan Amendment was adopted on the _ day of 1994, by the
following vote,to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
ATTEST:
CITY CLERK
F\_\mY-a\A.A%= AUPunMP.E$
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LOCATION: Parcel 1 of Parcel Map 10/20
(Resubdivisions No. 23 and 240), located at
1001-1147 Granville Drive, on the westerly
comer of Newport Center Drive and
Granville Drive, in Newport Center.
ZONE: Unclassified
APPLICANT: rnham USA Equities,Inc.,Newport Beach
OWNER: The Gran ' Newport Beach
William Laycock, Current Planning Ma er, stated that the
applicant requested that Item No. 3 be continu to the July 21,
1994, Planning Commission meeting to allow furthe ' cussions
with existing tenants within the Granville Apartments.
otion * * * Motion was made and voted on to continue It No.3 to the July
yes sent 21, g•
1994, Planning Commission meeting. MOTION CARRIED.
*
ess
A. General Plan Amendment No 94-1(B) (Public Item No.4
Request to amend the Land Use Element of the General Plan so GPA 94-1B
as to allow the addition of three theaters with a total of 897 seats
to the Edwards' Big Newport Cinemas; and the acceptance of an TS 94
environmental document. UP1527A
INITIATED BY: The City of Newport Beach EP 46
AND Approved
B Traffic Study No 4 (Public Hearing)
Request to approve a traffic study for the addition of three
theaters with a total of 897 seats to the Edwards' Big Newport
Cinemas.
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AND
'C. Use Permit No 1527 (Amended) (Public Hearing)
Request to amend a previously approved use permit which
permitted the expansion of the existing Edwards' Big Newport
Cinemas located on property.in the APF District. The amendment
involves a request to construct a new building containing three
theaters, administrative offices, and a total of 897 theater seats.
The proposal also includes: a use permit to allow portions of the
proposed building to exceed the 32 foot basic height limit in the
32/50 Foot Height Limitation District; and request to permit an
off-site parking arrangement for the additional required parking.
AND
—DException Permit No. 4 (Discussion)
Request to allow the construction of a 40 foot high free standing,
double-faced, animated identification/marquee sign for the
Edwards' 'Big Newport Cinemas.
CATION: Building and On-site Parking Sites: A
portion of Parcel A of Parcel Map 25-1
(Resubdivision No. 260); and all bf Parcel 1
and a portion of Parcel 3 of Parcel Map 60-
36 (Resubdivision No. 454) located at 300
Newport Center Drive, on the southeasterly
side of Newport Center Drive ,between San
Miguel Drive and Anacapa Drive, • in
Newport Center. Off-site parking Sites:
Parcel 2 and a portion of Parcel 3 of Parcel
Map 60-36 (Resubdivision No. 454), located
at the rear of the theater complex and in
Design Plaza.
ONE: APF
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APPLICANT: Edwards' Theaters Circuit, Inc., Newport
Beach
OWNER: Same as applicant
Commissioner Edwards stepped down from the dais because of a
possible conflict of interest.
William Laycock, Current Planning Manager, stated that the
proposed plan will amend the Land Use Element of the General
Plan so as to allow 897 theater seats in Block 200 of Design Plaza.
Block 300 which is the location of the existing theater complex is
allowed 2,050 theater seats. The total number of seats that would
be permitted if the General Plan would be approved would be'
2,947 seats in Blocks 200 and 300 in Newport Center. He said
that the existing number of seats in Block 300 is 1,989; therefore,
the number of seats in Block 300 could be increased in the existing
theaters.
Mr. Laycock recommended several revisions to the conditions in
Exhibit "W, Use Permit No. 1527 (Amended) as follows:
Condition No. 3, stating "That the mid-week daytime matinees
shall be prohibited and that screenings shall not begin until after
5:30 p.m. in the evening on weekdays." - Mr. Laycock'stated that
inasmuch as the applicant requested that the permitted 1,250 seats
that are now permitted in Block 300 also be allowed in the
proposed Block 200 that Condition No. 3 be revised to state That
the daytime matinees in the permitted theaters in Blocks 200 and 300
hall be limited to a maximum of 1,250 seats prior to 5.30 p.m
onday through Friday, and a minimum of 250 off-street parking
paces shall be provided for the subject theaters Commissioner
Pomeroy suggested that the condition be modified from mid-week
daytime matinees to mid-week daytime and holiday matinees
inasmuch as no business is occurring on holidays. Mr. Laycock
stated that the intent is to limit the number of seats that would be
permitted Monday through Friday; however, recognized holidays
could also be included in the condition. Commissioner Ridgeway
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stated that parking spaces are not as available in the 200 Block as
the 300 Block inasmuch as there are a number of office buildings
in the development. He discussed his concerns with respect to
permitting matinee parking in Block 200.
Condition No. 5, requests that a continuous permanent barrier at
least 30 inches high be constructed between the off-site parking
area in Fashion Island and the public sidewalk. Mr. Laycock
'stated.that a previous condition approved in 1988 for the existing
theater complex, requested that a continuous hedge at least 30
inches high shall be maintained in the off-site parking area in
Fashion Island so as to encourage theater patrons to cross at the
existing intersections. Mr. Laycock explained that the existing
hedge currently has openings; therefore, the public walks through
the hedge, and the suggested Condition is more specific about the
continuous hedge being 30 inches high and 30 inches wide.
Chairman Glover addressed comments in the staff report
suggesting a wall or wrought iron fence. She said that a low fence
may be more appropriate inasmuch as the public would find a way
to go through the hedge. Commissioner Pomeroy commented that
a 30 inch high fence would,not be desirable because people could
step over the fence; however, it would be difficult to step over a
30 inch wide hedge. He said that to construct a fence on the
inside of the hedge would stop the problem completely.
Commissioner Gifford commented that the words 'continuous,
permanent barrier in the Condition are extremely inclusive.
In response to questions posed by Commissioner Gifford with
respect to a future traffic signal in Newport Center, Rich
Edmonston, City Traffic Engineer, replied that the traffic light
currently being considered is between Santa Cruz Drive and Santa
Rosa Drive, and would not serve the subject area.
Commissioner Ridgeway stated that the landscaping"in the off-site
parking area in Fashion Island is maintained by The Irvine
Company and not the applicant. He said that there has been
discussion of permitting parallel parking on Newport Center Drive,
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and if that would occur, then it may be necessary to install
additional barriers.
Condition No.9,states that the applicant shall obtain the approval
of a Resubdivision or Lot Line Adjustment to establish a legal
building site for the proposed theater addition. Mr. Laycock
indicated that there are areas of the project that encroach over
property lines, and the condition would require a resubdivision or
lot line adjustment. The applicant requested that additional
wording be added so as to allow a Waiver of a Parcel Map
inasmuch as The Irvine Company owns the land, and it is under a
different leasehold. He stated that the applicant may wish to
redesign the building so it does not encroach over property lines.
Staff suggested that Condition No. 9 be amended to state That the
applicant shall obtain the approval of a Resubdivision, a Lot Line
Adjustment, or a Waiver of a Parcel Map, so as to establish a legal
building site for the proposed theater addition, prior to the issuance
of building permits unless the building is redesigned to meet the
Ordinance requirements. In response to questions posed by
Commissioner Ridgeway, Mr. Laycock replied that the
Resubdivision and Lot Line Adjustment would be approvedby the
Modifications Committee, and Waiver of a Parcel Map would
come to the Planning Commission for its approval.
Condition No. 20, states that the proposed marquee'monument
sign shall be set back from the Newport Center Drive public
sidewalk in order to provide adequate sight distance. Mr.Laycock
suggested that the condition be amended to state That any sign
shall be set back from the Newport Center Drive public sidewalk in
order to provide adequate sight distance in conformance with the
City's Sight Distance Standard 110-L. Mr. Laycock explained that
if the Planning Commission would deny the proposed Exception
Permit to the Sign Code, the Sign Code would still allow a 25 foot
high,200 square foot pole sign. In response to questions posed by
Commissioner Ridgeway, Mr. Edmonston replied that Standard
110-L is based on a sight distance from intersections or driveways
so the closer a sign is to a driveway or an intersection, the further
back the sign would have to be.
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In response to questions posed by Commissioner Ridgeway with
regard to the Negative Declaration and the viewscape of the
neighborhood across MacArthur Boulevard; John Douglas,
Principal Planner,stated that the view plane affects the Corporate
Plaza and Newport Village Planned.Communities,but not the area
of the subject project. The Commission and staff discussed the
impact of the proposed project and sign on the adjoining
residential neighborhoods. Mr. Laycock commented that the
Homeowners Associations were not mailed public notices;
however,a public notice was posted on the property and published
in the newspaper.
Mr.Laycock stated that the applicant redesigned the proposed sign
adjacent to the sidewalk.' The revised square footage of the sign
is less than is discussed in the staff report, and the height of the
sign was reduced from 40 feet to 30 feet high.
The public hearing was opened in connection with this item, and
Mr. Jim Edwards, Jr., President of Edwards Theaters, appeared
before the Planning Commission. Mr. Edwards addressed
weekday matinee parking in Block 200. He stated that the box
office for the entire theater complex will be located at its existing
location in Block 300 which would encourage matinee patrons to
park in the closest assessable parking spaces in Block 300. Mr.
Edwardsfurther stated that the theater complex was entitled to an
additional 50 additional parking spaces when they purchased the
Good Earth Restaurant property in Block 200 on a permanent
daytime/nighttime basis. He stated that the applicant supports the
original 40 foot high marquee sign;but the sign was redesigned to
a height of 30 feet for the Planning Commission's consideration.
Commissioner Ridgeway emphasized that daytime parking
problems currently exist in Block 200, and,he pointe&out that the
theaters do not have exclusive rights to the aforementioned 50
parking stalls. In response to a question posed by Commissioner
Ridgeway with respect to the location of the ticket office, Mr.
Edwards replied that inasmuch as the main drive access is where
the existing ticket office is located that it would be in the best
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location for the entire complex. It will be possible to access the
new addition from the same level as the existing theaters by going
down an escalator, stairs, or an elevator. Mr. Edwards stated that
no more theater seats will be permitted for weekday matinees than'
the existing complex currently has, so no additional parking is
being requested during the day. The office buildings in Block 200
will utilize the parking spaces on weekdays before the patrons
arrive at the theater. Commissioner Ridgeway and Mr. Edwards
discussed Commissioner Ridgeway's suggestion to construct a
parking structure adjacent to the ticket office. Commissioner
Ridgeway expressed doubts that the theater patrons would use the
parking spaces in the 'far reaches' of the 200 Block inasmuch as
the proximity is too far away from the theater complex.
In response to questions posed by Chairman Glover, Mr.Edwards
replied that the theater complex would limit the ticket sales to
1,250 seats during the daytime.
Commissioner Gifford stated that it has been her experience that
she will arrive at the theater complex to attend the theater and a
local restaurant. Mr.Edwards responded that the theater informs
the local restaurants, at the restaurants' requests, when the next
'big' movie will occur for the purpose of restaurant staffing.
Commissioner Gifford commented that if theater patrons find it
too inconvenient to attend a movie during the daytime, then they
will not go, and it would not be in the theater's best interest to
have inconvenient parking. Mr. Edwards concurred.
Mr. Laycock addressed the proposed parking plan in the staff
report indicating the parking zones for the theater complex. Zone
1 is property owned by the applicant and is the parking area where
the majority of the automobiles will park first. Zone 2 is located
behind the theater, and that parking area is where the remaining
portion of the 250 parking spaces are located for the daytime
matinees. Commissioner Ridgeway stated that his aforementioned
comments are directed to Zones 5 and 9. Mr. Laycock pointed
out that Zones 5 and 9 are only used for theater parking at night
and not for matinees. In response to a question posed by
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Commissioner Ridgeway,Mr.Laycock replied that Zone 1 has 205
parking spaces, and Zone 2 has 372 parking spaces.
In response to questions posed by Commissioner Gifford regarding
the proposed sign, Mr. Edwards replied that the sign would
provide theater information. The sign was designed in keeping
with the new theaters to identify the entire project as a new
project,to add excitement to the area,and the animation would be
an attractive element.
In response to questions posed by Commissioner Ridgeway
regarding the hours of the matinees, Mr. Edwards replied that
matinees generally start around 11:00 a.m. to 12:00 noon. In
response to comments by Commissioner Ridgeway regarding the
special events that periodically occur at the theater, Mr. Edwards
replied that the Town Hall series consists of five daytime lectures
during the year. CommissionerRidgeway commented that parking
is impacted in the 300 Block on those days.
In response to questions posed by Commissioner Gifford regarding
parking for daytime special events during the week, Mr. Laycock
replied that the same number of theater seats and offstreet
parking spaces should be restricted for special events as for movie
use. Commissioner Gifford suggested that Condition No. 3, Use
Permit No. 1527 (Amended) be amended to state daytime uses
instead of daytime matinees,and that would,address Commissioner
Ridgeway's concerns. Mr. Laycock and Chairman Glover
discussed the idea that uses other than movie uses inside the
theater complex exceeding 1,250 seats, Monday through Friday
during the daytime hours,should require a Special Events Permit.
Mr. Jim Edwards, Sr., Chairman and CEO of Edwards Theaters,
appeared before the Planning Commission. Mr. Edwards
discussed the Special Events that occur in the theater complex,
v i
and the support the theater has given the community during the
In.reference to the weekday matinees Mr.Edwards
past 25 ears. re y ,
P Y
pointed out that the six theaters would not require more parking
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spaces than currently exist inasmuch as the number of tickets sold
will not change. Mr. Edwards advised that many of the theater's
patrons also stop at one of the adjacent restaurants; therefore, it
is possible that only one parking space is required for a patron
attending the theater and an adjacent restaurant.
Mr.Edwards stated that the Newport Theater is one of the top 12
platform theaters in the nation. He said that the theater complex
is a destination place, and the City will be proud of the proposed
.project. A new box office will be built, and it will remain in the
existing location. He said that the matinee patrons will use the
parking areas closest to the theater; however, the theater needs
the extra parking spaces for the nighttime patrons. He said that
he once proposed to The Irvine Company that a road be built to
the back of the theater but the suggestion was not approved.
People will walk as far as is necessary to get to a parking space as
long as there is a parking space available.
The Newport Theater was built as one of the biggest theaters in
America at the time insofar as the screen is concerned. The
theater consists of a screen that is 70 feet long and 30 feet tall,
and has an eight-track digital sound system.
In response to a question posed by Commissioner Ridgeway
regarding the aforementioned Condition No. 5 regarding a
continuous, permanent barrier, Mr. Edwards described how
difficult it is to cross Newport Center Drive from the theater at
the intersection. He agreed to a barrier if it would be required;
however,he suggested that it should be ornamental. Mr.Edwards
advised that the public at large walks through the existing barrier.
There being no others desiring to appear and be heard, the public
hearing was closed at this time.
Motion * Motion was made to approve General Plan Amendment No. 94-
1(B) [Resolution No. 1364], Traffic Study No. 94, Use Permit No.
1527 (Amended) and Exception Permit No. 46, subject to the
findings and conditions in Exhibit "A", as amended.
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Commissioner Pomeroy suggested that the marquee sign be
permitted to be constructed up to 40 feet high. Mr. Laycock
pointed out that Condition No. 1, Use Permit No. 1527
(Amended) states that the development shall be in substantial
conformance with the approved plot plan, floor plans, and
elevations, which includes the proposed 40 foot high freestanding
marquee sign. Chairman Glover accepted the amendment to the
motion.
Commissioner•Ridgeway said that the exciting project would bring
life to a daytime business community. .He supported the lights,the
structures, and the 40 foot high sign. In reference to the location
of the existing 15 foot high sign that is a distance of 5 feet back
from the public sidewalk, Commissioner Ridgeway and Mr.
Edmonton discussed the issue of moving the proposed enlarged
sign further back from the public sidewalk. Commissioner
Ridgeway further addressed his concern regarding the.possibility
that a view could be impacted by illuminating the tower on the
structure. Mr. Laycock pointed out that Mitigation Measure No.
3, states that prior to the issuance of a building permit that the
applicant shall demonstrate to the Building Department that the
lighting system shall be designed, directed, and maintained in such.a
manner as to conceal the light source and to minimize light spillage
and glare to the adjacent residential uses..He said that after the
lighting system is installed, that it is possible that the lighting
would have to be reduced.
The public hearing was reopened in connection with this item, and
Mr. Mario Savopoulos, Project Designer, appeared before the
Planning Commission. Mr. Savopoulos explained that inasmuch
as the marquee sign will identify the theater complex that festive
neon lighting will be used. Mr. Savopoulos briefly explained the
proposed lighting system.
Commissioner Gifford supported the proposed architecture of the
building and the sign. She addressed the lighting of the canopy
wherein she expressed her concern regarding the potential of the
sign at the proposed height and with animation the sign could be
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overwhelming. She said that the Planning Commission reviewed
the Hard Rock sign 90 days after installation to determine the
intensity of color and the degree of frequency of animation.
Commissioner Gifford requested that the motion be amended to
add a condition that the sign could be reviewed 90 days by the
Planning Commission after installation.
Mr. Edwards, Sr. reappeared before the Planning Commission in
support of the amended motion. He explained that the sign would
be illuminated but there would be no flashing lights, and no flow
of lights that change violently in colors.The only animation on the
sign would be the neon on the border, and that consists of a
shadow that would pass through the tubes.
Commissioner Pomeroy supported the amended motion. In .
response to a question posed by Mr.Laycock regarding the 90 day
review, Commissioner Pomeroy and Commissioner Ridgeway
replied that in addition to a review of the sign that the review
would also include the illumination on the proposed landmark
tower.
Chairman Glover stated that Newport Center is a commercial
retail area that is not directly abutted by residents, and Newport
Center is an area of the City where the proposed project would be
appropriate.
Ayes * * * The aforementioned motion was voted on,as amended. MOTION
Abstain * CARRIED.
Absent
A Environmental Document:
1) Accept the Environmental Document with the following
findings and mitigation measures:
Findings:
1. That during the course of construction pollutants
from machinery, delivery trucks, and workers'
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vehicles would be released. In addition, dust would
be generated by earthmoving and construction
operations. The following mitigation measures are
required in order to reduce these impacts below the
level of significance.
2. That the proposed project could produce light and
glare that could adversely affect nearby residential
properties. The primary external light would consist
of decorative lighting features around the new
building, directional signs and, security lighting as
required. The following mitigation would ensure
that any exterior lighting is designed such that
potential impacts from nuisance glare would not be
significant.
3. That since the proposed use is inconsistent with the
City's General Plan, the following mitigation
measure is required to eliminate potentially
significant effects to land use.
4. That the distance of some of the proposed parking
spaces, combined with the lack of easy access to the
southerly parking areas, raised the concern that
some patrons may choose to park in the Fashion
Island area and jay-walk across Newport Center
Drive to the theaters, which would create a public
safety problem. That this concern could be
substantially reduced by the following mitigation
measures.
5. That the project site is located in an area where
archaeological and paleontological resources have•
been discovered in the past and may be expected to
exist on this site. As a result, the applicant will be
required to comply with the following mitigation
measure, which requires compliance with Council
Policies K 5 and K 6 regarding archaeological and
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paleontological surveys and recovery of resources.
6. That on the basis of the foregoing analysis,including
the mitigation measures listed, the proposed project
does not have the potential to significantly degrade
the quality of the environment.
7. That there are no long-term environmental goals
that would be compromised by the project.
S. That no cumulative impacts are anticipated in
connection with this or other projects.
9. That there are no known substantial adverse affects
on human beings that would be caused by the
proposed project.
Mitigation Measures
1. All grading activities shall comply with the
dust suppression provisions of the City's
Grading and Excavation Code (NBMC Sec.
15.04.140) and AQMD Rule 403.
2. Construction operations shall utilize methods
to reduce pollutant emissions to the greatest
extent feasible. Such methods include the
following:
a) Use of low-emission construction
equipment
b) Rideshare program and incentives for
construction employees
c) Suspend grading operations during
first and second stage smog alerts
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d) Maintain construction equipment with
properly tuned engines
e) Use of low-sulfur fuel for stationary
construction equipment
f) Use of on-site power instead of
portable generators
g) Coordinate construction operations to
minimize traffic interference
3. That prior,to, the issuance of any building
permit,the applicant shall demonstrate to the
Building Department that the lighting system
shall be designed, directed, and maintained
in such a manner as to conceal the light
source and to minimize light spillage and
glare to the adjacent residential uses. The
plans shall be prepared and signed by a
licensed Architect or Electrical Engineer,
with a letter from the Architect or Engineer
stating that, in his or her opinion, this
requirement has been satisfied.
4. That prior to issuance of a building permit
for any theater expansion, a General Plan
amendment shall be approved to allow an
additional 897 theater seats in Newport
Center Block 200.
5. That prior to issuance of a building permit
for the theater expansion, a parking control
plan acceptable to the City Traffic Engineer
shall be submitted by the applicant. The
plan, shall address parking lot restriping,
signage (both vehicular and pedestrian),
traffic control,and parking area security(e.g.,
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lighting) so as to minimize illegal parking,
congestion and idling during peak periods.
6. That prior to issuance of a certificate of
occupancy for the expansion, the parking
control plan shall be implemented and
approved by the City Traffic Engineer.
7. Prior to issuance of a certificate of occupancy
for the theater expansion, a pedestrian
barrier meeting the approval of the City
Traffic Engineer shall be installed adjacent to
Newport Center Drive between San Miguel
Drive and'Anacapa Drive.
8. Prior to issuance of a grading permit, the
applicant shall demonstrate to the Planning
Department that the project will comply with
Council Policies K 5 and K 6 regarding
archaeological and paleontological resource
investigation, surveillance and recovery.
B General Plan Amendment No 94-1(B):
1) Adopt Resolution No. 13644, recommending to the City
Council adoption of General Plan Amendment 94-1(B),
amending the Land Use Element of the General Plan, to
alter the policy statements for Statistical Area No. L-1 in
order to allow the addition of three theaters with a total of
897 seats to the Edwards' Big Newport Cinemas; and the
acceptance of an environmental document; and
TRAFFIC STUDY NO 94• Approve the Traffic Study,
making the findings listed below.
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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.
3. That the Traffic Study indicates that the project-generated
traffic will not be greater.than one percent of the existing
traffic during the 2.5 hour peak period on seven of the
eight study intersections and that the ICU analysis for the
intersections of MacArthur Boulevard/San Miguel ,Drive
and East Coast Highway/Newport Center Drive, indicates
that the ICU values for the A.M. and P.M. peaks will not
be altered by the addition of the project.
D. USE PERMIT NO 1527 (Amend@• Approve subject to
the applicable findings and conditions of approval.set forth below.
FINDINGS:
1. The project will comply with all applicable City and State
Building Codes and Zoning requirements for new buildings
applicable to the district in which the proposed project is
located.
2. That the existing and proposed use is consistent with the
Land Use Element of the General Plan, and is compatible
with surrounding land uses.
3. That adequate off-street parking and related vehicular
circulation are being provided in conjunction with the
proposed development.
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4. That the off-site parking areas are located so as to be
useful to the proposed theatre use.
5. That the parking on the subject off-site lots will not create
undue traffic hazards in the surrounding area.
6. That the increased building height would result in more
public visual open space and views than is required by the
basic height limit by the increased setback adjacent to
Newport Center Drive than would be provided by a lower
building covering a larger area of the site which would
result in less open space and landscaped areas and would
result in a less visually appealing development.
7. That the increased building height would result in a more
desirable architectural treatment of the building and a
stronger and more appealing visual character of the area
than is required by the basic height limit in any zone in that
the tower structure and lobby cupola create a landmark for
identification and tie in architecturally to the proposed
building.
8. That the increased building height would not result in
undesirable or abrupt scale relationships being created
between the structure and existing developments,inasmuch
as the proposed structure is similar in size and scale to the
existing buildings located on either side of the subject site
which does not abruptly impact public spaces.
9. That the proposed structure will have no more floor area
than could have been achieved without the use permit.
10. The approval of Use Permit No. 1527 (Amended) will not
under the circumstances of this case be detrimental to the
health, safety, peace, morals, comfort, and general welfare
of persons residing and working in the neighborhood or be
detrimental or injurious to property or improvements in the
neighborhood or the general welfare of the City; and
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further,that the proposed modification to the Zoning Code,
so as to permit the use of compact size parking spaces for
a portion of the required off-street parking, is consistent
with the legislative intent of Title 20 of the Municipal
Code.
CONDITIONS:
1. That development shall be insubstantial conformance with
the approved plot plan, floor plans, and elevations except
as noted in the following conditions:
2. That all conditions for Use Permit No. 1347 and Use
Permit No. 1527, and Use Permit No. 1527 (Amended)
shall remain in full force.
3. That daytime matinees in the permitted theaters in Blocks
200 and 300 shall be limited to a,maximum of 1,250 seats
prior to 5:30 p.m., Monday through Friday, except for
recognized holidays. A minimum of 250 offstreet parking
spaces shall be provided for the limited seating. A Special
Events Permit shall be required for any lectures or other
events that exceed 1,250 seats in the theater complex
during the hours of operation noted above.
4. That a minimum of one parking space for each 3 seats (299
parking spaces) shall be provided for the subject theaters
on weekday evenings beginning at 5:30 p.m., on Saturdays
and Sundays and recognized holidays and that during such
times the maximum number of theatre seats shall be 897
seats (Block 200).
That a continuous, permanent barrier, at least 30 inches
high shall be constructed between the off-site parking area
in Fashion Island and the public sidewalk, so as to
encourage theatre patrons to cross at existing intersections.
In the case of a plant barrier, the plants shall be a
minimum of 30 inches high and 30 inches across shall be
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established between the off-site parking area in Fashion
Island and the public sidewalk, so as to encourage theatre
patrons to cross at existing intersections.
6. That the on-site vehicular and pedestrian circulation
systems shall be approved by the City Traffic Engineer.
7. That all signs shall be in conformance with the provisions
of the Newport Beach Municipal Code and shall be
approved by the City Traffic Engineer if located adjacent
to any vehicular ingress and egress, except as noted in the
following conditions of approval.
8. That amended off site parking arrangements shall be
approved by the City Council guaranteeing that the
following off-site parking location shall be provided to the
subject theatre:
a. Parcel 3 of Parcel Map 93-106
(Resubdivision No. 997)
located in the common parking
lot bounded by Newport
Center Drive, Anacapa Drive,
Farallon Drive and Block 300
Theater Plaza. Said parking
shall be for the exclusive use
of the theatre and shall
provide a minimum of 299
parking spaces.
9. That the applicant shall obtain the approval of a
Resubdivision, a Lot Line Adjustment, or a Waiver of a
Parcel Map, so as to establish a legal building site for the
proposed theater addition,prior to the issuance of building
permits unless the building is redesigned to meet the
Ordinance requirements.
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10. Development of site shall be subject to a grading permit to
be approved by the Building and Planning Departments.
11. That a grading plan, if required, shall include a complete
plan for temporary and permanent drainage facilities, to
minimise any potential impacts from silt, debris, and other
water pollutants.
12. The grading permit shall include, if required, a description
of haul routes, access points to the site, watering, and
sweeping programs designed to minimize impact of haul
operations.
13. The velocity of concentrated runoff from the project shall
be evaluated and erosive velocities controlled as part of the
project design.
14. That grading shall be conducted in accordance with plans
prepared by a Civil Engineer and based on
recommendations of a soil engineer and an engineering
geologist subsequent to the completion of a comprehensive
soil and geologic investigation of the site. Permanent
reproducible copies of the "Approved as Built" grading
plans on standard size sheets shall be furnished to the
Building Department.
15. Landscaping shall be regularly maintained free of weeds
and debris. All vegetation shall be regularly trimmed and
kept in a healthy condition.
16. That prior to the issuance of building permits, the Fire
Department shall review the proposed plans and may
require automatic fire sprinkler protection.
17. That all access to the buildings be approved by the Fire
Department.
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18. That all applicable conditions of approval of Resubdivision
No. 997 shall be fulfilled.
19. That disruption caused by work along roadways and by the
movement of construction vehicles shall be minimized by
proper use of traffic control equipment and flagmen.
Traffic control and transportation of equipment and
materials shall be conducted in accordance with state and
local requirements. There shall be no-construction storage
or delivery of materials within the Newport Center Drive
Right-of-Way.
20. That any sign shall be set back from the Newport Center
Drive public sidewalk in order to provide adequate sight
distance in conformance with the City's Sight Distance
Standard 110-L.
21. That handicap access shall be provided through the entry
driveway median on Newport Center Drive and the design
shall be approved by the Public Works Department. That
all work shall be completed prior to occupancy of the new
theaters.
22. That all improvements be constructed as required by
ordinance and the Public Works Department.'
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. 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.
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Z. That the Planning Commission shall review the illumination
on the proposed landmark tower 90 days after the structure
hs been illuminated.
E. Exception Permit No. 4 • Approve as proposed by the
applicant subject to the applicable findings and conditions of
approval.set forth below
in in
1. That the proposed identification ,sign will not be
detrimental to the surrounding area or increase any
detrimental effect of the existing-use.
t
2. That the proposed identification sign will not be visible
from any of the surrounding residential properties.
3. That the nature of the request is.unique in that there are
a limitednumber of the subject theater facilities of this size
throughout the county.
4. S
That the proposed signage will not set a precedent for
other signs of a similar nature, inasmuch as the proposed
location is within the Newport,Center/Fashion .Island
Planned Community and is consistent with other ,signs
approved in Fashion Island.
That the signage, as approved, will not be detrimental to
persons, property or improvements in the neighborhood, i
and that the exception is consistent with the legislative
intent of Title 20 of the Newport Beach Municipal Code
and the Fashion Island Planned Community Development
Plan and District Aegulations.
C;onditions:
1. That development shall.be in substantial conformance with
the approved plot plan, and elevations.
34.
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2. That the identification sign-shall not exceed an overall
height of 40 feet as measured from existing grade.
3. That the area of the identification sign shall not exceed
476± square feet per face.
4. That the animation of the proposed identification sign be
limited to that which was presented in the public hearing,
and further described within the staff report.
5. That the Planning Commission shall review the proposed
freestanding identification/marquee sign 90 days after the
structure has been illuminated.
General Plan Amendment 94-2 D-1
Request to initiate amendments to the Newport Beach General GPA 94-2
Plan, as follows:
(D) Cal-
D. Caltrans Wei Possible modifications to the Land Use Trans
Element and Recreation and Open Space Element that tons/4/9•
would specifically authorize the transfer of 152 dwelling
units from the site to any property in the City;grant park
credits to the owner of the parcel to which the units are
ansferred, and authorizing the transfer of development
rig based upon a traffic equivalency to any, zoning
distric ubject to the review and approval of the City
Council.
The request inclu an amendment of the Recreation and
Open Space Element t hange the designation of Caltrans
West from a view park o community park; and an
amendment of the Land Use ment to designate the site
as Recreational and Environmen Open Space subject to
development rights transfer.
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Planning Comrmssion Meeting July 7. 1994
Agenda Item No. 4
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: A. General Plan Amendment No. 94-1(B) (Public Hearing),
Request to amend the Land Use Element of the General Plan so as
to allow the addition of three theaters with a total of 897 seats to the
Edwards' Big Newport Cinemas; and the acceptance of an
environmental document.
INITIATED BY: The City of Newport Beach
AND
B. Traffic Study No. 94 (Public Hearing)
Request to approve a traffic study for the addition of three theaters
with a total of 897 seats to the Edwards' Big Newport Cinemas.
AND
C. Use Permit No. 1527 (Amended) (Public Hearing)
Request to amend a previously-approved use permit which permitted
the expansion of the existing Edwards' Big Newport Cinemas located
on property in the APF-H District. The amendment involves a request
to construct a new building containing three theaters, administrative
offices, and a total of 897 theater seats. The proposal also includes:
a use permit to allow portions of the proposed building to exceed the
32 foot basic height limit in the 32/50 Foot Height Limitation District;
and request to permit an off-site parking arrangement for the
additional required parking.
AND
D. Exception Permit No. 46 (Discussion)
Request to allow the construction of a 40 foot high free standing,
double-faced, animated identification/marquee sign for the Edwards'
Big Newport Cinemas.
S J
TO: Planning Commission - 2.
LOCATION: Building and On-site Parking Sites: A portion of Parcel A of Parcel
Map 25-1 (Resubdivision No. 260); and all of Parcel 1 and a portion
of Parcel 3 of Parcel Ma 60-36 Resubdivision No. 454 located at
P ( )
300 Newport Center Drive, on the southeasterly side of Newport
Center Drive between San Miguel' Drive and Anacapa Drive, mi
Newport Center. Off-site parking Sites: Parcel 2 and a portion of
Parcel 3 of Parcel Map 60-36 (Resubdivision No. 454), located at the
rear of the theater complex and in Design Plaza,
ZONE: APF-H
APPLICANT: Edwards' Theaters Circuit, Inc., Newport Beach
OWNER: Same as applicant
Application
This application involves a request to amend a previously approved use permit which
permitted the expansion of the existing Edwards' 'Big Newport Cinemas located on property
in the APF-H District. The amendment involves a request to construct a new building
containing three theaters, administrative offices, and .a total of 897 theater seats. The
proposal also includes a request to allow portions of the proposed building to exceed the
32 foot basic height limit in the 32/50 Foot Height Limitation District; and request to
permit an off-site parking arrangement for the additional required parking. The application
also includes a request to amend the Land Use Element of the General Plan so as to allow
the addition of three theaters with a total of 897 seats to the Edwards' Big Newport
Cinemas; and the acceptance of an environmental document; and to approve a traffic study
-for the addition of three theaters with a total of 897 seats to the Edwards' Big Newport
Cinemas. The subject facility is located on property in the APF-H District in Newport
Center. In accordance with Section 20.02.040 0£ the Newport Beach Municipal Code, the
Planning Commission may approve structures in excess of the basic height limit in any zone,
subject to the securing of a use permit in each case. Chapter 20.33 of the Municipal Code
also provides that theaters are permitted in the APF District subject to the securing
P P � ofa
use permit. 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. The
construction of any signs in excess of permitted height and which are animated are subject
to securing the approval of an exception permit as outlined in Section 20.06.060 of the
Newport Beach Municipal Code.
Suggested Action
Hold hearing; close hearing; if desired,
a) Adopt Resolution No. , recommending to the City Council adoption of
General Plan Amendment 94-1(B), amending the Land Use Element of the General
Plan, to alter the policy statements for Statistical Area No. L 1 in order to allow the
addition of three theaters with a total of 897' seats to the Edwards' Big Newport
3�
TO: Planning Commission - 3.
Cinemas; and the acceptance of an environmental document; and
b) Adopt Traffic Study No. 94, a request to approve a traffic study for the addition of
three theaters with a total of 897 seats to the Edwards' Big Newport Cinemas; and
c) Approve Use Permit No. 1527 (Amended), subject to the applicable findings and
conditions of approval set forth in the attached Exhibit "A"; and
d) 1) Approve Exception Permit No. 46, subject to the applicable findings and
conditions of approval set forth in the attached Exhibit "A'; or
2) Approve Exception Permit No.46, but deny that portion of the application for
increased size and height of the sign, subject to the findings and conditions set
forth in the body of this report; or
3) Approve Exception Permit No. 46 but deny that portion of the application
requesting animation, subject to the findings and conditions set forth in the
body of this report.
Environmental Significance
In accordance with the California Environmental Act (CEQA), the State CEQA Guidelines
and City Council Policy K-3, an Initial Study has been prepared for the proposed project.
Based on the information contained in the initial study, it has been determined that the
project will not have a significant effect on the environment. Therefore, a Negative
Declaration has been prepared for the project and is attached for the Planning
Commission's information.
Conformance with the General Plan
The Land Use Element of the General Plan designates .the site for "Administrative,
Professional and Financial Commercial" use. The proposed theater complex is supportive
of the dominant uses within this designation and therefore is consistent with the
requirements and guidelines of the Land Use Element of the General Plan.
Subject Property and Surrounding Land Uses
The subject properties consist of a number of developed parcels and a single parcel which
contains the common area parking for those parcels and are currently developed with a
portion of the Design Plaza Commercial Complex, the former Good Earth Restaurant and
related parking in Block 200 of Newport Center. To the northwest and north, across
Newport Center Drive is Coco's Restaurant and the Fashion Island Shopping Center
beyond; to the northeast and east, is the Edwards Theatre Newport property, with a theatre
facility containing three auditoriums and a total of 2,025 seats; to the south and southwest,
across Farallon Drive, are professional offices; and to the west, across Anacapa Drive, is a
car wash and office buildings beyond.
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4 J
TO: PlanIg Commission - 4.
Background
The original Edwards Theatre, located in the 300 block of Newport Center Drive, was
established in conjunction with the Planning Commission's approval of Use Permit No. 1347
at its meeting of March 21, 1968. Said approval permitted the construction of a 1,200 seat
auditorium and included a requirement to provide 240 parking spaces based on a parking
requirement of one parking space for each five seats. Said parking was approved on an off-
site location in conjunction with the City Council's approval of an-off-site parking agreement
at its meeting of December 23, 1968. Said parking agreement provided a total of 240
parking spaces on property located at the southeasterly corner of San Miguel Drive and
Newport Center Drive, and at the rear of the theatre, on sites that are directly adjacent to
the theatre. It should also be noted that sometime after the approval of Use 'Permit
No.1347, 52 additional seats were added to the auditorium although there is no record of
such an approval. Attached for.the Planning Commission's information is an excerpt of the
Planning Commission minutes dated March 21, 1968.
At its meeting of April 29, 1971, the Planning Commission approved Use Permit No. 1527
which involved a request to add a 500 seat theatre auditorium to the existing 1,252 seat
theatre facility,on the neighboring theater site, The applicant,however, failed to implement
his project within the prescribed period (18 months) and therefore, was required to obtain
Planning Commission approval of an extension of time for Use Permit No. 1527. A one
year extension was approved by the Planning Commission on October 19, 1972, and a
second six month extension was granted on October 13, 1973. In accordance with the off-
street parking requirement of one parking space for each five seats, the applicant was
required to provide 100 additional off-site parking spaces for the theatre operation.
Inasmuch as the additional parking spaces were available to the theatre at night and on
weekends and holidays only,the weekday theatre matinees were limited,to 1,250 seats. Said
off-site parking agreement was approved by the City Council at its meeting of October 9,
1973. Attached for the Planning Commission's information are excerpts of the Planning
Commission minutes for Use Permit No. 1527, dated April 29, 1971.
At its meeting of October 23, 1986, the Planning Commission approved Use Permit No.
1527 (Amended) which involved a request to expand the existing neighboring theatre so as
to add two additional theatres with a total of 600 additional seats. Said approval also
included; the approval of a new off-site parking agreement so as toprovide a portion of the
required off-street parking spaces in the Design Plaza parking area; the approval of an
amended off-site parking agreement for the existing parking area located at the
southeasterly corner of San Miguel Drive and Newport Center Drive; the approval of a
modification to the Zoning Code so as to allow the use of compact parking spaces; and the
approval of a traffic study. Said action was subject to the findings and,conditions set forth
in the attached excerpt of the Planning Commission minutes dated October 23, 1986. It
should also be noted that the approved plans associated with this application indicated that
the existing theatre facility contained 1,775 seats which exceeded by 23 seats the number of
seats in the theatre permitted in conjunction with the April 29, 1971 approval of Use Permit
No. 1527 (Amended).
1 .
TO: Planning Commission - 5.
At its meeting of October 8, 1987, the Planning Commission voted to recommend approval
of a Determination of General Plan Consistency for the transfer of 350 seats from the
neighboring theatre site in Block 300 of Newport Center and 1,350 theatre seats from the
Civic Plaza Planned Community, to Fashion Island. Said action was taken by the Planning
Commission in conjunction with its consideration of various other applications associated
with the establishment of the Fashion Island Planned Community Development Plan. Said
transfer of seats was also approved by the City Council at its meeting December 14, 1987.
At its meeting of January 7, 1988, in light of the above mentioned transfer of theatre seats,
the applicant revised the previous plan for expansion of the existing Edwards Theatre
located on the adjacent neighboring property, so as to include a single additional theatre
containing only 250 seats. Said expansion increased the total number of seats to 2,025. The
proposal also included a request to restripe the existing off-site parking areas so as to
provide additional parking spaces through the use of compact parking spaces.
At its meeting of August 20, 1992, the Planning Commission approved Use Permit No. 3455
a request to permit an expansion and alterations of the existing Muldoon's Irish Pub and
Restaurant which included on-sale alcoholic beverages and an outdoor dining court, on
property located in the C-O-H District. The proposal included a request to expand the"net
public area" of the restaurant so as to add two new interior dining areas, an outdoor dining
court, a second bar, and a game area containing one pool table. Said expansion utilized
existing floor area currently used for office and retail purposes and an existing outdoor
courtyard. Also included in the approval was a request for a reduction in the parking
requirement to one parking space for each 50 sq.ft. of 'net public area' which resulted in
a parking requirement of 64 spaces. This use permit approval has not been fully exercised;
however, the parking designated by the approval has been reserved by virtue of the partial
implementation of the approval which included the continued use of the outdoor dining.
An excerpt of the Planning Commission minutes of that meeting is attached for the
Commission's information.
At its meeting of March 18, 1993, the Planning Commission voted unanimously to
recommend the approval of Resubdivision No. 997, a request to resubdivide two existing
parcels of land into three parcels for conveyance purposes, located in the APF-H District
in Newport Center of which the subject parcel is a part,with the findings and conditions of
approval set forth in the attached excerpt of the Planning Commission meeting dated March
18, 1993.
At its meeting of May 10, 1993, the City Council, in response to an appeal of the decision
of decision of the Planning Commission filed by a neighboring property owner, continued
this matter to the City Council meeting of May 24, 1993 as requested by the appellant. On
May 24, 1993, the City Council continued this item again to its meeting of June 14, 1993 as
requested by the appellant. At its meeting of June 14, 1993, the City Council voted (4 Ayes,
2 Abstentions and one Absent) to sustain the action of the Planning Commission and
approved Resubdivision No. 997 subject to the findings and conditions contained in the staff
report. An excerpt of the minutes of that meeting are attached for the Commission's
TO: Planning Commission - 6.
information. The map is currently at the County of Orange and should,record in the near
future.
At its meeting of February 10, 1994, the Planning Commission voted unanimously to
recommend to the City Council the initiation General Plan Amendment No. 94-1(B), a
request to amend the Land Use Element of the General Plan so as to allow the addition
of three theaters with a total of ,897 seats to the Edward's Big Newport Cinemas, on
property formerly occupied by the Good Earth Restaurant. At its meeting of February 28,
1994, the City Council approved the initiation of General Amendment No. 94-1 (B).
Analysis
The applicant is proposing to demolish the existing Good Earth Restaurant building and
construct a three theater/auditorium facility in its place,located southwesterly of the existing
theater complex and which will be connected to the existing Newport Cinema Complex by
means of an enclosed bridge structure at the upper level. The structure will contain three
levels: an entry level (entering from the deck of the existing theater, since they will share
the same ticket box), the lobby level which will be the entrance to the individual theaters
and will maintain a considerable waiting area, and an office level which will house some
corporate offices of the executives of the company. The proposed expansion will provide
an additional 897 seats bringing .the total number of theater seats to 2,922 seats (2,025
existing + 897 additional seats = 2,922 seats, in 6 theaters). It should be noted that the
number of theater seats will include seating areas for handicap patrons. Each of the three
new auditoriums will provide 299 seats.
Information submitted in conjunction with the Traffic Study No. 94 indicate that the hours
of operation of the theater expansion will not open to the public until after 5:30 p.m. in the
evenings, during the week, consistent with the operation of the most recent expansion of the
theater complex approved in 1988 (see attached excerpt of Planning Commission minutes
dated January 7, 1988).
Increased Height Request
In accordance with Section 20.02.040 of the Newport Beach Municipal Code, the Planning
Commission or City Council in approving any Planned Community District, any Specific
Area Plan, or in granting any Use Permit for structures in excess of the basic height limit
in any zone shall find that each of the following four points have been complied with:
(a) The increased building height would result in more public visual open space
and views than is required by the basic height limit in any zone. Particular
attention shall be given to the location of the structure on the lot, the
percentage of ground cover, and the treatment of all setback and open areas.
(b) The increased building height would result in a more desirable architectural
treatment of the building and a stronger and more-appealing visual character
of the area than is required by the basic height limit in any zone.
�6 I
•
TO: Planning Commission - 7.
(c) The increased building height would not result in undesirable or abrupt scale
relationships being created between the structure and existing developments
or public spaces. Particular attention shall be given to the total bulk of the
structure including both horizontal and vertical dimensions.
(d) The structure shall have no more floor area than could have been achieved
without the Use Permit.
The applicant has provided the attached responses to the four items outlined above. The
applicant is of the opinion that the proposed development meets the criteria specified under
Items No. (a) and (d) above in that without the use permit, the same amount of floor area
can be accommodated within a lower building covering a larger area of the site. If this were
to be done, the design would probably result in less open space and landscaped areas and
might result in a less visually appealing development. All setbacks established by the
Zoning Code will be maintained.
With respect to Item No. (b) above, the applicant is of the opinion that the proposed
location of the structure will result in a more desirable architectural treatment of the
building and a stronger and more appealing visual character of the area than is required by
the basic height limit in any zone. The proposed structure is similar in size and scale to the
existing buildings located on either side of the subject site. The applicant is also of the
opinion that the tower structure creates a landmark for identification.
With respect to Item No. (c) above, the applicant is also of the opinion that the proposed
increased structure height will not result in undesirable or abrupt scale relationships being
created between the structure and existing developments or public spaces and will remedy
the currently existing abrupt scale situation caused by the existing low lying restaurant
building. Staff concurs with the applicant's statements.
Sign Exception
The applicant has included with the project a request to permit the construction of a free-
standing monument sign measuring 40 feet tall and which will be illuminated with exterior
neon and interior lighting. The neon will be animated and will operate so as to increase in
intensity from the bottom of the sign up to the top of the sign creating a shadowing effect.
Applicant's Statement of Support
In accordance with Section 20.06.09013 of the Newport Beach Municipal Code, in order to
grant an exception permit, the Planning Commission must find that the granting of such
permit is necessary to protect a substantial property right, will not be contrary to the
purpose of Chapter 20.06, and will not be materially detrimental to the health, safety,
comfort or general welfare of persons residing in the neighborhood, or detrimental or
injurious to property or improvements in the neighborhood, or to the general welfare of the
City.
TO: Planning Commission - 8.
The following questions are asked on the application form regarding exceptions to the Sign
Code.
a. Why will the proposal not be contrary to the purpose of the sign ordinance?
b. What exceptional or extraordinary circumstances are involved?
C. Why is an exception permit necessary to protect a substantial property right?
d. Why will the proposal not be detrimental to the neighborhood?
The applicant has provided the attached statement of support of the exception application.
Sign Area and Height
The Sign Ordinance establishes sign requirements for freestanding commercial buildings.
In addition to wall mounted signage, the regulations allow one monument (pole) sign for
each freestanding commercial building. The total sign area (per face) is not to exceed 200
square feet and the height of the sign shall not exceed 25 feet.
Section 20.06.100 of the Municipal Code allows deviations from these requirements only
upon the review and approval of the Modifications Committee if an exception is not
required. However, inasmuch as the sign is animated, an exception to the 'Sign Code is
required.
The applicant proposes a freestanding sign that contains 476± square feet in area(per face)
and is 40 feet in overall height. The sign will be located approximately 100 feet in front of
the existing theater complex and 5 feet from the sidewalk adjacent to Newport Center Drive.
Staff is of the opinion that the increased height of the sign structure in that location would
result in an abrupt scale and is out of character.for the surrounding area.
Staff has determined that the proposed sign would not be visible from surrounding
residential areas. This is due to the fact that there are high rise office buildings directly
across Newport Center Drive to the east, as well as to the north.
Sipn Animation
Section 20.06.070 A (4) of the Newport Beach Municipal Code state that prohibited signs
include those which are flashing or animated electrical signs. The same section does allow
deviation from the above noted restrictions, only, upon the review and approval by the
Planning Commission of an exception permit.
The style of the proposed sign animation is characterized by the outline neon tubes around
the perimeter of the sign which will dim in sequence from the bottom up creating a shadow
effect moving up the sides of the sign. Staff is not aware of any existing, permitted animated
signage anywhere within the City, with the exception of the Hard Rock Cafe sign and feels
that adequate signage can be provided without animation.
0
TO: Planning Commission - 9.
The Public Works Department has indicated that the proposed monument sign located at
the intersection of Newport Center Drive and the entry drive be limited so as not to impair
sight distance of vehicles exiting the subject property. The appropriate condition of approval
has been incorporated into the attached Exhibit 'W'.
Comparison of Subject Sign and Hard Rock Cafe Sim
The Planning Commission and the City Council approved Modification Permit No. 4015, a
request to permit the installation of a double faced, animated, blinking, identification pole
sign for the Hard Rock Cafe that contains 257± square feet per face and is 40 feet high.
The proposed free-standing monument sign proposed by the 'applicant is compared to the
Hard Rock Cafe Sign in the following table:
Sin Location Hei h Size (sq.ft, per face) Distance from Public Sidewalk
Theater: 40 ft. 475± sq.ft. 5± feet
Hard Rock Cafe: 40 ft. 257± sq.ft. 210± feet
The Hard Rock Cafe sign is located in a portion of the parking lot which is lower than the
street and the public sidewalk. Staff is concerned that the proximity of the proposed free-
standing sign to the public sidewalk and at the same grade elevation is abruptly out of scale
as compared to the Hard Rock Cafe sign which is set back 210 feet and is located at a grade
elevation substantially lower than that of the public sidewalk.
Should the Planning Commission disagree with the applicant and wish to deny that portion
of the request for the proposed sign, the following findings for denial are suggested and
should be incorporated into the attached Exhibit "A".
Findines:
1. That the proposed increased height and size in conjunction with animation of
the sign would be detrimental to persons, property and improvements in the
neighborhood, and that the applicant's request would not be consistent with
the legislative intent of Title 20 of the Newport Beach Municipal Code.
2. That the approval of the proposed animated signage with increased height and
size could set a precedent for the approval of other similar requests which
could be detrimental to the area.
3. That there is no justification for approving the proposed increase height, size,
and animation of signage, inasmuch as adequate identification can be
provided without flashing or blinking and within the permitted 25 foot height
and 200 sq.ft. per face permitted in the Sign Code.
4. That the proposed animation, increased height and size of the proposed
identification sign is not compatible with the adjoining Fashion Island Planned
-�9
TO: Planning Commission - 10.
Community District Regulations, is not consistent with the Sign Code which
is applied to all other commercial districts of the City, nor is it consistent with
sign standard of other commercial Planned Community Districts.
5. That given the uniqueness of this Edwards Theater Complex that has been
portrayed by the applicant, it is apparent that the main attraction of the
facility does not necessitate an identification sign of such.increased height,size
and animation
6. That signs of the type .proposed are better suited within a more traditional
downtown metropolitan setting other than Fashion Island,Newport Center or
the City of Newport Beach.
Proposed Off-Street Parking
The required parking for the existing Muldoon's Restaurant and remaining permitted office
and retail uses within Design Plaza generate a requirement for 563 parking spaces
(140,600± sq.ft. :- 250 = 562.4 or 563 spaces) for the office/retail use and 64 parking
spaces for the Muldoon's Restaurant, for a total of 627 parking spaces. The proposed
theater complex will result in a loss of 9 existing parking spaces on-site and 6 spaces on the
common p p
parking lot site immediately adjacent.
As shown on the attached site plan included in the traffic study, the existing,parking areas
provide 677 parking spaces, except for 64 parking spaces allocated to Muldoon's Restaurant,
613 spaces available to the proposed theatre complex in the evenings, weekends and
holidays. The applicant also intends to restripe the parking lot so as to generate a total of
668 parking spaces in Block 200. Based on parking requirements for public assembly uses,
one parking spaces for each 3 seats would generate a requirement of 299 parking spaces
(897 seats _ 3 = 299 spaces).
The applicant is not proposing to provide required off-street parking, across Newport Center
Drive, in the Fashion Island parking lot. However, staff is of the opinion that inasmuch as
the existing theater,complex has an informal agreement to allow 60 parking spaces to be
utilized in the Fashion Island parking lot, people will not differentiate between which
theaters the parking applies and will continue to park in Fashion Island parking lot. Staff
has recommended in the past that some type of barrier be erected or grown so as to deter
pedestrians from jaywalking across Newport Center Drive. In discussing this issue with the
applicant, he has indicated that a low wrought iron fence could'be placed in the landscape
planter area between the Fashion Island parking lot and the public sidewalk, which would
cause theatre patrons to walk to the corner before crossing Newport Center Drive. If such
a, barrier could be installed, staff would have no objections to the continued use of the
Fashion Island parking lot. An alternative to a wrought iron fence may be a hedge or row
of shrubs measuring 30 inches high and 30'inches wide covering the length of the sidewalk
fronting along Newport Center Drive. The existing hedge currently has openings for
pedestrians to cross Newport Center Drive at unsignalized locations. The appropriate
condition of approval has been incorporated into the attached Exhibit "A".
�0
0
TO: Planning Commission - 11.
The applicant is also designing a sign program which will inform and direct patrons to the
parking lot locations for the theater complex. The applicant will be working with the City
Traffic Engineer in the design and placement of the proposed directional signage.
Traffic Study No. 94
The proposed development will generate a significantly higher traffic volume than the
former restaurant use previously occupying the property. Therefore, a traffic study was
required to determine the compatibility of the proposed project under the guidelines of the
City's Traffic Phasing Ordinance. A traffic study has been prepared for the proposed project
in conformance with the City's Traffic Phasing Ordinance and City Council Policy S-1 to
examine the consistency and conformity of the project with the City's Circulation Element.
The City Traffic Engineer identified the following eight (8) intersections for detailed
evaluation in the traffic study.
1. MacArthur Boulevard at San Joaquin Hills Road
2. MacArthur Boulevard at San Miguel Drive
3. Jamboree Road at San Joaquin Hills Road
4. Jamboree Road at Santa Barbara Drive
5. East Coast Highway at Jamboree Road
6. East Coast Highway at Newport Center Drive
7. East Coast Highway at Avocado Avenue
8. East Highway at MacArthur Boulevard
The first step in evaluating an intersection's traffic volume capacity is to conduct a 1%
traffic volume analysis, taking into consideration existing traffic, regional growth, and
committed projects that the City has granted approvals. If the project's generated traffic is
less than one percent traffic volume on all approach segments to the selected intersections
during the projected peak 2-1/2 hour volume in either the morning or afternoon , then the
project's traffic impact is considered insignificant and in compliance with the City's Traffic
Phasing Ordinance requirement. In the event that the project's generated traffic exceeds
the one percent traffic volume analysis on any approach leg to any of the selected
intersections,'then further analysis would be required which consists of Intersection Capacity
Utilization (ICU) analysis.
The one percent traffic volume test was applied to the selected intersections and two of the
intersections exceeded the maximum one percent volume test. The intersections of
MacArthur Boulevard/San Miguel Drive and East Coast Highway/Newport Center
exceeded 1% of the intersection traffic volume; therefore, further ICU analysis for that
intersection became necessary.
The ICU analysis indicated that the intersections of MacArthur Boulevard/San Miguel
Drive and East Coast Highway/Newport Center are operating at acceptable level of service
for the PM peak period. The intersection of MacArthur Boulevard/San Miguel Drive,
currently maintains a Level of Service "B" with an ICU value of 0.63 and the intersection
of East Coast Highway and Newport Center Drive maintains a Level of Service"A"with and
ICU value of 0.41,less than required by the City's Traffic Phasing Ordinance. The proposed
TO: Pla k Commission - 12.
project would generate no trips in the morning peak hour and would generate additional
P l g P gF
trips in the evening peak hour. The additional trips on westbound approach at MacArthur
P g P P FP
Boulevard/San Miguel Drive and the eastbound approach at East Coast Highway/Newport
Center Drive generated b the project would not deteriorate the existing ICU value or level g y p � g eel
of Service at the intersection. Therefore, the proposed project would not have any
significant impact on the City's circulation network. The ICU analysis is contained in the
Traffic Study. The Traffic Study for this project indicates that the proposed additional three
theater/auditoriums would generate 660 trip ends per day.
Parking Studv
Also included with the Traffic Study No. 94, was a detailed analysis of parking demand for
the existing and proposed theatre/development. It was the determination of the consultant
that there is adequate available parking in block 200 and 300 for the expanded operation.
Combining of Parcels Required
The plans submitted with this application indicate that portions of the proposed theater
structure is to be constructed across an existing interior lot line. Inasmuch as this is not
consistent with Section 20.87.090, or the Uniform Building Code, the applicant has been
apprised of the situation and has agreed that either the structure will be redesigned so as
not to cross the lot line or a lot line adjustment will be filed,to either relocate the lot line
or to eliminate the interior lot line joining the two parcels into a single'building site. Either
of the solutions will be adequate to satisfy the requirements of both the Planning
Department and the Building Department. The appropriate conditions of approval have
been incorporated into the attached Exhibit "A"
Specific Findings and Recommendations
Chapt
er er 15.40 of the Municipal Code requires that the Planning Commission make certain
findings in conjunction with its approval of a traffic study. Section 20.80.060 of the Newport
Beach Municipal Code also provides that in order to grant any use permit, the Planning
Commission shall find that the establishment, maintenance or operation of the use or
building applied for will not, under the circumstances of the particular case, be detrimental
to the health, safety, peace, morals, comfort, and general welfare of persons residing or
working in the neighborhood of such proposed use or be detrimental or injurious to property
and improvements in the neighborhood or the general welfare of the City. Should the
Planning Commission wish to approve Traffic Study No. 94, Exception No. 46 and Use
Permit No. 1527 (Amended), the findings and conditions of approval set forth in the
attached Exhibit "A" are suggested.
No exhibit for denial has been provided, inasmuch as staff is of the opinion that no findings
may be reasonably made in support of the denial of these applications, other than for the
exception to theSign Code discussed above. However, should information be presented at
the public hearing which warrants a denial of these applications, the Planning Commission
may wish to take such an action.
•
TO: Planning Commission - 13.
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
By
Javier S. Gard
Senior Planner
Attachments: Exhibit "A"
Vicinity Map
Negative Declaration
Excerpt of Planning Commission Minutes dated March 21, 1968,April
29, 1971, October 23, 1986 and January 7, 1988
Excerpt of City Council Minutes dated June 14, 1993
Letter of Justification from Applicant Regarding Height Request
Letter of Justification from Applicant Regarding Sign Request
Traffic Study No. 94
Resolution
Site Plan, Floor Plans and Elevations
V3
TO: Planog Commission 14. •
EXHIBIT "A"
ACTIONS FOR GENERAL
PLAN AMENDMENT NO. 94-1(B) AND
FOR TRAFFIC STUDY NO. 94,
AND FINDINGS AND CONDITIONS OF
APPROVAL FOR USE PERMIT NO. 1527 (AMENDED)
AND EXCEPTION PERMIT NO. 46
A Environmental Document:
1) Accept the Environmental Document with the following findings and mitigation
measures:
Findings:
1. That during the course of construction pollutants from machinery, delivery
trucks, and workers' vehicles would be released. In addition, dust would be
generated by earthmoving and construction operations. The following
mitigation measures are required in order to reduce these impacts below the
level of significance.
2. That the proposed project could produce light and glare that could adversely
affect nearby residential properties. The primary externatlight would consist
of decorative lighting features around the new building, directional signs and
security lighting as required. The following mitigation would ensure that any
exterior lighting is designed such that potential impacts from nuisance glare
would not be significant.
3. That since the proposed use is inconsistent with the City's General Plan, the
following mitigation measure is required to eliminate potentially significant
effects to land use.
4. That the distance of some of the proposed parking spaces, combined with the
lack of easy access to the southerly parking areas, raised the concern that
some patrons may choose to park in the Fashion Island area and jay-walk
across Newport Center Drive to the theaters, which would create a public
safety problem. That this concern could be substantially reduced by the
following mitigation measures.
5. That the project site is located in an area where archaeological and
paleontological resources have been discovered in the past and may be
expected to exist on this site.. As a result, the applicant will be required to
comply with the following mitigation measure,which requires compliance with
Council Policies K-5 and K 6 regarding archaeological and paleontological
surveys and recovery of resources.
6. That on the basis of the foregoing analysis, including the mitigation measures
listed, the proposed project does not have the potential to significantly
4y
TO: Planning Commission - 15. •
degrade the quality of the environment.
7. That there are no long-term environmental goals that would be compromised
by the project.
8. That no cumulative impacts are anticipated in connection with this or other
projects.
9. That there are no known substantial adverse affects on human beings that
would be caused by the proposed project.
Mitigation Measures
1. All grading activities shall comply with the dust suppression provisions
of the City's Grading and Excavation Code (NBMC Sec. 15.04.140) and
AQMD Rule 403.
2. Construction operations shall utilize methods to reduce pollutant
emissions to the greatest extent feasible. Such methods include the
following:
a) Use of low-emission construction equipment
b) Rideshare program and incentives for construction employees
c) Suspend grading operations during first and second stage smog
alerts
d) Maintain construction equipment with properly tuned engines
e) Use of low-sulfur fuel for stationary construction equipment
0 Use of on-site power instead of portable generators
g) Coordinate construction operations to minimize traffic
interference
3. That prior to the issuance of any building permit, the applicant shall
demonstrate to the Building Department that the lighting system shall
be designed, directed, and maintained in such a manner as to conceal
the light source and to minimize light spillage and glare to the adjacent
residential uses. The plans shall be prepared and signed by a licensed
Architect or Electrical Engineer, with a letter from the Architect or
Engineer stating that, in his or her opinion, this requirement has been
satisfied.
4. That prior to issuance of a building permit for any theater expansion,
a General Plan amendment shall be approved to allow an additional
TO: Plan'lfing Commission - 16.
897 theater seats in Newport Center Block 200.
5. That prior to issuance of a building permit for the theater expansion,
a parking control plan acceptable to the City Traffic Engineer shall be
submitted by the applicant. The plan shall address parking lot
restriping, signage (both vehicular and pedestrian), traffic control, and
parking area security (e.g., lighting) so as to minimize illegal parking,
congestion and idling during peak periods.
6. That prior to issuance of a certificate of occupancy for the expansion,
the parking control plan shall be implemented and approved by the
City Traffic Engineer.
7. Prior to issuance of a certificate .of occupancy for the theater
expansion, a pedestrian barrier meeting the approval of the City
Traffic Engineer shall be installed adjacent to Newport Center Drive
between San Miguel Drive and Anacapa Drive.
8. Prior to issuance of a grading permit, the applicant shall demonstrate
to the Planning Department that the project will comply with Council
Policies K-5 and K-6 regarding archaeological and paleontological
resource investigation, surveillance and recovery.
B. General Plan Amendment No, 94-1(Bl:
1) Adopt Resolution No. , recommending to the City Council adoption of
General Plan Amendment 94-1(B), amending the Land Use Element of the General
Plan, to alter the policy statements for Statistical Area No. L-1 in order to allow the
addition of three theaters with a total of 897 seats to the Edwards' Big Newport
Cinemas; and the acceptance of an environmental document; and
C. TRAFFIC STUDY NO 94: 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 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.
3. That the Traffic Study indicates that the project-generated traffic will not be greater
than one percent of the existing traffic during the 2.5 hour peak period on seven of
the eight study intersections and that the ICU analysis for the intersections of
MacArthur Boulevard/San Miguel Drive and East Coast Highway/Newport Center
TO: Planning Commission - 17.
Drive, indicates that the ICU values for the A.M. and P.M. peaks will not be altered
by the addition of the project.
D USE PERMIT NO, 1527(Amended - Approve subject to the applicable findings and
conditions of approval set forth below.
FINDINGS:
1. The project will comply with all applicable City and State Building Codes and Zoning
requirements for new buildings applicable to the district in which the proposed
project is located.
2. That the existing and proposed use is consistent with the Land Use Element of the
General Plan, and is compatible with surrounding land uses.
3. That adequate off-street parking and related vehicular circulation are being provided
in conjunction with the proposed development.
4. That the off-site parking areas are located so as to be useful to the proposed theatre
use.
5. That the parking on the subject off-site lots will not create undue traffic hazards in
the surrounding area.
6. That the increased building height would result in more public visual open space and
views than is required by the basic height limit by the increased setback adjacent to
Newport Center Drive than would be provided by a lower building covering a larger
area of the site which would result in less open space and landscaped areas and
would result in a less visually appealing development.
7. That the increased building height would result in a more desirable architectural
treatment of the building and a stronger and more appealing visual character of the
area than is required by the basic height limit in any zone in that the tower structure
and lobby cupola create a landmark for identification and tie in architecturally to the
proposed building.
8. That the increased building height would not result in undesirable or abrupt scale
relationships being created between the structure and existing developments,
inasmuch as the proposed structure is similar in size and scale to the existing
buildings located on either side of the subject site which does not abruptly impact
public spaces.
9. That the proposed structure will have no more floor area than could have been
achieved without the use permit.
10. The approval of Use Permit No. 1527 (Amended) will not under the circumstances
of this case be detrimental to the health, safety, peace, morals, comfort, and general
welfare of persons residing and working in the neighborhood or be detrimental or , /
TO: Plamog Commission - 18. • 2
injurious to property or improvements in the neighborhood or the general welfare
of the City; and'further, that the proposed modification to the Zoning Code, so as
to permit the use of compact size parking spaces for a portion of the required off-
street parking, is consistent with the legislative intent of Title 20 of the Municipal
Code.
CONDITIONS:
1. That development shall be in substantial conformance with the approved plot plan,
floor plans, and elevations except as noted in the following conditions:
2. That all conditions for Use Permit No. 1347 and Use Permit No. 1527, and Use
Permit No. 1527 (Amended) shall remain in full force.
3. That the mid-week daytime matinees shall be prohibited and that screeings shall not
begin until'after 5:30 p.m. in the evening on weekdays.
4. That a minimum of one parking space for each 3 seats (299 parking spaces) shall be
provided for the subject theatres on weekday evenings beginning at 5:30 p.m., on
Saturdays and Sundays and recognized holidays and that during such times the
maximum number of theatre seats shall be 897 seats (Block 200).
5. That a continuous, permanent barrier, at least 30 inches high shall be constructed
between the off-site parking area in Fashion Island and the public sidewalk, so as to
encourage theatre patrons to cross at existing intersections. In the case of a plant
barrier, the plants shall be a minimum of 30 inches high and 30 inches across shall
be established between the off-site parking,area in Fashion Island and the ,public
sidewalk, so as to encourage theatre patrons to cross at existing intersections.
6. That the on-site vehicular and pedestrian circulation systems shall be approved by
the City Traffic Engineer.
7. That all signs shall be in conformance with the provisions of the Newport Beach
Municipal Code and shall be approved by the City Traffic Engineer if located
adjacent to any vehicular ingress and egress, except as noted in the following
conditions of approval.
8. That amended off-site parking arrangements shall be approved by the City Council
guaranteeing that the following off-site parking location shall be provided to the
subject theatre:
a. Parcel 3 of Parcel Map 93-106 (Resubdivision No. 997)
located in the common parking lot bounded by Newport
Center Drive, Anacapa Drive, Farallon Drive and Block
300 Theater Plaza. Said parking shall be for the
exclusive use of the theatre and shall providel a minimum
of 299 parking spaces.
0
TO: Planning Commission - 19.
9. That the applicant shall obtain the approval of a resubdivision or lot line adjustment
so as to establish a legal building site for the proposed theatre addition, prior to the
issuance of building permits.
10. Development of site shall be subject to a grading permit to be approved by the
Building and Planning Departments.
11. That a grading plan, if required, shall include a complete plan for temporary and
permanent drainage facilities, to minimize any potential impacts from silt,debris,and
other water pollutants.
12. The grading permit shall include, if required, a description of haul routes, access
points to the site, watering, and sweeping programs designed to minimize impact of
haul operations.
13. The velocity of concentrated runoff from the project shall be evaluated and erosive
velocities controlled as part of the project design.
14. That grading shall be conducted in accordance with plans prepared by a Civil
Engineer and based on recommendations of a soil engineer and an engineering
geologist subsequent to the completion of a comprehensive soil and geologic
investigation of the site. Permanent reproducible copies of the "Approved as Built"
grading plans on standard size sheets shall be furnished to the Building Department.
15. Landscaping shall be regularly maintained free of weeds and debris. All vegetation
shall be regularly trimmed and kept in a healthy condition.
16. That prior to the issuance of building permits, the Fire Department shall review the
proposed plans and may require automatic fire sprinkler protection.
17. That all access to the buildings be approved by the Fire Department.
18. That all applicable conditions of approval of Resubdivision No. 997 shall be fulfilled.
19. That disruption caused by work along roadways and by the movement of construction
vehicles shall be minimized by proper use of traffic control equipment and flagmen.
Traffic control and transportation of equipment and materials shall be conducted in
accordance with state and local requirements. There shall be no construction storage
or delivery of materials within the Newport Center Drive Right-of-Way.
20. That the proposed marquee monument sign shall be setback from the Newport
Center Drive public sidewalk in order to provide adequate sight distance in
conformance with the City's Sight Distance Standard 110-L.
21. That handicap access shall be provided through the entry driveway median on
Newport Center Drive and the design shall be approved by the Public Works
Department. That all work shall be completed prior to occupancy of the new
theaters.
TO: Plant Commission - 20.
22. That all improvements be constructed as required by ordinance and the Public Works
Department.
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. 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 Bea
ch Municipal
al Code.
E. Exception Permit No.46:Approve as proposed by the applicant subject to the applicable
findings and conditions of approval set forth below.
Findings:
1. That the proposed identification sign will not be detrimental to the surrounding area
or increase any detrimental effect of the existing use.
2. That the proposed identification sign will not be visible from any of the surrounding
residential properties.
3. That the nature of the request is unique in that there are a limited number of the
subject theater facilities of this size throughout the county.
4. That the proposed signage will not set a precedent for other signs of a similar nature,
inasmuch as the proposed location is within the Newport Center/Fashion Island
Planned Community and is consistent with other signs approved in Fashion Island.
5. That the signage, as approved, will not be detrimental to persons, property or
improvements in the neighborhood; and that the exception is consistent with the
legislative intent of Title 20 of the Newport Beach Municipal Code and,the Fashion
Island Planned Community Development Plan and District Regulations.
Conditions:
1. That development shall be in substantial conformance with the approved plot plan,
and elevations.
2.• That the identification sign shall not exceed an overall height of 40 feet as measured
from existing,grade.
3. That the area of the identification sign shall not exceed 476± square feet per face.
4. That the animation of the proposed identification sign be limited to that which was
presented in the public hearing, and further described within the staff report:
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Planning Department
4.19.1994
GPA NO. 94-1 (B)
TRAFFIC STUDY NO. 94
USE PERMIT NO., 1527 (AMENDED)
EXCEPTION PERMIT NO. 46
CI*: OF It�:WPORT BE P
LQ 3300 NcHport Boulevard -P.O. Box 1768
N�c,r Port Beach,CA 92659.1768 JU�1 4 31994
JUN 03 19� .
^4 NEGATIVE DECLARATION GARYLGRRNYIIIE,000aV.CWk
pA,11 i E Cox.11y Ctalk DEAM
G From: City ofNcwporl cac"cl—~
Offico•oCPaaiR3Ad Research Planning Department
g 1400 Tenth Street,Room 121 3300 Newport Boulevard-P.O.Box�1763
❑
Sacramento,CA 95814 Newport Beach,CA 92659.1768
(Orange County)
County Clerk,County of Orange
F1XXX Public Services Division
P.O.Box 838 Date received for filingat'OPR/Counly Clerk:
Santa Ana,CA 92702
Public review period June 3, 1994 thru June 24, 1994
p 118094
Name ofProject: Edwards Cinemas Big, Newport Triplex 4Addition, GPA 94-1(B), TPO # 94,
Use permit No. 1527(A)
Project.Locatiort: 210 Newport Center Drive, Newport Beach, CA 92660
The proposed project involves demlition of an existing vacant
Project Description: restaurant building, construction of a new structure which would
contain three new cinemas which have a total of S97 seats.
Finding: Pursuant tothe provisions of City Council PolicyK-3 pertaiWing to procedures and guidelines to implement
the California Environmental Quality Act,the Environmental Affairs Committee has evaluated the proposed project and
determined that the proposed project would not have a significant effect on the euvirditmeal.
A copy of the Initial Study containing lbw analysis supporting this finding is attached. The Initial Study may include
mitigation measures that would eliminate or reduce potential environmental impacts. This document will be considered
by the decision-makers) prior to final action on the proposed project. If a public hearing will be held to consider this
project,a notice of the time and location is attached.
Additional plans,studies and/or exhibits relating to the proposed project may be available for public review. If you
would like to examine these materials,you are invited to contact•the undersigned.
Ifyou wish to appeal the appropriateness or adequacy of ibis document,your comments shoidd be submitted in writing
prior to the close of the public review period. Your comments should specifically identify what environmental impacts you
believe would result from the project,why they are significant,and what changes or mitigation measuresyou believe should
be adopted to eliminate or reduce these impacts, There is no fee for this appeal. If a public hearing will be held,you are
also invited to attend and testify as to the appropriateness of this document.
ICyou have any questions or would like further information,please contact the undersigned.
Dale
John Douglas, }CP
Envirol- ntal C dinator
Revised 482
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J
' ENVIRONMENTAL ANALYSIS CHECKLIST
CITY OF NEWPORT BEACH
I. BACKGROUND
1. Application Not General Plan Artendrent 94-10), Traffic Study No. 94
z. Project name, Edwards Cinemas Bin Newport Triplex Addition
a. Project location: 210 Newport Center Drive, Newport Beach, CA 92660
4. Applicant: Edwards Theatres Circuit Inc.
II. ENVIRONMENTAL IMPACTS (See attached explanations)
S=Significant P.S.=Potentially H.S.=Hot S P.S.. N.S.
Significant Significant
1. Earth. Would the proposal result int
a. Unstable earth conditions or in changes
in geologic substructures? ,,
b. Disruptions, displacements; compaction
or overcovering of the soil? _ _ A
C. Change in topography or ground surface
relief features? _ X
d. The destruction, covering or modification of any
unique geologic or physical features? _
e. Any increase in wind or water erosion
of soils, either on or off the site? _
f. Changes in deposition or erosion of beach
sands, or changes in siltation, deposition
or erosion which may modify the channel of
a river or stream or the bed of the ocean
or any bay, inlet or lake? _
g. Exposure of people or property to geologic
hazards such as earthquakes, landslides,
mudslides, ground failure, or similar hazards? _
2. Air. Would the proposal result in:
a. Substantial air emissions or deterioration v
of ambient air quality? JL _
b. The creation of objectionable odors?
C. Alteration of air movement, moisture, or
temperature, or any change in climate,
either locally or regionally?
�3
Environmental Analysis Cho*st - Page 2 '
g p•S• N.S.
3. Wator. Would the proposal result int
a, changes in currents, or the course of
direction of water movements, in either
marine or fresh waters?
b. Changes in absorption rates, drainage patterns,
or the rate and amount of surface runoff? _ _ X-
C. Alterations to the course or flow of flood waters? _ A-
d. Change in the amount of surface water
in any water body? _
9. Discharge into surface waters, or in any
alteration of surface water quality,
including but not limited to temperature,
dissolved oxygen or turbidity? _ Xr
f. Alteration of the direction or rate of
flow of ground water?
g. Change in the quantity of ground waters,
either through direct additions or withdrawals,
or through interception of an aquifer by cute
or excavations? _
h. Substantial reduction in the amount of water
otherwise available for public water supplies?
i. Exposure of people or property to water- v
related hazards such as flooding or tidal waves? _ _ A-,
4. Plant Life. Would the proposal result in:
a. change in the diversity of species, or number of
any species of plants (including trees, shrubs,
grass, trope, and aquatic plants)?
b. Reduction of the numbers of any unique,
rare or endangered species of plants? _ _ X
C. Introduction of new species of plants into
an area, or in a barrier to the normal
replenishment of existing species? _ _. X
d. Reduction in acreage of any agricultural
crop?
S�f
Environmental Analysis Checklist - Page 3 •
Psi x s
S. Animal Life. Would the proposal result in:
a. Change in the diversity of species, or
• numbers of any species of animals (birds,
land animals including reptiles, fish and
shell-fish, benthic organisms, or insects)? _
b. Reduction of the numbers of any unique,
rare or endangered species of animals?
C. Introduction of new species of animals
into an area, or result in a barrier
to the migration or movement of animals?
d. Deterioration of existing fish or wildlife
habitat?
6. Noise. Would the proposal result in an increase in
existing noise levels, or exposure of people to severe
noise levels? 'fY�-
7. Light and Clare. Would the proposal produce new
light or glare? _ XV
S. Land Use. Would the proposal result in a substantial
alteration of the present or planned land use of an
area, or conflict with existing land use regulations
or policies? _
4. Natural Resources. Would the proposal result in an
increase in the rate of use of any natural resources?
10. Risk of Accident. Would the proposal involve:
a. A risk of an explosion or the release of hazardous
substances (including, but not limited to, oil,
pesticides, chemicals or radiation) in the event _
of an accident?
b. Possible interference with an emergency
response or evacuation plan? _ _
11. Population. Would the proposal alter the
location, distribution, density, or growth
rate of the human population of the area? _
12. Housing. Would the proposal affect existing housing
or create a demand for additional housing? _ _
Environmental Analysis Cheoist • Page 4
$ P.S. N.S.
13. Transportation/Circulation/Parkins. Would the
proposal result in:
a. Generation of substantial additional �/
vehicular movement? _ X _
b. Effects on existing parking facilities, yy��
or demand for now ,parking?
C. Substantial impact upon existing transportation
systems?
d. Alterations to present patterns of circulation
or movement of people and/or goods?
e. Alterations to waterborne, rail or air traffic?
f. Increase in traffic hazards to motor
vehicles, bicyclists, or pedestrians?
14. Public Services. Would the proposal have an effect
upon, or result in a need for, new or altered
governmental services in any of the following areas:
a. Fire protection?
b. Police protection?
C. Schools? _ X
d, Parks or other recreational facilities? _ _ X—
e. Maintenance of public facilities, including roads?
f. Other governmental services?
15. Energy. Would the ,proposal result in the use of
substantial amounts of fuel or energy, a substantial
increase in demand upon existing sources of energy, or
require the development of new sources of energy?
16. Utilites. Would the proposal result in a need for new
systems, or substantial alterations to the following
utilities:
a. Electricity or natural gas?
b. Communications systems?
C. Water or wastewater?
d. Storm water drainage?
e. Solid waste and disposal? j,�
Env,tronmental Analysis Checklist - Page 5
& P_S" N•s
17. IUuman Health. Would the proposal result in the
creation of any health hazard or exposure of people
to a potential health hazard (excluding mental health)?
18. Aesthetics. Would the proposal result in the
obstruction of any scenic vista or view open to the
public, or result in the creation of an aesthetically
offensive site open to public view? _
19. Recreation. Would the proposal result in an
impact upon the quality or quantity of existing
recreational opportunities?
20. Cultural Resources. Would the proposals
a. Result in the alteration or destruction of a
prehistoric or historic archaeological site?
b. Result in adverse physical or aesthetic effects
on a prehistoric or historic building, structure,
or object? _
C. Have the potential to cause a physical change "
which would affect unique ethnic cultural values? J�
d. Restrict existing religious or sacred uses within
the potential impact area? _
III. MANDATORY FINDINGS OF SIGNIFICANCE.
1. Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a
fish or wildlife species, cause a fish
or wildlife population to drop below self-
sustaining levels, threaten to eliminate
a plant or animal community, reduce the
number or restrict the range of a rare
or endangered plant or animal, or
eliminate important examples of the major `,
periods of California history or pre-history? 4Xr
2. Does the project have the potential to
achieve short-term, to the disadvantage
of long-term, environmental goals? (A
short-term impact on the environment is
one which occurs in a relatively brief,
definitive period of time while long-
term impacts endure well into the future. ) _
Environmental Analysis dhWet - Pago 6 .'
3. Does• tho project have impacts which are P.S. N.S—
individually limited, but cumulatively
considerable? (A project may have an impact
on two or more separate resources where the
impact on each resource is relatively
small, but where the effect of the total
of those impacts on the environment is
significant) or, a project may have incremental
Impacts that are individually minor, but are
considerable when vi'owed' in connection with the
effects of other past, present, or probable
future projects.)
4. Does the project have environmental
effects which would cause substantial
adverse effects on human beings, •either —
directly or indirectly? �Xr
IV. DETERMINATION
On the basis of this initial evaluation:
( ) I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION WILL BE PREPARED.
(X1 I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because the
mitigation measures described on the attached pages have been incorporated into
the project. A NEGATIVE DECLARATION W-ILL BE PREPARED.
( ) I find the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
Prepared by: Az�iz H.
Aslal.^.i (Associate Planner) Date, 5-26-1994
V v
Signature:
Attachment: Environmental Analysis Checklist Explanations
T:\...\FMMS\CHECKLST.IS
Revised 12/93
k
ENVIRONMENTAL ANALYSIS CHECKLIST EXPLANATIONS
Edwards Big Newport Theater Expansion
General Plan Amendment 94-1(B)
Use Permit No. 1527(A)
Traffic Study No. 94
Project Description
The proposed site is located on the southwesterly comer of Newport Center Drive and San
Miguel Drive within Block 200 of Newport Center (see Vicinity Map). The site is
surrounded by some retail and service commercial, medical offices and professional office
buildings. Currently there is a restaurant, known as Good Earth, which remains vacant on
the subject site. The proposed project is an addition to the existing Edwards Big Newport
Cinemas which will involve demolition of the Good Earth Restaurant located adjacent to
the west of the existing Edwards Theaters and construction of a new structure that would
contain three new theaters of 299 seats per auditorium (a total of 897 seats), second level
offices for Edwards Theater executives, three new projection rooms, a new lobby and a
covered court area to connect the new structure to the existing theaters. The bulk of the
proposed addition is estimated at 34,000 sq.ft. The subject parcel is approximately 0.346
acre in size.
Analysis
The following discussion provides explanations for the conclusions contained in the
Environmental Analysis Checklist regarding the proposed project's environmental Impacts.
1. Earth
The site is developed with a one story building that was used as a restaurant. The
existing structure will be demolished to accommodate for the proposed addition,
therefore, some excavation, backfill and grading of the site will be required.
Construction activities will result in some soil disruption and compaction or soil
displacement. Due to substantial grade difference,between the existing theaters and
the proposed new theaters, an estimated 6,250 Cubic Yard of fill material will be
required. A geotechnical report has been prepared for the site indicating that soil
contents of the site have sufficient quality to sustain the proposed improvement.
There are no known active faults in the vicinity of this project. The City Excavation
and Grading Code (NBMC Sec. 15.04.140) contains requirements for geotechnical
evaluation and appropriate erosion control methods. Compliance with the City
Excavation and grading Code would reduce potential impacts to an insignificant level.
• • Y i
2. Air
Construction Impacts
During the course of construction pollutants from machinery, delivery trucks, and
workers' vehicles would be released. In addition, dust would be generated by
earthmoving and construction operations. The following mitigation measures are
required in order to reduce these impacts below the level of significance.
Mitigation Measures
1. All grading activities shall comply with the dust suppression
provisions of the City's Grading and Excavation Code (NBMC
Sec. 15.04.140) and AQMD Rule 403.
2. Construction operations shall utilize methods to reduce
pollutant emissions to the greatest extent feasible. Such
methods include the following:
a) Use of low-emission construction equipment
b) Rideshare program and incentives for construction
employees
c) Suspend grading operations during first and second stage
smog.alerts
d) Maintain construction equipment with properly tuned
engines
e) Use of low-sulfur fuel for stationary construction
equipment
f) Use of on-site power instead of portable generators
g) Coordinate construction operations to minimize traffic
interference
Qperational Impacts
The proposed theater expansion would add approximately 34,000 square feet to the
facility, which is slightly larger than the 30,000 square-foot threshold of significance
established by the South Coast Air Quality Management District for potential
impacts to air quality. Mitigation measures are therefore required to ensure that
these impacts are reduced to a level that is less than significant. Mitigation Measure
#5 under the Transportation/Parking section below would satisfy this requirement.
2 initial Study-Fdxards 77tcater E%pansion
IoP
There are no other operational characteristics of the project such as hazardous or
toxic materials that could adversely affect air quality.
3. Water
The area surrounding the proposed site is developed with sidewalks, curbs and
gutters. Surface drainage is provided by an existing 42" RCP storm drain system.
The proposed improvements would not substantially increase water runoff or affect
any drainage pattern. Provisions for drainage requirements are contained in the City
Excavation and Grading Code.
4. Plant Life
The proposed site is located in a developed area of the City and the project will not
affect any natural vegetation.
5. Animal Life
The project is located in an urbanized area of the community and no significant
impact to wildlife would be anticipated.
6. Noise
Construction Impacts
Existing ambient noise levels would be increased during construction period. Any
construction activity would be required to comply with the noise limitations in the
City's Noise Ordinance (NBMC Chapter 10.28) and would be restricted to the hours
of 7:00 a.m. to 6:30 p.m. weekdays and 8:00 a.m. to 6:00 p.m. Saturdays. This
restriction, combined with the temporary nature of construction noise, would reduce
construction noise impacts below the level of significance.
Operational Impacts
Operational noise impacts would result primarily from traffic generated by the
project. The project would add about 660 average daily trips to the street network
at full operation. These trips would be distributed in various directions as shown in
Exhibit 3 in the traffic study. According to accepted rules of thumb for noise impact
analysis, a 25% increase in traffic volume is necessary to cause a 1 dB increase in
ambient noise. Since project-related traffic increases would be substantially less than
2517o of existing and projected future volumes, no new significant impacts would be
anticipated as a result of the proposed action.
7. Light and Glare
The proposed project could produce light and glare that could adversely affect nearby
residential properties. The primary external light would consist of decorative lighting
3 Initial Study-Edwards 11ealer Expansion
n
features around the new building, directional signs and security lighting as required.
The following mitigation would ensure that any exterior lighting is designed such that
potential impacts from nuisance glare would not be significant.
Mitigation Measures
3. Prior to the issuance of any building permit the applicant shall
demonstrate to the Building Department that the lighting
system shall be designed, directed, and maintained in such a
manner as to conceal the light source and to minimize light
spillage and glare to the adjacent residential uses. The plans
shall be prepared and signed by a licensed Architect or
Electrical Engineer, with a letter from the Architect or
Engineer stating that, in his or her opinion, this requirement
has been satisfied.
8. Land Use
The site is located in Block 200 of Newport Center and is designated for
Administrative,Professional and Financial Commercial land use in the-City's General
Plan Land Use Element. The theater complex, located in the adjacent Block 300,
is currently limited by the General Plan to the existing 2,050 seats. No theater use
is allocated in the General Plan for Block 200. A General Plan Amendment is
proposed to allow the additional 897 theater seats in Block 200.
The zoning designation for ,the property is APF-H. Theaters are allowed in this
district under support retail uses. The current zoning designation permits theater
.operations subject to the securing of a use permit. This project is.located outside the
Coastal Zone and approval of a Coastal Development Permit is not required.
Since the proposed use is inconsistent with the City's General Plan, the following
mitigation measure is required to eliminate potentially significant effects to land use.
Mitigation Measures
4. Prior to issuance of a building permit for any theater expansion,
a General Plan amendment shall be approved to allow an
additional 897 theater seats in Newport Center Block 200.
9. Natural Resources
The use of natural resources would not be significantly affected by this project.
10. Risk of Accident
No toxic or hazardous materials would be used or stored on the site.Therefore the
proposed expansion would not present the potential for a public health and safety
4 ,Initial Study-Edwards'neater Expansion
6a
hazard.
11. Population
The proposed project would be expected to cause a minor increase in employment,
however, no significant population increase would result from the project.
12. Housing
The project would be estimated to result in a few additional employees in the
Newport Center area. This minor increase in employment would not be expected to
generate a significant increased demand for housing.
13. Transportation/Parking
Circulation system impacts: Presently the subject site is a vacant building that was
used as a restaurant. The City's Traffic Engineer has determined that a traffic study
is necessary under the requirements of the Traffic Phasing Ordinance. The results
of the traffic study are summarized below. The full study is available for review in
the Planning Department.
The traffic study determined that of the eight intersections that could be significantly
affected by the proposed project, one intersection exceeded the one percent volume
threshold for Intersection Capacity Utilization (ICU) analysis: Coast Highway East
@ Newport Center Drive.
ICU analysis was performed for the p.m. peak period and determined that the ICU
values of this intersection would remain well within acceptable levels with the
addition of the proposed project (0.48 p.m. peak ICU). This intersection currently
operates at Level of Service (L.OS) A during the P.M. peak hour and would continue
to operate at LOS A with the addition of the project related traffic volumes. The
project would generate a negligible increase in traffic during the a.m. peak period.
Therefore,traffic generated by the proposed project would have no significant impact
on the existing circulation system.
No detailed General Plan analysis was determined to be necessary since projected
ICU values for this intersection are well within acceptable limits at General Plan
buildout.
Parkins. Since the majority of the tenants in Block 200 are professional offices that
require very little parking after 5:00 P.M., the existing theaters result in an efficient
use of available shared parking. The proposed addition would not modify the
existing ticket sale restriction on movies starting before 5:00 P.M. In order to
determine whether adequate parking is available to serve the proposed expansion a
parking survey was conducted.
Currently there are a total of 651 parking spaces provided for Block 200 of Newport
5 Initial Study-Edwards Theater Expansion 2
(O'er
If
Center which are shared by the existing.tenants. The proposed'development would,
result in the loss of 15 parking spaces. However, by re-striping of the parking layout
and converting existing parking spaces to the City's current 8.5 foot parking stall
width, 32 spaces could be gained. Therefore, the total number of parking spaces for
Block 200 would be 668 spaces (651-15+32=668).
The parking requirement for the proposed development is one parking space per
three (3) seats during the peak use period (Saturday,evening), requiring 299 spaces
(897/3 = 299). The parking survey determined that although sufficient parking
spaces are available to meet the peak demand within Block 200, a portion of this
parking is located in excess of 700 feet from the theater entrance. This distance,
combined with the lack of easy access to the southerly parking .areas, raised the
concern that some patrons may choose to park in the Fashion Island area and jay-
walk across Newport Center Drive to the theaters,which would create a public safety
problem. The following mitigation measures would substantially reduce this concern.
Miti fation Measures
5. a. Prior to issuance of a building permit for the theater
expansion, a parking control plan acceptable to the City Traffic
Engineer shall be submitted by the applicant. The plan shall
address parking lot restriping, signage (both vehicular and
pedestrian), traffic control, and parking area security (e.g,,
lighting)so as to minimize illegal parking, congestion and idling
during peak periods.
b. Prior to issuance of a certificate of occupancy for the
expansion, the parking control plan shall be implemented and
approved by the City Traffic Engineer.
6. Prior to issuance of a certificate of occupancy for the theater
expansion,a pedestrian barrier meeting the approval of the City
Traffic Engineer shall be installed in ,the median of Newport
Center Drive between San Miguel Drive and Anacapa Drive.
14. Public Services
There are sufficient public or governmental services that serve the area and the
project would not create a significant additional demand for these services.
15. Energy
No significant increase in the use of energy is•anticipated.
16. Utilities and Service Systems
No significant alteration or expansion of existing utility system is anticipated as a
6 initial Study-Edwards Theater Expansion I„
fn
result of the proposed development.
17. Human Health
Since the proposed use is a theater, the proposed project is not anticipated to utilize
hazardous materials on the site, therefore no adverse affect on human health is
anticipated.
18. Aesthetics
Compliance with the provisions of the City's Zoning Code regarding the project's
design, signs, landscaping and other aesthetic features of the site would ensure that
no view blockage or other significant effects would result.
19. Recreation
The quality and quantity of recreational activities would not be impacted by the
project.
20. Cultural Resources
The project site is located in an area where archaeological and paleontological
resources have been discovered in the past and may be expected to exist on this site.
As a result, the applicant will be required to comply with the following mitigation
measure, which requires compliance with Council Policies K-5 and K-6 regarding
archaelogical and paleontological surveys and recovery of resources.
Mitigation Measures
7. Prior to issuance of a grading permit, the applicant shall
demonstrate to the Planning Department that the project will
comply with Council Policies K-5 and K-6 regarding
archaeological and paleontological resource investigation,
surveillance and recovery.
Mandatory Findings of Significance
1. On the basis of the foregoing analysis, including the mitigation measures listed, the
proposed project does not have the potential to significantly degrade the quality of
the environment.
2. There are no long-term environmental goals that would be compromised by the
project.
3. No cumulative impacts are anticipated in connection with this or other projects.
7 Initial Study-Edwards Dealer Expansion
4. There are no known substantial adverse affects on human beings that would be
caused by the proposed project.
FA..\tra(I c\tpo94\ne9-0ec
8 Initial Study-Pd%mrds'nieaterMpinsion
tti
Vicinity Map
GPA 94 - 1 (B)
.Traffic Study No. 94
9 �
4
opt
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Planning Department
4-19.1994
.rl�
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MITIGATICOMONITORING AND REPORTDOPROGRAM
Edwards Theaters Expansion
GPA 94-1(B)
Traffic Study No. 94
I. OVERVIEW
This mitigation monitoring program was prepared in compliance with Public Resources
Code Section 21086.6 (AB 3180 of 1988). It describes the requirements and procedures to
be followed by the applicant and the City to ensure that all mitigation measures adopted as
part of this project will be carried out. Attachment 1 summarizes the adopted mitigation
measures, implementing actions, and verification procedures for this project.
II. MITIGATION MONITORING PROCEDURES
Mitigation measures can be implemented
g m three wa s: 1 through project design,
y ( ) g p � which
is verified by plan check and inspection; (2) through compliance with various codes,
ordinances, policies, standards, and conditions of approval which are satisfied prior to or
during construction and verified 'by plan check and/or inspection; and (3) through
monitoring and reporting after construction is completed. Compliance monitoring
procedures for these three types of mitigation measures are summarized below.
A. Mitigation measures implemented through project design.
Upon project approval, a copy of the approved project design will be placed in the
official project file. As part of the review process for all subsequent discretionary or
ministerial permits, the file will'be checked to verify that the requested permit is in
. �Y 9
conformance with the approved project design. Field inspections will verify that
construction conforms to approved plans.
B. Mitigation measures implemented through compliance with codes, ordinances,
policies, standards, or conditions of approval:
Upon project approval, a copy of the approved project description and conditions of
approval will be placed in the official project file. As part of the review process for
all subsequent discretionary or ministerial permits, the file will be checked to verify
that the requested .permit is in compliance with all applicable codes, ordinances,
policies, standards and conditions of approval. Field inspections will verify that
construction conforms to all applicable standazds n and conditions.
C. Mitigation measures implemented through post-construction monitoring.
If any mitigation measures require verification and reporting afte
r construction is
completed, the CI will maintain a lo
g o of these mitigation monitoring and r h' g reporting
g g P g
requirements, and will review completed monitoring reports. Upon submittal, the
City will approve the report, request additional information, or pursue enforcement
remedies in the event of noncompliance. Final monitoring reports will be placed in
the official file.
r:\...\aziz•a\traffic\Ipo94\mm-ewer. (f
i l.,
MITIGATION MONff'ORING AND REPORTING PROGRAM SUMMARY
Bdw-arils Big Newport Theater Expansion(TPOB 94)
Mitigation Measure Implementing Action Method of liming of Verificatiod Responsible Person
Verification
1. All grading activities shalt Comply Condition of Approwl Plan Check; Field
During Construction Building Department
with the dust suppression provisions
Inspection
of the City s Grading and Excavation inspector
Code'(NBMC Sea 15.04.140) and
AOMD Rule 403.
2 Construction Operations shalt utilize Condition of Approval
Pe Plan Chetk; Field During Construction Planning and Building
methods to reduce pollutant Inspection Department plan checkers •emissions to the greatest extent and inspectors
feasible. Such methods include-the
following.
a) Use of lowemission construction
equipment.
b) Rideshare program and
incentives for construction
employees
c) Suspend grading operations
during first and second stage
F
smog alerts -�
d) Maintain construction equipment
with property tuned engines
e) Use of low-sulfur fuel for
stationaryconstructionequipment •
t) Use of on-site power instead of
portable generators
g) Coordinate construction
Operations to minimize traffic
interference
1
3. Prior to the issuance of any building Condition of Approval Plan Check Prior to the issuance of a Building Department plan
permit the applicant shall building permit checker
demonstrate to the Building
Department that the lighting system
shall be designed, directed, and
maintained in such a manner as to
conceal the light source and to
minimize light spillage and glare to
the adjacent residential uses. The
plan shall be prepared and signed by
a licensed Architect or Electrical
Engineer. with a letter from the
Architect or Engineer stating that,in
his or her opinion,this requirement
bas been satisfied.
4. Prior to issuance ofa building permit Condition of Approval Plan Check Prior to the issuance of a Planning Department plan
for any theater expansion,a General building permit checker,Buildin cos ctor
Plan shall be approved to allow an g !x
additional 897 theater seats in
Newport Center Block 20D.
S. it. Prior to issuance of a condition of Approval Plan Check Prior to the issuance of a Planning Department plan
building permit 'for the theater building permit chccker,Buiidinginspcctor
expansion, a parking control plan
acceptable to the City Traffic
Engineer shall be submitted by the
applicant. The plan shall address
Parking lot restripin&signage(both
vehicular and pedestrian), traffic -
control, and parking area security
(e.&, lighting) so as to minimize
illegal parkin&congestion and idling
during peak periods.
b. Prior to issuance of a Condition of Approval Plan Check; field Prior to the issuance of a PlanningDepartmrnt plan
- certificate of occupancy for the inspection Certificate of occupancy checker
expansion, the parking control plan
shall-be implemented and approved
by the City Traffic Engineer.
I
2
j
6. Prior to
issuance or a certificate of
txcu d'Cy for the theater expansion, Condition of APProval
pedestrian barxicr meeting the Plan Check;
aPPRmI of the G t•;eld Prior to the Shall be installed in
'ffic Engineer inspection issuance of a
rn
rt t
the median of certificate of oocupanty Planning Department plan
Mi gu I Cener Drive between San checker
gue Drive and Macapa Drive. -
7. Prior to'issuance of grading permit,
the applicant Shall demonstrate to the Condition ofAPPrordl
annmgDepartment that the project j Plan check m
°pmPIY^'ith Counci
and K•6 l Policies K S Prior to issuance of a
reg"ding archaeological and grading permit Planning Department plan
paleontologicalresoucceinvestigation, checker
surveillance and recovery
P:\...\aziz-a\tpo94\mm-table •
3
� v i
ICE OF PUBLIC HEARING • 1
Notice is hereby given that the Planning Commission of the City of Newport Beach will hold a public
hearing,on the applications of Edwards' Theaters Circuit, Inc
. for General Plan Amendment No. �
94-1(B), Traffic Study No 94 and Use Permit No 1527 (Amended) on property located at 210.300
Ne%%Mort Center Drive.
General Plan Amendment No 94-](B)• Request to amend the Land Use Element of the General
Plan so as to allow the addition of three theaters with a total of 897 seats to the Edwards' Big
Newport Cinemas,
Traffic Study No 94• Request to approve a traffic study for the addition of three theaters with a total
of 897 seats to the Edwards' Big Newport Cinemas
Use Permit No 1527(Amended)• Request to amend a previously approved use permit which
permitted the expansion of the existing Edwards' Big Newport Cinemas located on property within
the APF District. The amendment involves a request to construct a new building containing three
theaters, administrative offices and a total of 897 theater seats, ne 12roposal also includes a request
to permit an off-site parking arrangement for the additional required parking,
NOTICE IS HEREBY FURTHER GIVEN that a Negative Declaration has been,prepared by the City
of Newport Beach in connection with the application noted above. The'Ne ative.Declaration PP g states
that, the subject development will not result in a significant effect on the environment. R is the
present intention of the City to accept the Negative Declaration and supporting documents. This is
not to be construed as either approval or denial by the City of the subject application. The City
encourages members of the general public to review and comment on this documentation. Copies
r
of the Negative Declaration and supporting documents are available for public review and inspection
at the Planning Department, City of Newport Beach, 3300 Newport Boulevard, Newport Beach,
California, 92659-1768 (714) 644-3225.
Notice is hereby further given that said public hearing will be held on the Z day of July 199 4, at
the hour of 7:30 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport
Boulevard, Newport Beach, California, at which time and place any and all persons interested may
appear and be heard thereon. If you challenge this project in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice or in
written correspondence delivered to the City at, or prior to, the public hearing. For information call
(714) 644-3200.
Anne Gifford, Secretary, Planning Commission, City of Newport Beach.
NOTE: The expense of this notice is paid from a filing fee collected from the applicant.
*rY OF NEWPORT BEACA COMMISSIONER
b
rC' d0ro
5ti Ny`�� 7 N' O C
�v,
swam
March 21 , 1968 n
I �
The appl : - tian was approved subject to the ' Lotion i I i ;x ! i
following con " - ions : ! Second x; 1
i All Ayes i
1 . -rat the sale or r an..d wine be in !
correction with a bon =' de eating i
place .
2 . The use permit to be granted for a 2
i .
year period .
i I !
a ?-1347 I ED'rlARDS THEATRES CIRCUIT , ISC .
,
S . E . corner „ewport Center I
?PROVED Drive East and San Miguel Dr. 1
s ! Por. Block 93 : rvine ' s Subdivision Zone C-O-H-UL I. !
Applicant requests approval to construct a
' I theatre in the C-O-H-L'L District .
Mr . David Kaylor represented the applicant at
the meeting . I I
i I I i
The application was approved subject to the ! Motion ! I ! i ix1 i 1
I following conditions : Second I I ixi
All Ayes
Il 1 . That an access agreement for the sub- i
sect parcels ne approveo by the !
:S Planning Girectcr and City Attorney .
2 . fat the parkin, agree r..ent of The i
�. ' rvine Co,:pary and Ecwards Theatre
l Circ,. it , inc . �e sun:rltted for approval
II 0 the ?lanfi: ng Girectvr and City I
At tcrney . I .
3 . A coa:L. e:ed set o . wor4ing drawings
In. S,.ns :al:tl al c0:.? ! • arce with the
t.:�prcvcc :, relt..inary piars and includ-
met. : ed ian . fn; crd irrigation
Tars snaII be sa:,:., :I.ec to the Planning i
Tram : r =or approval ,. tnin a one year
perio,. . =all ..re to provide such plans
arc ga . n ail necessary planning appro-
vals stall cause the :.se permit to be-
v coMe r. ; l ana void unless an extension
is rc:,,,ested and approved .
4 . A ,', buliclr,g and site signing and light,
ing sall be identified on working ' !
drawings and approved by the Planning '
Director prior to the issuance of a I I
ti building permiL .
�} I Page 9 .
.i" �;k.. . . 1. �; Ry'rr.'�;r•�f.;iw: Y�>;r�,.`.my.���,•�,,•'.�+4�t , 4"'•"1'•�',`• . .. . •"4^ }^+,w.. , � ,- ..,
Ask
�M"S ioN�Rs'" CITY OF NEWPOR
MINUTES
s
oroy
o April 29, 1971 INt
5. That the ui Pincpected and any
violations shall be corrected.
IAPI
I
Request to permit a 500 seat addition to the existing 1252 USE
seat Edwards Newport Cinema.Location: located ata300nd 2Newpgrt Ce Block �tereDrtve Eastort eron
i the easterly side of Newport Center Drive East
between Anacapa Drive and San Miguel Drive
Zone: C-0-H
Applicant_: Edwards Theatres Circuit, Inc. , San Gabriel vy,
Owner: The Irvine Company, Newport-Beach
Zoning Administrator Hewicker presented the application to
the Commission. A lengthy discussion ensued regarding the
off-street•parking. Chairman Jakosky noted that he period
idally
aafullccount has hnotabeen9received;for the entire .
Mr. Jim Edwards was present and stated that the only
facilities open at night, when the "joint use" of parking
would be used, are the theatre and Milo's Health Club. It '
was noted that the theatre addition would be operated after
5:30 P.M. except on Saturdays, Sundays and holidays. It
was noted that they would show different pictures in each
theatre.
After
i
X further
following conditio the ns:
was approved,
subject to thee
1 . That a resubdivision application, be filed incorporat-
ing the entire theatre site. Said resubdivision
shall not require further Planning Commission review.
II 2. That a legal description, describing the site be
furnished to the Department of Community Development.
I3. The applicant will furnish the City an off-site park-
ing agreement, satisfactory to the City Attorney, r
providing for the joint use of 100 parking spaces to
be available after 5:30 P.M. on weekdays and all day
on Saturdays, Sundays and holidays.
ot
xceed
I 4. Matiee 1250nat any wone stime in bexcept onoth r week es hends all n eandholidays.
IPage,;6. 7�
': •.i�A; y,: ''S i.'ri•• S:..c�•?+7�.':+2'*:Vy.�3!ia:�'t•:?;..• L'f3�•i-:2' •:h
VW OrY OF NEWPORT BEWEHO
•o y MINUTES
£ N �
ROLL CALL " April 29, 1971
INDEX
5. Landscape plans, including a watering facilities
plan, prepared by a landscape architect, licensed
landscape contractor or architect, shall be submitted
to and approved by the Director of Community Develop-
ment. Landscaping shall be separated from paved
areas by a raised curb six (6") inches in height.
Item 7.
Request to permit a drive-up auto teller facility at the USE-
Newport National Bank. P17tMIT
M. T9*28
Location: Portion of Block 93 of Irvinets Subdivision,
located at 1666 MacArthur Boulevard, on the APPROVED
southwesterly corner of Pacific View Drive and
x':::.•.:, : MacArthur-Boulevard (realigned).
:: ..: S ...;:c:.:•.:•M.;.
0 Zone: = -O-H
y.r:5: • :,... 6'•s;; ;5
licant: Newport National Bank, Newport BeachAKI
'
.:µd•" Owne .'The Irvine Company, Newport:Beach
irf`, : 'Zoning A ni.strator Hewicker' resented tlie'a 11s
Commission: P PP ation'•to''tfi
Mr. Paul Ruffin with William P. Ficker, Architect, represent
ed the applicant d answered questions of the Commission.
Motion X Following a discussio regarding the driveways, circulation
Second X and pedestrian crosswal the application was approved,
All Ayes subject to the following c ditions:
1 . The stacking lanes be s iped and furnished with
directional markings to t satisfaction of the City
Traffic and Parking Enginee
2. Pedestrian crosswalks shall be rked between the
two adjacent parking areas and th sidewalk leading
to the main entrance.
Item 8.
Request to permit the sale of alcoholic beverages eer and USE
wine only) in conjunction with a combination delicate en/ P€rtIT
restaurant located within 200 feet of a residential dis
ict. 29
Location: Portion of Lot 2, Tract 4824, located at 1132 'APPROVED
Irvine Avenue (Westcliff Plaza).
Zone: C-O-H
Page 7.
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a ../ .AvP.•:. .a�.'.nT.•Sul.�tl Hff�i��w•.:.C,F b.�1'.f:i•f.'z . Sl r• �'•y�1,�, a '•l,,
;,�y�L+•^ � � ,� ^rT.nt4d�l.i+1��:}.l¢!h':..� t3wrT.`�m••
i
COMMISSIONERS MINUTE;
A y .0 F � F October 23, 1986
G °e" A o
9 9 9 y
B 9
G.p yt�NO Pi�9� Fy
CITY OF NEIWPORT BEACH
ROLL CALL INDEX
satisfactory to the City Attorney and the Planning
D actor, providing for a mutual easement ,for
ingre , egress and parking on the subject lots.
4. That the me n island in Bayview Place at Crystal
Bay Drive be m 'fied to remove the island from
the crosswalk area conformance with plans to be
approved by the Public rks Department.
5. That an agreement and acco anying surety be
provided to guarantee satisfacto completion of
the public improvements if it is des i d to obtain
a building permit prior to completio of the
public improvements.
A. Use Permit No. 1527 (Amended) (Public Hearing) Item No.2
Request to amend a previously approved Use Permit which Use Perm:
permitted an expansion of the existing Edwards Theatre No
. 1527E
in Newport Center located on property in the C-O-H
District. The proposed amendment includes a request to TS
further expand the theatre so as to add two new audi- —
toriums containing a total of 600 new seats. The A proved
proposal also includes: a modification to the zoning Ap
Code so as to permit the use of compact parking spaces;
the approval of an amended off-site parking agreement
for a portion of the required off-street parking at the
southeasterly corner of Newport Center Drive and San
Niguel Drive and the approval of a new off-site parking
agreement for a portion of the required off-street
parking involving a portion of the Design Plaza parking
area, located at the northwesterly corner of Avocado
Avenue and Farallon Drive; and the acceptance of an
environmental document.
AND
B. Traffic Study (Public Hearing)
Request to approve a traffic study so as to permit the
addition of two new auditoriums containing a total of
600 new seats at the existing Edwards Theatre complex
in Newport Center.
LOCATION: Parcel A of Parcel Map 25-1 (Resub-
division No. 260) , and Parcel No. 1 of
Parcel Map 60-36 (Resubdivision No.
454) (building site) ; and Parcel A of /n-
-4- �w
COMMISSIONERS • MINUTE
October 23, 1986
CITY OF NEW PORT BEACH
ROLL CALL INDEX
Parcel Map 25-1 (Resubdivision No. 260)
and Parcel No. 2 of Parcel Map 60-36
(Resubdivision No. 454) (off-site
parking lots) , located at 300 Newport
Center Drive, on the southeasterly
corner of Newport Center Drive East and
San Miguel Drive, and a portion of
Design Plaza at the northwesterly corner
of Avocado Avenue and Farallon Drive in
Newport Center.
ZONE: C-O-H
APPLICANT: Edwards Theatres Circuit, Inc. , Newport
Beach
OWNER: The Irvine Company, Newport Beach
Commissioner Merrill stepped down from the dais because
of a possible conflict of interest.
James Hewicker, Planning Director, referred to
Condition No. 4 regarding the required mid-week daytime
matinee parking spaces of one parking space for each
3.29 seats, and he stated that the staff has no
objections if the parking requirement would be changed
to one parking space for each 5 seats. Mr. Hewicker
explained that the requirement of one parking space for
each 5 seats was suggested in the proposed project's
Parking and Traffic Study.
Donald Webb, City Engineer, referred to Condition No.
23, requesting "two additional stairways be constructed
between the upper and lower parking areas with loca-
tions to be approved by the Planning Department and the
Public Works Department". Mr. Webb further stated that
the applicant has indicated that The Irvine Company may
object to the construction of one of the stairways;
therefore, he proposed that Condition No. 23 be
modified to state "provided The Irvine Company will
allow the second stairway to be constructed". Mr. Webb
explained that staff felt that as much access as
possible should be provided to the theatre parking area
from the lower parking area. He said that The Irvine
Company has made arrangements with the applicant to
allow additional parking in the rear of the Design
Plaza; however, they may object to a stairway adjacent
to the Good Earth Restaurant. Mr. Webb commented that
staff did not want to put the applicant in a position n
-5- 7f
COMMISSIONERS 0 MINUTE;
October 23, 1986
yGt" c^ ,00
m ?> 9 99 ti
G�ti�NO 9i�y F �Z
CITY OF NEWPORT BEACH
ROLL CALL INDEX
wherein they would not be able to comply with the
condition. In response: to a question posed by Chairman
Turner, Mr. Webb replied that the location of the
second stairway is not under the leasehold of the
applicant.
Mr. Webb stated that the applicant must construct one
additional stairway and there appears to be no problem
with that request.
The public hearing was opened in connection with this
item, and Mr. James Edwards, representing the
applicant, appeared before the Planning Commission.
Mr.. Edwards stated that the parking arrangement with
The Irvine Company for the additional 269 parking
spaces are at the' easterly end of Design Plaza. He
said that there is one existing stairway and that they
have no objections to the request for two additional
stairways; however, he said that the stairway closest
to the theatre is back of the Good Earth Restaurant and
that, is an area of which the theatre has no
jurisdiction. Mr. 'Edwards stated that the applicant
concurs with the findings and conditions in Exhibit "A"
including modified Conditions No. 4 and No. 23.
The public hearing was closed at this time.
Motion x Motion was made to approve Use Permit No. 1527
(Amended) and related Environmental Document subject to
the findings and conditions in Exhibit "A", including
modified Condition No. 4, requesting "'the maximum
number of mid-week daytime parking spaces of one
parking space for each 5 seats"; and the addition to
Condition No. 23, ". .provided The Irvine Company
Ayes x x x x permits the construction of the second stairway".
Absent x x x Motion voted on, MOTION CARRIED.
Motion g Motion was made to approve Traffic Study subject to the
Ayes x x x x findings in Exhibit "A". Motion voted on, MOTION
Absent x x x CARRIED.
A. ENVIRONMENTAL DOCUMENT:
1. That an Initial Study and Negative Declaration
have been prepared in compliance with the
California Environmental Quality Act (CEQA) , the
State CEQA Guidelines, and Council Policy K-3.
2. That the contents of the environmental document
have been considered in the various decisions on
this project.
COMMISSIONERS • INI���:
October 1
/*A.�a� .� G boo y 9
Gyy�"aN°y9��9y��yy
CITY OF NEWPORT BEACH
ROLL CALL INDEX
3. The project will not have any significant environ-
mental impact.
B. TRAFFIC STUDY:
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 City
Policy S-1.
2. That the Traffic Study indicates that the proj-
ect-generated traffic will be greater than one
percent of the existing traffic during the 2.5
hour p.m. peak period on one leg of one critical
intersection.
3. That the Traffic Study indicates that the proj-
ect-generated traffic will neither cause nor make
worse an unsatisfactory level of traffic on any
'major' , 'primary-modified' , or 'primary' street.
USE PER:;IT NO. 1527 (Amended) :
Findings:
1. The project will comply with all applicable City
and State Building Codes and Zoning requirements
for new building applicable to the district in
which the proposed project is located.
2. That the proposed use is consistent with the Land
Use Element of the General Plan, and is compatible
with surrounding land uses.
3. Adequate off.-street parking and related vehicular
circulation are being provided in conjunction with
the proposed development.
4. The off-site parking areas are located so as to be
useful to the proposed theatre use.
5. Parking on the subject off-site lots will not
create undue traffic hazards in the surrounding
area.
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COMMISSIONERS • • MY t� �
October 23INI�JJF:
CITY OF NEWPORT BEACH
'ROLL CALL INDEX
6. That the applicant has entered into an appropriate
lease for the off-site parking spaces, which is of
sufficient duration for the subject theatre.
7. The approval of Use Permit No. 1527 (Amended) will
not under the circumstances of this case be
detrimental to the health, safety, peace, morals,
comfort, and general welfare of persons residing
and working in the neighborhood or be detrimental
or injurious to property or improvements in the
neighborhood or the general welfare of the City;
and further, that the proposed modification to the
Zoning Code so as to permit the use of compact
size parking spaces for a portion of the required
off-street parking is consistent with, the legisla-
tive intent of Title 20 of the Municipal Code.
Conditions:
1. That development shall be in substantial confor-
mance with the approved plot plan, floor plan, and;
elevations except as noted in the following
conditions:
2. That all conditions for Use Permit No. 1347 and
Use Permit No. 1527 shall be null and void.
3. That an approved off-site parking agreement shall
be approved by the City Council, and be recorded
in the County Recorder's Office, guaranteeing that
the following off.-site parking locations shall be
provided to the subject theatre:
a. Parcel A of Parcel Map 25-1
(Resubdivision No. 260) located at the
southwesterly corner of Newport Center
Drive and San Miguel Drive. Said
parking shall be for the exclusive use
of the theatre and shall provide the
maximum number of parking spaces ap-
proved by the City Traffic Engineer, and
in no case shall said parking area
provide less than 143 parking spaces.
b. Parcel No. 2 of Parcel Map 60-36
(Resubdivision No. 454) located at the
rear of the subject theatre. Said
parking area shall provide a minimum of
50 daytime parking spaces and 310
nighttime parking spaces for the subject
theatre.
COMMISSIONERS • MINUTE;
October 23, 1986
ym G� c"y c^,p Gy oq 1b.
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OLL CALL INDEX
C. A portion o° Parcel No. 3 of Parcel Map
60-36, located in the easterly portion
of Dnsi;n Plaza. Said parking area
shall prrvide a minimum of 269 nighttime
only parking spaces.
4. That the mid-week daytime matinees shall be
limited to the number of seats as established by
the maximum number of daytime parking spaces,
times a parking demand ratio of one parking space
for each 5 seats. The number of daytime parking
stages shall be established in conjunction with
the City Traffic Engineer's approval of a new
parking design for the parking area at the
southeasterly corner of San Miguel Drive and
Newport Center Drive. said parking area shall be
redesigned so that the number of compact spaces
shall not exceed 25 percent of the total number of
parking spaces in said parking area.
5. That a minimum of 722 parking spaces shall be
provided for the subject theatre on weekday
evenings beginning at 5:30 p.m. , on Saturdays and
Sundays and recognized holidays and that during
such times the maximum number of theatre seats
shall be 2,377 seats.
6. Handicap parking spaces shall be provided in
accordance with Title 24 of the Building Code.
7. Prior to occupancy, the applicant shall submit a
plan describing signing and other traffic controls
to direct traffic to the off-site Parking Area No.
3. Said plan shall be approved by the Traffic
Engineer.
8. That the on-site vehicular and pedestrian circu-
lation systems shall be approved by the City
Traffic Engineer.
9. That all signs shall be in conformance with the
provisions of the Newport Beach Municipal Code and
shall be approved by the City Traffic Engineer if
located adjacent to any vehicular ingress and
egress.
10. That the applicant shall obtain the approval of a
resubdivision or lot line adjustment so as to
establish a legal building site for the proposed
theatre addition.
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COMMISSIONERS MINUTE
October 23, 1986
� 9999 ti
CITY OF NEWPORT BEACH
ROLL CALL INDEX
11. Development of site shall be subject to a grading
permit to be approved by the Building and Planning
Departments.
12. That a grading plan, if required{ shall include a
complete plan for temporary and permanent drainage
facilities, to minimize any potential impacts from
silt, debris, and other water pollutants.
13. The grading permit shall include, if required, a
description of haul routes, access points to the
site, watering, and sweeping program designed to
minimize impact of haul operations.
14. The velocity of concentrated runoff from the
project shall be evaluated and erosive velocities
controlled as part of the project design.
15. That grading shall be conducted in accordance with
plans prepared by a Civil Engineer and based on
recommendations of a soil engineer and an engi-
neering geologist subsequent to the completion of
a comprehensive soil and geologic investigation of
the site. Permanent reproducible copies of the
"Approved as Built" grading plans on standard size
sheets shall be furnished to the Building Depart-
ment.
16. Landscaping shall be regularly maintained free of
weeds and debris. All vegetation shall be regu-
larly trimmed and kept in a healthy condition.
17. That prior to the issuance of building permits,
the Fire Department shall review the proposed
plans and may require automatic fire sprinkler
protection.
18. That all access to the buildings- be approved by
the Fire Department.
19. That all improvements be constructed as required
by ordinance and the Public Works Department.
20. That the displaced portions of sidewalk along the
Newport Center Drive frontages and San Miguel
Drive frontage be reconstructed and curb access
ramps constructed at the corner of Newport Center
Drive and San Miguel Drive and drive entrances off
Newport Center Drive and San Miguel Drive. All �f
_10_ 0 a
tC'04MISSIONERS • October 23IN 9b5`
Z G A��<^�G�o-o
9C` o � 9c° y
CITY OF NEWPORT BEACH
L CALL INDEX
work shall be completed under an encroachment
permit issued by the Public Works Department.
21. That arrangements be made with the Public Works
Department in order to guarantee satisfactory
completion of the Public Works improvements, if it
is desired to obtain a building permit prior to
completion of the public improvements.
22. That the applicant contribute 25 percent of the
cost of installing a traffic signal at Newport
Center Drive and San Miguel Drive prior to obtain-
ing building permits.
2'3. That two additional stairways be constructed
between the upper and lower parking areas with
locations to be approved by the Planning and
Public Works Departments, provided The Irvine
Company permits the construction of the second
stairway.
24. That a sidewalk be constructed between the Newport
Center Drive walk and the front of the theatre
with location and design to be approved by the
Public Works Department.
25. 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.
26. 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.
-11_ 0173 __
�f}. •'�OMMISSIONERS MINUTES
January 7, 1988
timO,�F9 mm Oq 9 m9
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y
ROLL CALL 'INDEX
safety, peace, morals, comfort, or general welfare
of the community.
25. This use permit shall expire unless exercised
thin 24 months from the date of approval as
sp ified in Section 20.80.090 A of the Newport
Beac Municipal Code.
26. That al evening activities shall be contained
within bu dings with the windows and the doors
closed, wit the exception of the period between
June 15 throu September 15 until 9:30 ,p.m.
27. That the building shall be constructed with a non-
glare roofing =star 1.
28. That the -applicant sh T submit to the Planning
Department information egarding use of the
facilities in the event th a Traffic Management
Program needs to be impleme ad six months after
completion of the facility.
29. That ingress/egress to Bison A nue shall be
constructed in such a manner that w ld not allow
automobile headlights to strike adjac t residen-
tial windows in the residential tract s therly of
Bison Avenue.
30. That the buildings shall be sound attenuate in
such a manner as to achieve a maximum sound le 1
Use Permit No 1527 (Amended) (Public Nearine)_ Item No.6
Request to amend a previously approved use permit which UP1527(A)
permitted the expansion of the existing Edwards Theatre Approved
complex .located in Newport Center, so as to add two A-- -
additional theaters with a total of 600 additional
seats. Said approval also included: the approval of a
new off-site parking agreement so as to provide a
portion of the required off-street parking spaces in the
Design Plaza parking area; the approval of an amended
off-site parking agreement for the existing parking area
located at the rear of the theater; and the approval of
a modification to the zoning Code so as to allow the use
of compact parking spaces. The proposed amendment
involves a request to consider a new off-site parking
area across the street in Fashion Island, in place of
the previously approved parking in Design Plaza. The
.28. n
H
n n
t6oMMISSIONERS • 0 MINUTES
January 7, 1988
GPF.p O Pi d` y
CITY OF NEWPORT BEACH
9y
ROLL CALL INDEX
new proposal also reduces the scope of the project so as
to include only one additional theater containing 250
seats and continues to use compact parking spaces in the
proposed parking design.
LOCATION: A portion of Parcel A of Parcel Map 25-1
(Resubdivision No. 260), and Parcel No. 1
of Parcel Map 60-36 (Resubdivision No.
454) (building site); and a portion of
Parcel A of Parcel Map 25-1 (Resub-
division No. 260), and Parcel No. 2 of
Parcel Map 60/36 (Resubdivision No. 454)
(off-site parking areas).
ZONE: C-O-H
APPLICANT: Edwards Theatres Circuit, Inc. , Newport
Beach
OWNER: The Irvine Company, Newport Beach
William Laycock, Current Planning Manager, referred to
Condition No. 7 in Exhibit "A" which provides that "a
permanent barrier at least 30 inches high shall be
constructed between the off-site parking area in Fashion
Island and the public sidewalk so as to encourage
theatre patrons to cross at existing intersections." He
stated that the applicants reviewed the application with
the property owner, The Irvine Company, and that The '
Irvine Company responded that the suggested barrier
would not be compatible with the surrounding landscap-
ing. The Irvine Company suggested that mature shrubbery
be planted so that an area would be created that would
not allow pedestrians to walk through the hedge. Mr.
Laycock stated that staff would have no objections to
the recommendation and that Condition No. 7 be revised
to state "that a continuous, permanent hedge at least 30
inches high shall be maintained between the off-site
parking area in Fashion Island and the public sidewalk,
so as to encourage the theatre patrons to cross at
existing intersections."
The public hearing was opened in connection with this
item, and Mr. James Edwards, applicant, appeared before
the Planning Commission. Mr. Edwards concurred with the
findings and conditions in Exhibit "A". including
amended Condition No. 7.
In response to questions posed by Commissioner Merrill
regarding the trash area adjacent to the theatre
building, Mr. Glen Gellatly, architect, appeared before
-29-
SC
COMMISSIONERS * MINOES
20 00;��?ooao January 7, 1988
d G9NP
G�c^� p 9i F Zo
CITY OF NEWPORT BEACH
y
ROLL CALL INDEX
the Planning Commission. Mr. Gallatly stated that the
applicants would agree to enclose the trash area.
Commissioner Debay questioned the adequacy of one
additional ladies restroom for an added 250 seats. Mr.
Gellatly explained that the largest ladies restroom is
in the main theatre building, a second restroom is
located in Theater No. 2, and a third ladies' restroom
is proposed for Theater No. 3, in conformance with the
Uniform Building Code.
There being no others desiring to appear and be heard,
the public hearing was closed at this time.
Motion x Motion was made to approve Use Permit No. 1527 (Amended)
subject to the findings and conditions in Exhibit "A"
including the aforementioned amended Condition No. 7,
and added Condition No. 28 which would state that the
current trash area shall be enclosed and covered:
All Ayes , Motion was voted on, MOTION CARRIED.
FINDINGS:
1. The project will comply with all applicable City
and State Building Codes and Zoning requirements
for new building applicable to the district in
which the proposed project is located.
2. That the Planning Commission has approved an
environmental document in conjunction with its
consideration of a previous project which permitted
a 600 seat addition to the theatre facility.
Inasmuch as all significant environmental concerns
have been addressed in the previously certified
environmental document and there are no additional
reasonable alternatives or mitigation measures that
should be considered in conjunction with the
proposed project, no further environmental review
is required.
3. That the existing and proposed use is consistent
with the Land Use Element of the General Plan, and
is compatible with surrounding land uses.
4. Adequate off-street parking and related vehicular
circulation are being provided in conjunction with
the proposed development.
5. The off-site parking areas are located so as to be
useful to the proposed theatre use.
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6. Parking on the subject off-site lots will not
create undue traffic hazards in the surrounding
area.
7. That the additional vehicular and pedestrian
traffic generated by the expanded use increases the
need to install a traffic signal at Newport Center
Drive and San Miguel Drive and the need to have
sidewalks connecting the theatre to the public
street.
8. The approval of Use Permit No. 1527 (Amended) will
not under the circumstances of this case be
detrimental to the health, safety, peace, morals,
comfort, and general welfare of persons residing
and working in the neighborhood or be detrimental
or injurious to property or improvements in the
neighborhood or the general welfare of the City;
and further, that the proposed modification to the
Zoning Code, so as to permit the use of compact
size parking spaces for a portion of the required
off-street parking, is consistent with the legisla-
tive intent of Title 20 of the Municipal Code.
CONDITIONS:
1. That development shall be in substantial confor-
mance with the approved plot plan, floor plans, and
elevations except as noted in the following
conditions:
2. That all conditions for Use Permit No. 1347 and Use
Permit No. 1527 shall be null and void.
3. That amended off-site parking agreements shall be
approved by the City Council, and be recorded in
the County Recorder's Office, guaranteeing that the
following off-site parking locations shall be
provided to the subject theatre:
a. Parcel A of Parcel Map 25-1 (Resub-
division No. 260) located at the south-
westerly corner of Newport Center Drive
and San Miguel Drive. Said parking shall
be for the exclusive use of the theatre
and shall provide 205 parking spaces.
b. Parcel No. 2 of Parcel Map 60-36 (Resub-
division No. 454) located at the rear of
the subject theatre. Said parking area
shall provide a minimum of 45 daytime
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parking spaces for midweek matinees and
349 nighttime parking spaces for the
subject theatre.
4. That the mid-week daytime matinees shall be limited
to a maximum of 1,250 seats, and that a minimum of
250 off-street parking spaces shall be required
(i.e. one space/5 seats).
5. That a minimum of one parking space for each 3.3.
seats (614 parking spaces) shall be provided for
the subject theatres on weekday evenings beginning
at 5:30 p.m. , on Saturdays and Sundays and recog-
nized holidays and that during such times the
maximum number of theatre seats shall be 2,025
seats.
6. That the applicant shall provide on an informal
basis, 60 parking spaces within the Fashion Island
parking area located adjacent to and southwesterly,
of the intersection of Newport Center Drive and San'
Miguel Drive.
7. That a continuous, permanent hedge, at least 30
inches high shall be maintained between the off-
site parking area in Fashion Island and the public
sidewalk, so as to encourage theatre patrons to
cross at existing intersections.
8. That the on-site vehicular and pedestrian circula-
tion systems shall be approved by the City Traffic
Engineer.
9. That all signs shall be in conformance with the
provisions of the Newport Beach Municipal Code and
shall be approved by the City Traffic Engineer if
located adjacent to any vehicular ingress and
egress.
10. That the applicant shall obtain the approval of a
resubdivision or lot line adjustment so as to
establish a legal building site for the proposed
theatre addition, prior to the issuance of building,
permits.
11. Development of site shall be subject to a grading
permit to be approved by the Building and Planning
Departments.
12. That a grading plan, if required, shall include a
complete plan for temporary and permanent drainage
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facilities, to minimize any potential impacts from
silt, debris, and other water pollutants.
13. The grading permit shall include, if required, a
description of haul routes, access points to the
site, watering, and sweeping programs designed to
minimize impact of haul operations.
14. The velocity of concentrated runoff from the
project shall be evaluated and erosive velocities
controlled as part of the project design.
15. That grading shall be conducted in accordance with
plans prepared by a Civil Engineer and based on
recommendations of a soil engineer and an engineer-
ing geologist subsequent to the completion of a
comprehensive soil and geologic investigation of
the site. Permanent reproducible copies of the
"Approved as Built" grading plans on standard size
sheets shall be furnished to the Building Depart-
ment.
16. Landscaping shall be regularly maintained free of
weeds and debris. All vegetation shall be regular-
ly trimmed and kept in a healthy condition.
17. That prior to the issuance of building permits, the
Fire Department shall review the proposed plans and
may require automatic fire sprinkler protection.
18. That all access to the buildings be approved by the
Fire Department.
19. That all improvements be constructed as required by
ordinance and the Public Works Department.
20. That the displaced portions of sidewalk along the
Newport Center Drive frontages and San Miguel Drive
frontage be reconstructed and curb access ramps be
constructed at the corner of Newport Center Drive
and San Miguel Drive and the drive entrances off
Newport Center Drive and San 'Miguel Drive. All
work shall be completed under an encroachment
permit issued by the Public Works Department.
21. That arrangements be made with the Public Works
Department in order to guarantee satisfactory
completion of the Public Works improvements, if it
is desired to obtain a building permit prior to
completion of the public improvements.
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22. That the applicant shall contribute 25 percent of
the cost of installing a traffic signal at Newport
Center Drive and San-Miguel Drive prior to obtain-
ing building permits.
23. That occupancy of the proposed theatre expansion
shall not be permitted until the installation of
the proposed traffic signal at Newport Center Drive
and San Miguel Drive is completed.
24. That a sidewalk be constructed between the Newport
'Center Drive walk and the front of the theatre with
location and design to be approved by the Public
Works Department.
25. That the landscaping along San Miguel Drive shall
be removed or trimmed so as to provide adequate
sight distance from the driveway on San Miguel
Drive, in accordance with City Standard Plan 110-L.
26. 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.
27. 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.
28. That the current trash area shall be enclosed and
covered.
Item No.7
Reques amend a previously approved use permit which UP3065(A)
permitted xpansion of the existing Woody's Wharf
Restaurant on pr ty located in the "Recreational and
" e' cFadden
Cannery Villa
Commercial" ar f the g /M
Marine C ry
Square Specific Plan Area. aid approval also allowed.
c s for porti
on of;
the purchase of in-lieu parking e p
P P g
the required off-street parking and approval of a
modification to the Zoning Coda so as to w the use
of a tandem parking spaces with a full t valet
parking service. The proposed amendment involves:
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safety, peace, morals, comfort or general w e
of the community.
15. That this use permit shall ire if not exercised
within 24 months fro a date of approval as
specified in Se ' n 20.80.090A of the Newport
Beach M ' ipal Code.
Ue Permit No 3455 (Public Hearing) item No.
Request to permit an expansion and alterations of the UP3455
existing Muldoon's Irish Pub and Restaurant which
includes on-sale alcoholic beverages and an outdoor Approved
dining court, on property located in the C-O-H District.
The proposal includes a request to expand the "net
public area" of the restaurant so as to add two new
interior dining areas, an outdoor dining court, a second
bar, and a game area containing one pool table. Said
expansion will utilize existing floor area currently used
for office and retail purposes and an existing outdoor
courtyard. Also included is a request for a reduction in
the parking requirement.
LOCATION: Parcel 2B, of Parcel Map 43-28
(Resubdivision No. 335), located at
202 Newport Center Drive, on the
southeasterly corner of Newport
Center Drive and Anacapa Drive,
in Newport Center.
ZONE: C-O-H
APPLICANTS: Ronald and Sindi Schwartz,
Newport Beach
OWNER: Same as applicant
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The public hearing was opened in connection with this
item,and Mr.Todd Schooler, architect,appeared before
the Planning Commission on behalf of the applicant.
Mr. Schooler addressed Condition No. 9, Exhibit "A",
stating that live entertainment or dancing shall not be
permitted; wherein he explained that there may be,
' occasions when a single entertainer would be invited to
perform in the restaurant. James Hewicker, Planning
Director,explained that the public notice did not include
a provision for live entertainment and the request is not
a part of the application. An amendment to the use
permit is required if the applicant wants.to provide live
entertainment. Mr. Schooler responded that the
applicant would come back at a later date if it is
determined to have live entertainment in the 'restaurant.
In response to a question posed by Chairman Edwards,
Mr. Schooler concurred with the findings and conditions
in Exhibit "A". Mr. Schooler submitted a letter from
The Irvine Company in support of the application.
Mr. Schooler stated that the purpose for the request is
to update the establishment and to keep pace with the
renovation of Fashion Island. He addressed the
requirement of one parking space for each 50 square
feet of "net public area!' wherein he stated that the
' subject restaurant is the only existing restaurant in
Design Plaza, and the majority of the businesses operate
from 9:00 a.m. to 5:00 p.m. He pointed out that the
business community walks to the subject restaurant
during the lunch hour. Mr. Schooler pointed out the
number of parking spaces that are available in Design
Plaza and across Newport Center Drive to accommodate
the restaurant's clientele.
In response to a question posed by Commissioner
Merrill, Mr. Schooler explained that the number of
parking-spaces that were allocated to The Good Earth
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Restaurant was based on one parking space for every
three seats. Discussion ensued with respect to the
number of available parking spaces for future to
that would locate in Design Plaza.
In response to a question posed by Commissioner
Debay, Mr. Hewicker concurred that Condition No. 17,
Exhibit "A", indicating that the Planning Commission
may add or modify conditions of approval to the use
permit if it is determined that the operation is
detrimental to the community, would include any
concerns there may be regarding parking.
Commissioner Glover stated that the restaurant should
not emphasize people parking their automobiles in
Newport Center and walking across Newport Center
Drive to the restaurant.
Commissioner Gifford expressed her concerns regarding
the poor lighting in the Design Plaza parking area at
night. She explained that the poor lighting does not
encourage people to walk to remote locations in the
area.
There being no others desiring to appear and be heard,
the public hearing was closed at this time.
Motion * Motion was made to approve Use Permit No. 3455
subject to the findings and conditions in Exhibit "A".
Commissioner DiSano complimented the operation of
the restaurant.
Ayes * * * * * * Motion was voted on, MOTION CARRIED.
Absent
findings:
I. The proposed restaurant expansion is consistent
with the General Plan and is compatible with
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surrounding land uses.
2. The project will not have any significant
environmental impact.
3. That the proposed restaurant expansion can be
adequately served by existing on-site parking and
off-site reciprocal parking.
4. That the design of the 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.
S. That public improvements maybe required of the
developer in accordance with Section 20.80.060 of
the Municipal Code.
6. That the waiver of development standards as they
pertain to parking illumination, walls,
landscaping, building and parking lot circulation
will not be detrimental to the adjoining
properties given the developed characteristics of
the existing facility
7. That the approval of Use Permit No. 34SS 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.
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Conditions:
1. That the proposed development shsubstantial conformance with the appplan, floor plans and elevations, excepin the following conditions.
2. That the "net public area" shall be limte to a
maximum of 3,200 square feet (953 sq.ft. of
exterior dining and 2,247 sq.ft. of interior dining
and bar/lounge area).
3. That all signs shall be constructed in accordance
with the provisions of the Sign Newport Beach
Sign Ordinance.
4. That the outdoor dining area shall be physically
defined by use of permanent fixed barriers or
other device acceptable to the Planning
Department so as to establish a passageway to
the existing office use on the ground floor.
S. 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.
6. That grease interceptors shall be installed on all
fixtures in the restaurant where grease may be
introduced into the drainage systems, unless
otherwise approved by the Building Department
and the Public Works Department.
7. That kitchen exhaust fans shall be designed to
control smoke and odor to the satisfaction of the
Building Department.
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8. That restaurant developmentstandards pertaining
to wails,parking lot illumination and storage shall
be waived.
9. That live entertainment or dancing shall not be
permitted in conjunction with this restaurant
unless an amendment to this use permit is first
approved by the Planning Commission.
10. That all restaurant employees shall be required
to park on-site (within Design Plaza) at all times
during the time which the restaurant is operating.
11. That no temporary "sandwich" signs shall be
permitted, either on-site or off-site, to advertise
the restaurant facility.
12. That all trash areas and mechanical equipment
shall be shielded'or screened from public streets
and adjoining properties overlooking the
restaurant.
13. That one parking space for each 50 sq.ft. of "net
public area" in the restaurant facility shall be
provided on-site and within the adjacent parking
areas located within Design Plaza.
14. 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.
15. That the on-site parking,vehicular circulation and
P g+
pedestrian circulation systems be subject to
further review by the Traffic Engineer.
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16. That the hours of operation shall b
between the hours of 5:00 a.m. and
daily, unless an amended use permit is
by the Planning Commission.
17. That the Planning Commission maymodify conditions of approval to the usor recommend to the City Council.the re
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.
18. That this use permit shall expire if not 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 8:50 p.m. and
reconvened at 9:05 p.m.
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�Ly�Ott`'P�'�so CITY OF NEWPORT BEACH March 18, 1993
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Resubdivision No 997 (Public Hearin
Item 140.2
Request to resubdivide two existing parcels of land into three
parcels for conveyance purposes, on property located in the AP& R. 997 .
H District in Newport Center.
ARU2ved
LOCATION: Parcel 1 of Parcel Map 36-35 (Resubdivision
No. 289) and Parcel 3 of Parcel Map 60-36
(Resubdivision No. 454), located,at 210
Newport Center Drive, on property bounded
by San Miguel Drive, Avocado Avenue,
Farallon Drive, Anacapa Drive and Newport
Center Drive, in Newport Center.
ZONE: APF-H
APPLICANT: Penco Engineering, Inc., Irvine
ONVNER: The Irvine Company, Newport, Beach
ENGINEER: Same as applicant
The public hearing was opened in connection with this item. Mr.
Tom Peterson appeared before the Planning Commission on
behalf of the applicant. Mr. Peterson explained that the staff
report stating The applicant anticipates selling Parcel No. 3 possibly
to the adjoining property owner of the Edwards Theater Newport
complex for a future expansion, is incorrect inasmuch as it is not
anticipated that Parcel No. 3 would be sold by The Irvine
Company. In response to a question posed by Chairman Edwards,
Mr. Peterson stated that a reciprocal easement for pedestrians is
necessary between ,the parcels. He further explained that the
corner of Anacapa Drive and Farallon Drive is not a part of the
tentative parcel map; and the applicant does not wish to improve
that street intersection that is not adjacent to the map boundary.
Mr.Peterson concurred with the findings and conditions in Exhibit
"A" with the exception of the foregoing concerns. James
Hewicker, Planning Director, explained that Parcel No. 3 should
be corrected to state Parcel No. 1.
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In response to a question posed by Commissioner DiSano with
respect to Mr. Peterson's request regarding the comer of Anacapa
Drive and Farallon Drive, Don Webb, City Engineer, explained
that the parking area is a part of the map and staff believes that.
said area should be upgraded; however, staff would not have
objections to the applicant's request to delete the improvements
at the subject corner.
In response to a question posed by Commissioner Glover, Mr.
Webb explained that a curb access ramp would be constructed on
Anacapa Drive and Newport Center Drive, and the driveways that
provide access into the site.
Mr.John Schmidt, CB Commercial, appeared before the Planning
Commission. He explained that he manages the building at 200
Newport Center Drive, adjacent to the subject property. He
expressed concerns regarding the common parking, grounds, and
landscaping of the two properties inasmuch as the property he
manages is entitled to a portion of the common areas in the
vicinity of the former Good Earth Restaurant. Mr. Webb and
Chairman Edwards explained that Mr. Schmidt's concerns would
appear to be a private issue between the management company
and The Irvine Company.
There being no others desiring to appear and be heard, the public
hearing was closed at this time.
Commissioner Ridgeway said that his office is located in the area
and expressed concerns regarding parking. In response to a
question posed by Commissioner Ridgeway regarding Condition
No.7, Exhibit"A,"Robin Flory,Assistant City Attorney, explained
that easement and access considerations are appropriate as they
pertain to circulation patterns or the number of parking spaces.
Commissioner Ridgeway recommended that an additional
pedestrian access be provided in close proximity to Parcel No. 1.
Discussion followed regarding Commissioner Ridgeway's concerns.
In response to questions posed by Commissioner Gifford with
respect to Mr. Peterson's previous comments regarding vehicular
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and pedestrian access, the public hearing was reopened and Mr.
Peterson reappeared before the Commission. Mr. Peterson
explained that all of the accesses and the existing agreements
concerning the subject Parcels would be maintained.
n response to a question posed b 'Commissioner Merrill
I p q P Y
u .the
Commissioner Ridgeway and Mr. Peterson pointed out g Y
pedestrian access areas between the upper and lower parking lots,
around the former Good Earth Restaurant,up to the public street
to the public sidewalk, and to the theater area. Commissioner
Ridgeway requested that an additional pedestrian access be
constructed so as to allow better circulation between the upper
and lower levels of parking. Mr. Hewicker explained that when
the theater's use permits•were previously granted, the pedestrian
access areas were addressed; however, based on the current
testimony he indicated that, he would not oppose an additional
condition to request an access ftom the upper parcel to the lower
suggested b Commissioner Ridgeway.
parcel as sugg y
The public hearing was closed at this time.
Commissioner Pomeroy concurred that the pedestrian access
should be improved.
Motion was made and voted on to approve Resubdivision No. 997
I'•fotion findings subject to the s and conditions in Exhibit W, including an
g
added condition stating That pedestrian ingress and egress be
provided in close proximity to Parcel No. 1, from the lower parking
lot, to the upper parking lot at the rear of Edward's Theatre, and that
Condition No. 6 be modified to delete at the comer of Farallon
ail Ayes Drive and Anacapa Drive. MOTION CARRIED.
FINDINGS:
1. That .the design of the subdivision and the proposed
improvements will not conflict with any easements acquired
by the public at large for access through or use of the
within the proposed subd
ivision.
property P P
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2. That the map meets the requirements of Title 19 of the
Newport Beach Municipal Code, all ordinances of the City,
all applicable general or specific plans and the Planning
Commission is satisfied with the plan of subdivision.
I That the proposed resubdivision presents no problem&from
a planning standpoint.
4. That public improvements may be required of a developer
per Section 19.08.020 of the Municipal Code and Section
66415 of the Subdivision Map Act.
5. That the proposed subdivision is mainly for conveyance
purposes and all ekisting easements recorded by previous
parcel maps or other instrument will be maintained.
CONDITIONS:
1. That a parcel map be recorded. The parcel map shall be
prepared on the California coordinate system(NAD83)and
that prior to recordation of the parcel map, the
surveyor/engineer preparing the map shall submit to the
County Surveyor a digital-graphic file of said map in a
manner described in Section 7-9-330 and 7-9-337 of the
Orange County Subdivision Code and Orange County
Subdivision Manual, Subarticle 18.
2. That prior to recordation of the parcel map, the.
surveyor/engineer preparing the map shall tie the boundary
of the map into the Horizontal Control System established
by the County Surveyor in a manner described in Section
f the Orange County Subdivision
s 7-9-330 and 7-9-337 o tY g
Code and Orange County Subdivision Manual, Subarticle
18. Monuments (one inch iron pipe with tag) shall be set
On Each Lot Corner unless otherwise approved by the
Subdivision Engineer. Monuments shall be protected in
place if installed prior to completion of construction
project.
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3. That all improvements be constructed as required by
Ordinance and the Public Works Department.
4. That arrangements be made with the Public Works
Department in order to guarantee satisfactory completion
of the public improvements, if it is desired to record a
parcel map prior to completion of the public improvements.
S. 'That all vehicular access rights to Avocado Avenue be
released and relinquished to the City of Newpori Beach.
6. That curb access ramps be constructed at the entry
driveways on Anacapa Drive,and Farallon Drive,and at the
corner of Anacapa Drive and Newport Center Drive. That
the tree damaged and displaced sections of sidewalk be
reconstructed along the Anacapa Drive frontage. That all
work be completed under an encroachment permit issued
by the Public Works Department.
7. That an easement for vehicular and pedestrian ingress,
egress and parking, for the mutual benefit of Parcels No. 1,
No.2 and No.3, shall be maintained and shall be included
as a part of the parcel map as approved by the Public
Works Department. In addition, all easements for
vehicular and pedestrian ingress, egress, and parking
established by previous parcel maps or other recorded
instrument(including but not limited to Resubdivisions No.
260, No. 289, No. 335, No. 342 and No. 454) shall remain
in effect and shown on this parcel map, unless otherwise
approved by the Public Works Department.
8. That the 3 foot wide sidewalk easement which currently
exists along the frontage of Anacapa Drive shall be
maintained and made a part of this parcel map and shown
accordingly.
9. That street, drainage and utility improvements be shown on
standard improvement plans prepared by a licensed civil
engineer.
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10. Disruption caused by construction work along roadways and
by movement of construction vehicles shall be minimized by
proper use of traffic control equipment and flagmen.
Traffic control and transportation of equipment and.
materials shall be conducted in accordance with state and
local requirements.
11. That this resubdivision shall expire if the map has not been
recorded within 3 years of the date of approval,unless an
extension is granted by the Planning Commission.
12. That pedestrian ingress and egress be provided in close
proximity to Parcel No. 1, from the lower parking lot, to
the upper parking lot at the rear of Edward's Theatre.
esubdivision No. 995 (Continued Public Hearin item No.3
Reque to create four parcels of land for conveyance purposes R. 995
involving operty located in the RMC-H, P-C and P-C-MHP Approved
Districts. '
LOCATION: ortions of Blocks 54 and 94, Irvine's
Su ivision, located at 300 East Coast
Highw on the northerly side of East Coast
Highway, tween the Newport Dunes and
the Newport Bridge.
ZONES: RMC-H, P-C and P- -MHP
APPLICANT: The Irvine Company, Ne t Beach
OWNER: Same as applicant
ENGINEER: Adams Streeter, Civil Engineers, Inc., Iry
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• CITY OF NWO fbBEACH .
COUNCIL MEMBERS MINUTES
REGULAR COUNCIL MEETINO
k\%\
DATE: June 14. 1993 PUCE: Council Chambers
TIRE; 7:00 P.M. i
ROLL CFi.I INDEI(
or Turner presented Proclamation to
r firing Norb and Mabel Reinhart, Managers of
'the City's Marina Park Mobile Home Park, for
thei dedicated service, and a presentation of
gifts as made on behalf of the Marina Park
Mobile ome Park Homeowners Association.
Fire Chi Tim Rile addressed the Council,
reporting it the Pre Department is actively
involved !n the 'community regarding disaster
ppreparedness, and introduced Captain Todd
ICnip', * saps enking the Newport Beach
Firefigghtasa ociation, who presented the
City with their sociation's donation
of sustenance-le 1, short term amergency
supplies in the iv t of a disaster.
Pat Dolan, Commando of the Newport Beach
Chapter of the Ame can Legion made in
announcement with an in tation for the public
to attend a Fourth o July Celebration,
sponsored by the America Legion, American
Le ion Auxiliary, Sons oft American Legion,
and the American Legion Y ht Club, which
starts at 6:30 a.m.'vith a pa ake breakfast,
then lunch and dinner ,tea fries. The
highlight of the day will be a Old Clo'ry
'Character Boat Parade, to pro to Newport
Beach, and the proceeds will go to a Newport
Nautical Museum.
Present x x x x x x ROLL CALL
Excused x
Motion x Reading of Minutes of Meeting of May 24, 19
All Ayes Ives waived, approved as written, and order
y filed.
Motion x. Reading in full of all ordinances and
All Ayes resoluticus unddr consideration was waived,
,and direct City Clark to read b titles only.
PUBLIC DFARINOS
1. Mayor Turner opened the continued public Resub 997
hearing on APPEAL OF AVEL REALTY (84)
CORPORATION FOR RESUBDIVISION NO., 997
from request of Panto Engineering, Inc.,
applicant to resubdivide two existing
parcels of land into three parcels for
conveyance purposes, located in the APF-
H District, 210 Newport Center Drive on
property bounded by San Miguel Drive,
Avocado Avenue, Farallon Drive, Anacepa
Drive and Newport Center Drive in
'Newport,Conter.
Report from,the Planning Department.
Report from the City Attorney.
Letter from appellant'a
Attorney,
Michael V. Burnakt, recommending
discppprovai of Resubdivision No. 997 as
required by Government Code Section
66474.
Recycled Appeal application of Avex
Realty Corporation.
Volume 47 - Page 131 ,i
• JITY OF NMORWCH
COUNCIL MEMBERS MINUTES
5�. AA June 14, 1993
ROLL CRLL INDEX
The City Manager gave a summary of the Resub 997
events advising that the subject appeal
has been continued from the last two
council meetings, and referenced the
City Attorneys report regarding the
legal issues.
The City Attorney summarized his report,
advising that the City Council and
Planning Commission, in compliance with
the Subdivision Hap Act, are required to
deny a tentative or parcel map if there
is substantial evidence to support one
of seven findings for disapproval„and
only two categories are relevant in this
case. The Council must deny the proposed
map if the map, or its design or
Improvement, is not consistent with the
General Plan; and the second requires
denial of the map when the design of the
subdivision or the type of improvements
will conflict with the easements,
acquired by the public at large, for
access through or use of property within
the proposed subdivision. The proposed
map does not pose any development or
authorize Edwards or The Irvine Company
any entitlement on the site that is the
subject of the resubdivision.
Subdivision maps generally do not confer
entitlement, and that before Edwards
could construct any movie theater
complex, it would require a General Plan
Amendment, and at this point, this has
not been requested. The second
mandatory finding for denial is relative,
to public easements; as there are no
public easements within the boundaries
of this map that would be affected in
any way by either the approval or
recordation of the map, it is
recommended that the City Council deny
the appeal, and approve Resubdivision
No, 997.
Hike Padian, Director of Development,
The Irvine Company, addressed the
Council, stating that they concur with
the City Attorneys recommendation.
Cary Mobley, representing the appellant,
Avex Realty Corporation, addressed the
Council, stating that they disagree with
the City Attorneys report. He advised
that relative to the General Plan, there
is a separate requirement under Section
66474 of the Government Code that
requires that the design or improvement
of the proposed subdivision be
consistent with applicable general and
specific plans, and this is the basis of
the subject appeal. It is a matter of
public record that the purpose of the
subdivision is to facilitate expansion
of the Edwards Theater, who have
purchased the property which was the
Good Earth Restaurant that is closed at
this time. The declaration of use
restrictions in the purchase documents,
specifically listed the construction of
a theater complex. Attached to the
declaration of specific use
restrictions, is an actually specific
design and plans for expansion of a
theater. In a meeting with Aver
Volume 47 - Page 132
/06
MY OF NEWPORVEACH k
`XCIL MEMBERS HIWM
June 14, 1993
ROLL CRLL INDEX
repraaentativas on April 29, Jemes Resub 997
Edwards, Sr., sppaeifleslly stated that
they want to build the expansion at soon
as possible rich plans for a grand
opaning in December, 1994. Mr. Mobley
further advised that the City Attorney's
opinion concludes that there is no real
evidence of any posed plan, and that
this is merely on option that is being
considered by Edwards Theater; the
Council must look at the plant and the
reasonable prospect of development in
considering an7 kind of approval,
Including a subdivision.
In answer to Council inquiry, the City
Attorney stated that Edwards Theater
would have to submit a request to the
Planning Commission and City Council to
initiate a General Plan Amendment and a
Zone, change for the property. He
advised that there is some clear
evidence that Edwards Theater is
seriously considering the construction
of a theater complex on one of the
parcels that is the subject of the
resubdivision, but they haven't
submitted anyy such proposal to the City,
either in tha form of a General Plan
Amendment request, or zone amendment
request, or site plan.
Jim Edwards, President of Edwards
Theater, Newport Center Drive, addressed
the Council and confirmed that they have
no real plans at this time for
development, but have done studies and
at such time when a proposal for
development of the property
materializes, they will request the
proper General Plan Amendment and
zoning.
Nearing no one also wishing to address
the Council, the public hearing was
closed.
Motion x Following Council discussion,motion wes
Ayes x x x x o the
Abstained x x pf•^^f..g commf salon subj approv mu
Rndubdlwl nfon Np. 997, ect to the
findings attached to the staff report.
Mayor Turner openc the public nearing Fire/Weed
regarding WEED AEATESENT PROGRAM FOR Abatement
993; AND TO CERTIFY THE LIST OF 1993
TIES THAT MAY REQUIRE SEED (41)
ABA AND/0R CLEANIIiC.
Memorandum th List of properties from
the Fire, Dept ant.
Council was advis that after the
agenda was printed, a ter from Helen
Krautzkamp was received, q tioaing the
wood abatement program reg ing the
vacant lot the owns behind her p arty'.
Volume 47 - Page 133
Musil Perkowitt Ruth,inc. • • REI—:,-a 0
:h,te,tu*
4'LRNN!t4G i:! 'r ftTPA;:NT
Panning CITY OF NE.' lPORT BEAC1
Jun ( i
Ali PM
June 23, 1994
718191;21!i 1J7,1,2,3,4A6,
Principals,
Mr. Javier 'Jay" Garcia M.Lawrence Mus,l,AiA
Senior Planner Simon Perkomz.An.PE
Planning Department Steven J.Ruh At,
City of Newport Beach Associates.
Gary Clements
Theodore Crer
Dear Jay, Kennetn P.Gunt-
M,chael J.Lebe--
Branko Prebacda
Here is our description of proposed project per your request. Kenneth W.Sro'se
Brian Wol!e
Ted Yosh¢aki
EDWARDS BIG NEWPORT TRIPLEX ADDITION
RE: FOUR POINTS TO BE COMPLIED WITH IN REGARDS TO EXCEEDING THE
BASIC HEIGHT LIMIT IN PORTION OF THE ADDITION FACING THE FRONT
LAWN.
A. The placement of the proposed addition is significantly set back from the
property line dividing lots 200 and 300 in the middle of the existing front lawn. The
front lawn is to be preserved and enhanced with two clusters of king palms framing a
gently curved bay window. The lobby floor of the theater addition will be elevated to
"seamlessly" match the existing lawn elevation.
The entry elevation (north elev.) facade has been carefully angled in site plan to
preserve a clear, unobstructed entry experience view, as you drive into the complex
from Newport Center Drive.
The lawn "front,yard" facing the existing porte-cochere will have a lush tropical
flavor with layers of Birds of Paradise as it undulates naturally upward the base of the
proposed enty tower.
200 New„r Center Drive.Suite 306
Newpoc Beach.CA 92660
714 721<e04
Faz.71e-21.6951 Long Beach.CA Sacramento.CA tYlsonvlle.OR Honolulu.HI
r.�
• • t r
Page 2
Views from the entry foyer and public lobby of Qhe proposed addition will also
be spectacular due to this careful elevating of the lobby slab and setback of the
building toward the south. The public will not feel that they are descending into a
"basement hole into the ground". The high ceiling and fenestration will enhance the
spatial experience. The lobby Is narrow due to this setback and having the high
ceilings and soaring rotunda with a cupola/skylight will help make this interior bigger,
than it really is.
B. From the standpoint of gracefully relating the massing of the addition to the
massing of the existing "Big Newport" theaters and creating,a harmonious coherent,
holistic, composition, the entry tower will visually create a connecting device. It will be
the landmark that provides a festive identity to a unified cohesive complex. The
datum of the cornice at the office level is carefully chosen to transition as gracefully as
possible down toward,the neighboring office.building and Newport Center Drive. The
lower cornice capping the lobby space "steps down" the massing to follow the natural
drop,of the existing front lawn. If the top cornice, offices and cupola as well as the
terrace toward Newport Center Drive were not there, the addition would be simplistic,
dull and the mass and significant height of the existing theaters would overwhelm it
and make it feel "out of balance".
The tile roof over the offices at the addition and the similar cornice detail as in
the exist. Building will reinforce the notion of unity and harmony.
The height of the entry tower and lobby cupola/skylight will provide a sense
place appropriate to the experience of "arriving at the movies". The festive, animated
40' high monument sign at the entry to the complex will reinforce the drama and sense
of a festive, grand theatre complex, a true Movie Palace.
C. The proposed addition will enhance the relationship between the 45' high scale
of the neighboring office building and the "Big Newport" theaters. The current "Good'
Earth" stylistically feels out of place and its odd, low massing reinforces the strange
feeling of "being in a hole". The current situation is "abrupt` because the mass of the
existing theater overwhelms the mass of the Good Earth Restaurant.
The total bulk of the proposed structure appropriately builds up toward the
grand mass of the existing theaters but most of its mass steps down toward the stair
link, neighboring office building and rear parking lot. This large portion of the building
will conform to the basic height limit of 32'.
Musil Perkmitt Ruth,inc. /09
Page 3
D. The structure shall have no more area that would have been achieved without
the use permit. Because of the significant volunteer setback toward Newport Center
Drive and the porte-cochere, the preserved lawn, public open space and view corridor
will not be built upon. That floor area will be allocated to the proposed executive office
level at elevation 204'.0.
Sincerely,
MUSIL PERKOWITZ RUTH, INC.
MAso s vuC�> .
Marios Savopoulos, AIA
Design Manager
Wstl Perko:,,'tt Ruth,inc ��Q
06/28/1994 15:43 17147218Qrl MPR NEWPORT • PAGE 02,
Musil Parkowitz Ruth,inc.
Archileclure
Plamfop
June 28, 1994
Mr. Javier 'Jay" Garcia A1 Pr,indLawrenCepalr.
MO.ALA
Senior Planner Surer ftowr7t,AU.P1
Planning Department SWeenJ,Badh,AlA
City of Newport Beach As:ocrales:
Gary Clemews
Theodora Grey
Kehnoth P.GUAM
W.M.J.Itbemv
Branco P+e0inde
Keoaelh W;Shone
EDWARDS BIG NEWPORT.ADDITION TmyWe
Dear Jay,
Regarding the exception permit application for the new monument sign for the
Big Newport Addition here Is our response to points A and B:
The proposed Marquee - Monument Sign will become a more eloquent
celebration of entry that is the outcome of the functional need,to double the movie
titles from three to six in order to accommodate the new theaters. It will not be
contrary to the purpose of the sign ordinance 5acausa its reason of existence was a
functional one and it will be sensitive to concerns about views, traffic, visibility at the
traffic stop, and appropriate scale.
The sign is Intended to become an Important Image and design statement that
will enhance the project, give It a fresh new look and improve the character and
ambiance of the Immediate area as a whole. It will be extremely well'detailed and will
convey an upscale image. The current sign 1s nondescript Ineffective and lackluster
as to what the entry to a grand''Movie Palace` should be.
Traffic visibility will-not be Impacted a$ the motorists exit the theater parking lot
because the sign location will remain the same and the effective view corridor for on
coming traffic from the left will not be impacted. 'The width of the sign at-the base Is in
essence the same.
200 NewW Cemer Orive,U49 308
Newport Beam,CA 9260
711R21.890a
Pal h41721-0951 Long Beach,CA Seas 0,CA Wlii lift OR HOW01e,HI / '
06/28/1994 15:43 17147218956 MPR NEWPORT • PAGE 03
Page 2
In terms of what it does to views of surrounding features there will be no
obstruction of any features or building, On the other hand, motorists will receive more
sufficient warning about where they are expected to turn into the parking lot and pone-
cochere entry plaza.
In terms of an appropriate scale relationship to the immediate context and size,
the proposed sign is designed to be part of a group of special character enhancing
features that are intended,to upscale and reinforce a special sense of place in
harmony with each other. The landmark Tower, Cupola, Porte-Cochere Canopy and
special feature sign would create a "collective vertibal excitement* and the visual affect
of the whole is to be more than the sum of Its parts. All these features will be
connected to each other by a common language of materials, color, special lighting
features and overall stylistic direction. The sign is meant to make an additional
reference to Southern California Movle Palaces of the 20's and 30's but still fit into the
current Newport Center image in the mid 1990's and beyond.
Therefore, Edwards Theatres Circuit,, Inc. maintains that there are indeed
exceptional or extraordinary circumstances involved that pertain to the unique
historical function and symbolism that traditionally has been associated to the design
of signage to a "Movie Palace". These circumstances will also fit into the enhanced,
renovated, fresh ambiance of this complex that is meant to be among the most high
end theaters In the Country. An image that is not inappropriate to this prime
entertainment "hub' of Newport Beach.
Response to eoints C R 0, —
Edwards Theatres Circuit, Inc. maintains that because of the Importance of this
major, extended movie theatre complex and in proportion to its size there will, be a
substantial need to have a significantly more prominent sign than the current one.
This Is a property right of this owner because of the extraordinary amount of new
Investment and facelift that will go into the extended complex. Recent developments
and a positively more 4open minded' approach to Newport Center and the retail
signage in the Fashion Island project across the street, warrant equal consideration to
be given to an upscale, festive entry statement that will also serve the functional
purpose of being a movie directory and Marquee. Two prime examples are the festive
40' high wHard Rock Cafe' guitar sign and the significantly Improved, cutting edge
designed, ambiance of all the signage at the Mail itself.
Musil N(kowitz Ruth,mc.
06/28/1994 15:43 1714721896 NPR NEWPORT PAGE 04a
3
Page 3
We believe that it is our clients' property right to compete with the 'newest and
greatest' In the area in terms of signage, at a level of sophistication consumerate to
the substantial level of now Investment and fresh Image Infused into the theatres and
Its surroundings. After all the 'Good Earth' restaurant has been an abandoned,
derelict ghost for three years and the new sign will become the much needed Icon of
renaissance in the area.
D. In terms of this-sign proposal being a detriment to the..area, in additional to
most points in section C we would like to point out that this sign and the project it
represents are part of the essential character of this upscale commercial area. Its
subtly animated special lighting effects.Will not go beyond what the existing *guitar
sign" across the street already does, but the overall massing will be significantly less
outlandish}
There Is no residential development anywhere near this project and the scale of
numerous mid-rise buildings and Sol high palms that run along Newport Center Drive
will still in essence miniaturize_the scale effect of this proposal. As a matter of fact we
feel a strong pressure because of the consistent rhythm of high Vertical elements
along the drive, to make this effort in order to be noticed'and we go to'a conslderable
expense to do so In a festive but design sensitive manner.
Sincerely,
MUSIL PERKOWITZ RUTH, INC. —
4W4 �
Marcos Savopoulos, AIA
Design Manager
Musil Peikawitz Ruth,inc. //3
Linscott, Law & Greenspan, Engineers
TRAFFIC & PARKING IMPACT STUDY
EDWARDS BIG NEWPORT CINEMAS
TRIPLEX ADDITION
City of Newport Beach, California
' Prepared For:
i
i Mr. John Douglass
Environmental Coordinator
CITY OF NEWPORT BEACH
P.O. Box 1768
Newport Beach, CA 92659
Submitted By:
LINSCOTT, LAW & GREENSPAN, ENGINEERS
1580 Corporate Drive, Suite 122
Costa Mesa, CA 92626
(714) 641-1587
May 17, 1994
2-941687-1
repared By:
Jay L. Nelson, P.E.
Transportation Engineer III
Linscott, Law & Greenspan, Engineers
TABLE OF CONTENTS
PAGE
DESCRIPTION NO
i PROJECT DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PROJECT TRIP GENERATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . 1
PROJECT TRIP DISTRIBUTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
TRAFFIC IMPACT ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
PARKING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
PEDESTRIAN AND VEHICULAR ACCESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 24
i
�s
Linscott, Law & Greenspan, Engineers
LIST OF TABLES
TABLE PAGE
NO DESCRIPTION NO
1 'PROJECT TRIP GENERATION FORECAST . . . . ... . . . . . 6 . . . . . . 4
2 1% TRAFFIC ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3 INTERSECTION LEVEL OF SERVICE SUMMARY . . . . . . . . . . . 10
4 NEWPORT CENTER EDWARDS THEATRE
FRIDAY PARKING SURVEY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
5 NEWPORT CENTER EDWARDS THEATRE
WEDNESDAY PARKING SURVEY . . . . . . . . . . . . . . . . . . . . . . . . 14
6 EXISTING USES - BLOCK 200 & 300 . . . . . . . . . . . . . . . . . . . . . . . 16
7 FRIDAY PARKING SUPPLY-DEMAND ANALYSIS . . . . . . . . . . . 17
8 WEEKDAY PARKING SUPPLY-DEMAND ANALYSIS . . . . . . . . 18
9 FRIDAY PARKING ANALYSIS SUMMARY . . . . . . . . . . . . . . . . . 20
10 WEEKDAY PARKING ANALYSIS SUMMARY . . . . . . . . . . . . . . . 21
LIST OF EXIiIBITS
EXHIBIT PAGE
NO DESCRIPTION NO
1 VICINITY MAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2 SITE PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3 PROJECT TRAFFIC DISTRIBUTION PATTERN . . . . . . . . . . . . . . . 5
4 2'/2 PEAK HOUR PROJECT TRAFFIC VOLUMES . . . . . . . . . . . . . 7
5 PARKING ZONES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
6 PARKING AREA REQUIRED FOR THEATRE EXPANSION
DURING PEAK PERIOD . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
! �
Linscott, Law & Greenspan, Engineers
TRAFFIC/PARKING IMPACT STUDY
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
NEWPORT BEACH, CALIFORNIA
PROJECT DESCRIPTION
Edwards Theatres Circuit, Inc. is proposing to add three additional movie screens/
auditoriums at the existing Edwards Big Newport Cinemas at 300 Newport Center Drive in
the City of Newport Beach, California. The theatre addition will be located southwest of
the existing theatre and will replace the existing Good Earth Restaurant, which has been
vacant for a couple of years.
The project site is generally located on the southeast side of Newport Center Drive between
San Miguel Drive and Anacapa Drive. Exhibit 1 depicts the approximate project location.
There are currently three screens and 1,998 seats at the existing Edwards Big Newport
Cinemas. As proposed, the project will add three theatre auditoriums with a total of 897
seats (299 seats per auditorium). Parking for the theatre addition will be shared with the
existing development. The site plan for the proposed theatre expansion is presented in
Exhibit 2.
PROJECT TRIP GENERATION
Traffic expected to be generated by the proposed theatre addition has been forecast based
on the Institute of Trmuportation Engineers (ITE). 5th Edition. ft Manua[ trip generation
rates. In concurrence with City Staff, the rates per movie screen were selected as the best
indicator of the traffic generation characteristics of a movie theatre. Table 1 depicts the
estimated vehicular trips for the proposed Triplex Theatre Addition, as well as the traffic
generation rates used to develop the traffic forecast.
As shown in Table 1, the theatre addition is expected to generate a total of 660 vehicular
trips on a daily basis (330 inbound, 330 outbound), with 75 trips forecast during the PM
peak hour (70 inbound, 5 outbound). The PM peak hour volumes have been adjusted
upwardly by a City approved factor of two to anticipate the projects 2'/z hour peak traffic
generation.
It should be noted that because the existing Good Earth Restaurant has been vacant for a
couple of years no trip credit has been taken for this existing development. If,the existing
restaurant was operating it could be expected to generate approximately 1,190 daily two-way
trips. The planned theatre expansion is expected to generate less traffic on both a daily and
peak hour basis than a 5,800 square-foot restaurant, which,is approximately the size of the
existing Good Earth Restaurant.
1
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SCHEMATIC
NOT TO SCALE `
NORTHs SITE PLAN
�D EDWARDS BIC NEWPORT CINEMAS 'TRIPLEX ADDITION
Linscott, Law & Greenspan, Engineers
TABLE 1
PROJECT TRIP GENERATION FORECAST
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
f
PROJECT TRAFFIC GENERATION RATES
PM PEAK HOUR 2% HOUR PM PEAK Daily
o-
Land Use Inbound Outbound Total Inbound Outbound Total Tw TW
Triplex Theatre
Addition 22.56 1.44 24.0 45.12 2.88 48.0 220.0
(1'E/screen) '
i
PROJECT TRIP GENERATION FORECAST
PM PEAK IiOUR 2fh IIOUR PM PEAK Daily
TWO-
Land Use Inbound Outbound Total Inbound Outbound Total bra
Triplex Theatre
i Addition 70 5 75 140 10 150 660
' (3 screens)
' The traffic generation forecast for the project is based on ITE, Fifth Edition, trip generation rates (land
use code 443). The forecast is based on the number of Trip Ends (TE) per screen and have been rounded to
i the nearest five trips. The theatre addition is expected to generate nominal traffic during the typical AM peak
hour.
1
I
PROJECT TRIP DISTRIBUTION
An arrival/departure pattern which illustrates the roadways that the site generated vehicles
would utilize to enter/exit the site is depicted in Exhibit 3. This pattern is based on existing
peak hour traffic flow volumes within the study area and input from City Staff. This
distribution pattern is also consistent with prior traffic studies completed in the area for
other entertainment type uses. As shown in Exhibit 3, project traffic is generally expected
to be evenly distributed to the surrounding street system.
4
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.CXXy � INBOUND PERCENTAGE
NORTH .4)= a OUTBOUND PERCENTAGE
�L PROJECT TRAFFIC DISTRIBUTION PATTERN
T6 Linscott, Law & Greenspan, Engineers 5 EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDI7 ON/,,/
L�
Linscott, Law & Greenspan, Engineers
Exhibit 4 presents the anticipated 2'/2 hour PM peak project traffic volumes at the key study
intersections. The project traffic assignment was completed by distributing the project traffic
volumes shown in Table 1 according to the distribution pattern presented in Exhibit 3.
TRAFFIC IMPACT ANALYSIS
City Methodology
Traffic impact analysis for the project has been completed in accordance with the City of
Newport Beach's required 1% Traffic Volume Analysis format. In accordance with this
format, the existing peak 2'/2 hour approach volumes at each of the study area intersections
are added to the following scenarios provided by the City:
A. A 2'/2 peak hour regional growth volume; and
B. Peak 2'/2 hour traffic volumes generated by approved projects.
The sum of the projected background 2'/2. peak hour traffic volume is then multiplied by .01
(1%) and is then compared to the 2'/2 peak hour traffic generated by the project for each
intersection's approach. If the project site traffic is greater than 1% of the background
traffic for any approach,additional intersection analysis must be completed for the impacted
intersection using the Intersection Capacity Utilization Method (ICU). If the project traffic
is less than 1% of the background traffic, the project is not anticipated to have a significant
impact on that intersection.
Analyzed Intersections
Based on the location of the proposed theatre addition,the following eight intersections have
been selected by City Staff to be analyzed for this project:
MacArthur Boulevard
@ San Joaquin Hills Road
@ San Miguel Drive
Jamboree Road
@ San Joaquin Hills Road
@ Santa Barbara Drive
Pacific Coast Highway
@ Jamboree Road
@ Newport Center Drive
@ Avocado Avenue
@ MacArthur Boulevard
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4 PROJECT TRAFFIC VOLUMES
46 Linscott, Law & Greenspan, Engineers 7 EDWARDS BIG NEKPORT CINEMAS TRIPLEX ADDITION
Linscott, Law & Greenspan, Engineers
Traffic Data Provided by the City of Newport Beach
Existing traffic volumes, regional growth rates, and traffic to be generated by approved
cumulative developments have been provided by City 'Staff for each of the above
intersections on an intersection approach base. This data has been used to estimate the
peak 2%2 hour background traffic volumes.
One-Percent (1%) Traffic Volume Test
Table 2 depicts the 1% background approach volumes, the 2'/2 hour project traffic volumes,
and results of the 1% Traffic Volume test, for each of the studied intersections. Detailed
analysis sheets, using the City's methodology, are attached at the end of this report.
As shown in Table 2, comparing the 2'/2 peak hour project traffic to the 1% background
volumes for each intersection approach indicates that all intersection approach volumes are
impacted by less than 1% of the background volume, except the westbound approach at the
MacArthur Boulevard/San Miguel Drive intersection and the eastbound approach at the
Coast Highway/Newport Center Drive intersection.
At the intersection of Coast Highway/Newport Center Drive, the 2%2 peak hour project
volume exceeds one percent of the background traffic volume by three trips on the
eastbound approach during the PM peak hour. An ICU analysis has been completed'for
these two intersections during the PM peak hour.
Capacity Analysis (ICU method)
Based on the City's impact criteria, Intersection Capacity Utilization (ICU) analysis were
completed for the intersections of MacArthur Boulevard/Sari Miguel Drive and Pacific Coast
Highway/Newport Center Drive. Table 3 presents the results of the service level analysis at
these locations. As shown in Table 3, these intersections currently operate at Level of
Service (LOS) A and B during the PM peak hour. The PM peak hour LOS at Pacific Coast
Highway/Newport Center Drive is forecast to continue to operate at LOS A with the
addition of background and project-related traffic volumes. In the future, the MacArthur
Boulevard/San Miguel Drive intersection is forecast to operate at LOS D during the PM
peak hour, with an ICU value of 0.83 with or without the proposed Edwards Theatre
Expansion.
Based on this analysis, the proposed Edwards Triplex Addition is not expected to have a
significant traffic impact on the existing street system.
8
/a �
Unscott, Law & Greenspan, Engineers
TABLE 2
1%TRAFFIC ANALYSIS
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
2VI Hour Peak
Trallic Volumes Significant
Intersection Approach 1% Background/2% Project Impact
MacArthur Blvd./ NB 3311 No
San Joaquin Hills Rd. SB 56110 No
EB 22/0 No
WB 12/0 No
MacArthur Blvd./ NB 25/14 No
San Miguel Dr. SB 37 /10 No
EB 25/3 No
WB 8/21 Yes
i
Jamboree Rd./ NB 49/1 No
San Joaquin Hills Rd. SB 68/35 No
j EB 7/0 No
WB 17/2 No
Jamboree Rd./ NB 36/0 No
Santa Barbara Dr. SB 61114 No
EB 8/0 No
WB 26/ 1 No
Pacific Coast Hwy./ NB 11 /7 No
Jamboree Rd SB 5110 No
EB 59/39 No
WB 48/3 No
Pacific Coast Hwy./ NB 0/0 No
Newport Center Dr. SB 20/3 No
EB 42/46 Yes
WB 35/U No
Pacific Coast Hwy./ NB 7/0 No
Avocado SB 11 /1 No
EB 41 /7 No
WB 31 /14 No
Pacific Coast Hwy./ NB 0/0 No
MacArthur Blvd. SB 3111 No
EB 46/1 No
WB 41 /28 No
C=N''U68TI68naL2
9 �a�
Linscott, Law & Greenspan, Engineers
TABLE 3
LEVEL OF SERVICE SUMMARY
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
Project
Peak Existing Background Background ICU
Intersection Hour Conditions w/o Project with Project In
MacArthur Boulevard/ PM 0.63/B 0.83/D 0.83/D 0.00
San Miguel Drive
Pacific Coast Hwy/ PM 0.41/A 0.47/A 0.48/A 0.01
Newport Center Dr.
PARKING
The parking for the proposed theatre expansion will be shared with the existing tenants at
the site. The majority of the tenants near the theatre are office type uses that require very
little parking after 5:00 PM. The existing Edward's Theatre restrictions on movies starting
before 5:00 PM will not be modified with the proposed project, therefore the project is not
expected to significantly increase the parking demand before 5:00 PM.
Parking Provided
Currently there are a total of 1,257 parking spaces on the entire block bordered by Newport
Center Drive,San.Miguel Drive,Avocado Avenue,Farallon Drive and Anacapa Drive. This
block is subdivided into blocks with no vehicular access between the northern and southern
portions of the block. The northern half of this block,where Edwards Big Newport Cinemas
is located, (Newport Center Block 300) has a total of 606 parking spaces. Access to Block
300 parking is provided from Newport Center Drive in front of the existing theatre lobby,
San Miguel Road, and from Avocado Avenue.
The proposed Triplex Theatre addition will be located on the southern half of the block
(Newport Center Block 200) which has a total of 651 parking spaces. Access to Block 200
is provided by one driveway on Anacapa Drive and one driveway on Farallon Drive. The
theatre expansion will result in the loss of 15 parking spaces (9 spaces on the Building 210
parcel and 6 spaces in the Block 200 common parking area). However, 32 spaces can be
added in Block 200 by re-striping the parking layout and converting existing parking spaces
to the City's current 8.5 foot stall width.
10
• • � z
i
Unscott, law & Greenspan, Engineers
Re-striping the Block 200 parking areas will result in a net increase of 17 parking spaces
with the theatre addition. Penco Engineering has prepared a proposed parking exhibit that
illustrates the plan to re-stripe the parking in Block 200 and'provide a total of 608 parking
spaces.
Parking Surveys
i To document the existing evening parking conditions at the site, parking, surveys were
conducted each half hour from 4:00 PM through 10:00 PM on Friday, February 11, 1994 and
on Wednesday, February 16, 1994. A Friday survey was completed because it is the peak
weekday for movie attendance, and the mid-week survey documents the typical peak day for
the existing office uses at the site.
The parking surveys were completed for the entire block (both Block 200 and Block 300)
on an area by area basis. The parking zones used in this analysis are presented in Exhibit
S. Parking Zones 1 through 4 are located on Block 300, with the remaining parking zones
located on Block 200. Zone 1 is currently used exclusively by the existing Edwards Theatre,,
with additional theatre parking in the common-parking area in Zone 2. Zone 3 and 4 are
designated for the office buildings along San Miguel Drive and the Newport Center Animal
Hospital (1333 Avocado), respectively.
i Parking for the proposed triplex addition will be provided in Zones 6 and 7,with additional
! parking during peak periods in Zones 5 and 9. The parking survey data for the Friday and
Wednesday parking surveys are presented in Table 4 and Table 5, respectively.
During the Friday parking survey, parking Zone 1 was full most of the evening and in Zone
2, 90 percent or more of the parking spaces were occupied between 8:00 PM and 9:00 PM.
However, during the Wednesday parking survey, Zone Thad a maximum occupancy of just
over 60 percent, and after 7:00 PM less than 20 percent of the parking spaces in Zone 2
were occupied. This data indicates, that typically on a Friday additional parking for the
Triplex Theatre Addition will have to occur on Block 200, but on other weekdays parking
is available in Zones 1 and 2 to support the three new movie screens. However, as a worst
case scenario, this parking analysis assumes that all the parking for the theatre expansion
will be provided in Block 200.
Parking Zone 8 is full in the early evening, and during the Friday parking survey more than
70 percent of the parking spaces were occupied during the entire survey period. Muldoon's
Irish Pub (202 Newport Center Drive) is located immediately, north of Parking Zone 8.
Based on the relatively high parking demand in this area, we recommend that theatre
patrons be directed to park in Zones 7.and 6, with additional parking available in Zones 5
and 9 when it is required. As shown in Tables 4 and 5 the existing parking demand in these
four parking areas is relatively low. Less than ten percent of'the parking spaces in Zones
5, 6, and 9 were occupied after 7:00 PM during both the Wednesday and Friday parking
surveys.
11
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PARCEL 2
ZONE 3
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a ZONE 2
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NORTH
PARKING ZONES
Linscott, Law & Greenspan, Engineers 12 EDWARDS ING NEWPORT CINEMAS TRIPLEX ADDITION
i
TABLE 4
I
NEWPORT CENTER EDWARDS THEATRE
FRIDAY PARKING SURVEY
February 11, 1994
I
Lone 1 'Lone 2 Zone 3 Zone-4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Total
205 Spaces 372 Spaces 24 Spaces S Spaces 224 Spaces 126 Spaces 49 Spaces 83 Spaces 169 Spaces 1259 Spaces
Time #oC % #of % #of % #of % #of "/o #of % #of % #of % #of % #of %
PM Gars Uscd Cars Used Cars Used Cars Uscd Cars Uscd Cars Uscd Cars Used Cars Used Cars Used Cars Used
4:00 1 189 9296 153 41% 19 79% 1 20% 45 20% 66 52% 37 76% 91 110% 69 41% 670 53% ,
I
4:30 201 94% 1 218 1 5975 13 5495 0 0% 35 16% 76 60% 39 80% 83 I00% 67 40% 732 58%
5:00 203 99% 252 68% 12 50% 3 60% 30 13% 56 44% 37 76% 78 94% 53 31% 724 58%
5:30 206 100% 239 64% 8 33% 1 20% 25 11% 42 33% 41 84% 75 90% 27 16"k 664 53%
6:00 205 100% 225 60% 10 42% 2 40% 14 6"/0 22 17% 30 61% 74 _ 89% 9 5% 1 591 1 47%
6:30 182 99% 236 63% 9 38% 1 20% 13 6% 16 13% 25 51% 81 98% 8 5% 571 45%
7.00 197 96% 214 58% 5 21% 1 20% 5 2175 11 9% 18 37% 75 90% 9 _ 517o 535 43%
7:30 175 85°k 1 214 1 58% 4 17% 0 0% 4 2"/0 12 9% 13 27% 70 84% 9 5% 501 40%
8.00 203 99% 334 90% 8 33% 0 0% 4 2% 6 5% 16 33% 69 83% 7 4% 647 51%
8:30 207 101% 340 91% 20 83% 0 0% 4 2"/0 5 4% 13 27% 72 87% 5 3% 666 53%
9.00 207 101% 342 9290 19 79% 0 0% 1 0% 5 4% 13 27% 74 89% 4 2% 665 53%
9:30 205 100% 286 77% 22 92% 0 0% 1 0% 6 5% 12 24% 64 77% 3 2% 599 48%
10:00 208 101% 294 79% 21 88% 0 090 1 01 5 4% 9 38$0 61 73% 4 2% 603 48%
C_VLMTAnLFM6MBL4
TABLE 5
NEWPORT CENTER EDWARDS THEATRE
WEDNESDAY PARKING SURVEY
February 16, 1994
Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Total
205 Spaces 372 Spaces 24 Spaces 5 Spaces 224 Spaces 126 Spaces 49 Spaces 83 Spaces 169 Spaces 1259 Spaces
Time # of ^/" #of ^/o #of % #or % #of % #of "/o #of % #of % #OC
I'M Cars Used Cars Used Cars Uscd Cars Used Cars Used Cars Used Gars Used Cars Used Cars Used Cars Used
4:00 94 46% 183 49"% 15 63% 0 0% 57 25% 86 68% 42 86% 78 94% 81 48°l° 636 51%
4:30 86 42% 178 48% 17 71% 1 20% 51 24% 89 70% 42 86% 82 99% 77 46% 623 50"/0
5:00 99 48% 172 46% 13 54% 0 0% 47 21% G3 50°l0 3S 7S% 77 93% 50 30% 559 44^/0
5:30 100 49% 146 39% 12 50% 1 20% 39 17"/0 43 34"/0 36 73% 73 S8% 39 2�% 4S9 39"/,
6:00 99 48% 120 32% 5 1 21% 1 20% 24 I1% 30 24% 30 6l% 72 87% 21 12"/0 402 32%
a
6:30 92 45% 92 25% 5 21% 0 0% 19 S"/o 18 14"/0 24 49% 68 82% 11 7% 329 26^/0
7:00 97 47% Sl 22% 6 25% 0 0% 22 10% 10 8% 18 37% 74 89% 7 4% 315 25%
7:30 86 42% 60 16% 2 8% 0 0170 IG 7% 10 S/0 13 27/0 66 80% 4 0
" ° 2% 257 20/o
8:00 124 60% 46 129/b 5 21% 0 0% 10 4% 9 7% 11 22% 50 60% 6 4015 261 21%
8:30 126 61% 39 10% 5 21% 0 0% 3 1% 8 6% 10 20% 46 55% 5 3% 242 19%
9:00 122 60% 31 8% 4 17% 0 0% 2 190 8 6% 9 18% 28 33% 7 4% 211 17"/0
9:30 72 35% 13 3% 3 13% 0 0% 1 0% 7 6% 7 14% 22 27% 4 2% 129 10%
10:00 92 45% 15 4% 0 0% 0 0% 1 0% 6 5% 5 10% 17 20% 3 2% 139 11"/0
CULMTABLES 1687MLS
� w
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Unscott, Law & Greenspan, Engineers
The three movies playing at the theatre during the.parking survey were "Ace Ventura: Pet
Detective", 'The Getaway"and"In the Name of the Father." Attendance at a theatre varies
significantly depending on the movies that are playing. Movie attendance is generally the
highest on.Saturday, and Friday is typically the second busiest day of the week. Attendance
is generally much lower on other weekdays. Edward's management indicated that movie
attendance during the Friday and Wednesday parking surveys was not unusually high or low
for those days of the week.
Table 6 presents a summary of the total building area and vacant space in Block 200 and
Block 300 during the parking surveys. As indicated at the bottom of Table 6, only 6.5
percent of the building area in Block 200 is vacant. Some vacancies are almost always
expected in a center this size and this vacancy rate is lower than other areas in Newport
Center. Roughly,23% of the office-space in Block 300 was vacant during the parking survey.
ExistingParking Supply-Demand Analysis
Tables 7 and 8 summarize the existing Friday and Weekday,parking supply-demand analysis
for.the three parking areas expected to be used to support the proposed theatre expansion
(Parking Zones 7, 6 and 5). The number of parking spaces provided'in each zone with the
completion of the theatre expansion and the planned re-striping of the parking areas in
Block 200 is also presented in Tables 7 and 8. The existing parking supply or deficiency, by
time of day, in each of the three zones was calculated by subtracting the number of cars
parked in each zone from the number of parking spaces provided in that zone, with the
completion of the theatre expansion and planned parking lot modifications. The surplus
parking spaces in these zones can be used to provide parking for the proposed project.
Theatre Expansion-Parkin e Demand
The theater expansion is expected to have a peak Friday evening parking demand of 224
spaces (897 new seats x 0.25 parking spaces/seat = 224). The peak weekend (Saturday)
parking demand for the theatre expansion is forecast to be 296 spaces, based,on a parking
ratio of 0.33 parking spaces/seat. The parking demand for the theatre expansion by time of
day was determined based on prior theatre parking studies completed by LLG.
The 668 parking spaces provided on Block 200 to support the theatre expansion, Muldoon's
and a few small retail/service uses that are open on the weekend are expected to provide
ample parking on the weekend to support .the theatre expansion, Therefore, the initial
parking analysis focused on the Friday and weekday parking,conditions at the site when both
the office uses and theatre are expected to have a significant parking demand. However,
our initial analysis and parking surveys at the site indicated that the peak parking
requirements with the theatre expansion will occur at 10:00 PM and is driven by the theatre
parking requirements not the other uses at the site. Therefore,because the Theatre parking
demand is expected to peak on Saturday, a Saturday analysis has also been added and is
based on the Friday, parking survey data collected at the site for the non-theatre uses.
15
Linscott, Law & Greenspan, Engineers
TABLE 6
EXISTING USES - BLOCK 200 AND 300
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
Building Area Vacant Space
Building Address (SF) (SF)
Block 200:
200 Newport Center Dr. 25,518 0
202 Newport Center Dr. 8,602 0
220 Newport Center Dr. 10,340 1,225
230 Newport Center Dr. 28,898 0
240 Newport Center Dr. 20,788 0
250 Newport Center Dr. 19,614 9,168
260 Newport Center Dr. 21,794 0
270 Newport Center Dr. 8,921 0
280 Newport Center Dr. 14,824 0
TOTAL 159,299 10,398 (6.59c)
Block 300:
300 Newport Center Dr. Theater 0
359 San Miguel Dr. 14,000 3,218
363 San Miguel Dr. 11,000 0
366 San Miguel Dr. 111000 3,432
369 San Miguel Dr. 21,800 12,363
1367 Avocado Avenue 18,000 0
1333 Avocado Avenue 2,600 0
1303 Avocado Avenue 18,650 3,667
TOTAL 97,050 22,680 (235c)
The vacancy rate for Block 200 is at 6.5% (excluding the 210 building,which will be replaced by the proposed
theatre expansion); and for Block 300, it is 23%, excluding Edwards Theatre.
C:VIN�TAOLFSU6B7raL6
16
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Linscott, Law & Greenspan, Engineers
TABLE 7
FRIDAY PARKING SUPPLY-DEMAND ANALYSIS
PARKING ZONES 79 6 AND 5
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
Zone 7 Zone 6 Zone
34 Spaces Provided 132 Spaces Provided 235 Spaces Provided
Existing Existing Existing
Existing Surplus (+)/ Existing Surplus (+)/ Existing Surplus (+)/
Time Demand Deficiency (-) Demand Deficiency (-) Demand Deficiency,
PA1 (-)
(1) (2) (3) (4) (5) (6)
4:00 37 (-3) 66 +66 45 +190
4:30 39 (-5) 76 +56 35 +200
5.00 37 (-3) 56 +76 30 +205
5:30 41 (-7) 42 +90 25 +210
6:00 30 +3 22 +I10 14 +221
6:30 25 +9 16 +116 13 +222
7:00 18 +16 11 +121 5 +230
7:30 13 +21 12 +120 4 +231
8:00 16 +18 6 +126 4 +231
8:30 13 +21 5 +127 4 +231
L99...300
013 +21 5 +127 1 +234
12 +22 6 +126 1 +234
00 9 +25 5 +127 1 +234
The existing parking surplus,(+)or deficiency(-) was calculated by subtracting the number of cars parked In
the parking zone from the number of spaces that will be provided in that zone with the completion of the
theatre expansion and the planned re-striping of the parking areas in Block 200.
GVLMMA1667mL7
17
Linscott, Law & Greenspan, Engineers
TABLE 8
WEEKDAY PARKING SUPPLY-DEMAND ANALYSIS
PARKING ZONES 7, 6 AND 5
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
Zone 7 Zone 6 Zone 5
34 Spaces Provided 132 Spaces Provided 235 Spaces Provided
Existing Existing Existing
Existing Surplus (+)/ Existing Surplus (+)/ Existing Surplus (+)/
Time Demand Deficiency (-) Demand Deficiency (•) Demand Deficiency (-)
P111 (i) (2) (3) (4) (5) (6)
4:00 42 (-8) 86 +46 57 +178
4:30 42 (-8) 89 +43 51 +184
5:00 38 (-4) 63 +69 47 +188
5:30 36 (-2) 43 +89 39 +196
6:00 30 +4 30 +102 24 +211
6:30 24 +10 18 +114 19 +216
7:00 18 +16 10 +122 22 +213
7:30 13 +21 10 +122 16 +219
8:00 11 +23 9 +123 10 +225
L9:30
10 +24 8 +124 3 +232
9 +25 8 +124 2 +233
7 +27 7 +125 1 +234
5 +29 6 1 +126 1 +234
The existing parking surplus (+)or deficiency(-) was calculated by subtracting the number of cars parked in
the parking zone from the number of spaces that will be provided in that zone with the completion of the
theatre expansion and the planned re-striping of the parking areas in Block 200.
C:ULM16e7T1WMI-8
18 /
MI
Linscott, Law & Greenspan, Engineers
Weekday Parking Analysis
The parking analysis for the project is summarized in Tables 9,and 10. These tables include
the anticipated parking demand for the theatre expansion by time of day, as well as the
existing and future parking surplus or deficiency in parking Zones 7, 6 and 5. The
anticipated parking demand for the theatre expansion is present in column two (2) in Tables
9 and 10. This parking forecast was calculated by multiplying the peak weekday parking
demand of 224 spaces by the anticipated parking profile presented in column 1.
The theatre parking demand is expected to utilize the parking closest to the theatre(Parking
Zone 7) and extend to other parking areas (Zone 6 and then Zone 5 and/or 9) later in the
evening as the parking demand for the theatre increases. The existing parking surplus or
deficiency for Zones 7, 6 and 5 are presented in columns 3,5 and 7,respectively. The future
parking surplus or deficiency in these zones was calculated by adding the theatre parking
demand shown in column 2 to the existing parking surplus or deficiency,,first to Zone 7 and
6, then to Zone 5, if required to meet the theatre parking requirements.
As shown in Tables 9 and 10;. parking for the theatre expansion can be accommodated
entirely in Zones 7 and 6, until 7:00 in the evening. Later in the evening, during.the peak
theatre period associated with the parking overlap between the second and third movie
showings, a maximum of 72 spaces are forecast to be required in Zone 5 and 9 on a Friday
night. The parking area that is expected to be used to support the theatre expansion is
illustrated in Exhibit f. All of the parking spaces required to support the theatre expansion
on a weekday are provided within approximately the same walking distance as the parking
provided for the existing theatre.
This parking analysis indicates that a surplus of more than 160 spaces is anticipated in
parking Zones 5 through 7 during the weekday evening period with the completion of the
proposed project (see column 8 in Tables 9 and 10).
Saturdy, Parking Anal
The existing and proposed theatre are expected to have the.greatest .parking demand on
Saturday evening. The existing 1,998 seat theatre requires 659 spaces (1,998 seats x 0.33
spaces/seat = 659 spaces) based on City parking code requirements. This peak parking
requirement is 91 spaces more than the peak parking demand for the existing theatre of 568
spaces observed on Friday at 9:00 PM in parking zones 1, 2 and 3 (see Table 4).
The peak Friday parking demand for the triplex theatre addition is expected to be increased
by 72 spaces to obtain the peak Saturday parking demand (296-224 = 72). Therefore, the
peak parking demand for a Friday is expected to be increased by a total of 163 spaces (91
spaces for the existing theatre and 72 spaces for ,the triplex addition) to obtain the peak
Saturday parking demand.
19
l��
Linscott, Law & Greenspan, Engineers
TABLE 9
FRIDAY PARKING ANALYSIS SUMMARY
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
Triplex Theatre Addition Zone 7 Zone 6 Zone 5
Peak Weekday Demand Surplus (+)/ Surplus (+)/ Surplus (+)/
224 Spaces Deficiency (-) Deficiency (-) Deficiency
%of Peak No. of Future Future Future
Time Demand Spaces Existing [3-21 Existing [5+41 Existing [7+61
PNI (1) (2) (3) (4) (5) (6) (7) (8)
4:00 10% 22 (-3) (-25) 66 41
4:30 15% 34 (-5) (-39) 56 17
5:00 15% 34 (-3) (-37) 76 39-
5:30 30% 67 (-7) (-74) 90 16
6:00 40% 90 3 (-87) 110 23
6:30 50% 112 9 (-103) 116 113
7:00 55% 123 16 (-107) 121 14
7:30 65% 146 21 (-125) 120 (-5) 231 226
8:00 75% 168 18 (-150) 126 (-24) 231 207
8:30 85% 190 21 (469) 127 (42) 231 189
9:00 90% 202 21 (481) 127 (-54) 234 180
9:30 95% 213 22 (=191) 126 (65) 234 169
10:00 100% 224 25 (-199) 127 (-72) 234 162
The existing parking surplus (+) or deficiency (-) for parking Zones 7, 6 and 5 are also presented in Table 7. A parking
summary for Zone 5 is only shown during the time period when theatre patrons would be expected to park in this area.
Theatre patrons are expected to initially use Zone 7, then Zones 6 and 5 as additional theatre parking is required.
CULM6670ST I-9
20 ��6
• • 4 i.
Linscott, Law & Greenspan, Engineers
TABLE 10
WEEKDAY PARKING ANALYSIS SUMMARY
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
Triplex Theatre Addition Zone 7 Zone 6 Zone 5
Peak Weekday Demand Surplus (+)/ Surplus (+)/ Surplus (+)/
224 Spaces Deficiency (-) Deficiency (-) Deficiency (-)
%of Peak No.of Future Future Future
Time Demand Spaces Existing 13.21 Existing [5+4) Existing [7+61
PM (1) (2) (3) (4) (5) (6) (7) (8)
4:00 10% 22 (-8) (-30) +46 16
4:30 15% 34 (-8) (-42) +43 1
5:00 15% 34 (-4) (-38) +69 31
5:30 30% 67 (-2) (-69) +89 20
6:00 40% 90 4 (-86) +102 16
6:30 50% 112 10 (-102) +114 12
7:00 55% 123 16 (-107) +122 15
7:30 65% 146 21 (-125) +122 (-3) +219 216
8:00 75% 168 23 (-145) +123 (-22), +225 203
8:30 85% 190 24 (-166) +124 (42) +232 190
[9....00L 202 25 (-177) +124 (-53) +233 180
30213 27 (-186) +125 (-61) +234 173
000 224 29 (-195) +126 (-69) +234 165
The existing parking surplus (+)or deficiency (-) for parking Zones 7,6 and 5 are also presented In Table 8. A parking
summary for Zone 5 is only shown during the time period when theatre patrons would be expected to park in this area.
Theatre patrons are expected to initially use Zone 7, then Zones 6 and 5 as additional theatre parking is requited.
QVU.V66T16SnML10
21 �7�
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ONE 1
1
14 ZONE 3
1 iF i t• �, � �' , � \
ZONE 7
ZONE 8 V� :z4ti:: : � �7� .i� . � f, oI�••.
i J Off,A}ss ,
;"• •��. '`./ `;:• ZONE 2� ♦� � ^ � �
"`; •4 •" `'�. �s�'; siss ZONE 4
NOT lw�C•i�.:
'At
T rAAr �,
Parking Required During Peak Weekday Period/
® Additional Parking Required During Peak Saturday Period
s
�I aD
NORTH PARKING AREA REQUIRED FOR
THEATRE EXPANSION DURING PEAK PERIOD
Linscott, Law & Greenspan, Engineers EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION _ rj
22 ✓?d'
S
• • P I.
Linscott, Law & Greenspan, Engineers
:After 7:00 PM in the evening the Friday and Saturday parking demand at the site for the
non-theatre uses are expected to be approximately the same. Review of the Friday parking
survey data at the site (see Table 4), indicates that at all times there were at least 30 vacant
parking spaces in Zone 2. Therefore, on Saturday approximately 133 additional theatre
parking spaces will be required during the peak period compared to the Friday parking
analysis presented in Table 9.
These 133 additional parking spaces can be provide in parking zones '5 and 9, as shown in
Exhibit 6. A total of 194 surplus parking spaces are anticipated in parking zones 5 and 9,
based on this peak Saturday parking analysis.
PEDESTRIAN AND VEHICULAR CIRCULATION
Pedestrian access from the parking area immediately south of the theatre expansion (Zone
7) will The provided via a sidewalk and stairs situated on both the east and west side of the.
proposed theatre building. To enhance pedestrian safety adequate lighting should be
provided in these pedestrian corridors and in the parking areas that will be utilized by
theatre patrons.
The proposed theatre expansion does not include any modifications to the existing vehicular
access to Blocks 200 and 300. Vehicular access to the parking_ provided for the theatre
expansion will be provided from existing,driveways on Anacapa Drive and Farallon Drive.
During and after construction of .the triplex theatre addition, signs should be posted to
indicate to theatre patrons that parking for the theatre addition will be provided in the
parking areas south of the new theatre, with access to these parking areas via Anacapa
Drive and Farallon Drive. The theatre patrons are expected to initially fill parking areas 1
and 2, which are currently used for the existing theatre. Therefore, theatre patrons need to
be directed from these areas to the available parking in areas 7, 6, 5 and 9. There is not a
direct vehicular connection between Block 200 and Block 300, and a vehicular connection
between these two parking areas is not practical because of the significant grade difference
between the two blocks. There are existing pedestrian connections,via stairs,between Block
200 and Block 300.
Patrons could also be informed and encouraged to use the appropriate parking areas in
Block 200 on Edward's telephone information message that currently provides information
regarding what movies are playing at the theatre and their starting times.
Further, to discourage theatre patrons from using the retail parking available on the
opposite side of Newport Center Drive and illegally jaywalkingacross Newport Center Drive
to the theatre, we recommend that a physical barrier (fence, hedge, etc.) be constructed to
prohibit mid-block pedestrian crossings. This barrier would also increase the walking
distance from the retail parking northwest of Newport Center Drive to the theatre and
reinforce that theatre patrons should park in Block 200.
23 �3 9
Linscott, Law & Greenspan, Engineers
SUMMARY
• The proposed Edwards Theatre Triplex Addition will include a total of 897 new seats
(299 seats in each of the three new auditoriums); and will be constructed southwest of
the existing theater. The theatre expansion will replace the 210 Newport Center building,
which was formerly the Good Earth Restaurant.
• The theatre expansion is expected to generate 660 vehicular trips on a daily basis (half
arriving, half departing), with 75 project trips forecast during the PM peak hour (70
inbound, 5 outbound). The project is not expected to increase traffic volumes during the
AM peak hour.
• Analysis completed using the City of Newport Beach's 1%traffic impact criteria,indicates
that the project will increase future traffic volumes by more than 1% at MacArthur
Boulevard/San Miguel Drive and at Pacific Coast Highway/Newport Center Drive, with
less than a 1% impact forecast at the other six intersections evaluated in this report.
• The Pacific Coast Highway/Newport Center Drive intersection currently operates at LOS
A during the PM peak hour and is forecast to continue to operate at LOS A with the
addition of background,cumulative and project-related traffic. During the PM peak hour,
the MacArthur Boulevard/San Miguel Drive intersection currently operates at,LOS B and
is forecast to operate at LOS D in the future with or without the proposed theatre
expansion.
• The proposed theatre addition is expected to have a peak weekday (Friday) parking
demand of 224 spaces and a peak weekend (Saturday) parking demand of 296 spaces.
• Parking for the proposed theatre will be shared with the other existing uses at the site
and will primarily be provided south of the theatre in Block 200.
• Currently there are 651 parking spaces in Block 200, and 606 parking spaces in Block
300. The proposed theatre building will result in the loss of 15 parking spaces (9 spaces
in the 210 Newport Center Building parcel and 6 spaces in the common parking area in
Block 200). However, 32 spaces can be added by re-striping the parking in Block 200.
• A total of 668 spaces will be provided on Block 200, with the completion of the proposed
theatre expansion.
• Based on parking surveys at the site and the anticipated parking demand for the
proposed triplex theater addition, adequate parking will be provide to support the project.
• A directional sign program should be developed for the project to direct theatre patrons
to the appropriate parking areas.
• A physical barrier should be constructed along Newport Center Drive to prohibit mid-
block pedestrian movements between the retail parking in Fashion Island and Edwards
Theatre.
C�Intl63h
24 ��
1% Traffic Volume Analysis
Intersection MacArthur Blvd / San Joaquin Hills Rd
(Existing Traffic Volumes based on Average Winter/Spring 19 _�LJ) PM
(fvJa ytxrs dro-+N+�
Peak 2y Hour Approved
Approach Existing Regional Projects ProjeeLed 1� of Projected Project
Direction Peak 24 Hour Growth Peak 24 Hour Peak 24 Hour Peak 2y Hour Peak 2y Hour
Volume Volume Volume Volume Volume Volume
Northbound l 6 ) -] 3 3
2sss 7��?i3o `ill • 32?
Southbound 4623 �37•. 2�� �2l 15 6 Z'7 5 10
Eastbound, 1825 07� i'~o `157 228Z 22 0
l W
estbound 0
1121
a 1 of Projected
o be less than %
Traffic is estimated t j
Project
Jnt Peak 2h 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.
1
dward5 $�4 Nt��f� Cinfr+nts TriP�ex �ck4��iort DATE: -
PROJECT: ST��f
1% Traffic Volume Analysis
Intersection MACARTHUR BL/SAN MIGUEL DR
(Existing Traffic Volumes based on Average Winter/Spring 19 .92) pM
Ca ywcD ,�rwrFl�)
Peak 2h Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2k Hour Growth Peak 2k Hour Peak 2h Hour Peak 21s Hour Peak 2h Hour
Volume Volume Volume Volume Volume Volume
Northbound 1962 67v) 353 1l3
Sorthbound 2743 6J) q19 911 3l3(0 3-7
Eastbound 2101 07�) 0 430 1531 Zrj 3 i
' Hestbound ���o)_ 0 102 g03
Project Traffic is estimated to be less than 1% of Projected
Peak 22 Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
E&Ard5 N Nc jpb4 CimrAs Triflq Ikdd4iorl DATE:
PROJECT:
• • ti ..
1% Traffic Volume Analysis
Intersection JAMBOREE RD/SAN JOAQUIN HILLS RD
(Existing Traffic Volumes based on Average Winter/Spring 19 92 M
(3 ywri mwlh�
Peak 2JS Hour Approved
Approach Existing Regional Protects Protected 1% of Projected Protect
Direction Peak 2h Hour Growth Peak 2h Hour Peak 24 Hour Peak 2)1 Hour Peak 2h Hour
Volume Volume Volume Volume Volume Volume
Northbound 3401 37 r 306 Iz2`] 493y 49
southbound 5055 q, 303 I'193 &B51 68 i 3'5
Eastbound 414 30 -7 18 7 i 0
Westbound 1558 0 M3 17 Z
Project Traffic is estimated to be less than 1% of Projected
Peak 2h Hour Traffic Volume
O Project Traffic is estimated to be greater than, 1% of Projected
Peak 22 Hour Traffic Volume. Intersection Capacity Utilization,
(I.C.U.) Analysis is required.
i
I:clwae'cl$ Big nlewpo4 CinervKiS Tr fJt;< A8*on DATE: Z-16-1q l`�3
PROJECT: n �,�
1% Traffic Volume Analysis
Intersection Jamboree Rd / Santa Barbara Dr
(Existing Traffic Volume 'based on Average Winter/Spring M
(z•ye,Ira le—A)
Peak 24 Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2y Hour Growth Peak 2k Hour Peak 211 Hour Peak 2k Hour Peak 21s Hour
Vol Ulm Volume Volume Volume Volume Volume
Northbound 2737 g?,) gq -716 361-7 Vo 1 0
Southbound 4426 (37.) 2-66 13U (00-76 bl 1
Eastbound _0_ p7) 80 60
+ Westbound 2013 (071) G30 2.6g3 2/0
Project Traffic is estimated to be less than 1% of Projected
�1 Peak 22 Hour Traffic Volume
Q 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.
�doJaf d5 NCr� �CMaS T�P�ex a�i�iori DATE: Z`j6`1y �7T
PROJECT: �,�
1% Traffic Volume Analysis
Intersection Coast Hwy / Jamboree Rd
(Existing Traffic Volumes based on Average Winter/Spring 93 )PM
&+ yejrs owH+)
Peak 211 Hour Approved
' Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 24 Hour Growth Peak 21s Hour Peak 2y Hour Peak 24 Hour Peak 2y Hour
Volume Volume Volume Volume Volume i Volume
Northbound 1076 Oj,� 42 � � 3$ �� I 7
Southbound 3975 3% 231 ���� 51 n
Eastbound 4761 qsy 5105 51 39
Westbound 4062 Z9.1 162 (b8 y832 `18 ': 3
gyp( Project Traffic is estimated to be less than 1% of Projected
}mil Peak 22 Hour Traffic Volume
j Project Traffic is estimated to be greater than 1% of Projected
(] Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
i
EdK)Ards Ria Newppc+ Ctr%t"s " 6?1ec A444iorl DATE:
PROJECT: �7
1% Traffic Volume Analysis
Intersection COAST HIGHWAY/NEWPORT CENTER DR
(Existing Traffic Volumes based-on Average inter pr ng 92 PM
(s nes mwN
Peak 2k Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2y Hour Growth Peak 2+i Hour Peak 2k Hour Peak 2y Hour Peak 2k Hour
Volume Volume Volume Volume Volume Volume
Northbound _D_
Southbound 1774 07o) 0 Z35 Z0 pq
20 i 3
Eastbound 3718 Z7,) 223 3ya y�89 �Z L/ y
Westbound 3063 Z7 —Ig� Z53 3500 35 �
Q Project Traffic is estimated to be less than 1% of Projected
Peak 22 Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
i
_Edwar�s �jq NculborY Cincnna5 TriDIcX r��i�ior-t DATE
PROJECT:
1% Traffic Volume Analysis
Intersection COAST HIGHWAY/AVOCADO
(Existing Traffic Volumes based on AVerage Winter pr ng 92 pM
(3 ears .e�+li,
Peak 2k Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2� Hour Gro`rth Peak 2k Hour Peak 2k Hour Peak 2y Hour Peak 24 Hour
Volume Volume Volume Volume Volume Volume
Northbound 665 d, (0 671
LWestb
818 a 0 Z7y 1092 1 3493 (27r 2-10 162 217 3007 31 1'j
Project Traffic is estimated to be less than 1% of Projected
J� Peak 2; Hour Traffic Volume
O 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.
f
l
�d�ards 13ia Ne c� (INWAs Tr;oltx NdJion DATE ZL-lb-9�
PROJECT:
1% Traffic Volume Analysis
Intersection Coast Hwy / MacArthur Blvd
(Existing Traffic Volumes based on Average Winter/Spring 19 _) P.M
(2 vtaxs q row
3 Peak 24 'Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2h Hour Growth Peak 2h Hour Peak 21 Hour Peak 2y Hour Peak 2h Hour
Volume Volume Volume Volume Volume I Volume
Northbound _Q_ _0_ _ O I
LWestbound
thbound 2342 67. 2BI y37 3060 31
stbound 4111 za 16y 32y 9519 y6
3634 ro N5 283 5D62
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 2'2 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
i
1
i
Cdwa�ds F3� Ncw��-1 Cinerv�a5 Trip'cx �c�oli�on DATE ��,"�y �7r7
PROJECT:
MA713SPH
INTERSECTION CAPACITY UTILIZATION ANALYSIS
INTERSECTION: MACARTHUR BOULEVARD i SAII MIGUEL DRIVE 7135
EXIST TRAFFIC VOLUMES BASED ON AVERAGE DAILY TRAFFIC WINTER/SPRING 1992 PH
..........•....•...............•..•................•..•.................._...................
I I EXISTING IPROPOSEDIEXISTINGIEXISTINGIREGiONAL1COMMITTEDI PROJECTED 1PROJECTIPROJECTI
IHovementl Lanes I Lanes I PK MR I V/C I GROWTH I PROJECT I V/C Ratio IVolune I V/C I
I 1Capacity1Capacity1 Volume I Ratio I Volume I Volume 1w/o Projectl I Ratio I
I I I I I I I I Volume I 1 I
--.•.--.---..--•--•----------•..........................•..................................I
1 NL 1 1600 1 1 50 1 0.03 • 1 $ 1 0,0441 -1 1 0.04 IM
I------------------------------------.................-----------.....-------I..............
1
1 HT 1 1 624— o.z4 1...l 12 1 15 1 ..0.34..1....._.I.O.-Sol
I
1---- --) 3200 --------•--•--•---) ............... --. I I I 132
i_..------•.....................•••............._.....•-•••-•..........•-••--.............-•I
I SL 1 1600 ) 1 7 1 0.00 1 1 0 1 O.Co I 1 0.001
1---•--------•-•----- ------ -----------••----..-.---------•---..----------•---•-••--I
1 ST ) 3200 1 1 ) 0.39 1.................I104�1 4:5��........
I -- - -••- . 11
SR 1 1 245 1 1 111 I 1 5 1 I
I_._..... •- .-.--------••----------------1
I EL 1 3200 1 1 549 1 0.17 • 1 135 1 0.7-01 1 0.7.1 1 *
'---------•-----••---....•.'------------------•-------•-----•--•-•---------..--------.-oa. l
291
(- ET---) 3200 ------------------) 0.13 1..._....I_...�. 1 ....:IL.......!........�. 1
I ER 1 1 134 1 1 15 1 1 1 1 I
I.--.-•----------------•-.-.----.---•-..---•.--------•----..-•--•.-•----•----•---.-----_.--.I
I WL 1 1600 'I, 1' 1061 0.07 1 2 '1 0:07 '1 1 0.,6 1
1.................••...••••......•-•••-••---••-•......._....._.......................... ..
I WT 1 1 120 1 1 99 1 0,0 !..II__.!_0.,)1I '
1--------) 3200 ------------------) 0.04 ................. i
I WR I I is I I 0 1 I I I
I..........................i 0.63... i................._.......................................
1EXISTINC 1
1............................................................................
[EXIST + REG GROWTH + COMMITTED W/PROPOSED IMPROVEMENTS I.C.U. 1 0.83 1 i
1...........................................................................................1
1EXISTING + COMMITTED + REGIONAL GROWTH + PROJECT I.C.U.............................1 0.83 1
1� Projected + project traffic I.C.U. Mill be less than or equal to 0.90
1_1 Projected + project traffic I.C.U. will be greater than 0.90
1_1 Projected + project traffic I.C.U. w/systems improvement will be
less than or equal to 0.90
1_1 Projected + project traffic I.C.U. with project improvements Will
be less than I.C.U. without project
-----••.......••••..................
Description of system improvement:
uwora5 %, Ntvip2rl• Ccrler 'Triplex Add;J.;0r1 --
PROJECT FORH II
MA7135PM
lq9
• CH5330PH
INTERSECTION CAPACITY UTILIZATION ANALYSIS
INTERSECTION: COAST HIGHWAY L NEWPORT CENTER DRIVE 5330
EXIST TRAFFIC VOLUMES BASED ON AVERAGE DAILY TRAFFIC WINTER/SPRING 1992 PH
.............................................................................................
I IEXISTINGIPROPOSEDIEXISTIHGIEXISTIHGIREGIONALIC"ITTEDI PROJECTED 1PROJECTIPROJECTI
IHovementl Lanes I Lanes I PK Hit I V/C I GROWTH I PROJECT I V/C Ratio 1Volume I V/C I
I ICapacitylCapacttyl Volume I Ratio I Volune I Volume 1w/o Projectl I Ratio I
I I I I I I I I Volume I I I
I-------------------------------------------------------------------------------------------I
I NL I I I I I I I I I I
I-------------------------------------------------------------------------------------------I,
I NY I I I I I I I I I I
-------------------------- -------------.:_ _...._.............................._.........
HR i i
1-------------------------•..._._---------_.._..._..._._-------------.._--------------_.:.- i
I SL 1 3200 1 1 230 1 0.07 • I 29 1 0,08*1 10,68tq
.---_.--•------------------------------•--------------------------------
j...sr...j....__ .i. I I I I I I i I
I-------------------------------------------------------------------------------------------I
i SR I N.S. I I 583I 1 I 88 1 1 2. I 1
I---------------------------------------------------:---------------------------------------I
1 EL 1 3200 1 1 245 1 0.08 - 1 92 1 0.01 *1 20 10.10h
_-------' ------- -------' -----' ------------------------------
1 ET 1 4800 1 1 1235 1 0.26 1 -74 1 131 1 0,30 1 9 1 p.3o I
I---------------------------------------------------------------------------------- --------I
I ER I I I I I I I I , I I
1-------------•.._._..-----.._---------------------------...------_-------------------------I
I WL I I I I I I I I I I
I...........................................................................................I
I WT 1 4800 1 1 1253 1 0.26 • l5 1 116 1 0._24 Ic I 10.3A
I-------------------------------------------------------------------------------------------I
I WR I N.S I 1 1041 1 1 10 I 1 1 1
I................................................................ ..............I
1EXISTING 1 0.41 1 1
I---------------------------------------------------------------------------- 'I
1EXIST + REG GROWTH + COPJIITTED W/PRDPOSED IMPROVEMENTS I.C.U. 1 0.11 1 1
I-------------------------------------------------------------- ------i
1EXiSTING + COMMITTED + REGIONAL GROWTH + PROJECT I.C.U. I a`i8 I
..............................................•__.._...._..................---._.........._..
1K Projected + project traffic I.C.U. will be less than or equal to 0.90
1_1 Projected + project traffic I.C.U. will be greater than 0.90
1_1 Projected + project traffic I.C.U. w/systms improvmant will be
less than or equal to 0.90
1_1 Projected + project traffic I.C.U. with project Improvements Will
be less than I.C.U. without project
.........................................................................................
Description of system improvement:
Ed wrds NsvJF-4 Gr,--"s Tr;plex Ac!Aon
PROJECT FORK 11
CH5330PH
Cam/
Resolution No.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF NEWPORT BEACH RECOMMENDING TO THE
CITY COUNCIL THE ADOPTION OF GENERAL PLAN AMENDMENT 94-1(B)
AMENDING THE LAND USE ELEMENT OF THE NEWPORT BEACH
GENERAL PLAN,SO AS TO AMEND THE LAND USE ELEMENT OF
THE GENERAL PLAN TO ADD THEATER SEAT ALLOCATION
AND TO ALTER POUCY'STATEMENTS FOR STATISTICAL AREA
1,1,IN BLOCK 200�DESIGN PLAZA OF NEWPORT CENTER
WHEREAS,as part of the development and implementation of the Newport
Beach General Plan the Land Use Element has been prepared;and
WHEREAS,said element of the GeneralPlan sets forth objectives,supporting
policies and limitations for development in the City of Newport Beach;and
WHEREAS, said element of the General Plan designates the general
distribution and general location and extent of the uses of land and building intensities in
a number of ways, including residential land use categories and population projections,
commercial floor area limitations,and floor area ratio ordinance; and
WHEREAS, the Land Use and Circulation Elements are correlated as
required by California planning law; and
WHEREAS, the provisions and policies of the Land Use and Circulation
Elements are further implemented by the traffic analysis procedures of the Traffic Phasing
Ordinance and the implementation programs of that Ordinance and the Fair Share Traffic
Contribution Fee Ordinance;and
WHEREAS,pursuant to Section 707 of the Charter of the City of Newport
Beach,the Planning Commission has held a public hearing to consider a certain amendment
to the Land Use Element of the Newport Beach-General Plan;and
WIIEREAS,the proposed,project is compatible with the existing land uses in
the neighboring Fashion Island Planned Community and-the subject district;and
WHEREAS,the circulation system will not be significantly impacted by the
proposed project;and
WHEREAS,pursuant to the California Environmental Quality Act an Initial
Study has been conducted to evaluate the potential environmental impacts of the proposed
project. The Initial Study concluded that the project could not'have a significant effect on
the environment,-therefore a Negative Declaration has been prepared.
1.57
NOW,�IREFORE,BE IT RESOLVED that based Athe information
contained in the initial Study,comments received,and all related documents,the Planning
Commission finds that there is no substantial evidence that the project, as conditioned or
as modified by mitigation measures identified in the Initial Study, could have a significant
effect on the environment, therefore a Negative Declaration has been prepared. The
Planning Commission finds that the Negative Declaration adequately addresses the potential
environmental impacts of the project,satisfies all the requirements of CEQA,and reflects
the independent judgement of the Planning Commission. The Negative,Declaration was
reviewed and considered prior to recommending approval of the project.
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of Newport Beach that an amendment to the General Plan of the +A
Newport Beach Municipal Code be recommended to the City Council for approval as
follows:
That the development allocation in Statistical Area No. LA,also designated
as Block 200 Design Plaza,shall be altered so as to permit 897 theater seats.
ADOPTED this_day of_ . 1994.
AYES
NOES
ABSENT
�s�
"~ 9^I TY OF NMORT BEACH`
COUNCIL MEMBERS MINUTES
ROLL CRLL July 25, 1994 INDEX
Motion x Substitute motion was made by Council Library
Member Sansone to rescind the Councilts Board
action on July 11, 1994 with regard to
placing the proposed Library measure on
the ballot.
Council Member Sansone indicated he made
he substitute motion because he felt it
s the "will of the majority of people
wh support the Library." He also felt
th if this matter is put on the
bal t, it will become a very political
issu at election time.
Counci Member Watt suggested that the
word " iverse" be inserted after the
word "al " in Section (d) above to which
Mayor Tu er accepted.
Ayes x ;x x The substi ute motion made by Council
Noes x x x x Member Sans a was voted on and FAILED.
Ayes x x x x x The original otion was voted on and
Noes x x carried.
CONSENT CALENDAR:
Motion x The following items were proved. except for
All Ayes those items removed:
RESOLUTIONS FOR ADOPTION
12. Removed from the Consen Calendar.
13. Resolution No. 94-68, proclaiming Orange Cnt
support for the Orange County Arts Arts Cncl
Council. [Report fro Community Res 94-68
Services Department] (62)
14. Removed from the Consent Cale r.
15. Removed from the Consent Caleu r.
16. Removed from the Consent Calendar
17. Removed from the Consent Calendar.
CONTRACTS AND AGREEMENTS
18. Removed from the Consent Calendar.
19. PERSONNEL VACANCIES - Report from (66)
Personnel Director.
20. Removed from the Consent Calendar.
21. PUBLIC HEARING SCHEDULING - August 8, GPA 94-1(1
1994: (45)
General Plan Amendment No. 94-l(B) -
Request to amend the Land Use Element of
the General Plan so as to allow the
addition of three theaters with a total
of 897 seats to the Edwards' Big Newport
Cinemas; and the acceptance of an
environmental document [Report from
Planning Department] ;
Volume 48 - Page 245
I ITY OF NMORT BEACH,
COUNCIL MEMBERS MINUTES
s
ROLL CRLL -� July 25, 1994 INDEX
(a) Participate in the recruitment and Library
selection of the person Board
principally responsible for
Library administration, who shall
be a professional librarian who
possesses all of the minimum
pualifications specified in the
ob description. The Board shall
provide the City Manager, who is
responsible for the ultimate
selection and appointment, with a
list of the best qualified
candidates as determined by
written and oral examinations
jointly developed by the Board and
the Citq Manager and administered
by a £Lve member panel consisting
f two Board members, two
p ofessional librarians selected
b the Board, and a representative
as acted by the City Manager.
(f) Ace e t money, personal property or
real estate donated to the City
for 1 brary purposes, subject to
the ap roval of the City Council.
(g) Contras with schools, county or
other g vernmental agencies to
render or receive library services
or facil ties, subject to the
approval o the City Council."
The following p sons addressed the
Council in o osi on to the proposed
Charter Amendment:
Gordon Glass, 2024 A enue Chico, former
Member of the Libr ry Board
Charles Mosmann, 1015 olphin Terrace
Alice Remer, 210 Golds od
Jane Mosmann, 1015 Dolp in Terrace
Lucille Kuehn, 1831 Sea ift Drive,
Member of the Library Board (also
read letter in opposit on from David
Carmichael, President o the Newport
Beach Library Foundatio
It was indicated by the abo a speakers
that they felt the timing for the
proposed amendment was inapppro Late due
to the recent opening of tha ne Central
Library, that said amendment co Id have
a detrimental effect on future fi ancial
contributions; that further else ng-up
of the amendment is still needs and
the City should wait and revise this
section of the Charter when the a ire
document gets updated.
Irwin Gellman, 8 Rocky Point Road, a d
Karen Evarts, 426 Piazza Lido, form
Member of the Library Board, addresse
the Council in support of the Charts
Amendment, indicating they felt the
revised exhibit is well-written, well
thought-out, and should be approved.
lotion x Hearing no further testimony, motion was
made by Mayor Turner to adopt the
revised Exhibit "A" as set forth in the
foregoing, and to rescind the previous
Exhibit "A" approved by the City Council
on July 11, 1994.
Volume 48 - Page 244
�i
-- •I TY OF NEUORT BEACH •
COUNCIL MEMBERS MINUTES
Ilk
ROLL CRLL July 25, 1994 INDEX
Traffic Study No. 94 - Request to GPA 94-1(B'
approve a traffic study for the addition
of three theaters with a total of 897
seats to the Edwards' Big Newport
Cinemas;
Use Permit No. 1527 (Amended) - Request
to amend a previously approved use
permit which permitted the expansion of
the existing Edwards' Big Newport
Cinemas located on property in the APF-H
District. The amendment involves a
request to construct a new building
containing three theaters ,
administrative offices, and a total of
897 theater seats. The proposal also
includes: a use permit to allow
portions of the proposed building to
exceed the 32 foot basic height limit in
the 32/50 Foot Height Limitation
District; and request to permit an off-
site parking arrangement for the
additional required parking;
AND
Exception Permit No. 46 - Request to
allow the construction of a 40 foot high
free standing, double-faced, animated
identification/marquee sign for the
Edwards' Big Newport Cinemas.
22. READILY ACHIEVABLE ADA ALTERATIONS AND ADA
PRIORITY STRUCTURAL ADA ALTERATIONS (C- C-2941
2941) - Rescind the June 13, 1994 award (38)
of Contract No. 2934; approve an
exception to the capital projects
oratorium and the plans and
eci£ications for the project; and
a horize staff to advertise for bids.
[Re ort from Public Works Department]
23. Re mov d from the Consent Calendar.
24. ACCEPT CE OF TRAFFIC SIGNAL Traffic
MODIFICA ONS AT VARIOUS LOCATIONS (C- Signal
2937) - A apt the work: authorize the C-2937
City Cler to file a Notice of (38)
Completion a release the bonds 35 days
after the Not a of Completion has been
recorded in ac rdance with applicable
portions of the Civil Code. [Report
from Public Works Department]
25. MEASURE M LOCAL TREETS AND ROADS Measure M
PROGRAM 1994/95 ELIG ILITY APPLICATION (74)
Adopt the final year Capital
Improvement Program an direct staff to
submit the adopted progra to the Orange
County Transportation uthority to
satisfy the eligibility req rements for
the Measure M funding progra [Report
from Public Works Department]
26. ACCEPTANCE OF CENTRAL LIBRARY (C 778) - Central
Accept the work; authorize th City Library
Clerk to file a Notice of Completio and C-2778
release the bonds 35 days after the (38)
Notice of Completion has been recor d
in accordance with applicable portio
of the Civil Code; and direct staff t
continue negotiation of outstanding
claims with Contract. [Report from
Public Works Department]
Volume 48 - Page 246
,OITY OF NEUORT BEACH,'
COUNCIL MEMBERS MINUTES
ROLL CALL Fs July 25, 1994 INDEX
7. ItiPERL1H MASS-GRADING 8 STORM DRAIN Storm Drai:
RELOCATION UTILITIES YARD PHASE II SITE Relocation
WORK (C-2979) - Authorize staff to C-2979
approve change orders to Southern (38)
California Sandbags in an amount above
25% of the original contract award
amount due to relocation of reservoir
and modification to plans and
specifications. [Report from Utilities
apartment]
28. G PLAN AMENDMENT 94-2: Report GPA 94-2
fr m Planning Department regarding: (45)
E. General Plan Recreation and Open
Space Element - Re,quest to amend
the General Plan Recreation and
pen Space Element to review and
repare a comprehensive update of
t e Element, which was adopted in
1 5.
Note: Le tat received after agenda
printed fr m Dr. Normr:n Von Herzen.
29. Regarding D ial of application of Edwin Permit
0. Hendrick on to EXTEND AN EXISTING (65)
CURB OPENING AT 204 TOPAZ AVENUE, on
Balboa Islan [Report from Public
Works Departme t]
In view of the number f people in attendance
regarding the Balboa B Club public hearing,
motion was made- by Ma r Turner to consider
Agenda Item No. 30 at t s time.
30. Mayor Turner opene the public hearing Balboa Bay
regarding proposed INANCE NO. 94-36, Club
being, PCA 787
AN ORDINANCE THE CITY OF (94)
NEWPORT BEACH PTING PLANNED
COMMUNITY DISTRIC REGULATIONS AND
DEVELOPMENT PLAN OR THE BALBOA
BAY CLUB AND AMEND G PORTIONS OF
DISTRICTING MAPS NO' 6 AND 23 SO
AS TO RECLASSIFY S PROPERTY
FROM THE R-4 DIS CT TO' THE
PLANNED COMMUNITY (P- ) DISTRICT
AND REMOVING THE SPE IFIC PLAN
DESIGNATION FROM THE PROPERTY
(PLANNING COMMISSION MERT NO.
787).
TRAFFIC STUDY NO. 100 - Req at to
approve a traffic study for the p posed
expansion of the Balboa Bay Club;
AND
USE PERMIT NO. 3524 - Request to pe it
the construction of buildings th t
exceed the basic 26 foot height limit
property located in the proposed 26/3
Foot Height Limitation District.
Report from Planning Department.
The City Clerk advised that after the
agenda was printed, seven additional
letters were received in support of the
Bay Club's proposal from the following:
Volume 48 - Page 247
i
City Council Meeting-July 25. 1994
Agenda Item No. o2
CITY OF NEWPORT BEACH
TO: Mayor and Members of the City Council
FROM: Planning Department �*
SUBJECT: A General Plan Amendment No. 94-1(B)
Request to amend the Land Use Element of the General Plan so as
to allow the addition of three theaters with a total of 897 seats to the
Edwards' Big Newport Cinemas; and the acceptance of an
environmental document.
INITIATED BY: The City of Newport Beach
AND
B. Traffic Study No. 94
Request to approve a traffic study for the addition of three theaters
with a total of 897 seats to the Edwards' Big Newport Cinemas.
AND
C. Use Permit No. 1527 (Amended)
Request to amend a previously approved use permit which permitted,
the expansion of the existing Edwards' Big Newport Cinemas located
on property in the APF-H District. The amendment involves a request
to construct a new building containing three theaters, administrative
offices, and a total of 897 theater seats. The proposal also includes:
a use permit to allow portions of the proposed building to exceed the
32 foot basic height limit in the 32/50 Foot Height Limitation District;
and request to permit an off-site parking arrangement for the
additional required parking.
AND
D. Exception Permit No. 46
Request to allow the construction of a 40 foot high free standing,
double-faced, animated identification/marquee sign for the Edwards'
Big Newport Cinemas.
TO: City Council - 2
Vr
LOCATION: Building and On-site Parking Sites: A portion of Parcel A of Parcel
Map 25A (Resubdivision No. 260); and all of Parcel 1 and a portion
of Parcel 3 of Parcel Map 60-36 (Resubdivision No. 454) located at
300 Newport Center Drive, on the southeasterly side of Newport
Center Drive between San Miguel Drive and Anacapa Drive, in
Newport Center. Off-site parking Sites: Parcel 2 and a portion of
Parcel 3 of Parcel Map 60-36 (Resubdivision No. 454), located at the
rear of the theater complex and in Design Plaza.
ZONE: APF-H
APPLICANT: Edwards' Theaters Circuit, Inc., Newport Beach
OWNER: Same as applicant
Annlication
This application involves a request to amend a previously approved use permit which
permitted the expansion of the existing Edwards' Big Newport Cinemas located on property
in the APF-H District. The amendment involves a request to construct a new building
containing three theaters, administrative offices, and a total of 897 theater seats. The
proposal also includes a request to allow portions of the proposed building to exceed the
32 foot basic height limit in the 32/50 Foot Height Limitation District; and request to
permit an off-site parking arrangement for the additional required parking. The application
also includes a request to amend the Land Use Element of the General Plan so as to allow
the .addition of three theaters with a total of 897 seats to the Edwards' Big Newport
Cinemas; and the acceptance of an environmental document; and to approve a traffic study
for the addition of three theaters with a total of 897 seats to the Edwards' Big Newport
Cinemas. The subject facility is located on property in the APF-H District in Newport
Center. In accordance with Section 20.02.040 of the Newport Beach Municipal Code, the
Planning Commission may approve structures in excess of the basic height limit in any zone,
subject to the securing of a use permit in each case. Chapter 20.33 of the Municipal Code
also provides that theaters are permitted in the APF District, subject to the securing of a
use permit. 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. The
construction of any signs in excess of permitted height and which are animated are subject
to securing the approval of an exception permit as outlined in Section 20.06.060 of the
Newport Beach Municipal Code.
Supeested Action
If desired, schedule these items for public hearing on August 8, 1994.
TO: City Council - 3
Prgposed Develgpment
The Land Use Element of the General Plan permits 2,050 theater seats in Block 300 in
Newport Center (Statistical Area L1). The existing three-theater complex currently
maintains 1,989 seats, and so 61 additional theater seats could be added in Block 300 in the
future. The applicant proposes to amend the Land Use Element of the General Plan so as
to permit three additional theaters to be constructed in the adjoining Block 200 in Newport
Center. Eight hundred and ninety seven (897) seats are proposed in the expanded facility,
and so a total of.2,947 theater seats will be permitted in Blocks 200 and 300 of Newport
Center if the City Council approves the applicant's request.
The applicant is proposing to demolish the existing Good Earth Restaurant building and
construct the three theater/auditorium facility in its place,on property located southwesterly
of the existing theater complex. The proposed development will be connected to the
existing Newport Cinema complex by means of an enclosed bridge structure at the upper
level. The structure will contain three levels: an entry level (entering from the deck of the
existing theater, since they will share the same ticket box), the lobby level which will be the
entrance to the individual theaters and will maintain a considerable waiting area, and an
office level which will house some corporate offices of the executives of the company. Each
of the three new auditoriums will provide 299 seats.
Portions of the theater complex exceed the 32 foot basic height limit in the 32/50 Foot
Height Limitation District. However, the Commission made the finding that the increased
building height would result in more public visual open space and views that is required by
the basic height limit by the increased setback adjacent to Newport Center Drive than would
be provided by a lower building covering a larger area of the site which would result in less
open space and landscaped areas and would result in a less visually appealing development.
Copies of the Planning staff report with attachments,an excerpt of the Planning Commission
minutes and plans for the proposed project will be distributed to the Council prior to the
public hearing.
Respectfully submitted,
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
By
William R. Laycock, C4rent Planning Manager
Attachment: Vicinity Map
Vicinity Map
41
4
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Planning Department
4.19.1994
GPA NO. 94.1 (B)
TRAFFIC STUDY NO. 94
USE PERMIT NO. 1527 (AMENDED)
EXCEPTION PERMIT NO. 46
s
GARY L.GflAbVILLE
COUNTY CLERK
� w
4 U NTY C) F TELEPHONE: 714/834-2248
OLD COUNTY COURTHOUSE
2 1 211 W.SANTA ANA BLVD.
_ P.O.BOX 22013
5 3 RANG E SANTA ANA,CA 92702.2013
•� OFFICE OF THE COUNTY CLERK
Memorandum
;f TO. m Vr DATE: -7- 5
!I SUBJECT: Environmental Impact Reports -
,1 Amendment of "Public Resources Code, Section 21092 .311 .
, 1
The attached Negative Declaration was received, filed, and a copy
was posted on _ It remained posted for 20
(twenty) calendar days.
Gary L. Granville
Cowltx Clerk og1the State of
Califor is i nd f the County of Orange.
By: Pi 2- Deputy
NORMA DOEVE
Public Resource Code 21092 .3
The notices required pursuant to Sections 21080 .4 and 21,092 for an
evironmental impact report shall be posted in the office of the
County Clerk of each county***in which the project will be located
and shall remain posted for a period of 30 days. The notice
required pursuant to Section 21092 for a negative declaration shall
be so posted for a period of 20 dam unless otherwise required by
law to be posted for 30 days The County Clerk shall post notices
within 24 hours of receipt.
Public Resourse Code 21152 (c)
All notices filed pursuant to this section shall be available for
public inspection, and shall be posted *** within 24 hours of
'i receipt in the office of the County Clerk. Each notice shall
remain posted for a period of 30 days *** . Thereafter, the clerk
chall return the notice to the local lead agency *** with a
notation of the period it was posted. The local lead agency shall
' retain the notice for not less than nine months.
Addition or changes by underline; deletions by ***.
b$
mind
' r COY OF NEWPORT BEA(*
FILED3300 Newport%6tcvard-P.O.Box 1768 PO STED
Newport Beach,CA 92659-1768
3 0 3 103sli M 0 31994
i �E oanty�1erk NEGATIVE DECLARATION k
o p From: City ofNcwpoeach p�Q r
as arming and Research Planning Dep tS 61 '""�
1 Tenth Street,Room 121 3300 Newport Boulevard-P.O.Box 1768
Sacramento,CA 95814 Newport Beach,CA 92659-1768
(Orange County)
County Clerk,County of Orange
XXX Public Services Division
P.O.Box 838 Date received for tiling at OPR/County Clerk:
Santa Ana,CA 92702
04 Public reviewperiod June 3 1994 thru June 24, 1994 11807
Name of Project: Edwards Cinemas Big Newport Triplex Addition, GPA 94-1(B), TPO # 94,
Use Permit No. 1527(A)
Project Location: 210 Newport Center Drive, Newport Beach, CA 92660
The proposed project involves demolition of an existing vacant
Project Description: restaurant building, construction of a new structure which would
contain three new cinemas which have a total of 697 seats.
FInding. Pursuant to the provisions of City Council Policy K-3pertainingto procedures and guidelines toimplement
the California Environmental Quality Act,the Environmental Affairs Committee hqs evaluated the proposed project and
determined that the proposed project would not have a significant effect on the enviiditment.
A copy of the Initial Study containing the analysis supporting this fording is attached. The Initial Study may include
mitigation measures that would eliminate or reduce potential environmental impacts. This document will be considered
by the decision-maker(s) prior to final action on the proposed project. If a public hearing will'be held to consider this
project,a notice of the time and location is attached.
Additional plans,studies and/or exhibits relating to the proposed project may be available for public review. If you
would like to examine these materials,you are invited to contact the undersigned. ,
If you wish to appeal the appropriateness or adequacyof this document,your comments shoidd be submitted in writing
prior to the close of the public review period. Your comments should specifically identify what environmental impacts you
believe would result from the project,why they are significant,and what changes or mitigation measures you believe should
be adopted to eliminate or reduce these impacts. There is no fee for this appeal. If a public hearing will be held,you are
also invited to attend and testify as to the appropriateness of this document.
If you have any questions or would like further information,please contact the undersigned.
Date to/ /7T
John H. ouglas, P
Envi mental or inator
Revised 4/92
+ T
%NVIRONHENTAL ANALYSIS CHECALA
CITY OF NEWPORT BEACH SID
I. BACKGROUND vv``�� � ���
1. Application No: 11
General Plan Amendment 94-1(0) , Traffic�9CU �,0 0
Ax
2. Project name, Edwards Cinemas Big Newport Triplex A i,tG$�i1
3. Project location: 210 Newport Center Drive, Newport 4$ , CA 92660
a. Applicants Edwards Theatres Circuit Inc.
II. ENVIRONMENTAL IMPACTS (See attached explanations)
S=Significant P.S.=Potentially N.S.=Not S P.S.. N.S.
Significant Significant
1. Harth. Would the proposal result in:
a. Unstable earth conditions or in changes
in geologic substructures? _
b. Disruptions, displacements, compaction
or overcovering of the soil? _
C. Change in topography or ground surface
relief features? 7 r
d. The destruction, covering or modification of any
unique geologic or physical features?
e. Any increase in wind or water erosion
of soils, either on or off the site? _
f. Changes in deposition or erosion of beach
sands, or changes in siltation, deposition
or erosion which may modify the channel of
a river or stream or the bed of the ocean
or any bay, inlet or lake? _
g. Exposure of people or property to geologic
hazards such as earthquakes, landslides,
mudslides, ground failure, or similar hazards? _
2. Air. Would the proposal result in:
a. Substantial air emissions or deterioration
of ambient air quality? _
b. The creation of objectionable odors?
C. Alteration of air movement, moisture, or
temperature, or any change in climate, "
either locally or regionally? tX�
i
Environmental Analysis Ch*list —Pegs 2
N.S.
3. Water. Would the proposal result in:
a. Changes in currents, or the course of
direction of water movements, in either
marine or fresh waters? —
b. Changes in absorption rates, drainage patterns,
or the rate and amount of surface runoff?
C. Alterations to the course or flow of flood waters? ,
d. Change in the amount of surface water
in any water body?
e. Discharge into surface waters, or in any
alteration of surface water quality,
including but not limited to temperature,
dissolved oxygen or turbidity?
f. Alteration of the direction or rate of
flow of ground water? _
q. Change in the quantity of ground waters,
either through direct additions or withdrawals,
or through interception, of an aquifer by cuts
or excavations? _
h. substantial reduction in the amount of water
otherwise available for public water supplies? _ a
i. Exposure of people or property to water-
related hazards such as flooding or tidal waves?
4. Plant Life. Would the proposal result in:
a. Change in the diversity of species, or number of
any species of plants (including trees,, shrubs,
grass, crops, and aquatic plants)? _
b. Reduction of the numbers of any unique,
rare or endangered species of plants? _ _
C. Introduction of new species of plants into
an area, or in a barrier to the normal v
replenishment of existing species? _ X,
d. Reduction in acreage of any agricultural
crop? _
Environmental Analysis Checklist - Page 3 •
p•S• N_S.
S. Animal Life. Would the proposal result in:
a. Change in the diversity of species, or
numbers of any species of animals (birds,
land animals including reptiles, fish and
shell-fish, benthic organisms, or insects)?
b. Reduction of the numbers of any unique,
rare or endangered species of animals?
C. Introduction of new species of animals
into an area, or result in a barrier
to the migration or movement of animals? _
d. Deterioration of existing fish or wildlife
habitat?
6. Noise. Would the proposal result in an increase in
existing noise levels, or exposure of people to severe
noise levels? _ 'IY°t' _
7. Light and Glare. Would the proposal produce new
light or glare? _ XV
_
S. Land Use. Would the proposal result in a substantial
alteration of the present or planned land use of an
area, or conflict with existing land use regulations
or policies?
9. Natural Resources. Would the proposal result in an
increase in the rate of use of any natural resources? _ _
10. Risk of Accident. Would the proposal involve:
a. A risk of an explosion or the release of hazardous
substances (including, but not limited to, oil,
pesticides, chemicals or radiation) in the event — —
of an accident?
b. Possible interference with an emergency ` .
response or evacuation plan? _ '+X�-
11. Population. Would the proposal alter the
location, distribution, density, or growth "
rate of the human population of the area? _ X
12. Housing. Would the proposal affect existing housing
or create a demand for additional housing? _ _
Environmental Analysis Chklist - Page 4 • 1
$ P.S. N.
13. Transportation/Circulation/Parking. Would the
proposal result in:
a. Generation of substantial additional — —
vehicular movement?
b. Effects on existing parking facilities,
or demand for new parking? X _
C. Substantial impact upon existing transportation
systems? _
d. Alterations to present patterns of circulation
or movement of people and/or goods? _
e. Alterations to waterborne, rail or air traffic? _ _ X
f. Increase in traffic hazards to motor
vehicles, bicyclists, or pedestrians? _ _
14. Public Services. Would the proposal have an, effect
upon, or result in a need for, new or altered
governmental services in any of the following areas:
a. Fire protection?
b. Police protection?
C. Schools? _ _ X
d. Parks or other recreational facilities? _ _ X-
e. Maintenance of public facilities, including roads? _ _ X
f. Other governmental services?
15. Energy. Would the proposal result in the use of
substantial amounts of fuel or energy, a substantial
increase in demand upon existing sources of energy, or
require the development of new sources of energy? Xr
16. Utilites. Would the proposal result in a need for new
systems, or substantial alterations to the following
utilities:
a. Electricity or natural gas?
b. Communications systems?
C. Water or wastewater?
d, Storm water drainage? _ X
e. Solid waste and disposal?
Environmental Analysis ChecTclist - Page 5 •
¢ P.S. N.S.
17. Human Health. Would the proposal result in the
creation of any health hazard or exposure of people
to a potential health hazard (excluding mental health)?
18. Aesthetics. Would the proposal result in the
obstruction of any scenic vista or view open to the
public, or result in the creation of an aesthetically
offensive site open to public view?
19. Recreation. Would the proposal result in an
impact upon the quality or quantity of existing
recreational opportunities? —
20. Cultural Resources. Would the proposal:
a. Result in the alteration or destruction of a
prehistoric or historic archaeological site?
b. Result in adverse physical or aesthetic effects
on a prehistoric or historic building, structure, y
or object? — .
C. Have the potential to cause a physical change `� + ,
which would affect unique ethnic cultural values? X
d. Restrict existing religious or sacred uses within
the potential impact area? _
III. MANDATORY FINDINGS OF SIGNIFICANCE.
1. Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a
fish or wildlife species, cause a fish
or wildlife population to drop below self-
sustaining levels, threaten to eliminate
a plant or animal community, reduce the
number or restrict the range of a rare
or endangered plant or animal, or
eliminate important examples of the major
periods of California history or pre-history? _
2. Does the project have the potential to
achieve short-term, to the disadvantage
of long-term, environmental goals? (A
short-term impact on the environment is
one which occurs in a relatively brief,
definitive period of time while long-
term impacts endure well into the future. )
--
Environmental Analysis Ch&ist - Page 6
$ P.S• N.S.
3. Does the project have impacts which ere
individually limited, but cumulatively
considerable? (A project may have an impact
on two or more separate resources where the
impact on each resource is relatively
small, but where the effect of the total
of those impacts on the environment is
significant; or, a project may have incremental
impacts that are individually minor, but are
considerable when viewed in connection with the
effects of other past, present, or probable
future projects.)
4. Does the project have environmental
effects which would cause substantial
adverse effects on human beings, either
directly or indirectly?
IV. DETERMINATION
On the basis of this initial evaluations
( 1 I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION WILL BE PREPARED.
(I) I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because the
mitigation measures described on the attached pages have been incorporated into
the project. A NEGATIVE DECLARATION WILL BE PREPARED.
[ ) I find the proposed project MAY have a 'significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
Prepared by: Aziz 11. Aslami (Associate Planner) Date: 5-26-1994
Signature: A)�444114
V bp
Attachment: Environmental Analysis Checklist Explanations
f:\...\FORMS\CHECKLST.1S
Revised 12/93
ENVIRONMENTAL ANALYSIS CHECKLIST E7 .S
SP
Edwards Big Newport Theater Expansion ,� ox
General Plan Amendment 94-1(B)
Use Permit No. 1527(A) p�
Traffic Study No. 94
Prqject Description
The proposed site is located on the southwesterly comer of Newport Center Drive and San
Miguel Drive within Block 200 of Newport Center (see Vicinity Map). The site is
surrounded by some retail and service commercial, medical offices and professional office
buildings. Currently there is a restaurant, known as Good Earth, which remains vacant on
the subject site. The proposed project is an addition to the existing Edwards Big Newport
Cinemas which will involve demolition of the Good Earth Restaurant located adjacent to
the west of the existing Edwards Theaters and construction of a new structure that would
contain three new theaters of 299 seats per auditorium (a total of 897 seats), second level
offices for Edwards Theater executives, three new projection rooms, a new lobby and a
covered court area to connect the new structure to the existing theaters. The bulk of the
proposed addition is estimated at 34,000 sq.ft. The subject parcel is approximately 0.346
acre in size.
Analysis
The following discussion provides explanations for the conclusions contained in the
Environmental Analysis Checklist regarding the proposed project's environmental Impacts.
1. Earth
The site is developed with a one story building that was used as a restaurant. The
existing structure will be demolished to accommodate for the proposed addition,
therefore, some excavation, backfill and grading of the site will be required.
Construction activities will result in some soil disruption and compaction or soil
displacement. Due to substantial grade difference,between the existing theaters and
the proposed new theaters, an estimated 6,250 Cubic Yard of fill material will be
required. A geotechnical report has been prepared for the site indicating that soil
contents of the site have sufficient quality to sustain the proposed improvement.
There are no known active faults in the vicinity of this project. The City Excavation
and Grading Code (NBMC Sec. 15.04.140) contains requirements for geotechnical
evaluation and appropriate erosion control methods. Compliance with the City
Excavation and grading Code would reduce potential impacts to an insignificant level.
2. Air
Construction Impacts
During the course of construction pollutants from machinery, delivery trucks, and
workers' vehicles would be released. In addition, dust would be generated by
earthmoving and construction operations. The following mitigation measures are
required in order to reduce these impacts below the level of significance.
Mitigation Measures
1. All grading activities shall comply with the dust suppression
provisions of the City's Grading and Excavation Code (NBMC
Sec. 15.04.140) and AQMD Rule 403.
2. Construction operations shall utilize methods to reduce
pollutant emissions to the greatest extent feasible. Such
methods include the following:
a) Use of low-emission construction equipment
b) Rideshare program and incentives for construction
employees
c) Suspend grading operations during first and second stage
smog alerts
d) Maintain construction equipment with properly tuned
engines
e) Use of low-sulfur fuel for stationary construction
equipment
f) Use of on-site power instead of portable generators
g) Coordinate construction operations to minimize traffic
interference
Operational Impacts
The proposed theater expansion would add approximately 34,000 square feet to the
facility, which is slightly larger than the 30,000 square-foot threshold of significance
established by the South Coast Air Quality Management District for potential
impacts to air quality. Mitigation measures are therefore required to ensure that
these impacts are reduced to a level that is less than significant. Mitigation Measure
#5 under the Transportation/Parking section below would satisfy this requirement.
2 Initial Study-Edwards Theater Expansion
There are no other operational characteristics of the project such as hazardous or
toxic materials that could adversely affect air quality.
3. Water
The area surrounding the proposed site is developed with sidewalks, curbs and
gutters. Surface drainage is provided by an existing 42" RCP storm drain system.
The proposed improvements would not substantially increase water runoff or affect
any drainage pattern. Provisions for drainage requirements are contained in the City
Excavation and Grading Code.
4. Plant Life
The proposed site is located in a developed area of the City and the project will not
affect any natural vegetation.
5. Animal Life
The project is located in an urbanized area of the community and no significant
impact to wildlife would be anticipated.
6. Noise
Construction Impacts
Existing ambient noise levels would be increased during construction period. Any
construction activity would be required to comply with the noise limitations in the
City's Noise Ordinance (NBMC Chapter 10.28) and would be restricted to the hours
of 7:00 a.m. to 6:30 p.m. weekdays and 8:00 a.m. to 6:00 p.m. Saturdays. This
restriction, combined with the temporary nature of construction noise,would reduce
construction noise impacts below the level of significance.
Operational Impacts
Operational noise impacts would result primarily from traffic generated by the
project. The project would add about 660 average daily trips to the street network
at full operation. These trips would be distributed in various directions as shown in
Exhibit 3 in the traffic study. According to accepted rules of thumb for noise impact
analysis, a 25% increase in traffic volume is necessary to cause a 1 dB increase in
ambient noise. Since project-related traffic increases would be substantially less than
25% of existing and projected future volumes, no new significant impacts would be
anticipated as a result of the proposed action.
7. Light and Glare
The proposed project could produce light and glare that could adversely affect nearby
residential properties. The primary external light would consist of decorative lighting
3 Initial Study-Edwards Theater Expansion
features around the new building, directional signs and security lighting as required.
The following mitigation would ensure that any exterior lighting is designed such that
potential impacts from nuisance glare would not be significant.
Mitigation Measures
3. Prior to the issuance of any building permit the applicant shall
demonstrate to the Building Department that the lighting
system shall be designed, directed, and maintained in such a
manner as to conceal the light source and to minimize light
spillage and glare to the adjacent residential uses. The plans
shall be prepared and signed by a licensed Architect or
Electrical Engineer, with a letter from the Architect or
Engineer stating that, in his or her opinion, this requirement
has been satisfied.
8. Land Use
The site is located in Block 200 of Newport Center and is designated for
Administrative,Professional and Financial Commercial land use in the City's General
Plan Land Use Element. The theater complex, located in the adjacent Block 300,
is currently limited by the General Plan to the existing 2,050 seats. No theater use
is allocated in the General Plan for Block 200. A General Plan Amendment is
proposed to allow the additional 897 theater seats in Block 200.
The zoning designation for the property is APF-H. Theaters are allowed in this
district under support retail uses. The current zoning designation permits theater
operations subject to the securing of a use permit. This project is located outside the
Coastal Zone and approval of a Coastal Development Permit is not required.
Since the proposed use is inconsistent with the City's General Plan, the following
mitigation measure is required to eliminate potentially significant effects to land use.
Mitigation Measures
4. Prior to issuance of a building permit for any theater expansion,
a General Plan amendment shall be approved to allow an
additional 897 theater seats in Newport Center Block 200.
9. Natural Resources
The use of natural resources would not be significantly affected by this project.
10. Risk of Accident
No toxic or hazardous materials would be used or stored on the site. Therefore the
proposed expansion would not present the potential for a public health and safety
4 Initial Study-Edwards Theater Expansion
hazard.
11. Population
The proposed project would be expected to cause a minor increase in employment,
however, no significant population increase would result from the project.
12. Housing
The project would be estimated to result in a few additional employees in the
Newport Center area. This minor increase in employment would not be expected to
generate a significant increased demand for housing.
13. Transportation/Parking
Circulation system impacts: Presently the subject site is a vacant building that was
used as a restaurant. The City's Traffic Engineer has determined that a traffic study
is necessary under the requirements of the Traffic Phasing Ordinance. The results
of the traffic study are summarized below. The full study is available for review in
the Planning Department.
The traffic study determined that of the eight intersections that could be significantly
affected by the proposed project, one intersection exceeded the one percent volume
threshold for Intersection Capacity Utilization (ICU) analysis: Coast Highway East
@ Newport Center Drive.
ICU analysis was performed for the p.m. peak period and determined that the ICU
values of this intersection would remain well within acceptable levels with the
addition of the proposed project (0.48 p.m. peak ICU). This intersection currently
operates at Level of Service (LOS) A during the P.M.peak hour and would continue
to operate at LOS A with the addition of the project related traffic volumes. The
project would generate a negligible increase in traffic during the a.m. peak period.
Therefore,traffic generated by the proposed project would have no significant impact
on the existing circulation system.
No detailed General Plan analysis was determined to be necessary since projected
ICU values for this intersection are well within acceptable limits at General Plan
buildout.
Parkin . Since the majority of the tenants in Block 200 are professional offices that
require very little parking after 5:00 P.M., the existing theaters result in an efficient
use of available shared parking. The proposed addition would not modify the
existing ticket sale restriction on movies starting before 5:00 P.M. In order to
determine whether adequate parking is available to serve the proposed expansion a
parking survey was conducted.
Currently there are a total of 651 parking spaces provided for Block 200 of Newport
5 Initial Study-Edwards Theater Expansion
Center which are shared by the existing tenants. The proposed development would
result in the loss of 15 parking spaces. However,by re-striping of the parking layout
and converting existing parking spaces to the City's current 8.5 foot parking stall
width, 32 spaces could be gained. Therefore, the total number of parking spaces for
Block 200 would be 668 spaces (651-15+32=668).
The parking requirement for the proposed development is one parking space per
three (3) seats during the peak use period (Saturday evening), requiring 299 spaces
(897/3 = 299). The parking survey determined that although sufficient parking
spaces are available to meet the peak demand within Block 200, a portion of this
parking is located in excess of 700 feet from the theater entrance. This distance,
combined with the lack of easy access to the southerly parking areas, raised the
concern that some patrons may choose to park in the Fashion Island area and jay-
walk across Newport Center Drive to the theaters,which would create a public safety
problem. The following mitigation measures would substantially reduce this concern.
Mitigation Measures
5. a. Prior to issuance of a building permit for the theater
expansion, a parking control plan acceptable to the City Traffic
Engineer shall be submitted by the applicant. The plan shall
address parking lot restriping, signage (both vehicular and
pedestrian), traffic control, and parking area security (e.g.,
lighting)so as to minimize illegal parking,congestion and idling
during peak periods.
b. Prior to issuance of a certificate of occupancy for the
expansion, the parking control plan shall be implemented and
approved by the City Traffic Engineer.
6. Prior to issuance of a certificate of occupancy for the theater
expansion,a pedestrian barrier meeting the approval of the City
Traffic Engineer shall be installed in the median of Newport
Center Drive between San Miguel Drive and Anacapa Drive.
14. Public Services
There are sufficient public or governmental services that serve the area and the
project would not create a significant additional demand for these services.
15. Energy
No significant increase in the use of energy is anticipated.
16. Utilities and Service Systems
No significant alteration or expansion of existing utility system is anticipated as a
6 Initial Study-Edwards Theater Expansion
result of the proposed development.
17. Human Health
Since the proposed use is a theater, the proposed project is not anticipated to utilize
hazardous materials on the site, therefore no adverse affect on human health is
anticipated.
18. Aesthetics
Compliance with the provisions of the City's Zoning Code regarding the project's
design, signs, landscaping and other aesthetic features of the site would ensure that
no view blockage or other significant effects would result.
19. Recreation
The quality and quantity of recreational activities would not be impacted by the
project.
20. Cultural Resources
The project site is located in an area where archaeological and paleontological
resources have been discovered in the past and may be expected to exist on this site.
As a result, the applicant will be required to comply with the following mitigation
measure, which requires compliance with Council Policies K-5 and K-6 regarding
archaelogical and paleontological surveys and recovery of resources.
Mitigation Measures
7. Prior to issuance of a grading permit, the applicant shall
demonstrate to the Planning Department that the project will
comply with Council Policies K-5 and K-6 regarding
archaeological and paleontological resource investigation,
surveillance and recovery.
Mandatory Findings of Significance
1. On the basis of the foregoing analysis, including the mitigation measures listed, the
proposed project does not have the potential to significantly degrade the quality of
the environment.
2. There are no long-term environmental goals that would be compromised by the
project.
3. No cumulative impacts are anticipated in connection with this or other projects.
7 Initial Study-Edwards Theater Expansion
II
4. There are no known substantial adverse affects on human beings that would be
caused by the proposed project.
R\...\traffic\tpo94\negdec
8 Initial Study-Edwards Theater Expansion
Vicinity Map
GPA 94 - 1 (B)
Traffic Study No. 94
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4-19-1994
l
MITIGATIOAONITORING AND REPORTINAIROGRAM
Edwards Theaters Expansion
GPA 94-1(B)
Traffic Study No. 94
I. OVERVIEW
This mitigation monitoring program was prepared in compliance with Public Resources
Code Section 21086.6 (AB 3180 of 1988). It describes the requirements and procedures to
be followed by the applicant and the City to ensure that all mitigation measures adopted as
part of this project will be carried out. Attachment 1 summarizes the adopted mitigation
measures, implementing actions, and verification procedures for this project.
H. MITIGATION MONITORING PROCEDURES
Mitigation measures can be implemented in three ways: (1) through project design, which
is verified by plan check and inspection; (2) through compliance with various codes,
ordinances, policies, standards, and conditions of approval which are satisfied prior to or
during construction and verified by plan check and/or inspection; and (3) through
monitoring and reporting after construction is completed. Compliance monitoring
procedures for these three types of mitigation measures are summarized below.
A. Mitigation measures implemented through project design.
Upon project approval, a copy of the approved project design will be placed in the
official project file. As part of the review process for all subsequent discretionary or
ministerial permits, the file will be checked to verify that the requested permit is in
conformance with the approved project design. Field inspections will verify that
construction conforms to approved plans.
B. Mitigation measures implemented through compliance with codes, ordinances,
policies, standards, or conditions of approval:
Upon project approval, a copy of the approved project description and conditions of
approval will be placed in the official project file. As part of the review process for
all subsequent discretionary or ministerial permits, the file will be checked to verify
that the requested permit is in compliance with all applicable codes, ordinances,
policies, standards and conditions of approval. Field inspections will verify that
construction conforms to all applicable standards and conditions.
C. Mitigation measures implemented through post-construction monitoring.
If any mitigation measures require verification and reporting after construction is
completed, the City will maintain a log of these mitigation monitoring and reporting
requirements, and will review completed monitoring reports. Upon submittal, the
City will approve the report, request additional information, or pursue enforcement
remedies in the event of noncompliance. Final monitoring reports will be placed in
the official file.
R\...\aziz-a\mffic\tpo94\mm-cmr.
MITIGATION MONITORING AND REPORTING PROGRAM SUMMARY
Edwards Big Newport Theater Expansion(TPO#94)
Mitigation Measure Implementing Action Method o f Timing of Verification Responsible Person
Verification
1. ALL grading activities shall comply Condition of Approval Plan Check Feld During Construction Building Department
with the dust suppression provisions Inspection inspector
of the Citys Grading and Excavation
Code•(NBMC Sec. 15.04.140) and
AQMD Rule 403.
2. Construction operations shall utilize Condition of Approval Plan Check Feld During Construction Planning and Building
methods to reduce pollutant Inspection Department plan checkers
emissions to the greatest extent and inspectors
feasible. Such methods include the
following:
a) Use of low emission construction
equipment.
b) Rideshare program and
incentives for construction
employees
c) Suspend grading operations
during first and second stage
smog alerts
• d) Maintain construction equipment
with properly tuned engines
e) Use of low-sulfur fuel for
stationaryconstructionequipment
f) Use of on-site power instead of
portable generators
g) Coordinate construction
operations to minimize traffic
interference
1
3. Prior to the issuance of any building Condition of Approval Plan Check Prior to the issuance of a Building Department plan
permit the applicant shall building permit checker
demonstrate to the Building
Department that the lighting system
shall be designed, directed, and
maintained in such a manner as-to
conceal the tight source and to
minim'vr light spillage and glare to
the adjacent residential uses. The
plan shall be prepared and signed by
a licensed Architect or Electrical
Engineer, with a letter from the
• Architect or Engineer stating that,in
his or her opinion,this requirement
has been satisfied.
4. Prior to issuance of a building permit Condition of Approval Plan Check Prior to the issuance of a Planning Department plan
for any theater expansion,a General building permit checker,BuRdinginspector
Plan shall be approved to allow an
additional 897 theater seats in
Newport Center Block 200.
S. a. Prior to issuance of a Condition of Approval Plan Check Prior to the issuance of a Planning Department plan
building permit for the theater building permit checker,Buildinginspector
expansion, a parking control plan
acceptable to the City Traffic
Engineer shall be submitted by the
applicant. The plan shall address
• parking lot restriping,signage(both
vehicular and pedestrian), traffic
control, and parking area security
(e.g., lighting) so as to minim;va
illegal parking,congestion and idling
during peak periods.
b. Prior to issuance of a Condition of Approval Plan Check; Feld Prior to the issuance of a Planning Department plan
certificate of occupancy for the inspection certificate of occupancy checker
expansion, the parking control plan
shall be implemented and approved
by the City Traffic Engineer.
2
6. Prior to issuance of a certificate of Condition of Approval Plan Check; Feld Prior to the issuance of a Planting Department plan
occupancy for the theater expansion, inspection certificate of occupancy checker
a pedestrian barrier meeting the
approval of the City Traffic Engineer
shall be installed in the median of
Newport Center Drive between San
Miguel Drive and Anacapa Drive.
7. Prior to issuance of a grading permit, Condition of Approval Plan check Prior to issuance of a Planning Department plan
the applicant shall demonstrate to the grading permit checker
Planning Department that the project
will complywith Council Policies K 5
• and K-6 regarding archaeological and
pateontologicalresourceinvestigation,
surveillance and recovery.
R\_.\aziza\tpo94\mm-table
•
3
NOTICE OF PUBLIC HEARING
Notice is hereby given that the aning Commission of the City of Nelgort Beach will hold a public
hearing on the applications of Edwards' Theaters Circuit, Inc. for General Plan Amendment No.
94 1(B) Traffic Study No 94 and Use Permit No 1527 (Amended) on property located at 210300
Newport Center Drive.
General Plan Amendment No 94 1(B)• Request to amend the Land Use Element of the General
Plan so as to allow the addition of three theaters with a total of 897 seats to the Edwards' Big
Newport Cinemas,
Traffic Study No 94: Request to approve a traffic study for the addition of three theaters with a total
of 897 seats to the Edwards' Big Newport Cinemas,
Use Permit No 1527(Amended)• Request to amend a-12reviously approved use permit which
permitted the expansion of the existing Edwards' Big Newport Cinemas located on property within
the APF District The amendment involves a request to construct a new building containing three
theaters administrative offices and a total of 897 theater seats The proposal also includes a request
to permit an off-site parkin arrangement rrangement for the additional required parking.
NOTICE IS HEREBY FURTHER GIVEN that a Negative Declaration has been prepared by the City
of Newport Beach in connection with the application noted above. The Negative Declaration states
that, the subject development will not result in a significant effect on the environment. It is the
present intention of the City to accept the Negative Declaration and supporting documents. This is
not to be construed as either approval or denial by the City of the subject application. The City
encourages members of the general public to review and comment on this documentation. Copies
of the Negative Declaration and supporting documents are available for public review and inspection
at the Planning Department, City of Newport Beach, 3300 Newport Boulevard, Newport Beach,
California, 92659-1768 (714) 644-3225.
Notice is hereby further given that said public hearing will be held on the Z day of July 1994, at
the hour of 730 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport
Boulevard, Newport Beach, California, at which time and place any and all persons interested may
appear and be heard thereon. If you challenge this project in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice or in
written correspondence delivered to the City at, or prior to, the public hearing. For information call
(714) 644-3200.
Anne Gifford, Secretary, Planning Commission, City of Newport Beach.
NOTE: The expense of this notice is paid from a filing fee collected from the applicant.
tit
May 2, 1994
TO: AZIZ ASLAMI
BILL WARD
PLANNING DEPARTMENT
FROM: TRAFFIC ENGINEER
SUBJECT: EDWARDS THEATRE EXPANSION
The Traffic Study for the subject project has been reviewed along
with the Parking Study. The Traffic Study analyzes the project's
traffic impacts in accordance with the Traffic Phasing Ordinance.
It concludes that there is adequate capacity in the existing
circulation system to accomodate the additional traffic.
The Parking Study evaluates existing parking demand as well as
discussing where there is additional parking available in the
evening. Several aspects of the parking study deserve additional
consideration by staff and possible discussion in the staff report.
* An approach is used which assumes substantially lower
demand on weekdays than on weekends.
* Even with this assumption it shows many patrons will have
to park in excess of 500 feet from the expansion site. Most
patrons will not know until they get to the theatre which building
their movie is in. In addition the only box office will be the
existing one which requires going up and down stairs to get to the
addition. This will mean that some patrons will have to walk
substantially farther than the general guideline of 500 feet which
the City has used for some time.
* The assumed parking areas are located on different
elevations and will require traffic to use public streets to go
from one lot to another as they look for a place to park. The
report states that illegal parking is already taking place as
people do not want to walk long distances or they get tired of
looking for a space.
* It can be anticipated that many patrons will choose to park
in Fashion Island rather than search all the various lots. This
was assumed to occur with the previous expansion and conditions
were placed to minimize the number of patrons who would try to
cross Newport Center Drive any place except at the traffic signal
at San Miguel Drive.
ti
* The study assumes 32 additional spaces can be created by
restriping the parking lots. A brief analysis by staff suggests
that the number to be gained may be 10 or 12 fewer than assumed.
* The study does not consider that the previously approved
expansion of Muldoons will increase parking demand in the vicinity
of the theatre. There will be plenty of parking available if
people are willing to walk far enough.
Parking for this project appears to be inadequate in terms of
location. If the project is approved it will require patrons to
spend considerable time searching for a parking spot and they will
then face a long walk to the theatre.
R chard M. Edmonston
Traffic Engineer
NOTICE OF PUBLIC HEARIN
Notice is hereby given that the P anning Commission of the City of Newport Beach will hold a public
hearing on the application of Edwards' Theaters Circuit. Inc. for General Plan Amendment No. 94-
1LBI, Traffic Study No 94, Use Permit No. 1527 (Amended). and Exception Permit No. 46 on
property located at 210 Newport Center Drive.
General Plan Amendment No 94 1(B)• Request to amend the Land Use Element of the General
Plan so as to allow the addition of three theaters with a total of 897 seats to the Edwards' Big
Newport Cinemas.
Traffic Study No 94• Request to approve a traffic study for the addition of three theaters with a total
of 897 seats to the Edwards' Big Newport Cinemas,
Use Permit No 1527 (Amended): Request to amend a previously approvgd use permit which
permitted the expansion of the existing Edwards' Big Newport Cinemas located on property within
the APF H District The amendment involves a request to construct a new building containing three
theaters administrative offices and a total of 897 theater seats The proposal also includes: a use
permit to allow portions of the proposed building to exceed the 32 foot basic height limit in the 32/50
Foot Height Limitation District: and request to permit an off-site parking arrangement for the
additional required parking.
Exception Permit No 46• Request to allow the construction of a 40 foot high free standing.animated
identification/marquee sign for the Edwards "Big Newport Cinemas.
NOTICE IS HEREBY FURTHER GIVEN that a Negative Declaration has been prepared by the City
of Newport Beach in connection with the application noted above. The Negative Declaration states
that, the subject development will not result in a significant effect on the environment. It is the
present intention of the City to accept the Negative Declaration and supporting documents. This is
not to be construed as either approval or denial by the City of the subject application. The City
encourages members of the general public to review and comment on this documentation. Copies
of the Negative Declaration and supporting documents are available for public review and inspection
at the Planning Department, City of Newport Beach, 3300 Newport Boulevard, Newport Beach,
California, 92659-1768 (714) 644-3225.
Notice is hereby further given that said public hearing will be held on the 7th day of July 1994, at
the hour of 7:30 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport
Boulevard, Newport Beach, California, at which time and place any and all persons interested may
appear and be heard thereon. If you challenge this project in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice or in
written correspondence delivered to the City at, or prior to, the public hearing. For information call
(714) 644-3200.
Anne Gifford, Secretary, Planning Commission, City of Newport Beach.
NOTE: The expense of this notice is paid from a filing fee collected from the applicant.
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CITY OF NEWORT MACH CASH RECEIPT
NEWPORT BEACH,CA 92663
CgGIFORNP
37908
RECEIVED BY: CM CUSTOMERwEDWARDS THEATRES CIRCUIT
ZONING & SUBDIVISION FEESNEGATIVE DEC 010-5000 $278. 00
MISCELLANEOUS RECEIPTS 0102243 010-2243 $25. 00
TOTAL DUE $303. 00
CASH PAID CHECK PAS NECK N TENDERED CHANGE
$. 00 $303. 00, 880 $303. 00 $. 00
DATE - 12.22
CITY OF NEWPORT BEACH f
�gW Pp 1. 1
p e Building Department
US 3300 Newport Blvd.
�. P.O. Box 1768
C"ZIFORN�P Newport Beach, CA 92659-1768
(714) 644-3288/3289 PLAN CHECK NO.
FEE RECEIPTS
Received From Job Address
Building Plan Check - Valuation $ 010-5002 $
Grading Plan Check - Cu. Yds. 010-5004 $
Overtime Plan Check - B G................. . .. ......010-5002/5004 $
Special Inspection.... ...... ..... ...... .. .. . . . .... ......010-5008 $
Reinspection B E H P.................. . . . . . ..........010-5008 $
Temporary Electric............ ...... ...... . . . . ..........010-4612 $
Temporary Gas.......................... .... . . . ..........010-4616 E
Grease Interceptor............... ......... . .. * 010-4110 $
Planning Department Fees.../.V. .:. ..010-5000 $ L��
/J.
Sale of Maps & Publications...........e/.. .. . . ..,..........010-5812 $
` Determination of Unreasonable Hardship.... .. . ...........010-5018 E
Microfilm Copies/Photocopies... ........... . .. ...........010-5019 $
Hazardous
/lMaterial Disclosure.............. .............010-5021 $
1<Other G/N PP �/0 'z2e $ �d
RECEIVED BY: A G D TOTAL FEES $
MAR 30 1994 ���,D�
NOTICE: Plan Check expires 180 CITY�aFfteerr.,,aR8�,k�tY081i
Wr FEE RECEIPT NO.
ovempt9-93)
42MRONME21TAL INFORKATION FORK •
City of Newport Beach Planning Department
3300 Newport Boulevard, Newport Beach, CA 92663
(714) 644-3225
A. General Information
1. Applicant/Agent- EDWARDS THEATRES CIRCUIT, INC. , A CALIF. phones 640-4603
300 NEWPORT CENTER DRIVE, CALIFORNIA 92658-9099
Address:
2. Property Owner: SAME Phone: SAME
SAME
Address:
B. Proiect Description
Please attach the following materials for the project:
• Vicinity map • Plans drawn to scale
• Proposed revisions to zoning map • At least 3 different site photos mounted
and text using underline and on 8 1/2 X 11 cardboard with a key map
^tw'�4 notation, if applicable showing the photo locations and
direction of view
1. Project name: EDWARDS CINEMAS BIG NEWPORT TRIPLEX ADDITION
2. Project location: 210 NEWPORT CENTER DRIVE, NEWPORT BEACH, CA, 92660
3. Assessor's parcel #: 442-161-01 4. Permit application #: GPA 94-1 (B) •
sa. Proposed use: Motion picture auditoriums with related enclosed executive offices and
5b. Project size (dwelling units, gross floor area, etc.) Approximately 24,000 square foot
"footprint", 9,200 square feet of projection rooms and offices. Not to exceedcity mandated
5c. Site size: The final concept n1ans have- 5d. Building height: Ih .ig lime
not yet been approve however we believe it wil�approx. 3 , P s .,p us Ur Minus
6. Existing land use designations:
General Plan: erg al: Zoning: APF Commercial
Specific Plan: Not Applicable LCP. Not Applicable
7. Previous governmental approvals: Not Applicable
8. Other governmental approvals required:
Federal: None State:
Regionals Locals
9. Begin construction:Au�st,September,1994 Estimated occupancy: May, 1995
(date) (date)
C. Potential Environmental Effects
On a separate page, please provide the following information. If the question is not
applicable, indicate "Not applicable" or "None".
1. Earth
Please describe the earthwork that will be required for the project. Include grading
quantities, and the location of borrow or stockpile sites, and haul routes, if
applicable. Describe any geotechnical or soils investigations that have been
conducted. Include exhibits showing existing and proposed topography, retaining walls,
and erosion control devices.
2. Air
Describe any air emissions or odors that could result from the project, including
emissions during construction, and any measures that are proposed to reduce these
emissions.
3. Water
Describe existing and proposed site drainage, and measures that will be employed to
reduce erosion and prevent contaminated runoff from entering the storm drain system,
groundwater or surface water. Describe any changes that could occur in groundwater
levels or bodies of surface water. Is the project located in a flood hazard zone?
4. Biological Resources
Describe the existing vegetation on the site, and any trees or large shrubs that are
to be removed. Identify any fish or wildlife that inhabit the site.
C
C. Potential Environmental Effects.
The project will not have many significant environmental effects. Obviously, the
most important effects occur in the Transportation/Circulation/Parking section 10.
1. Earth. As more fully depicted on the attached drawings and photographs,
the site slopes from the northeast toward the southwest. The topography is shown
on the landscape plans. It is anticipated that most of the earthwork will involve
cutting operations and exporting material to an off-site location in accordance with
City mandates as to haul routes. Geotechnical investigations are now underway;
however, the reports have not been completed. Retaining walls are depicted in the
attached photographs and upon the attached architectural drawings. In addition,
erosion will be controlled with dense, and extensive landscaping. Storm drainage
will connect to existing facilities specifically designed to avoid water "pooling" and
mudslides. Finally, it is anticipated that the building requirements for soil
compaction for soil types present on the site will be met in order to accommodate the
foundation for the structure which is planned for the project.
2. Air. Not Applicable.
3. Water. Not Applicable.
4. Biological Resources. Not Applicable.
5. Noise. The construction will have typical construction sounds during
building operations which will occur during normal daytime hours. When complete,
the operation of the motion picture theatre auditoriums will involve state of the art
sound reproduction systems designed to project sound into each separate
auditorium. However, each auditorium is to be heavily soundproofed so that no
sound will be audible outside auditoriums and outside the building.
6. Light and Glare. As more fully appears on the attached architectural
elevations, there will be little off-site impact from light and glare for this project. The
primary external light is occasiorial decorative metal sconces around the building to
"wash" the walls on the sides of the building. Accents with neon and sentinel
lighting will highlight the cornice and accent rings on the tower skylight. The
monument sign will contain neon accents and illuminated letters. External glare
from interior lighting will be minimized with use of clear, light green non-glare glass.
The lighting is oriented toward Newport Center Drive on the west and north of the
site. However, adequate security lighting will be provided in accordance with
applicable codes and ordinances for all parking areas, including directional signage
to assist with directing patrons who use the parking on Block 200 toward the theatre
entrance which remains at its present location on Block 300.
7. Land Use.
a. The existing land is occupied by an abandoned, vacant restaurant which
failed because of poor economics for a restaurant use at this location. The restaurant
has not been operated for over three years. The adjacent parcel to the north is
occupied by the Edwards' Big Newport Cinemas which operates three auditoriums
performing major theatrical, first-run motion pictures for the general public. To the
south and west is a three story office building at 200 Newport Center Drive which is
occupied by 15 professional office tenants, a retail jewelry operation and a beauty
salon. South is the Design Center which is occupied primarily with office uses.
West of 200 Newport Center Drive is Muldoon's Restaurant which is located in a
small retail and professional office mixed-use building at the corner of Newport
Center Drive and Anacapa Drive.
45940323.=
b. The project expands the existing use of the adjacent property to the north,
and it is a specifically permitted use, with a Use Permit under Table 20.33 Land Uses
at page 87-8 of the Commercial District Regulations, Chapter 20.33, of the recodified
Planning&Zoning Ordinance for the City of Newport Beach.
C. This project is particularly economically compatible with surrounding
uses as demonstrated by the unqualified success of the existing three screens located
in the Edwards' Big Newport Cinemas at 300 Newport Center Drive. Additionally,
the proposed use is compatible with the existing office uses because the office
activities occur primarily during the regular business week from Monday through
Friday during the daylight hours of 8:00 AM until 5:30 PM. Offices typically and
normally close weekends and holidays. The theatre activities occur at times when
the offices are normally closed. Finally, the proposed theatres compliment the
existing Muldoon's Restaurant and other eateries located at Newport Center and
Fashion Island at Newport Beach.
8. Public Health&Safety. Not Applicable.
9. Population/Housing/Employment. This project will provide part time entry
level employment for neighborhood young adults and college and high school
students. It will have no impact on population other than to serve the needs of the
community for entertainment. Housing is not applicable.
10. Transportation/Circulation/Parking. The applicant proposes to comply with
the recommendations of the City's traffic study consultant relative to circulation.
The applicant understands that the project complies with parking regulations, and no
use of the project is proposed which will adversely impact the regulations. In
addition, tastefully illuminated directional signage will be developed in accordance
with the recommendations of the City's traffic consultant and consultation with the
owner of the common area on Block 200 to assist patrons who use the parking on
Block 200 to direct them toward the theatre entrance which remains at its present
location on Block 300.
11. Public Services/Utilities. Not Applicable.
12. Aesthetics No private views will be blocked with the project. No scenic vistas
will be obstructed, nor will views open to the public be adversely impacted. The
vacant and abandoned building located at 210 Newport Center Drive will be
demolished and replaced with a lively, new structure.
13. Cultural and Historic Resources. Not Applicable.
Potential Environmental Effects Page 2
'5c4 Noise • .
• Describe any sources of noise that impact the site, and any noise-generating equipment
that will be utilized on the property, either during construction or after occupancy.
What means to reduce noise impacts on surrounding properties or building occupants are
proposed?
6. Light and Glare
Describe exterior lighting that is proposed for the project and means that will be
utilized to reduce light and glare impacts on surrounding properties.
7. Land Use
Describe: a) the existing land uses and structures on the project site and on adjacent
parcels; b) the project's conformance with existing land use plans and regulations for
the property; and c) its compatibility with surrounding land uses.
8. Public Health and Safety
Identify any aspects of the project that could present a risk to public health due to
normal operations, or due to an explosion or the release of hazardous substances
(including, but not limited to: oil, pesticides, chemicals or radiation) in the event
of an accident or spill. Is there any possibility that the site could be contaminated
due to previous uses or dumping? If so, what measures are proposed to eliminate the
hazard or contamination?
9. Population/Housing/Employment
a. If the project is residential, please explain how the project will comply with
the affordable housing policies contained in the Housing Element of the General
Plan, and the average household size expected.
b. If the project is commercial, industrial, or institutional, please identify the
tenants and/or uses and the estimated number of employees.
10. Transportation/Circulation/Parking
Please describe how the project will comply with parking regulations, and identify any
changes or improvements to the circulation system that are proposed as part of the
project.
11. Public Services/Utilities
Please identify whether adequate capacity currently exists for the following public
services and utilities. If expansion is needed, explain how it will be accomplished.
Please attach any written confirmation of capacity you have received from service
providers.
• Communications Systems Electrical power
• Fire protection Natural gas
• Parks/recreational facilities Police protection
• Schools Sewer systems or septic tanks
• Solid waste and disposal Storm water drainage systems
12. Aesthetics ;
Describe whether the project could potentially obstruct any scenic vista or view open
to the public, or create an aesthetically offensive site open to public view. Could
the project block any private views?
13. Cultural and Historic Resources
Please identify any known archaeological or paleontological resources that exist on the
site. Would the project result in any adverse physical or aesthetic effects to any
building, structure, or object having historical, cultural, or religious significance?
Certification
I certify that the statements furnished above and in the attached exhibits are correct and
complete to the best of my knowledge and belief. I am the legal owner of the property that
is the subject of this application or have been authorized by the owner to act on his behalf
regarding this application. I further acknowledge that any false statements or information
presented herein may result in the revocation of any approval or permit granted on the basis
of this information.
Print name of owner or representative Signet e �
Date
Date filed: Fee: Receipt No: By:
f:\...\JD\FDRMS\ENV-INFO. Rev. 12/91
LINSCOTT,4AW & GREENSPAN,*NGINEERS
TRANSPORTATION PLANNING TRAFFIC ENGINEERING PARKING
DATE May 17, 1994 r2941687-1
ATTENTION
John Douglass
n EEMEi RD OF V MS v�� UM n` Edwards Big Newport
L� Cinemas Triplex Addition
TO CITY OF NEWPORT BEACH
3300 Newport Boulevard
Newport Beach, CA 92659-1768
WE ARE SENDING YOU M Attached ❑ Under separate cover via Messenger the following items:
❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications
❑ Copy of letter ❑ Change order ❑
COPIES DATE NO. DESCRIPTION
3 5/17/94 Traffic & Parking Impact Study
Edwards -Big Newport Cinemas
Triplex Addition
City of Newport Beach
THESE ARE TRANSMITTED as checked below:
❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval
g] For your use ❑ Approved as noted ❑ Submit copies for distribution
%I As requested ❑ Returned for corrections ❑ Return corrected prints
❑ For review and comment ❑
❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US
REMARKS
COPY TO Lawrence Davidson (1 copy)
Edwards Theatres Circuit, Inc. SIGNED:
it aticiasuns an not as noted, kindly notify ua at once. J 7 L. I e1S
❑ 1580 CORPORATE DRIVE, SUITE 122, COSTA MESA, CA 92626 TEL: (714 64 -1587 • FAX: (714) 641.0139
❑ 106 SOUTH MENTOR AVENUE,SUITE 100, PASADENA,CA 91106 TEL: (213) 681.2629 • FAX: (818) 792-0941
0 8989 RIO SAN DIEGO DRIVE, SUITE 135, SAN DIEGO, CA 92108 TEL: (619) 2993090 • FAX: (619) 299-7041
LINSCOTT ,LRW&GREENSPRN TEL No . 7146410139 May 9 ,94 10 :40 No .004 P .01
r 1 4
LINSCOT7, LAW & GREENSPAN, ENGINEERS
TRANSPORTATION PLANNING-TRAFFIC ENGINEERING-PARKING
1580 CORPORATE DRIVE,SUITE 122,COSTA MESA,CALIFORNIA 92626
TELEPHONE:(714)641-1587-FAX:(714)641-0139
PHILIP M.UNSCOTT,P,E.
JACK M.GREENSPAN.P.E.
WILLIAM A.LAW,P.E.
FACSIMILE TRANSMISSION PAUL W.WILKINSON,P.E.
LEON D.WARD,P.E.
JOHN P.KEATING.P.E.
Date: �'`�' 9`� Job No: 2-11.11648-7-1
Project: 9.y-.rJS 'Dwalrt P-xpsnsTert
To: of Newpo4 &eaak
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Attn: �4y\ DoY4 e,
From: T Y Nr lSo r1
Comments: Jcl%n 4}k{,s" is 2=tc 44v- back-up 44A -;r srkir t
rra�io 5 uSeA -61 r Wu4re 'Iv1 1KCc1 S T'V2a-�eC "C"rwk {`P4rki(Ival
wRs observed OVI Fr'%41W U.1& is -6 as s weL sL ir1 our s�y.
To avoid eon{'vssiov% an p�. is wu.kd,,, I will add
Total number of Pages evc„Ji). Is (A t, Gn
(Including Cover Sheet): 3 _o�-�:glns�C oo mll. Y
Receiving Facsimile Number:___ �h Qq1-3250
Sending Facsimile Number: (714) 64I-0139
Hard Copy will be sent. �F' r,�-r4a
Hard Copy will not be sent.
$Culw--t'c -r 7 ,
IF YOU DID NOT RECEIVE ALL OF THE PAGES, PLEASE CALL THE FOLLOWING
NUMBER AS SOON AS POSSIBLE (714) 641-1S87.
OTHER OFFICES:PASADENA TELEPHONE:(213)681.2629-FAX:(818)792.0941
SAN DIEGO TELEPHONE:(619)299.3090-FAX:(619)299.7041
AN LG2W8 COMPANY
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Edwards Theatre8 Circuit Inc.
300 Newport Center Drive.NewporL Beach.California 92660 (714)640-4600
Lawrence H.Davidson.Eq.
Exceullve dice PremdenL ed Coral counsel
ER TO
FAX: 714-721.7170 April 28,1994 REF40764.673LE NO.
Mr.John Douglas, AICP
Planning Department
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92758-8915
Re: Recording Fee for Negative Declaration, GPA
'Dear John:
Per your request, we have prepared and enclosed check no. 990 drawn on the
Edwards Theatres Circuit, Inc., Edwards Newport Cinema Venture account in the
amount of$25.00 which you indicated to me over the telephone on March 28, 1994,the
County of Orange required under its ordinance effective March 1, 1994, for the
recording of Negative Declarations issued by entitlement agencies in the County of
Orange. Please call if you require anything further with respect to this matter.
Very truly yours,
a e avi son
Executive Vice President&General Counsel
LHD:Ihd
cc: James Edwards,Sr. RECEIVED BY
Enclosures PLANNING DEPARTMENT
"'TY OF NEWPORT BEACH
53840428,LHD
MAY 31994 po
A,M8i9i1p1ll1�11j2i3141516
Q
rPb, 9, 1994 2:46PM EDWARDS THEATRES CIRCUIT No, 1443 P. 2/3
`, • From:L. °. DA.'IDSON
Edward o, `r'hcatres Circuit. Inc.
300 NowporL Censer Drive.Newport Beach.California 92650 (714)WA600
Lawrence B.Davidson.Esq.
ra00utive Nee L)rc&dent 41 CcnoN1 Covnxl
FAX: 714-711•7170 February 9,1994 REFER40764.6791E NO.
VIA]`.AX 644-3250
Mr,John. Douglas, AIa
Principal Planner
Planning Department
City of Newport Beach
330 Newport Boulevard
Newport Beach,CA 92758-8915
Re: Error on Vicinity Map for GPA 94- 1(B)
Dear John:
As we discussed over the telephone today, attached is a copy of the Vicinity
Map showing where the proposed project is located. I understand that this oversight
will not delay the administrative review of this application. Thank you for your help
on this project.
Ver truly you
Lawre avidson
Executive Vice President&General Counsel
LI-ID:Ihd
cc: James Edwards,Sr.
W,James Edwards,III.
Enclosures
350402091M
'_3 b, 9. 1994 2:46PM EDWARDS THEATRES CIRCUIT ,y,No. 1443 P. 3/3
• From:b, H, DAVIDSON
Vicinity Map .a
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LINSCOTT, LAW & GREENSPAN, ENGINEERS
1 TRANSPORTATION • TRAFFIC ENGINEERING • PARKING
COSTA MESA • PASADENA • SAN DIEGO, CAUFORNIA
1 J
Linscott, Law & Greenspan, Engineers
TRAFFIC & PARKING IMPACT STUDY
' EDWARDS BIG NEWPORT CINEMAS
TRIPLEX ADDITION
' City of Newport Beach, California
' Prepared For:
' Mr. John Douglass
Environmental Coordinator
' CITY OF NEWPORT BEACH
P.O. Box 1768
Newport Beach, CA 92659
Submitted By:
' LINSCOTT, LAW & GREENSPAN, ENGINEERS
1580 Corporate Drive, Suite 122
Costa Mesa, CA 92626
' (714) 641-1587
May 17, 1994
' 2-941687-1
' repared By*G���
Jay L. Nelson, P.E.
' Transportation Engineer III
' Linscott, Law & Greenspan, Engineers
TABLE OF CONTENTS
1
PAGE
•, DESCRIPTION NO
PROJECT DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PROJECT TRIP GENERATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
' PROJECT TRIP DISTRIBUTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
' TRAFFIC IMPACT ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
PARKING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . . . . 10
' PEDESTRIAN AND VEHICULAR ACCESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
' SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1 •
Linscott, Law & Greenspan, Engineers
' LIST OF TABLES
' TABLE PAGE
NO DESCRIPTION NO
1 PROJECT TRIP GENERATION FORECAST . . . . . . . . . . . . . . . . . . 4
' 2 1% TRAFFIC ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3 INTERSECTION LEVEL OF SERVICE SUMMARY . . . . . . . . . . . 10
' 4 NEWPORT CENTER EDWARDS THEATRE
FRIDAY PARKING SURVEY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
5 NEWPORT CENTER EDWARDS THEATRE
WEDNESDAY PARKING SURVEY . . . . . . . . . . . . . . . . . . . . . . . . 14
6 EXISTING USES - BLOCK 200 & 300 . . . . . . . . . . . . . . . . . . . . . . . 16
7 FRIDAY PARKING SUPPLY-DEMAND ANALYSIS . . . . . . . . . . . 17
8 WEEKDAY PARKING SUPPLY-DEMAND ANALYSIS . . . . . . . . 18
' 9 FRIDAY PARKING ANALYSIS SUMMARY . . . . ... . . . . . . . . . . . . 20
' 10 WEEKDAY 'PARKING ANALYSIS SUMMARY . . . . . . . . . . . . . . . 21
' LIST OF EXHIBITS
' EXHIBIT PAGE
NO DESCRIPTION NO
' 1 VICINITY MAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2 SITE PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3 PROJECT TRAFFIC DISTRIBUTION PATTERN . . . . . . . . . . . . . . . 5
' 4 2t/z PEAK HOUR PROJECT TRAFFIC VOLUMES . . . . . . . . . . . . . 7
5 PARKING ZONES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
6 PARKING AREA REQUIRED FOR THEATRE EXPANSION
DURING PEAK PERIOD . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
' Linscott, Law & Greenspan, Engineers
TRAFFIC/PARKING IMPACT STUDY
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
NEWPORT BEACH, CALIFORNIA
PROJECT DESCRIPTION
' Edwards Theatres Circuit, Inc. is proposing to add three additional movie screens/
auditoriums at the existing Edwards Big Newport Cinemas at 300 Newport Center Drive in
the City of Newport Beach, California. The theatre addition will be located southwest of
the existing theatre and will replace the existing Good Earth Restaurant, which has been
vacant for a couple of years.
•� The project site is generally located on the southeast side of Newport Center Drive between
San Miguel Drive and Anacapa Drive. Exhibit 1 depicts the approximate project location..
' There are currently three screens and 1,998 seats at the existing Edwards Big Newport
Cinemas. As proposed, the project will add three theatre auditoriums-with a total of 897
seats (299 seats per auditorium). Parking for the theatre addition will be shared with the
existing development. The site plan for the proposed theatre expansion is presented in
Exhibit 2.
' . PROJECT TRIP GENERATION
1 Traffic expected to be generated by the proposed theatre addition has been forecast based
on the Institute of RatuRortatfon Engineers (ITE) 5th Edition. njp Manual trip generation
' rates. In concurrence with City Staff, the rates per movie screen-were selected as the best
indicator of the traffic generation characteristics of a movie theatre. Table 1 depicts the
estimated vehicular trips for the proposed Triplex Theatre Addition, as well as the traffic
' generation rates used to develop the traffic forecast.
As shown in Table 1, the theatre addition is expected to generate a total of 660 vehicular
' trips on a daily basis (330 inbound, 330 outbound), with 75 trips forecast during the PM
peak hour (70 inbound, 5 outbound). The PM peak hour volumes have been adjusted
upwardly by a City approved factor of two to anticipate the projects 2'/2 hour peak traffic
generation.
It should be noted that because the existing Good Earth Restaurant has been vacant for a
couple of years no trip credit has been taken for this existing development. If the existing
restaurant was operating it could be expected to generate approximately 1,190 daily two-way
trips. The planned theatre expansion is expected to generate less traffic on both a daily and
peak hour basis than a 5,800 square-foot restaurant, which is approximately the size of the
existing Good Earth Restaurant.
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EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Linscott, Law & Greenspan, Engineers
' TABLE I
PROJECT TRIP GENERATION FORECAST
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
PROJECT TRAFFIC GENERATION RATES
PM PEAK HOUR 2% HOUR PM PEAK Daily
TWO-
Land Use Inbound Outbound Total Inbound Outbound Total `rya
' Triplex Theatre
Addition 22.56 1.44 24.0 45.12 2.88 48.0 220.0
(T-Iscreen) 1
' PROJECT TRIP GENERATION FORECAST
PM PEAK HOUR 2'h HOUR PM PEAK Daily
' TWO-
Land Use Inbound Outbound Total Inbound Outbound Total bra
Triplex Theatre
Addition 70 5 75 140 10 150 660
(3 screens)
s The traffic generation forecast for the project is based on ITE, Fifth Edition, trip generation rates (land
use code 443). The forecast is based on the number of Trip Ends (TE) per screen and have been rounded to
I the nearest five trips. The theatre addition is expected to generate nominal trafficduring the typical AM peak
hour.
PROJECT TRIP DISTRIBUTION
An arrival/departure pattern which illustrates the roadways that the site generated vehicles
would utilize to enter/exit the site is depicted in Exhibit 3. This pattern is based on existing
peak hour traffic flow volumes within the study area and input from City Staff. This
distribution pattern is also consistent with prior traffic studies completed in the area for
other entertainment type uses. As shown in Exhibit 3, project traffic is generally expected
to be evenly distributed to the surrounding street system.
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1 4G Linscott, Law & Greenspan, Engineers 5 EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
' Linscott, Law & Greenspan, Engineers
Exhibit 4 presents the anticipated 2'/z hour PM peak project traffic volumes at the key study
' intersections. The project traffic assignment was completed by distributing the project traffic
volumes shown in Table 1 according to the distribution pattern presented in Exhibit 3.
TRAFFIC IMPACT ANALYSIS
' City Methodology
Traffic impact analysis for the project has been completed in accordance with the City of
Newport Beach's required 1% Traffic Volume Analysis format. In accordance with this
format, the existing peak 2'/z hour approach volumes at each of the study area intersections
are added to the following scenarios provided by the City:
A. A 2'/2 peak hour regional growth volume; and
B. Peak 21/z hour traffic volumes generated by approved projects.
IThe sum of the projected background 21/2 peak hour traffic volume is then multiplied by.01
(1%) and is then compared to the 2'/z peak hour traffic generated by the project for each
' intersection's approach. If the project site traffic is greater than 1% of the background
traffic for any approach, additional intersection analysis must be completed for the impacted
intersection using the Intersection Capacity Utilization Method (ICU). If the project traffic
is less than 1% of the background traffic, the project is not anticipated to have a significant
impact on that intersection.
Analyzed Intersections
' Based on the location of the proposed theatre addition,the following eight intersections have
been selected by City Staff to be analyzed for this project:
' MacArthur Boulevard
@ San Joaquin Hills Road
@ San Miguel Drive
Jamboree Road
1 @ San Joaquin Hills Road
@ Santa Barbara Drive
Pacific Coast Highway
@ Jamboree Road
@ Newport Center Drive
@ Avocado Avenue
@ MacArthur Boulevard
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NORTH
�` PROJECT TRAFFIC VOLUMES
I Linscott, Law & Greenspan, Engineers 7 EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
r
Linscott, Law & Greenspan, Engineers
Traffic Data Provided by the City of Newport Beach
' Existing traffic volumes, regional growth rates, and traffic to be generated by approved
cumulative developments have been provided by City Staff for each of the above
intersections on an intersection approach base. This data has been used to estimate the
' peak 2'/2 hour background traffic volumes.
' One-Percent (1%) Traffic Volume Test
Table 2 depicts the 1% background approach volumes, the 2'/2 hour project traffic volumes,
' and results of the 1% Traffic Volume test, for each of the studied intersections. Detailed
analysis sheets, using the City's methodology, are attached at the end of this report.
' As shown in Table 2, comparing the 2'/2 peak hour project traffic to the 1% background
volumes for each intersection approach indicates that all intersection approach volumes are
' impacted by less than 1% of the background volume, except the westbound approach at the
MacArthur Boulevard/San Miguel Drive intersection and the eastbound approach at the
Coast Highway/Newport Center Drive intersection.
' At the intersection of Coast Highway/Newport Center Drive, the 2'/2 peak hour project
volume exceeds one percent of the background traffic volume by three trips on the
' eastbound approach during the PM peak hour. An ICU analysis has been completed for
these two intersections during the PM peak hour.
' Capacity Analysis (ICU method)
' Based on the City's impact criteria, Intersection Capacity Utilization (ICU) analysis were
completed for the intersections of MacArthur Boulevard/San Miguel Drive and Pacific Coast
Highway/Newport Center Drive. Table 3 presents the results of the service level analysis at
' these locations. As shown in Table 3, these intersections currently operate at Level of
Service (LOS)A and B during the PM peak hour. The PM peak hour LOS at Pacific Coast
Highway/Newport Center Drive is forecast to continue to operate at LOS A with the
' addition of background and project-related traffic volumes. In the future, the MacArthur
Boulevard/San Miguel Drive intersection is forecast to operate at LOS D during the PM
peak hour, with an ICU value of 0.83 with or without the proposed Edwards Theatre
' Expansion.
' Based on this analysis, the proposed Edwards Triplex Addition is not expected to have a
significant traffic impact on the existing street system.
' 8
1
Linscott, Law & Greenspan, Engineers
' TABLE 2
' 1% TRAFFIC ANALYSIS
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
' 2'/2 Hour Peak
' Traffic Volumes Significant
Intersection Approach 1010 Background/2'/2 Project Impact
' MacArthur Blvd./ NB 33/ 1 No
San Joaquin Hills Rd. SB 56110 No
EB 22/0 No
WB 12/0 No
tMacArthur Blvd./ NB 25/ 14 No
San Miguel Dr. SB 37/10 No
EB 25/3 No
' WB 8/21 Yes
Jamboree Rd./ NB 49/ 1 No
' San Joaquin Hills Rd. SB 68/35 No
EB 7/0 No
WB 17/2 No
' Jamboree Rd./ NB 36/0 No
Santa Barbara Dr. SB 61 / 14 No
EB 8/0 No
' WB 26/ 1 No
Pacific Coast Hwy./ NB 11 /7 No
Jamboree Rd SB 5110 No
' EB 59/39 No
WB 48/3 No
' Pacific Coast Hwy./ NB 0/0 No
Newport Center Dr. SB 20/3 No
EB 42/46 Yes
WB 35/0 No
' Pacific Coast Hwy./ NB 7/0 No
Avocado SB 11/ 1 No
EB 41/7 No
' WB 31 / 14 No
Pacific Coast Hwy./ NB 0/0 No
' MacArthur Blvd. SB 31 /1 No
EB 46/1 No
WB 41/28 No
avmwmarraU
1
Linscott, Law & Greenspan, Engineers
TABLE 3
' LEVEL OF SERVICE SUMMARY
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
Project
' Peak Existing Background Background ICU
Intersection Hour Conditions w/o Project with Project Increase
(1) (2) (3) (3)-(2)
' MacArthur Boulevard/ PM 0.63B 0.83/D 0.83/1) 0.00
San Miguel Drive
' Pacific Coast Hwy/ PM 0.41/A 0.47/A 0.48/A 0.01
Newport Center Dr.
' PARKING
' The parking for the proposed theatre expansion will be shared with the existing tenants at
the site. The majority of the tenants near the theatre are office type uses that require very
little parking after 5:00 PM. The existing Edward's Theatre restrictions on movies starting
' before 5:00 PM will not be modified with the proposed project, therefore the project is not
expected to significantly increase the parking demand before 5:00 PM.
' Parking Provided
Currently there are a total of 1,257 parking spaces on the entire block bordered by Newport
Center Drive,San Miguel Drive,Avocado Avenue,Farallon Drive and Anacapa Drive. This
' block is subdivided into blocks with no vehicular access between the northern and southern
portions of the block. The northern half of this block,where Edwards Big Newport Cinemas
is located, (Newport Center Block 300) has a total of 606 parking spaces. Access to Block
300 parking is provided from Newport Center Drive in front of the existing theatre lobby,
San Miguel Road, and from Avocado Avenue.
The proposed Triplex Theatre addition will be located on the southern half of the block
(Newport Center Block 200) which has a total of 651 parking spaces. Access to Block 200
is provided by one driveway on Anacapa Drive and one driveway on Farallon Drive. The
' theatre expansion will result in the loss of 15 parking spaces (9 spaces on the Building 210
parcel and 6 spaces in the Block 200 common parking area). However, 32 spaces can be
added in Block 200 by re-striping the parking layout and converting existing parking spaces
' to the City's current 8.5 foot stall width.
' 10
1
' Linscott, Law & Greenspan, Engineers
Re-striping the Block 200 parking areas will result in a net increase of 17 parking spaces
with the theatre addition. Penco Engineering has prepared a proposed parking exhibit that
' illustrates the plan to re-stripe the parking in Block 200 and provide a total of 668 parking
spaces.
' Parking Surveys
1 To document the existing evening parking conditions at the site, parking surveys were
conducted each half hour from 4:00 PM through 10:00 PM on Friday, February 11, 1994.and
' on Wednesday, February 16, 1994. A Friday survey was completed because it is the peak
weekday for movie attendance, and the mid-week survey documents the typical peak day for
the existing office uses at the site.
' The parking surveys were completed for the entire block (both Block 200 and Block 300)
on an area by area basis. The parking zones used in this analysis are presented in Exhibit
5. Parking Zones 1 through 4 are located on Block 300, with the remaining parking zones
located on Block 200. Zone 1 is currently used exclusively by the existing Edwards Theatre,
with additional theatre parking in the common parking area in Zone 2. Zone 3 and 4 are
' designated for the office buildings along San Miguel Drive and the Newport Center Animal
Hospital (1333 Avocado), respectively.
Parking for the proposed triplex addition will be provided in Zones 6 and 7, with additional
parking during peak periods in Zones 5 and 9. The parking survey data for the Friday and
Wednesday parking surveys are presented in Table 4 and.Table 5, respectively.
' During the Friday parking survey, parking Zone 1 was full most of the evening and in Zone
2, 90 percent or more of the parking spaces were occupied between 8:00 PM and 9:00 PM.
' However, during the Wednesday parking survey, Zone 1 had a maximum occupancy of just
over 60 percent, and after 7:00 PM less than 20 percent of the parking spaces in Zone 2
were occupied. This data indicates that typically on a Friday additional parking for the
Triplex Theatre Addition will have to occur on Block 200, but on other weekdays parking
is available in Zones 1 and 2 to support the three new movie screens. However, as a worst
case scenario, this parking analysis assumes that all the parking for the theatre expansion
' will be provided in Block 200.
' Parking Zone 8 is full in the early evening, and during the Friday parking survey more than
70 percent of the parking spaces were occupied during the entire survey period. MuldooWs
Irish Pub (202 Newport Center Drive) is located immediately north of Parking Zone 8.
Based on the relatively high parking demand in this area, we recommend that theatre
patrons be directed to park in Zones 7 and 6, with additional parking available in Zones 5
and 9 when it is required. As shown in Tables 4 and 5 the existing parking demand in these
' four parking areas is relatively low. Less than ten percent of the parking spaces in Zones
5, 6, and 9 were occupied after 7:00 PM during both the Wednesday and Friday parking
surveys.
' 11
G
ZONE 1 `
� ...�.✓•'"'.•ue[t x � .•Aee •+eeet tx a yt a' t
` R�SV9. ,�_ _. l\ • Q • ZONE 3
_ ti
Q�J������ ZONE 7 ' . ! `` +`' ,t \` "+�
ZONE 8 �M •• .' ♦ ,;`S � .�1'k+' rs`r °`� ''•
l 0� ��/1�' ZONE 2 `PV
*- (� •t.,� ' "- / \`\
Owe
/.
� :: V `X � -�- •� ZONE 4
ZONE 6 ��` �� _ •'
6
ZONE1 J 5
s�z>
Ap-
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_
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aD 5
NORTH PARKING ZONES
IL
' I Unscott, Law & Greenspan, Engineers EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
12
I --
TABLE 4
NEWPORT CENTER EDWARDS THEATRE
FRIDAY PARKING SURVEY
February 11, 1994
Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Total
205 Spaces 372 Spaces 24 Spaces S Spaces 224 Spaces 126 Spaces 49 Spaces 83 Spaces 169 Spaces 1259 Spaces
Time #of % #of % #of % #of % #of % #of % #of % #of % #of % #of %
PM Cars Used Cars Used Cars Used Cars Used Cars Used Cars Used Cars Used Cars Used Cars Used Cars Used
4:00 189 92% 153 41% 19 79% 1 20% 45 20% 66 52% 37 76% 91 110% 69 41% 670 53%
4:30 201 98% 218 59% 13 54% 0 0% 35 16% 76 60% 39 80% 83 100% 67 40% 732 58%
5:00 203 99% 252 68% 12 50% 3 60% 30 13% 56 44% 37 76% 78 94% 1 53 31% 724 58%
5:30 1 206 100% 239 1 64010 S 1 33% 1 20% 25 11% 42 33% 41 84% 75 90% 27 16% 664 53%
LA) 6:00 205 100% 225 60% 10 42% 2 40% 14 6% 22 17% 30 61% 74 89% 9 5% 591 47%
6:30 182 89% 236 63% 9 38010 1 20% 13 6% 1 16 13% 25 51% 81 98% 8 5% 571 45%
7:00 197 96% 214 58% 5 21% 1 20% 5 2% 11 9% 18 37% 75 90% 9 5% 535 43%
7:30 175 85% 214 58% 4 17% 0 0% 4 2% 12 9% 13 27% 70 84415 9 5% 501 40%
8:00 1 203 99% 334 90% 1 8 339a 0 0% 4 2% 6 5% 1 16 33% 69 1 83% 7 41/o 647 51%
8:30 207 101% 340 91% 20 83% 0 0% 4 2% 5 4010 13 27% 72 87% 5 3% 666 53%
9:00 207 101% 342 92% 19 79% 0 0% 1 0% 5 4% 13 27% 74 89% 4 2% 665 53%
9:30 205 100% 286 77% 22 92% 0 0% 1 0% 6 5% 12 24% 64 77% 3 290 599 48%
10:00 208 101% 294 79% 21 88% 0 0% 1 0% 5 4% 9 18% 61 73% 4 2% 603 48%
CUIN\TABLES168TML4
TABLE 5
NEWPORT CENTER EDWARDS THEATRE
WEDNESDAY PARKING SURVEY
February 16, 1994
Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Total
205 Spaces 372 Spaces 24 Spaces 5 Spaces 224 Spaces 126 Spaces 49 Spaces 83 Spaces 169 Spaces 1259 Spaces
Time #of % #of % #of % #of % #of % #of % #of % #of % #of % #of %
PM Cars Used Cars Used Cars Used Cars Used Cars Used Cars Used Cars Used Cars Used Cars Used Cars Used
4:00 94 46% 183 49% 15 63% 0 0% 57 25% 86 68% 42 86% 78 94% 81 48% 636 51%
4:30 86 42% 178 48% 17 71% 1 20% 51 23910 89 70% 1 42 86% 82 99% 77 46% 623 50%
5:00 99 48% 172 46% 13 54% 0 1 0% 47 21% 63 50% 38 78% 77 93% 50 30% 559 44%
r
100 49°% 146 39% 12 50% 1 20% 39 17% 43 34% 36 73% 73 88% 39 23% 489 39%
99 48% 120 32°% 5 21% 1 20% 24 11% 30 24% 30 61% 72 87% 21 12% 402 32%
92 45% 92 25% 5 21% 0 0% 19 8% 18 14°% 24 49% 68 82% 11 7% 329 26%
97 47% 81 22% 6 25% 0 0% 22 10% 10 8% 1 18 37% 74 89% 7 4% 315 25%
7:30 86 42% 60 16% 2 8% 0 0% 16 7% 10 8% 13 27% 66 80% 1 4 2% 257 20%
8:00 124 60°% 46 12% 5 21% 0 0% 10 4% 9 7% 11 22% 50 60% 6 4% 261 21%
8:30 126 61% 39 10% 5 21% 0 0% 3 1% 8 6% 10 20% 46 55% 5 3% 242 19%
9:00 122 60% 31 8% 4 17% 0 0% 2 1% 8 6% 9 18% 28 33% 7 4% 211j179:30 72 35% 13 3% 3 13% 0 0% 1 0% 7 6% 7 14% 22 27% 4 2% 12910:00 92 45% 15 4% 0 0% 0 0% 1 0% 6 5°l0 5 10% 17 20% 3 2% 139
GULMTABLFZU687rBL5
Linscott, Law & Greenspan, Engineers
' The three movies playing at the theatre during the parking survey were "Ace Ventura: Pet
Detective", "The Getaway"and"In the Name of the Father." Attendance at a theatre varies
' significantly depending on the movies that are playing. Movie attendance is generally the
highest on Saturday, and Friday is typically the second busiest day of the week. Attendance
is generally much lower on other weekdays. Edward's management indicated that movie
' attendance during the Friday and Wednesday parking surveys was not unusually high or low
for those days of the week.
' Table 6 presents a summary of the total building area and vacant space in Block 200 and
Block 300 during the parking surveys. As indicated at the bottom of Table 6, only 6.5
percent of the building area in Block 200 is vacant. Some vacancies are almost always
' expected in a center this size and this vacancy rate is lower than other areas in Newport
Center. Roughly 23% of the office space in Block 300 was vacant during the parking survey.
' Existing Parking Supply-Demand Analysis
t Tables 7 and 8 summarize the existing Friday and Weekday parking supply-demand analysis
for the three parking areas expected to be used to support the proposed theatre expansion
(Parking Zones 7, 6 and 5). The number of parking spaces provided in each zone with the
' completion of the theatre expansion and the planned re-striping of the parking areas in
Block 200 is also presented in Tables 7 and 8. The existing parking supply or deficiency, by
time of day, in each of the three zones was calculated by subtracting the number of cars
parked in each zone from the number of parking spaces provided in that zone, with the
completion of the theatre expansion and planned parking lot modifications. The surplus
parking spaces in these zones can be used to provide parking for the proposed project.
' Theatre Expansion Parking Demand
' The theater expansion is expected to have a peak Friday evening parking demand of 224
spaces (897 new seats x 0.25 parking spaces/seat = 224). The peak weekend (Saturday)
parking demand for the theatre expansion is forecast to be 296 spaces, based on a parking
' ratio of 0.33 parking spaces/seat. The parking demand for the theatre expansion by time of
day was determined based on prior theatre parking studies completed by LLG.
' The 668 parking spaces provided on Block 200 to support the theatre expansion,Muldoon's
and a few small retail/service uses that are open on the weekend are expected to provide
ample parking on the weekend to support the theatre expansion. Therefore, the initial
' parking analysis focused on the Friday and weekday parking conditions at the site when both
the office uses and theatre are expected to have a significant parking demand. However,
our initial analysis and parking surveys at the site indicated that the peak parking
' requirements with the theatre expansion will occur at 10:00 PM and is driven by the theatre
parking requirements not the other uses at the site. Therefore,because the Theatre parking
' demand is expected to peak on Saturday, a Saturday analysis has also been added and is
based on the Friday parking survey data collected at the site for the non-theatre uses.
' 15
' Linscott, Law & Greenspan, Engineers
TABLE 6
' EXISTING USES - BLOCK 200 AND 300
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
t
Building Area Vacant Space
Building Address (SF) (SF)
Block 200:
' 200 Newport Center Dr. 25,518 0
202 Newport Center Dr. 8,602 0
220 Newport Center Dr. 10,340 1,225
230 Newport Center Dr. 28,898 0
240 Newport Center Dr. 20,788 0
250 Newport Center Dr. 19,614 9,168
' 260 Newport Center Dr. 21,794 0
270 Newport Center Dr. 8,921 0
280 Newport Center Dr. 14,824 0
' TOTAL 159,299 100398 (6.501b)
Block 300:
t 300 Newport Center Dr. Theater 0
359 San Miguel Dr. 14,000 3,218
363 San Miguel Dr. 11,000 0
' 366 San Miguel Dr. 11,000 3,432
369 San Miguel Dr. 21,800 12,363
1367 Avocado Avenue 18,000 0
' 1333 Avocado Avenue 2,600 0
1303 Avocado Avenue 18,650 3,667
TOTAL 97,050 12,680 (2301o)
The vacancy rate for Block 200 is at 6.5%(excluding the 210 building,which will be replaced by the proposed
' theatre expansion); and for Block 300, it is 23%, excluding Edwards Theatre.
QVLN\TA13LESV687raL6
16
Linscott, Law & Greenspan, Engineers
' TABLE 7
' FRIDAY PARKING SUPPLY-DEMAND ANALYSIS
PARKING ZONES 7, 6 AND 5
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
' Newport Beach
' Zone 7 Zone 6 Zone 5
34 Spaces Provided 132 Spaces Provided 235 Spaces Provided
' Existing Existing Existing
Existing Surplus (+)/ Existing Surplus (+)/ Existing Surplus (+)/
Time Demand Deficiency (-) Demand Deficiency (-) Demand Deficiency (-)
' PM (1) (2) (3) (4) (5) (6)
4:00 37 (-3) 66 +66 45 +190
' 4.30 39 (-5) 76 +56 35 +200
5:00 37 (-3) 56 +76 30 +205
' 5:30 41 (-7) 42 +90 25 +210
6:00 30 +3 22 +110 14 +221
6:30 25 +9 16 +116 13 +222
' 7:00 18 +16 11 +121 5 +230
7:30 13 +21 12 +120 4 +231
' 8:00 16 +18 6 +126 4 +231
' 8:30 13 +21 5 +127 4 - 231
9:00 13 +21 5 +127 1 +234
' 9:30 12 +22 6 +126 1 +234
10:00 9 +25 L 5 +127 1 +234
' The existing parking surplus (+) or deficiency(-)was calculated by subtracting the number of cars parked in
the parking zone from the number of spaces that will be provided in that zone with the completion of the
' theatre expansion and the planned re-striping of the parking areas in Block 200.
GVLNU66A169ML7
17
Linscott, Law & Greenspan, Engineers
iTABLE 8
WEEKDAY PARKING SUPPLY-DEMAND ANALYSIS
PARKING ZONES 7, 6 AND 5
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
' Newport Beach
' Zone 7 'Lone 6 Zone 5
34 Spaces Provided 132 Spaces Provided 235 Spaces Provided
' Existing Existing Existing
Existing Surplus (+)/ Existing Surplus (+)/ Existing Surplus (+)/
Time Demand Deficiency (-) Demand Deficiency (-) Demand Deficiency (-)
' PM (1) (2) (3) (4) (5) (6)
4:00 42 (-8) 86 +46 57 +178
' 4:30 42 (-8) 89 +43 51 +184
5:00 38 (4) 63 +69 47 +188
' 5:30 36 (-2) 43 +89 39 +196
6:00 30 +4 30 +102 24 +211
6:30 24 +10 18 +114 19 +216
7:00 18 +16 10 +122 22 +213
7:30 13 +21 10 +122 16 +219
8:00 11 +23 9 +123 10 +225
' 8:30 10 +24 8 +124 3 +232
9:00 9 +25 8 +124 2 +233
' 9:30 7 +27 7 +125 1 +234
10:00 5 +29 6 +126 1 +234
' The existing parking surplus (+) or deficiency (-) was calculated by subtracting the number of cars parked in
the parking zone from the number of spaces that will be provided in that zone with the completion of the
' theatre expansion and the planned re-striping of the parking areas in Block 200.
Q%1LM1687366TrBL8
' 18
' Weekday Parking Analysis Linscott, Law & Greenspan, Engineers
The parking analysis for the project is summarized in Tables 9 and 10. These tables include
the anticipated parking demand for the theatre expansion by time of day, as well as the
' existing and future parking surplus or deficiency in parking Zones 7, 6 and 5. The
anticipated parking demand for the theatre expansion is present in column two (2) in Tables
9 and 10. This parking forecast was calculated by multiplying the peak weekday parking
' demand of 224 spaces by the anticipated parking profile presented in column 1.
The theatre parking demand is expected to utilize the parking closest to the theatre(Parking
' Zone 7) and extend to other parking areas (Zone 6 and then Zone 5 and/or 9) later in the
evening as the parking demand for the theatre increases. The existing parking surplus or
deficiency for Zones 7, 6 and 5 are presented in columns 3, 5 and 7,respectively. The future
' parking surplus or deficiency in these zones was calculated by adding the theatre parking
demand shown in column 2 to the existing parking surplus or deficiency, first to Zone 7 and
6, then to Zone 5, if required to meet the theatre parking requirements.
As shown in Tables 9 and 10, parking for the theatre expansion can be accommodated
entirely in Zones 7 and 6, until 7:00 in the evening. Later in the evening, during the,peak
' theatre period associated with the parking overlap between the second and third movie
showings, a maximum of 72 spaces are forecast to be required in Zone 5 and 9 on a Friday
night. The parking area that is expected to be used to support the theatre expansion is
illustrated in Exhibit 6. All of the parking spaces required to support the theatre expansion
on a weekday are provided within approximately the same walking distance as the parking
provided for the existing theatre.
This parking analysis indicates that a surplus of more than 160 spaces is anticipated in
parking Zones 5 through 7 during the weekday evening period with the completion of the
' proposed project (see column 8 in Tables 9 and 10).
Saturday Parking Analysis
' The existing and proposed theatre are expected to have the greatest- parking demand on
Saturday evening. The existing 1,998 seat-theatre requires 659 spaces (1,998 seats x 0.33
spaces/seat = 659 spaces) based on City parking code requirements. This peak parking
requirement is 91 spaces more than the peak parking demand for the existing theatre of 568
spaces observed on Friday at 9:00 PM in parking zones 1, 2 and 3 (see Table 4).
' The peak Friday parking demand for the triplex theatre addition is expected to be increased
by 72 spaces to obtain the peak Saturday parking demand (296 - 224 = 72). Therefore, the
peak parking demand for a Friday is expected to be increased by a total of 163 spaces (91
spaces for the existing theatre and 72 spaces for the triplex addition) to obtain the peak
Saturday parking demand.
' 19
Linscott, Law & Greenspan, Engineers
TABLE 9
FRIDAY PARKING ANALYSIS SUMMARY
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach
Triplex Theatre Addition Zone 7 Zone 6 Zone 5
Peak Weekday Demand Surplus (+)/ Surplus (+)/ Surplus (+)/
224 Spaces Deficiency (•) Deficiency (-) Deficiency (•)
%of Peak No. of Future Future Future
Time Demand Spaces Existing [3-2] Existing [5+4] Existing [7+6]
PM (1) (2) (3) (4) (5) (6) (7) (8)
4:00 10% 22 (-3) (-25) 66 41
4:30 15% 34 (-5) (-39) 56 17
5:00 15% 34 (-3) (-37) 76 39
5:30 30% 67 (-7) (-74) 90 16
6:00 40% 90 3 (-87) 110 23
' 6:30 50% 112 9 (403) 116 113
' 7:00 55% 123 16 (407) 121 14
7:30 65% 146 21 (-125) 120 (-5) 231 226
8:00 75% 168 18 (450) 126 (-24) 231 207
8:30 85% 190 21 (-169) 127 (42) 231 189
' 9:00 90% 202 21 (-181) 127 (-54) 234 180
9:30 95% 213 22 (-191) 126 (-65) 234 169
10:00 100% 224 25 099) 127 (-72) L 234 162
The existing parking surplus (+) or deficiency (-) for parking Zones 7, 6 and 5 are-also presented in Table 7. A parking
summary for Zone 5 is only shown during the time period when theatre patrons would be expected to park in this area.
Theatre patrons are expected to initially use Zone 7,-then Zones 6 and 5 as additional theatre parking is required.
C:VINV6871687ra49
' 20
Linscott, Law & Greenspan, Engineers
TABLE 10
WEEKDAY PARKING ANALYSIS SUMMARY
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
' Newport Beach
Triplex Theatre Addition Zone 7 Zone 6 Zone 5
Peak Weekday Demand Surplus (+)/ Surplus (+)/ Surplus (+)/
224 Spaces Deficiency (•) DeficIency (•) Deficiency (-)
' % of Peak No. of Future Future Future
Time Demand Spaces Existing [3-21 Existing [5+41 Existing [7+61
PM (1) (2) (3) (4) (5) (6) (7) (8)
' 4.00 109po 22 (-8) (-30) +46 16
' 4:30 15% 34 (-8) (42) +43 1
5:00 15% 34 (-4) (-38) +69 31
' 5:30 30% 67 (-2) (-69) +89 20
6:00 40% 90 4 (-86) +102• 16
6:30 50% 112 10 (-102) +114 12
' 7:00 55% 123 16 (-107) +122 15
7:30 65% 146 21 (-125) +122 (-3) +219 216
' 8:00 75% 168 23 (-145) +123 (-22) +225 203
8:30 85% 190 24 (-166) +124 (42) +232 190
' 9:00- 90% 202 25 (-177) +124 (-53) +233 180
L.()o930 95% 213 27 (-186) +125 (-61) +234 173
100% 224 29 (-195) +126 (-69) +234 165
1 The existing parking surplus (+) or deficiency (-) for parking Zones 7, 6 and 5 are also presented in Table 8. A parking
summary for Zone 5 is only shown during the time period when theatre patrons would be expected to park in this area.
Theatre patrons are expected to initially use Zone 7, then Zones 6 and 5 as additional theatre parking is required.
Q\JLM168T1687rBr-10
21
' G
ZONE 1 �\ \
�......- ' JJ �o \Jo.-•.``...eARct,. Lr4Rect Be.,: R
ZONE 3
' fART ZONE 7 `.' ' / ` .�` yy •' eer �•� \ ��
V!)7Wdtla, ':' :y �P�• ::a^� .�'�115 � yl� \ e• �•.• ` \�
ONE 8
' 1 ;ft ;. yyyy ZONE 2 �=' .'• — / �`�
ZONE 4 '
. �.. a �":" ,:,j. '•:;,?;ir / �`' yygrl+• �. ��•= /f'
i .e . MOT• '+• � ..b'°Grr•.•.,Cs��`:vvti.;.• ///// (yv} . j /!� ^a� /
I ^al / TART ' •. N �,::v •�`• / / /
' S .ART ,4 �� • / /
I / V.
Parking Required During Peak Weekday Period!
® Additional Parking Required During Peak Saturday Period
6
' NORTH PARKING AREA REQUIRED FOR
THEATRE EXPANSION DURING PEAK PERIOD
4G Linscott, Law & Greenspan, Engineers 22 EDWARDS 810 NEWPORT CINEMAS TRIPLEX ADDITION
'
Linscott, Law & Greenspan, Engineers
After 7:00 PM in the evening the Friday and Saturday parking demand at the site for the
non-theatre uses are expected to be approximately the same. Review of the Friday parking
survey data at the site (see Table 4), indicates that at all times there were at least 30 vacant
parking spaces in Zone 2. Therefore, on Saturday approximately 133 additional theatre
parking spaces will be required during the peak period compared to the Friday parking
' analysis presented in Table 9.
These 133 additional parking spaces can be provide in parking zones 5 and 9, as shown in
Exhibit 6. A total of 194 surplus parking spaces are anticipated in parking zones 5 and 9,
based on this peak Saturday parking analysis.
PEDESTRIAN AND VEHICULAR CIRCULATION
•' Pedestrian access from the parking area immediately south of the theatre expansion (Zone
7) will be provided via a sidewalk and stairs situated on both the east and west side of the.
' proposed theatre building. To enhance pedestrian safety adequate lighting should be
provided in these pedestrian corridors and in the parking areas that will be-utilized by
theatre patrons.
' The proposed theatre expansion does not include any modifications to the existing vehicular
access to Blocks 200 and 300. Vehicular access to the parking provided for the theatre
' expansion will be provided from existing driveways on Anacapa Drive and Farallon Drive.
During and after construction of the triplex theatre addition, signs should be posted to
' indicate to theatre patrons that parking for the theatre addition will be provided in the
parking areas south of the new theatre, with access to these parking areas via Anacapa
Drive and Farallon Drive. The theatre patrons are expected to initially fill parking areas 1
' and 2, which are currently used for the existing theatre. Therefore, theatre patrons need to
be directed from these areas to the available parking in areas 7, 6, 5 and 9. There is not a
direct vehicular connection between Block 200 and Block 300, and a vehicular connection
' between these two parking areas is not practical because of the significant grade difference
between the two blocks. There are existing pedestrian connections,via stairs,between Block
200 and Block 300.
' Patrons could also be informed and encouraged to use the appropriate parking areas in
Block 200 on Edward's telephone information message that currently provides information
regarding what movies are playing at the theatre and their starting times.
' Further, to discourage theatre patrons from using the retail parking available on the
opposite side of Newport Center Drive and illegally jaywalking across Newport Center Drive
to the theatre, we recommend that a physical barrier (fence, hedge, etc.) be constructed to
' prohibit mid-block pedestrian crossings. This barrier would also increase the walking
distance from the retail parking northwest of Newport Center Drive to the theatre and
reinforce that theatre patrons should park in Block 200.
23
Linscott, Law & Greenspan, Engineers
SUMMARY
' The proposed Edwards Theatre Triplex Addition will include a total of 897 new seats
(299 seats in each of the three new auditoriums); and will be constructed southwest of
the existing theater. The theatre expansion will replace the 210 Newport Center building,
' which was formerly the Good Earth Restaurant.
' • The theatre expansion is expected to generate 660 vehicular trips on a daily basis (half
arriving, half departing), with 75 project trips forecast during the PM peak hour (70
inbound, 5 outbound). The project is not expected to increase traffic volumes during the
AM peak hour.
• Analysis completed using the City of Newport Beach's 1%traffic impact criteria,indicates
' that the project will increase future traffic volumes by more than 1% at MacArthur
Boulevard/San Miguel Drive and at Pacific Coast Highway/Newport Center Drive, with
less than a 1% impact forecast at the other six intersections evaluated in this report.
' • The Pacific Coast Highway/Newport Center Drive intersection currently operates at LOS
A during the PM peak hour and is forecast to continue to operate at LOS A with the
' addition of background,cumulative and project-related traffic. During the PM peak hour,
the MacArthur Boulevard/San Miguel Drive intersection currently operates at LOS B and
is forecast to operate at LOS D in the future with or without the proposed theatre
' expansion.
• The proposed theatre addition is expected to have a peak weekday (Friday) parking
' demand of 224 spaces and a peak weekend (Saturday) parking demand of 296 spaces.
• Parking for the proposed theatre will be shared with the other existing uses at the site
and will primarily be provided south of the theatre in Block 200.
• Currently there are 651 parking spaces in Block 200, and 606 parking spaces in Block
' 300. The proposed theatre building will result in the loss of 15 parking spaces (9 spaces
in the 210 Newport Center Building parcel and 6 spaces in the common parking area in
Block.200). However, 32 spaces can be added by re-striping the parking in Block 200.
' • A total of 668 spaces will be provided on Block 200,with the completion of the proposed
theatre expansion.
• Based on parking surveys at the site and the anticipated parking demand for the
' proposed triplex theater addition,adequate parking will be provide to support the project.
• A directional sign program should be developed for the project to direct theatre patrons
to the appropriate parking areas.
• A physical barrier should be constructed along Newport Center Drive to prohibit mid-
block pedestrian movements between the retail parking in Fashion Island and Edwards
Theatre.
C�In\168'7r
24
1 �
i
1 1% Traffic Volume Analysis
' Intersection MacArthur Blvd / San Joaquin Hills Rd
(Existing Traffic Volumes based on Average inter pr ng 19 _) PM
(+W0 YeAC6 rv'A41)
' Peak 2k Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2� Hour Growth Peak 2k Hour Peak 24 Hour Peak 2k Hour Peak 2k Hour
Volume Volume Volume Volume Volume i Volume
I
Northbound 2558 �67v�`' 1327 412. • 32Z 33
' southbound 4623 72� �6L7 SfO 10
Eastbound 1825 0'l0 `''o `i51 Z'Z8z 22 i O
1 Westbound 1121 �070 ' 0 5q 1 j 8O 12-
1 Project Traffic is estimated to be less than 1% of Projected
Jo! Peak 22 Hour Traffic Volume
1 Project Traffic is estimated to be greater than 1% of Projected
Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
1 (I.C.U.) Analysis is required.
1
1
1
i
1 II Ci ff ''
1 lejwgods PJi qt" olr4 nt"-s Tri �Cx A,14t�lon DATE: Z'`��—q�
PROJECT:
1% Traffic Volume Analysis
' Intersection MACARTHUR BL/SAN MIGUEL DR
(Existing Traffic Volumes based on verage inter pring 19T2JPM
' Peak 2h Hour Approved
Approach Existing Regional Projects Projected 1X of Projected Project
Direction Peak 2� Hour Growth Peak 2h Hour Peak 2k Hour Peak 2k Hour Peak 2h Hour
' Volume Volume Volume Volume Volume Volume
Northbound 1962 7)) 353 1l3 2y88 25
' Southbound 2743 6r+) 414 411 3-7 j (d
Eastbound 2101 070 0 430 153701 ��jy r�j
' Westbound WO) 0 102 903 D 24
Project Traffic is estimated to be less than 1% of Projected
Peak 22 Hour Traffic Volume
' Project Traffic is estimated to be greater than 1% of Projected
Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
' (I.C.U.) Analysis is required.
' Edwards 13i� NcwpcA CirewAs Triflex Ad84ion DATE: Z-19-91
PROJECT:
1
1% Traffic Volume Analysis
Intersection JAMBOREE RD/SAN JOAQUIN HILLS RD
' (Existing Traffic Volumes based on Average Winter/Spring 19 92) '?M
C3lear5
Peak 2h Hour Approved
Approach Existing Regional Projects Protected 1% of Protected Project
Direction Peak 2h Hour Growth Peak 2h Hour Peak 2h Hour Peak 2h Hour Peak 2h Hour
Volume Volume Volume Volume Volume Volume
Northbound 3401 37 r 30(p 17ZI 'f934 49
' Southbound 5055 ?, 303 1493 6651 66 i 35
Eastbound 414 b 30� �i8 7 0
Westbound 1558 15 1653 17 2
' Project Traffic is estimated to be less than 1% of Projected '
Peak 231 Hour Traffic Volume
' o Project Traffic is estimated to be greater than 1% of Projected
Peak 2z Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
1
' �clwa�c,5 �iq Nlew-24 Gncrnas 'TrifleX "41on DATE: Z 16-1q
PROJECT:
' 1% Traffic Volume Analysis
Intersection Jamboree Rd / Santa Barbara Dr
' (Existing Traffic Volumes based on Average Winter/Spring M
' Peak 2h Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2y Hour Growth Peak 2� Hour Peak 2k Hour Peak 2y Hour Peak 2h Hour
' Volume Volume Volume Volume Volume i Volume
Northbound 2737 370 16y '114 361-7 36 I 0
' Southbound 4426 (37.) Z66 1386 (00?8 61
Eastbound _0_ $0 So g
Westbound 2013 �07e�— 630 7. G43 ?Jo
Project Traffic is estimated to be less than 1% of Projected
}a! Peak 2,. Hour Traffic Volume
' a Project Traffic is estimated to be greater than 1% of Projected
Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U. ) Analysis is required.
1
G..reMas T;�)ex DATE:
PROJECT:
' 1% Traffic Volume Analysis
Intersection Coast Hwy / Jamboree Rd
' (Existing Traffic Volumes based on Average Winter/Spring g3 )PM
(4-w yells awN+)
' Peak 2h Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2k Hour Growth Peak 211 Hour Peak 2k Hour Peak 2h Hour Peak 2y Hour
Volume Volume Volume Volume Volume Volume
' Northbound 1076 OZ) O 62 138 (� ! 7
' Southbound 3975 l 239 y S)O$ 51 0
Eastbound 4761 ZZ) 110 lsq 5105 59 3�
' Westbound 4062 Z�•) 162. 068 y632 �$ 3
'Project Traffic is estimated to be less than 1% of Projected
Jot Peak 22 Hour Traffic Volume
a Project Traffic is estimated to be greater than 1% of Projected
Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
' Edv,rcls i3 a Newpoc+ gy%t"s T-I-Flex, A444iavl DATE: z l6-9N
PROJECT:
1% Traffic Volume Analysis
' Intersection COAST HIGHWAY/NEWPORT CENTER DR
(Existing Traffic Volumes based on Average Winter/Spring 92 )PM
t3 YeAq mvA�l.
' Peak 2k Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2> Hour Growth Peak 211 Hour Peak 2k Hour Peak 2� Hour Peak 2h Hour
Volume Volume Volume Volume Volume Volume
' Northbound _0_ Q
' rWEed
uthbound 1774 07o) 0 Z35 Z00 20 I3718 zZ) 2,23 348 3063 27. �y 253 3500 355 i 0
' Project Traffic is estimated to be less than 1% of Projected
Peak 22 Hour Traffic Volume
' Project Traffic is estimated to be greater than 1% of Projected
Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
rr-- II
C.jWards Ziq NC•uuort Cincro"ks Tri )tx UWi110r-1 DATE: Z-I6-Qy
' PROJECT:
1% Traffic Volume Analysis
' Intersection COAST HIGHWAY/AVOCADO
(Existing Traffic Volumes based on Average Winter/Spring 19 92)PM
(3 a-fs faw}h
' Peak 2h Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2h Hour Growth Peak 2h Hour Peak 2y Hour Peak 2h Hour Peak 2k Hour
Volume Volume Volume Volume Volume Volume
Northbound 665 07. 0 671
' south bound 818 075 Zly 10922 1 I
Eastbound 3493 (2z) 2.10 303 y071 I i
twestbound 2708 62 217 3097 31 ly
t `cif Project Traffic is estimated to be less than 1% of Projected
J� Peak 22 Hour Traffic Volume
' ❑ Project Traffic is estimated to be greater than 1% of Projected
Peak 2z Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U. ) Analysis is required.
t
1
�duvards Fio Ne!, 4 C%NrvAS Tr1'o)tX kd;46rn DATE:
' PROJECT:
1% Traffic Volume Analysis
' Intersection coast Hwy / MacArthur Blvd
(Existing Traffic Volumes based on Average Winter/Spring PM
(7. VIVO qrboW
Peak 211 Hour Approved
Approach Existing Regional Projects Projected 1% of Projected Project
Direction Peak 2� Hour Growth Peak 231 Hour Peak 2k Hour Peak 24 Hour Peak 22 Hour
Volume Volume Volume Volume Volume Volume
Northbound _p_ —0— — 0 — —0 _ 0
' Southbound 2342 431 3060 31 i
Eastbound 4111 2a Eby 324 4519 46 1
' { Westbound 3634 27a 14� Zg� ya62 y� 2`3
' Project Traffic is estimated to be less than 1% of Projected
Peak 22 Hour Traffic Volume
' Project Traffic is estimated to be greater than 1% of Projected
[] Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
' 50(4ArJs Ncw 4 -QrKrv-q5 Tri 6 Aall'O0 DATE: %Z-16_�y
PROJECT:
I�
MA7135PM
' INTERSECTION CAPACITY UTILIZATION ANALYSIS
INTERSECTION: 14ACARTHUR BOULEVARD $ SAN MIGUEL DRIVE 7135
EXIST TRAFFIC VOLUMES BASED DR AVERAGE DAILY TRAFFIC WINTER/SPRING 1992 PM
' I - IEXISTINGIPROPOSEDIEXISTINGIEXISTINGIREGIONALICOMMITTEDI PROJECTED IPROJECTIPROJECTI
IMovementl Lanes I Lanes I PK HR I V/C I GROWTH I PROJECT I V/C Ratio IVOlume I V/C I
I ICepacitylcapacityl Volume I Ratio I Volune I Volume Iw/o Projectl I Ratio I
' I I I I I I I I Volume I I
--
____...I
I NL 1 1600 1 1 50 1 0.03 - 1 8 1 ()spy#1 1 I Q,Oy 1*
---NT__-.-•----•-i.-----••i---•-_--------- -_•__-.. _ .--__...•...................'I
.- .... I 112 1 -15 1 ---4.3Q-- ------- -0,3o I
'
-------) 3200 I-- I ] 0.24
132 1 1
1 I-----••---••-•-------------------------•---------------------- ----------------------------
St. 1 16001 1 7 1 0.001 1 0 1 (),CO 1 10,001
I------------------------------------------------------------------------------------ ------I
ST 1 1 1006 1 161 1 16411 0.52,30 10 5� l ti
' (---SR--) 3200 ------------------) 0.39 "----------------- ---------- - --------------I
245 I 1 117 1 1 5 1 I
-------------------•---•------•---- .----- >t
1 EL 1 3200 1 1 549 1 0.17 * 1 135 1 6.71
-------- ---------------------•-...---_----------------------•--..-_ I
...___I
�__.ET__... --------
1 1 291
I I -,5 1
'
� Ip.1� I
'-' -.) 3200 i--'----'i--------) 0. ----------------
.- .t4...I .
ER --- I I 15 I I - I I
--- -. - - 1
1 WL 1 1600 1 1 106 1 0.07 1 2 1 0.07 1 10,67 1
--------------------•---------------------------•------------------------ -----I
j___WT____ 1 1 120 1 1 y9 I I II I 1*
' o,o�� - -----------P
] 3200 ---------------18] 0.04 i-_...---I-----Q�i-•----- - I I I
I.
WR 1 I
' lE%!STING __________________________i__.o:�i_.__..._....._..__._.__._._.__._ -------------I
I
1__--_-•-•-----------------•------•-----•-----•---•-•-----•-_---------•------
1E%IST + REG GROWTH + COMMITTED W/PROPOSED IMPROVEMENTS I.C.U. 1 0,8-6 1 I
1 !-------------------- •----•- -.•---•-.----•_.__'_...._•-"-'--.._.__....._......I
(EXISTING + COMMITTED + REGIONAL GROWTH + PROJECT I.C.U. 1 0.83 1
' 0 Projected + project traffic I.C.U. will be less than or equal to 0.90
1_1 Projected + project traffic I.C.U. wilt be greater than 0.90
' 1_1 Projected + project traffic I.C.U. w/systems improvement will be
Less than or equal to 0.90
1_1 Projected + project traffic I.C.U. with project Improvements will
' be less than I.C.U. without project
---------------------------.------_-..__.___.._._...__...__......-_.._..__...__..._._._..
Description of system improvement:
' F.8w4r�s P>ia Ncwperl• Cev4er Tr. leX A alan
PROJECT FORM II
MA7135PM
NNW--
CH5330PN
INTERSECTION CAPACITY UTILIZATION ANALYSIS
INTERSECTION: COAST HIGHWAY 3 NEWPORT CENTER DRIVE 5330
EXIST TRAFFIC VOLUMES BASED ON AVERAGE DAILY TRAFFIC WINTER/SPRING 1992 PM
---------------------------------------------------------•--_----.----.------------•---------
I IEXISTINGIPROPOSEDIEXISTINGIEXISTINGIREGIONALICOHHITTEDI PROJECTED 1PROJECTIPROJECTI
IHovementl Lanes I Lanes I PK MR I V/C I GROWTH I PROJECT I V/C Ratio IVOluae ( V/C 1
ICapacitylCapacityl Voluae I Ratio I Volune I Volune 1w/o Project[ ( Ratio 1
I I I I I I I I volune I i I
----------------------------------",--I
NLI I I -------------•------------------------------------------ I .
l
I HT I I I I I I I I I I
---------------------------------------•-.---------...._.........I
I.--NR .i ...._.. .'------I 1 I I I I I I I
.:.._
I----------------------------------------------•------------------•--__.....---- I
I sL I 3200 1 [ 230 I 0.07 • I ?-I?-II 0.0$0 I I.
I
I ST I i I I I I I I I 1
-----•----I
SR I N.S. 1 1 5831 1 1 68 1 1 21 1
--------------------------- ----••-1
45
0.
I EL---I-' -----I------------ 2---1 ----08 ------ -I---ya-!---O.O1 *I- 20 1-----1-1
[ ET i 4800 1 [ 1235 I 0.26 1 -1J 1 1-31 1 0.30 i y 1 (),30.1--.,
i ER I I I I I I I I I I
I WL I I I I 1 I I 1 I I
I Vr 1 ••-._..
Wr I 1 4800 i 1 1253 I 0.26 * -15 I 116 I 0.36 It I 10,30�1
I--------------------•----••-----•------------------------------------------------- I
I WR I H•S 1 1 1041 1 1 10 1 1 I
- ---------------
(EXISTING .'-....---"--------------i'--0.41.i__..._.... _....._.._.__..__... 1
_ ------•--•----
IEXIST + REG GROWTH + COMMITTED W/PROPOSED IMPROVEMENTS I.C.U. 1 6.41 1 1
!
••.--......--.•.............................................................................
1EXISTING + COMMITTED + REGIONAL GROWTH + PROJECT I.C.U. 10.48 I
1vf Projected + project traffic I.C.U. wilt be less than or equal to 0.90
1_1 Projected + project traffic I.C.U. will be greater than 0.90
1_1 Projected + project traffic I.C.U. w/systems improvement will be
less than or equal to 0.90
1_1 Projected + project traffic I.C.U. with project improvements will
be less than I.C.U. without project
-----------------------------------------------------------------------------------------
Description of system improvement:
OLJ* 5 ) NtvJ er+ Grn"s Tr; lex AJa4'on
PROJECT
FORH it
CH5330PN
Edwards Theatre& Circuit, Inc.
• 300 Newport Center Drive.Newport Beach.California 92660 (714)640-4600
Lawrence H.Davidson.Esq
Executive Vice President Cif Cenral Counsel
REFER 70 FILE NO.
FAX: 714-721-7170 July 5 1994
J Y , 40764.673
VIA MESSENGER DELIVERY
Mr. Aziz M. Aslami
Associate Planner
Planning Department
CITY OF NEWPORT BEACH
3300 Newport Blvd.
Newport Beach,CA 92659-1768
• Re: General Plan Amendment 94-1(B); Use Permit 1527, Traffic
Study No. 94
Dear Mr. Aslami:
Per your June 30, 1994, request, we have prepared and enclosed Edwards
Concession Co., Inc. Check No. 906 in the amount of $770.00, for the above traffic
study.
Very truly-yours,.
�
ence a sonZ
Executive Vice President&General Counsel
LHD:Ihd
Enclosures
71440705.LHD
•
r r
�EWPoRr
CITY OF NEWPORT BEACH
U \ S P.O.BOX 1768,NEWPORT BEACH, CA 92658.8915
e.
PLANNING DEPARTMENT (714) 644-3225
June 30, 1994
Mr. Lawrence H. Davidson
Edwards Theaters Circuit, Inc.
300 Newport Center Drive
Newport Beach, CA 92660
Subject: Newport Center Edwards Theater Expansion
Additional Traffic Services.
Dear Mr. Davidson:
The additional traffic study related services for the proposed Edwards Theater Expansion,
which become necessary as a result of the additional parking study, was a lump sum of$700.
The City administrative fee is a 10% ($70) charge. The required services have been
provided by the Linscott, Law and Greenspan Engineers. Please submit a check in the
amount of $770 payable to the City.of Newport Beach prior to July 7, 1994 to avoid delay
of this project.
If you have any questions please call me at 644-3236.
Very truly yours,
PLANNING DIRECTOR
JAMES D. HEWICKER, DIRECTOR
By Q�n
Aziz M. Aslami
Associate Planner
F.\W P51\...\Aziz-A\Traffic\TP094\Edmrds.i t r
Boulevard Newport Beach
Newport ,
�_ 3300 �
PURGWSE ORDER PAGE 1
Oxt�EWPp CITY OF NMVPORT BEACH • PURCHASE ORDER
RD RNUMBER
3300 NEWPORT BOULEVARD ,,,;,,,,,,,,,,,:
U r P.O. BOX 1768
a oRN, NEWPORT BEACH, CALIFORNIA 92659-8915
PHONE: (714) 644-3118
PURCH,ORDER DATE I DATE REQUIRED REQUISITION NO. VENDOR NO. DESCRIPTION
04/08/94 3361 ATTN: JAY L. NELSON
VENDOR LINSCOTT, LAW i¢ GREENSPAN-ENG. SHIP CITY OF NEWPORT BEACH
1580 CORPORATE DRIVE TO PLANNING DEPARTMENT
SUITE 122 3300 NEWPORT BLVD.
COSTA MESA, CA 92626 NEWPORT BEACH, CALIF. 92663
CONFIRM. 113LANKET I FINAL PAYMENTTERMS FREIGHT
N I N NET 30 DAYS f- -
QUANTITY UNIT OF MEASURE COMMODITY CODE UNIT PRICE EXTENSION
PROVIDE TRAFFIC STUDY ANALYSIS FOR EDWARDS THEATRE
EXPANSION, NEWPORT CENTER. PER YOUR PROPOSAL DATED
2/02/94.
NPT-TO. EXCtED 954600.00
CONTACT: JOH9 DOUGL35 PLANNING- DEV PTNIENT
(7 -1 644-3212:�
•' i .Otl i0 �8G'+ .; i,!'•„ ' '' 0
0 .0000 5,600.00
ITEM NO.001 TRAtCIC AND bNC1IN '4I13G
TOTAL PURCHASE ORDER 5.600.00
ORGANIZATION ACCOUNT PROJECT PROJECT ACCOUNT AMOUNT
010 2300 5,600.00
TOTAL PURCHASE ORDER 5.600.00
AC( E Acceptanpn ofihla ordorby soIlonvendorwlIJbhQ. scbnawlodpoment ar by delivery In Whole arm pan of the Items called for hereunder.
By thl0 ardor,the aelletNUnder e&D-WIndBee mat he hog road and agrees to all terms and conditions Including those printedon the novena ��^" i <{ �"•
side of this CaneacVPurchoso Order The Doty terms and conditions that will be applicable to the Interpretation of this Commct ere these Issued by the
City of Newport Beech BY
IMPORTANT CITY OF NEWPORT BEACH
GENERALTERMS AND CONDITIONS ON THE REVERSE SIDE ARE INCORPORATED HEREIN.
The Mote,covered by this Purohaso Order or Contract must conform to applicable Cal-OSHA Standards,and/or other appropriate laws,regulations,rules,and code of Federal Government and the State of California.Show
as a&operate Item any retail solos tax,use tax or Federal tax applicable to this purchase This order subject to California sales tax All OUT-OF-STATE VENDORS:the CITY will pay any salos/use tax on all purchases
shipped from out•of-otate.All pumhaaas and transportation charges are exempt from Federal excise tax.NOTE:All purchases are F.O.B.destination unless olhorwlce nuthoflaed.Charges for shipments are to bo freight
prepaid and added to the Invoice(shown as a separate[tam)where so authorized.Do not Include Federal transportation tax.A Newport Beach buslnass license may be required to conduct buelnoss In the City.
ORIGINATOR'S/DEPARTMENTAL COPY
L ,
PURCHASE {, + � ��- "'� arvoF
REQUISITION NE BEACH
l �ueoa�`r
P.O.No.: Date: March 29, 1994
(if Reserved) ' Dept: PLANNING
Suggested Vendor: Ship To:
Linscott, Law & Greenspan, Engineers Planning Dept.
1580 Corporate Drive, Suite 122
Costa Mesa, CA 92626
Attention: _ Phone No:
Quantity Description of Articles or Services Required unit Price Amount Budget#
1 Traffic Study Analysis for 5600 15600 010 2300
Edwards Theatre Expansion, Newport Cent r
,
. Y
,
Comments: Sub Total
$5600 deposited in account 010 2300 2/7/94 Tax
Total
Date Required: F.O.B. Terms
Code Amount
PRO ((Department Head or person authorized toecute requisitions)
PURdIrksING MANGER
t
FiNANCE.DIRECfOR(Approval required for purchases exceeding$2,006)
��E�vPaRr
CITY OF NEWPORT BEACH
U2 P.O. BOX 1768,NEWPORT BEACH, CA 92658-8915
a.�
CqC/FOFtiN`P
PLANNING DEPARTMENT (714) 644-3225
June 30, 1994
Mr. Lawrence H. Davidson
Edwards Theaters Circuit, Inc.
300 Newport Center Drive
Newport Beach, CA 92660
Subject: Newport Center Edwards Theater Expansion
Additional TrafTic'Services.
Dear Mr. Davidson:
The additional traffic study related services for the proposed Edwards Theater Expansion,
which become necessary as a result of the additional parking study,was a lump sum of$700.
The City administrative fee is a 10% ($70) charge. The required services have been
provided by the Linscott, Law and Greenspan Engineers. Please submit a check in tlfe
amount of $770 payable to the City.of Newport Beach prior to July 7, 1994 to avoid delay
of this project.
If you have any questions please call me at 644-3236.
Very truly yours,
PLANNING DIRECTOR
JAMES D. HEWICKER, DIRECTOR
By .
Associate Planner
F:\WP51\...\Aziz-A\Tmfric\TP094\Edmrds.1tr
3300 Newport Boulevard, Newport Beach
Edward8 Thntre8 Circuit, Inc.
500 Newport Ccnler Drive.NewporL Beach.California 92660 (714)640.4600
Lawrence H Davidson.Esq.
Executive Vice President U Cenral counsel
FAX: 724.721-7170 March 25,1994 REFEA 70 FILE NO.
407s4.G73
VIA MESSENGER DELIVERY
Mr.John Douglas, AICP
Principal Planner
Planning Department
City of Newport Beach
3300 Newport Boulevard
Newport Beach,CA 92758-8915
Re: General Plan Amendment 94-1 (B);Edwards' Cinemas,
Newport Center Site
Dear John:
Pursuant your request, we have prepared and enclosed the following
documents for the above application:
1. Executed Environmental Information Form; and
2. Musil Perkowitz Ruth,Inc. Landscape Plan dated March 24,1994;
3. Musil Perkowitz Ruth,Inc. Floor Plan dated January 28, 1994;
4. Five Keith A. Swan site photographs mounted on 81/2 X 11
cardboard with positions indicated on the Landscape Plan by
corresponding letter on the back of each photograph; and
• •
EDWARDS' THEATRES CIRCUIT, INC.
GENERAL COUNSEL
Mr. John Douglas, AICP
March 25, 1994
Page 2
5. Check no. 880 in the sum of$303.00 for the review fee.
Please give me a call if you require anything further with respect to this matter.
Ver truly yours,
c en e�. You
Executive Vice President&General Counsel
LHD:Ihd
cc: James Edwards,Sr.
W.James Edwards,III.
Thomas A. Petersen,P.E.
Marios Savopoulos, AIA
Enclosures (check no. 880)
46740325.LHD
l
Edwards Theatre,5 Circuit, Inc.
300 Newport Center Dnve.Newport Beach.California 92660 (714)640-4600
Lawrence H Davidson.Esq
Executive Vice PrcaidenL a Cenral Ce06el
ft
FAX: 714-721-7170 February7 1994 REFER TO FILE NO.
40764.673
VIA MESSENGER DELIVERY
Mr.John Douglas,AICP
Principal Planner
Planning Department
City of Newport Beach
3300 Newport Boulevard
Newport Beach,CA 92758-8915
Re: Proposal to Provide Traffic Engineering Services for
Edwards Big Newport Cinemas Triplex Addition
Dear John:
Enclosed is Edwards Newport Cinema Venture Check No. 908 in the sum of
$6,160.00, payable to the City of Newport.Beach for the firm fee estimate set forth in
your letter dated February 2, 1994. I modified page five (%) to provide that Tasks I
through VI are covered by the "not to exceed" fee estimate, which is consistent with
the Proposal which inadvertently stated "Tasks I through V" on page 5, instead of the
correct scope of work which is Tasks I through VI. If there are questions please call;
otherwise, it is understood pursuant to our telephone conversation today, that work
on the study will immediately proceed.
Very truly yours,
Lawrence H. Davidson
Executive Vice President&General Counsel
LIID:Ihd
cc: James Edwards, Sr. RECEIVED BY MENT
W.James Edwards,III CITY OF NEWPORT. PLANNING DEPART
Enclosures (Check No. 908)
BE
33740207.LHD VE13 71994 0
718�9�t811211�2�s�15i8
L1NSW I VEBI03 1'94 i5V211�CNH 44 PROFiTECH64101S9 A Feb 2 .94 16 :04 No F:,77 P .02
UNSCOTT, LAW & GREENSPAN, ENGINEERS
TRANSPORTATION PLANNWO•TRAFFIC ENGINEERING,PARKING
1580 CORPORATE DRIVE.SUITE 122,COSTA MESA,CALIFORNIA 92620
TELEPHONE-(714)041.1587•FAX:(714)644139
February1994 PIIILIP M,LINSCOTT.P.E.;
JACK M.GREENSPAN.P,E,
WILLIAM A.LAW,P,a<.
PAUL W.WILKINSON,P.E.
LOON D.WARD,P.E.
JWN P.KEATING,PE.
Mr. John Douglass, Environmental Coordinator
CITY OF NEWPORT BEACH
P.O. Box 1768
Newport Beach, CA 92659-1768 '
SUBJECT: PROPOSAL TO PROVIDE TRAFFIC ENGINEERING SERVICES
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach, California
Dear Mr. Douglass:
Linseott, Law and Greenspan, Engineers is pleased to submit the following proposal to
prepare a traffic and parking study for the proposed Edwards Theater Expansion located
at 300 Newport Center Drive. As we understand It, Edwards Theater proposes the
construction of three additional theater screens/auditoriums, with a total of $97 seats
adjacent to the existing Edwards Big Newport Cinemas. The theater triplex addition would
replace the existing Good Earth Restaurant that has been vacant for a number of years.
Based on our discussions with the City of Newport Beach Planning and Traffic Engineering
Staff, preparation of a Traffic Impact Study as defined by the following Scope of Work is .
required. Further, a parking study for the project may be required, therefore this item has
been included as a separate task.
SCOPE OF WORK
TASK 1: Fxbst(ge TrafP(c Volnme Data
As defined by the City Traffic Department, the following eight intersections will make up
the study area:
• Pacific Coast Highway/Jamboree Road
• Pacific Coast Highway/Newport Center Drive
• Pacific Coast Highway/Avocado Avenue
• Pacific Coact Highway/MacArthur Boulevard
• Jamboree Road/San Joaquin Hills Road
• Jamboree Road&nta Barbara Drive
• MacArthur Boulevard/San Joaquin I•lills Road
MacArthur Boulevard/San Miguel Drive
OTHER OFFICES:PASADENA TELEPHONE:(213)681.2629•FAX:(SIB)792.0941
SAN DIEGO TELEPHONE:(619)202.3090•FAX:(619)289.7041
AN L02WO COMPANY
Received Time Feb, 3, 3:22PM
LINSCOTTFEs"a3%9a is:-z"z dN =' PROF/T-E'eF 410139 t Feb 2 ,94 16 :04 No P.a77 P.03
Linscott. Low & Greenspan, Engineers
Mr, John Douglass
CITY OF NF,WPORT BF,ACI•I
February 2, 1994
Page 2
It is our understanding that, peak hour traffic volume data for each of these intersections
is on file and will he provided by the City.
TASK 11: PEW"l M-afirse t'loncratiun & Dlst;lbutton
Traffic anticipated to be generated by the proposed theater expansion will be based on
available traffic generation data for theaters, The project-related traffic will be distributed
and assigned to the street system based on anticipated travel patterns to/from the site. The'
project-related traffic forecast and distribution pattern will be reviewed by City Staff prior
to incorporating this information in the traffic report.
TASK III: jptemection Analysis
Using the City s,.iwo anV one-half hour analysis procedure, the eight study intersections will
be analyzed to detertiiine whether formal analysis using the Intersection Capacity Utilization
(ICU) Method will be required.
As stated by the City's guidelines, if project generated traffic during the peak two and one-
half hour period is greater than 1% of the total background (existing plus regional growth
plus approved projects) two and one-half hour volume, than an ICU analysis for the PM
peak hour will be completed for the following conditions:
A. Existing traffic volumes, plus regional growth,
plus approved projects; • and
B. "A" plus project traffic.
The City will provide information on existing traffic volumes, regional growth and
approved project traffic volumes at the studyjntersections.
Based on the ICU analysis, mitigating measures will be suggested to off-set any adverse•
traffic impacts caused by the theater expansion.
Received Time Feb. 3. 3:22PM
r .
LINSCOTTFEB Q3 '94 15:23 CNB pkoF/TECFp41 8 43.5/7
Linscolt, Law & GreanspAn, Engineers
Mr. John Douglass
CITY OF NEWPORT REACH
February 2, 1994
Page 3
TASK 1V: 'l mMe Impact atly,dv.
A 'Traffic Impact Study will be prepared which will outline our findings and
recommendations. This report will be consistent with the City's Traffic Study Format and
include the appropriate tables, exhibits and appendix materials.
TASK V: On-site Circulation Analysis
Review and comment on pedestrian and vehicular access and circulation for the proposed
theater expansion. This analysis will include a discussion of the following items in the traffic
study for the project-
9 Pick-up/drop-off areas
• Sidewalks/pedestrian access between the parking area and the theater
• Parking lot lighting
TASK VI: Parking Sit&
The parking for the proposed theater expansion will be shared with the existing tenants at
the site. The majority of the tenants near the theater expansion are office type uses that
require very little parking after 5:00 I'M. The existing Edward's Theater restrictions on
movies starting before 5.00 PM will not be modified with the proposed project therefore the
project is not expected to significantly increase the parking demand before 5:00 PM.
Another Important aspect of the parking for the theater expansion will be directing theater
patrons to the appropriate parking area. If the City feels that a parking study is required
for the project, we would propose the following approach.
Parking Survey
Complete a parking survey at the existing site on a typical weekday (which is the peak for
the existing office uses) and on a Friday (which Is typically the peak weekday for movie
attendance) to determine the amount of available parking which can be utilized to support
the proposed theater expansion. The parking survey will be conducted on an area by area
basis for the entire block bordered by Newport Center Drive, San Miguel Drive, Avocado
Avenue, Farallon Drive and Anacapa Drive from 4:00 PM to 10:00 PM at half-hour
intervals.
Received Time Feb. 3, 3:22PM
F .
LINSCOTTFE_ o3 '94 15;29'cNH - PROFiTbJ-5410139 i e 0 •P.G/,7
Linscott, Law & Greenspan, Engineers
Mr. John Douglass
CITY OF NEWPORT BEACH
February 2, 1994
Page 4
In addition, an inventory will be completed at the existing site to verify the actual number
of parking spaces presently available at the site.
Parking Analysis
Forecast the anticipated parking requirements for the proposed theater expansion by time
of day by based ou City parking code requirements, parking data published by the Urban
Land Institute(ULl)and in-house data collected by LLG at theaters in Southern California.
Factor up the observed parking demand during the two parking surveys at the site to
account for full occupancy of the site. A description of all the occupied and vacant building
area In the study area must be provided by the City or the applicant. Identity the magnitude
of the expected parking surplus or deficiency by comparing the anticipated peak parking
demand with the completion of the theater expansion and the proposed parking supply at
the site.
The results of our parking study, if required,would be incorporated In the Traffic Study for
the project.
FEE FS.I'IMATE
Based on the Scope of Work outlined above, we estimate that the services for Tasks I
through V, can be accomplished within a total cost, not to exceed $3,100.00 without your
prior authorization. The preparation of a parking study, as outlined in Task Vi, would be
completed within a budget of$2,500, resulting in a total not to exceed foe of$5,6W.
ADDITIONAL WORK
We will also be pleased to provide additional support beyond the Scope of Work outlined
above as you may require. Such additional tasks•-tnclude, but are not limited to the
following: machine and/or manual counts, evaluation of traffic impacts during other hours
or weekends, preparation of scaled improvement drawings and attendance at public
meetings. Such tasks will be considered extra work and will be billed on a time and
materials basis using the attached V Schedule or the Fee Schedule in effect at the time
of the request.
Received Time Feb. 3. 3:22PM
LINSC0TTFEB"e3 z94 15 24 CNH' PROF/Ttcip410139 I Feb 2 ,94 16 :04 Now 7/7P .06
Unscott, Law & Greenspan, Engineers
Mr. John Duuglass
CITY OF NEWPORT BEACH
Fbbruary 2, 1994
Page 5
PROFiCSSIONAL LIABILITY
Should this proposal be accepted,the Client(represented by the signature below) agrees to
limit Linscott, Law & Greenspan's liability to the Client -and to all Contractors and:
Subcontractors on the project due to Linscott, Law& Greenspan's negligent acts, errors, or
omissions, such that the total aggregate liability of Linscott, Law & Greenspan to all those
named shall not exceed $50,000 or Linscott, Law & Greenspan's total fee for services,
rendered on this project, whichever is greater.
We appreciate the opportunity to submit this proposal and look forward to providing
professional services on this project. Please call me if you have any questions.
Very truly yours,
LINSCOTT, LAW & GREENSPAN, ENGINEERS
hay
���. Nelson, I'.E.
Transportation Engineer III
Attachment
ACCEPTED FOR TASKS 1 THROUG1W AS OUTLINED ABOVE,NOT TO EXCEED
$5,600.00 WITHOUT PRIOR AUTHORIZATION.
M44 S'7 S C/.e�vifz/o
(Auth Agent) (Title)
(Firm) (Federal I.D. #)
it/
(Address) Cam' (Date)
l ate—
Received Time Feb, 3. 3:22PM
SEW Pp�'T
CITY OF NEWPORT BEACH
V P.O.BOX 1768,NEWPORT BEACH,CA 92658-8915
e+<
c"Z/Folk
PLANNING DEPARTMENT (714) 644-3225
February 3, 1994
Mr. Lawrence Davidson
Edwards Theaters
300 Newport Center Drive
Newport Beach, CA 92660
RE Traffic St* Proposal for Edwards Theater Expansion
Dear Mr. Davidson,
Enclosed is a copy of a proposal for the traffic study for the theater expansion. The
proposal has been reviewed and approved by the City Traffic Engineer. If this proposal is
acceptable to you, please forward a check in the amount of $6,160 payable to the City of
Newport Beach to cover the consultant's fee ($5,600) plus 10% City review fee ($560). As
soon as I have received your check I will authorize the consultant to proceed with the study.
If you have any questions please call me at 644-3230.
Very truly yours,
PLANNING DEPARTMENT
JAMES D. BEWICIrWI4 Director
By:
Jo Don , AICP
En ent Coordinator
cc: Bill Ward, Current Planning Division
E\...\JOHN-D\EDWAMSXTR
3300 Newport Boulevard, Newport Beach
PRECEIVED BY
LANNING DEPARTMENT
LINSCOTT, LAW & GREENSPAN, ENGINEERS CITY OF NEWPORT BEACH'
TRANSPORTATION PLANNING•TRAFFIC ENGINEERING•PARKING FEB 7 1994
PIA
1580 CORPORATE DRIVE,SUITE 122,COSTA MESA,CALIFORNIA 92626 718191W1UIV,11 `1213141516
TELEPHONE:(714)641.1587•FAX:(714)641.0139
February 2, 1994 JACK M.
REENSPALINSCOTT P.E.
JACK M.GREENSPAN,P.E.
WILLIAM A LAW,P.E.
PAUL W.WILKINSON,P.E.
LEON D.WARD,P.E.
JOHN P.KEATING,P.E.
Mr. John Douglass, Environmental Coordinator
CITY OF NEWPORT BEACH
P.O. Box 1768
Newport Beach, CA 92659-1768
SUBJECT: PROPOSAL TO PROVIDE TRAFFIC ENGINEERING SERVICES
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach, California
Dear Mr. Douglass:
Linscott, Law and Greenspan, Engineers is pleased to submit the following proposal to
prepare a traffic and parking study for the proposed Edwards Theater Expansion located
at 300 Newport Center Drive. As we understand it, Edwards Theater proposes the
construction of three additional theater screens/auditoriums, with a total of 897 seats
adjacent to the existing Edwards Big Newport Cinemas. The theater triplex addition would
replace the existing Good Earth Restaurant that has been vacant for a number of years.
Based on our discussions with the City of Newport Beach Planning and Traffic Engineering
Staff, preparation of a Traffic Impact Study as defined by the following Scope of Work is
required. Further, a parking study for the project may be required, therefore this item has
been included as a separate task.
SCOPE OF WORK
TASK I: Existing Traffic Volume Data
As defined by the City Traffic Department, the following eight intersections will make up
the study area:
• Pacific Coast Highway/Jamboree Road n
• Pacific Coast Highway/Newport Center Drive •�f
• Pacific Coast Highway/Avocado Avenue
• Pacific Coast Highway/MacArthur Boulevard
• Jamboree Road/San Joaquin Hills Road
• Jamboree Road/Santa Barbara Drive w
• MacArthur Boulevard/San Joaquin Hills Road hew
• MacArthur Boulevard/San Miguel Drive
OTHER OFFICES:PASADENA TELEPHONE:(213)681.2629•FAX:(818)792-0941
SAN DIEGO TELEPHONE:(619)299-3090•FAX:(619)299.7041
AN LG2WS COMPANY
0
Linscott, Law & Greenspan, Engineers
Mr. John Douglass
CITY OF NEWPORT BEACH
February 2, 1994
Page 2
It is our understanding that, peak hour traffic volume data for each of these intersections
is on file and will be provided by the City.
TASK H: Proiect Traffic Generation & Distribution
Traffic anticipated to be generated by the proposed theater expansion will be based on
available traffic generation data for theaters. The project-related traffic will be distributed
and assigned to the street system based on anticipated travel patterns to/from the site. The
project-related traffic forecast and distribution pattern will be reviewed by City Staff prior
to incorporating this information in the traffic report.
TASK III: Intersection Analysis
Using the City's two and one-half hour analysis procedure, the eight study intersections will
be analyzed to determine whether formal analysis using the Intersection Capacity Utilization
(ICU) Method will be required.
As stated by the City's guidelines, if project generated traffic during the peak two and one-
half hour period is greater than 1% of the total background (existing plus regional growth
plus approved projects) two and one-half hour volume, than an ICU analysis for the PM
peak hour will be completed for the following conditions:
A. Existing traffic volumes, plus regional growth,
plus approved projects; * and
B. "A" plus project traffic.
* The City will provide information on existing traffic volumes, regional growth and
approved project traffic volumes at the study intersections.
Based on the ICU analysis, mitigating measures will be suggested to off-set any adverse
traffic impacts caused by the theater expansion.
M 0
Linscott, Law & Greenspan, Engineers
Mr. John Douglass
CITY OF NEWPORT BEACH
February 2, 1994
Page 3
TASK IV: Traffic Impact Study
A Traffic Impact Study will be prepared which will outline our findings and
recommendations. This report will be consistent with the City's Traffic Study Format and
include the appropriate tables, exhibits and appendix materials.
TASK V: On-site Circulation Analysis
Review and comment on pedestrian and vehicular access and circulation for the proposed
theater expansion. This analysis will include a discussion of the following items in the traffic
study for the project:
• Pick-up/drop-off areas
• Sidewalks/pedestrian access between the parking area and the theater
• Parking lot lighting
TASK VI: Parking Study
The parking for the proposed theater expansion will be shared with the existing tenants at
the site. The majority of the tenants near the theater expansion are office type uses that
require very little parking after 5:00 PM. The existing Edward's Theater restrictions on
movies starting before 5:00 PM will not be modified with the proposed project therefore the
project is not expected to significantly increase the parking demand before 5:00 PM.
Another important aspect of the parking for the theater expansion will be directing theater
patrons to the appropriate parking area. If the City feels that a parking study is required
for the project, we would propose the following approach.
Parking Survey
Complete a parking survey at the existing site on a typical weekday (which is the peak for
the existing office uses) and on a Friday (which is typically the peak weekday for movie
attendance) to determine the amount of available parking which can be utilized to support
the proposed theater expansion. The parking survey will be conducted on an area by area
basis for the entire block bordered by Newport Center Drive, San Miguel Drive, Avocado
Avenue, Farallon Drive and Anacapa Drive from 4:00 PM to 10:00 PM at half-hour
intervals.
Linscott, Law & Greenspan, Engineers
Mr. John Douglass
CITY OF NEWPORT BEACH
February 2, 1994
Page 4
In addition, an inventory will be completed at the existing site to verify the actual number
of parking spaces presently available at the site.
Parking Analysis
Forecast the anticipated parking requirements for the proposed theater expansion by time
of day by based on City parking code requirements, parking data published by the Urban
Land Institute (ULI) and in-house data collected by LLG at theaters in Southern California.
Factor up the observed parking demand during the two parking surveys at the site to
account for full occupancy of the site. A description of all the occupied and vacant building
area in the study area must be provided by the City or the applicant. Identify the magnitude
of the expected parking surplus or deficiency by comparing the anticipated peak parking
demand with the completion of the theater expansion and the proposed parking supply at
the site.
The results of our parking study, if required,would be incorporated in the Traffic Study for
the project.
FEE ESTIMATE
Based on the Scope of Work outlined above, we estimate that the services for Tasks I
through V, can be accomplished within a total cost, not to exceed $3,100.00 without your
prior authorization. The preparation of a parking study, as outlined in Task VI, would be
completed within a budget of $2,500, resulting in a total not to exceed fee of $5,600.
ADDITIONAL WORK
We will also be pleased to provide additional support beyond the Scope of Work outlined
above as you may require. Such additional tasks include, but are not limited to the
following: machine and/or manual counts, evaluation of traffic impacts during other hours
or weekends, preparation of scaled improvement drawings and attendance at public
meetings. Such tasks will be considered extra work and will be billed on a time and
materials basis using the attached Fee Schedule or the Fee Schedule in effect at the time
of the request.
CITY OF NEWPORT BEACH
RO BOX 1768, NEWPORT BEACH, CA 92659.1768
iC/Fp FN
FAX COVER SHEET
DATE: +
TO: �Gty (J2��sr — I,�wsro� �rl�auJ4 �Jees
BUSINESS PHONE:
FAX NUMBER:
RE: CcQw�rcQs C�Ne
THE FOLLOWING DOCUMENT IS FROM:
�0��811 �as
CITY OF NEWPORT REACH
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA. 92663
PHONE NO. : (714)
FAX NO. : (714)644-3250
NO. OF PAGES: `je-r
SPECIAL
INSTRUCTIONS: A'i ee' `++ed 15 pale, 3 oA r6vr•
by I N.C. C4 ram{ ll�i �ln.Gt�N LP�j'.
_r
Q�e s� C e�cs� ati.cl re,{vrv. a� �ovr
3300 Newport Boulevard, Newport Beach
NeR..ot�apao re-�
r e•,�� "1''� -off'
Linscott, Law & Greenspan, Engineers
Mr. John Douglass
CITY OF NEWPORT BEACH
February 2, 1994
Page 5
PROFESSIONAL LIABILITY
Should this proposal be accepted, the Client (represented by the signature below) agrees to
limit Linscott, Law & Greenspan's liability to the Client and to all Contractors and
Subcontractors on the project due to Linscott, Law & Greenspan's negligent acts, errors, or
omissions, such that the total aggregate liability of Linscott, Law & Greenspan to all those
named shall not exceed $50,000 or Linscott, Law & Greenspan's total fee for services
rendered on this project, whichever is greater.
We appreciate the opportunity to submit this proposal and look forward to providing
professional services on this project. Please call me if you have any questions.
Very truly yours,
LINSCOTT, LAW & GREENSPAN, ENGINEERS
qy�
Jay'L. Nelson, P.E.
Transportation Engineer III
Attachment
ACCEPTED FOR TASKS I THROUGH.V—AS OUTLINED ABOVE,NOT TO EXCEED
$5,600.00 WITHOUT PRIOR AUTHORIZATION.
2
( u orize gent) (Title)
JD,
(Firm) (Federal I.D. #)
3300 tJew � Q3lvd
tJaoU &c 1 7Q,aza.6, CA `D-6:;-�3
(Address) (Date)
jUM00as
FEE SCHEDULE
Effective January 25, 1993
TITLE PER HOUR
Principal
PrincipalEngineer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 127.00
Transportation Enolneers
Senior Transportation Engineer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 103.00
Transportation Engineer III . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 88.00
Transportation Engineer II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 75.00
TransportationEngineer I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 57.00
Transportation Planners
Senior Transportation Planner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 88.00
Transportation Planner III . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 75.00
Transportation Planner II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 57.00
Transportation Planner I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 52.00
Technical Support
Engineering Associate II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 62.00
Engineering Associate I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 57.00
CADD Drafter/Senior Technician . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 57.00
Modeling Technician II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 57.00
Modeling Technician I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 52.00
Engineering Computer Analyst II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 52.00
Engineering Drafter/Technician . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 52.00
WordProcessor/Secretary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 45.00
Engineering Computer Analyst I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 39.00
Engineering Aide II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 39.00
Engineering Aide I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 28.00
Principal-In-Charge will be billed at $155 per hour.
Public Hearing support may be charged at 125%of the base rate.
Subcontractors and other project-related expenses will be billed at cost plus 15%.
Consultation in connection with litigation and Court appearances will be quoted separately.
The above schedule is for straight time. Overtime will be charged at 1.50 times the standard hourly rates.
Interim and/or monthly statements will be presented for completed work. These will be due and payable upon
presentation unless prior arrangements are made. A finance charge of 1.5%may be charged each month on
the unpaid balance.
Unscott, Law& Greenspan, Engineers
LINSCOTT ,LRW&GREENSPRN TEL No .7146410139 Feb 1 ,94 18 :08 No .014 P .01
LINSCOTT, LAW & GREENSPAN, ENGINEERS
TRANSPORTATION PLANNING.TRAFFIC ENGINEERING,PARKING
1 600 CORPORATE DRIVE,SUITE 122,COSTA MESA,CALIFORNIA 92620
TELEPHONE:(714)641.1537-FAX:(714)041.0139
PI IILIP M.LINSG011,P.E.
JAOK M•0SEENSPAN,P.E.
WILLIAM A.LAW,P.P..
FACSIMILE TRANSMISSION PAUL W.WILKINUON,P.h.
LEON D.WARD,RE
JOHN P.KEATING,P.E.
Date: February 1, 1994 Job No: P2940006
PCOjCCt: Newport Center FdWarda
Theater Expansion
To: CITY OF NEWPORT BEACH
Attn: Mr, John Douglass, Environmental Coordinator
From: Jay L, Nelson
Comments•
Total number of Pages 7
(Including Cover Sheet):
Receiving Facsimile Number: (714) 644--3250
Sending Facsimile Number: (714) 641-0139
xx Hard Copy will be sent.
Hard Copy will not be sent.
IF YOU DID NOT RECFIVI:ALL OF'rRE )'AGES, PLEASE CALL THE FOLLOWING
NUMBER AS SOON AS POSSIBLE (714) 041-1587.
OTI•IER OFFICES:PASADENA TELEPHONE:(213)6111.2629-FAX:(010)792.0941
SAN DIEGO TFLEP140NE:(610)2OD-3090-FAX:(619)299.7041
AN L02WB COMPANY
LINSCOTT ,LAW&GREENSPAN TEL No .7146410139 Feb 1 ,94 18 :08 No .014 P .02
LINSCOTT, LAW & GREENSPAN, ENGINEERS
TRANSPORTATION PLANNING•TRAFFIC ENGINEERING-PARKING
1580 CORPORATE DRIVE,SUITE 122,COSTA MESA,CALIFORNIA 92626
TELEPHONE;(714)641.1587•FAX:(714)641.0139
February ] 1994 PHILIP M.LINSCOTr,RE,
, JACK M,GREENSPAN,P.E.
WILLIAM A.LAW,P.E.
PAUL W.WILKINSON,P.E.
LEON D.WARD,P.E.
JOHN P.ReATING,P.E.
Mr. John Douglass, Environmental Coordinator
CITY OF NEWPORT BE,
P.O. Box 1768
Newport Beach, CA 92659-1768
SUBJEC]': PROPOSAL TO PROVIDE TRAFFIC ENGINEERING SERVICES
EDWARDS BIG NEWPORT CINEMAS TRIPLEX ADDITION
Newport Beach, California
Dear Mr. Douglass:
Linscott, Law and Greenspan,.Engineers is pleased to submit the following proposal to
prepare a traffic and parking study for the proposed Edwards Theater Expansion located
at 300 Newport Center Drive, As we understand it, Edwards Theater proposes the
construction of three additional theater screens/auditoriums, with it total of 897 seats
adjacent to the existing Edwards Big Newport Cinemas. The theater triplex addition would
replace, the existing Good Earth Restaurant that has been vacant for a number of years:
Based on our discussions with the City of Newport Beach Planning and Traffic Engineering
Staff, preparation of a Traffic Impact Study as defined by the following Scope of Work is
required. Further, a parking study for the project may be required, therefore this item has
been included as a separate task.
SCOPE OF WORK
TASK 1: 1NNisting`14aIFic Volume Data
As defined by the City Traffic Department, the following eight intersections will make up
the study area:
• Pacific Coast Highway/Jamboree Road
• Pacific Coast Highway/Newport Center Drive
• Pacific Coast Highway/Avocado Avenue
• Pacific Coast Highway/MacArthur Boulevard
• Jamboree Road/San Joaquin Hills Road
• Jamboree Road/Santa Barbara Drive
• MacArthur Boulevard/San Joaquin Hills Road
• MacArthur Boulevard/San Miguel Drive
OTHER OFFICES,PASADENA TELEPHONE:(213)681.2629-FAX:(816)792.0941
SAN DIEGO TELEPHONE:(619)299.3090-FAX;(619)299.7041
AN LGPW6 COMPANY
LINSCOTT ,LRW&GREENSPRN TEL No .7146410139 Feb 1 ,94 18 :08 No .014 P .03
Linscott, Law & Greenspan, Engineers
Mr. John Douglass
CITY OF NEWPORT REACH
February 1, 1994
Page 2
It is our understanding that, peak hour traffic volume data for each of these Intersections
is on file and will be provided by the City.
TASK II: Project Traffic Generation & Distribution
Traffic anticipated to be generated by the proposed theater expansion will be based on
available traffic generation data for theaters. The project-related traffic will be distributed
and assigned to the street system based on anticipated travel patterns to/from the site. The
project-rclatod traffic forecast and distribution pattern will be reviewed by City Staff prior
to incorporating this information in the traffic report.
TASK III: Intersection Analysis
Using the City's two and one-half hour analysis procedure, the eight study Intersections will
be analyzed to determine whether formal analysis using the Intersection Capacity Utilization
(ICU) Method will be requieed,
As stated by the City's guidelines, if project generated traffic daring the peak two and one-
half hour period is greater than 1% of the total background (existing plus regional growth
plus approved projects) two and one-half hour 'volume, than an ICU analysis for the PM
peak hour will be completed for the following conditions:
A. Existing traffic volumes, plus'regibnal growth,
plus approved projects; * and
13. "A" plus project traffic.
" The City will provide information on existing traffic volumes, regional growth and
approved project traffic volumes at the study intersections.
Based oil the ICU analysis, mitigating measures will be suggested to off-set any adverse
traffic impacts caused by the theater expansion.
LINSCOTT ,LAW&GREENSPAN TEL No .7146410139 Feb 1 ,94 18 :08 No .014 P .04
Linscott, Law & Greonspen, Engineers
Mr. John Douglass
CITY OF NEWPORT BEACH
February 1, 1994
Page 3
TASK DV; 'Traffic IM12M Studv
A Traffic Impact Study will be prepared which will outline our findings and
recommendations. This report will be consistent with the City's Traffic Study Format and
include the appropriate tables, exhibits and appendix materials.
TASK V: Parking Study
The parking for the proposed theater expansion will be shared with the existing tenants at
the site. The majority of the tenants near the theater expansion are office type uses that
require very little parking after 5:00 PM. The existing Edward's Theater restrictions on
movies starting before 5:00 PM will not be modified with the proposed project therefore the
project is not expected to significantly increase the parking demand before 5:00 PM.
Another important aspect of the parking for the theater expansion will be directing theater
patrons to the appropriate-parking area. If the City feels that a parking study is required
for the project, we would propose the following approach.
Parking Survey
Complete a parking survey at the existing site on a typical weekday (which is the peak for
the existing office uses) and on a Friday (which is typically the peak weekday for movie
attendance) to determine the amount of available parking which can be utilized to support
the proposed theater expansion. The parking survey will be conducted on an area by,area
basis for the entire block bordered by Newport Center Drive, San Miguel Drive, Avocado
Avenue, Farallon Drive and Anacapa Drive from 4:00 PM to 10:00 1°M at half-hour
intervals.
In addition, an inventory will be completed at the existing site to verify the actual number
of parking spaces presently available at the sate. ----
Parking Analysis
Forecast the anticipated parking requirements for the proposed theater expansion by time
of day by based on City parking code requirements, parking data published by the Urban
Land Institute(ULI) and in-house data collected by LLG at theaters in Southern California.
Factor up the observed parking demand during the two parking surveys at the site to
account for full occupancy of the site. A description of all the occupied and vacant building
LINSCOTT ,LRW&GREENSPRN TEL No .7146410139 Feb 1 ,94 18 :08 No .014 P .05
Linscott, Law & Greenspan, Engineers
Mr. John Douglass
CITY ON NEWPORT BEACH
February 1, 1994
Page 4
area in the study area must be provided by the City or the applicant. Identify the magnitude
of the expected parking surplus or deficiency by comparing the anticipated peak parking
demand with the completion of the theater expansion and the proposed parking supply at
the site.
The results of our parking study, if required, would be incorporated in the Traffic Study for
the project.
FEE RSTIMATE
Based on the Scope of Work outlined above, we estimate that the services for Tasks I
through IV, can be accomplished within a total cost, not to exceed $2,900.00 without your
prior authorization. The preparation of a parking study, as outlined in Task V, would be
completed within a budget of$2,500, resulting in a total not to exceed fee of $5,400.
ADDITIONAL WORK
We will also be pleased to provide additional support beyond the Scope of Work outlined
above as you may require. Such additional tasks include, but are not limited to the
following: machine and/or manual counts, evaluation of traffic impacts during other hours
or weekends, preparation of scaled improvement drawings and attendance at public
meetings. Such tasks will be considered extra work and will be billed oil a time and
materials basis using the attached Fee Schedule or the Fee Schedule in effect at the time
of the request.
PROFESSIONAL LIAIIILITY
Should this proposal be accepted,the Client (represet.ted by the signature below) agrees to
limit Linscott, Law & Greenspan's liability to the Client and to all Contractors and
Subcontractors on the project due to Linscott, Law& Greenspan's negligent acts, errors, or
omissions, such that the total aggregate liability of Linscott, Law & Greenspan to all those
named shall not exceed $50,000 or Linscott, Law & Greenspan's total fee for services
rendered on this project, whichever is greater.
LINSCOTT ,LRW&GREENSPRN TEL No .7146410139 Feb 1 ,94 18 :08 No .014 P .06
Linscott, Law & Greenspan, Engineers
Mr. John Douglass
CITY OF NEWPORT BEACH
February 1, 1994
Page 5
We appreciate the opportunity to submit this proposal and look forward to providing
professional services on this project. Please call me if you have any questions.
Very truly yours,
LINSCOrr, LAW & GREENSPAN, ENGINEERS
Jay L. Nelson, P.E.
Transportation Engineer III
Attachment
ACCEPTED FOR TASKS 1 THROUGH V AS OUTLINED ABOVE,-NOT TO EXCEED
$5,400.00 WITHOUT PRIOR AUTHORIZATION.
(Authorized Agent) (Title)
(Firm) (Federal I.D. #)
(Address) (Date)
a.mciroar
LINSCOTT ,LRW&GREENSPAN TEL No .7146410139 Feb 1 ,94 18 :08 No ,014 P .07
FEE SCHEDULE
Effective January 25, 1993
TITLE PER HOUR
Principal
Principal Engineer * . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$ 127,00
Transportation Engineers
Senior Transportation Engineer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 103.00
Transportation Engineer III . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 88.00
Transportation Engineer II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 75.00
Transportation Engineer I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 57.00
'rransportatlon Planners
Senior Transportation Planner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 88.00
Transportation Planner III . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . . . $ 75.00
Transportation Planner Il . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 57.00
Transportation Planner I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 52.00
Technical Support
Engineering Associate Il . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 62.00
Engineering Associate I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 57.00
CADD Drafter/Senior Technicians . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 57.00
Modeling Technician II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 57.00
Modeling Technician I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 52.00
Engirrocring Computer Analyst I1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 52.00
Engineering Drafter/Teellnician . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 52.00
Word Processor/Secretary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 45.00
Engineering Computer Analyst I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 39.00
Engineering Aide 11 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 39,00
Engineering Aide I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 28.00
Principal-In-Charge will be billed at $155 per hour.
Public Hearing support may be charged at 125% of the base rate.
Subcontractors slid other project-rotated expenses will be billed at Cost plus 1517b.
Consultation in connection with litigation and Court appearances will be quoted separately.
The above schedule is for straight time, Overtime will be charged at 1.50 limes the standard hourly rates.
Interim and/or monthly statements will be presented for completed work. These will be duc and payable upon
presentation unless prior arrangements are made. A finance charge of 1.5% may he charged each month on
the unpaid balance.
Unscaff, Law& Greenspan, Engineers
• RECAD BY
(� LINSCOTT, LAW & GREENSPAN, ENGINE DEPARTMENT
LLB^ TRANSPORTATION PLANNING•TRAFFIC ENGINEERING•PA OF NFWPORT BEACP
1580 CORPORATE DRIVE,SUITE 122,COSTA MESA,CALIFORNIA 9262MAY 6 1994
TELEPHONE:(714)641.1587•FAX,(714)641-0139 AM PM
May 3, 1994 "t 8 91D 111212II 3 4 W M.UNSCOTT,P.E.
M GREENSPAN,P.E.
WILLIAM A.LAW,P.E.
PAUL W.WILKINSON,
FOR PROFESSIONAL SERVICES RENDERED LEON D.WARD,P.E. P P.E.
JOHN P.KEATING,P.E.
Mr. John Douglass
Environmental Coordinator
CITY OF NEWPORT BEACH
P.O. Box 1768
Newport Beach, CA 92659 1768
TRAFFIC ENGINEERING SERVICES
EDWARDS THEATRE EXPANSION
Newport Center
City Purchase Order No. 13611
INVOICE No. 3 File No. 2-941687-1
For Transportation Engineering Consulting Services during the period of March 21
through April 24, 1994. Services.
Complete the Edwards Theatre Triplex Addition Traffic and Parldng Impact Study and
submit the report to the City of Newport Beach.
Principal Engineer . . . . . . . . . . 2.00 hrs. @ $127/hr . . . . . . . . . . . . . . . $ 254.00
Transportation Eng III . . . . . . 19.00 hrs. @ $ 88/hr . . . . . . . . . . . . . . . $ 1,672.00
Transportation Eng I . . . . . . . . 4.00 hrs. @ $ 57/hr . . . . . . . . . . . . . . . $ 228.00
Word Processor/Sec . . . . . . . . . 3.50 hrs. @ $ 45/hr . . . . . . . . . . . . . . . $ 157.50
Current Charges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 2,311.50
Past Due Charges (3/04/94) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 2,020.50*
Past Due Charges (3/25/94) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 1,024.75*
TOTAL AMOUNT DUE THIS INVOICE . . . . . . . . . . . . . . . . . . . . . . . . $ 5,356.75�-??
*Please deduct Past Due Charges if already paid. A
PLEASE REMIT COPY OF INVOICE WITH PAYMENT TO ADDRESS INDICATED ABOVE.
OTHER OFFICES:PASADENA TELEPHONE:(213)681-2629•FAX:(818)792-0941
SAN�GO TELEPHONE: (619)299-3090•FAX,(619)2991
AN LG2WB COMPANY
LINSCOTf, LAW & GREENSPAN, ENGINEERS
Lam^ TRANSPORTATION PLANNING•TRAFFIC ENGINEERING•PARKING
(L RI 1580 CORPORATE DRIVE,SUITE 122,COSTA MESA,CALIFORNIA 92626
TELEPHONE:(714)641-1587•FAX:(714)641-0139
May 3, 1994 PHILIP M.LINSCOTT,P.E.
JACK M.GaREENSPAN,P.E.
WILLIAM A.LAW,P.E.
PAUL W.
FOR PROFESSIONAL SERVICES RENDERED 1 LpE+OµONN iQD..KW�FAAR7gD,pENs�P�.,E.
i ry7Y' P C l7od Ot FOR Y F 4 u BENT
Mr. John Douglass
Environmental Coordinator By
CITY OF NEWPORT BEACH
P.O. Box 1768 -
Newport Beach, CA 92659-1768 Planrr'110 L11sctor
TRAFFIC ENGINEERING SERVICES
EDWARDS THEATRE EXPANSION
Newport Center
City Purchase Order No. 13611
INVOICE No. 3 File No. 2-941687-1
For Transportation Engineering Consulting Services during the period of March 21
through April 24, 1994. Services.
Complete the Edwards Theatre Triplex Addition Traffic and Parking Impact Study and
submit the report to the City of Newport Beach.
Principal Engineer . . . . . . . . . . 2.00 hrs. @ $127/hr . . . . . . . . . . . . . . . $ 254.00
Transportation Eng III . . . . . . 19.00 hrs. @ $ 88/hr . . . . . . . . . . . . . . . $ 1,67100
Transportation Eng I . . . . . . . . 4.00 hrs. @ $ 57/hr . . . . . . . . . . . . . . . $ 228.00
Word Processor/Sec . . . . . . . . . 3.50 hrs. @ $ 45/hr . . . . . . . . . . . . . . . $ 157.50
Current Charges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 2,311.50
Past Due Charges (3/04/94) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ %020.50*
Past Due Charges (3/25/94) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 1,024,75*
• TOTAL AMOUNT DUE THIS INVOICE . . . . . . . . . . . . . . . . . . . . . . . . $ 5,356.75Q�
*Please deduct Past Due Charges if already paid. /P
PLEASE REMIT COPY OF INVOICE WITH PAYMENT TO ADDRESS INDICATED ABOVE.
OTHER OFFICES:PASA A TELEPHONE:(213)681-2629•FAX:(818)792- 1
SAN WO TELEPHONE:(619)299.3090•FAX:(619)299
AN LG2WB COMPANY
RECEIVED BY
w ISNNING DEPARTMENT
OF NF.WPORT BEACH
(� LINSCOTT, LAW & GREENSPAN, ENGINEERS
TRANSPORTATION PLANNING•TRAFFIC ENGINEERING•PARKING AM MAR 2 8 1994 F9
1580 CORPORATE DRIVE,SUITE 122,COSTA MESA,CALIFORNIA 92626 718igIipl]111'L111213141516
TELEPHONE:(714)641-1587•FAX:(714)641-0139 A
March 25, 1994 R PHILIP M.LINSCOTT,RE
JACK M.GREENSPAN,P.E.
WILLIAM A.LAW,P.E.
FOR PROFESSIONAL SERVICES RENDERED LEON D.WARD,P.EPAUL W. . P.E.
JOHN P.KEATIN ,P.E.
Mr. John Douglass
Environmental Coordinator
CITY OF NEWPORT BEACH
P.O. Box 1768
Newport Beach, CA 92659-1768
TRAFFIC ENGINEERING SERVICES
EDWARDS THEATRE EXPANSION
Newport Center
INVOICE No. 2 File No. 2-941687-1
For Transportation Engineering Consulting Services during the period of February 21
through March 20, 1994. Services.
Complete the exhibits and tables for the Edward's Theater Expansion Traffic and
Parking Study. Complete the traffic analysis for the project and begin preparation of
the project report.
Transportation Eng III . . . . . . 10.00 hrs. @ $ 88/hr . . . . . . . . . . . . . . . $ 880.00
CADD Drafter/Sr. Tech. . . . . . 1.75 hrs. @ $ 57/hr . . . . . . . . . . . . . . . $ 99.75
Word Processor/Sec . . . . . . . . . 1.00 hrs. @ $ 45/hr . . . . . . . . . . . . . . . $ 45.00
Current Charges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 1.024.75
Past Due Charges (3/04/94) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 2,020.50*
TOTAL AMOUNT DUE THIS INVOICE . . . . . . . . . . . . . . . . . . . . . . . . $32045.25�-f,,
*Please deduct Past Due Charges if already paig,'jiMPROVED FOR u Yim... ,
By --
Piannnlg
PLEASE REMIT COPY OF INVOICE WITH PAYME—a AIR " INUICATED ABOVE.
OTHER OFFICES:PASADENA TELEPHONE:(213)681-2629•FAX:(818)792-0941
SAN DIEGO TELEPHONE:(619)299.3090•FAX:(619)299-7041
AN LG2WB COMPANY
' LINSCOTT, LAW & GREENSPAN, ENGINEERS
TRANSPORTATION PLANNING•TRAFFIC ENGINEERING•PARKING
1580 CORPORATE DRIVE,SUITE 122,COSTA MESA,CALIFORNIA 92626
TELEPHONE:(714)641.1587•FAX:(714)641-0139
March 25, 1994 PHILIP M.UNSCOTT,P.E.
JACK M.GREENSPAN,P.E.
WILLIAM A LAW,P.E.
PAUL W.FOR PROFESSIONAL SERVICES RENDERED EON D.WARD,WILKINSON,
EN,P.E.
JOHN P.KEATING,P.E.
Mr. John Douglass
Environmental Coordinator
CITY OF NEWPORT BEACH
P.O. Box 1768
Newport Beach, CA 92659-1768
TRAFFIC ENGINEERING SERVICES
EDWARDS THEATRE EXPANSION
Newport Center
INVOICE No. 2 File No. 2-941687-1
For Transportation Engineering Consulting Services during the period of February 21
through March 20, 1994. Services.
Complete the exhibits and tables for the Edward's Theater Expansion Traffic and
Parking Study. Complete the traffic analysis for the project and begin preparation of
the project report.
Transportation Eng III . . . . . . 10.00 hrs. @ $ 88/hr . . . . . . . . . . . . . . . $ 880.00
CADD 'Drafter/Sr. Tech. . . . . . 1.75 hrs. @ $ 57/hr . . . . . . . . . . . . . . . $ 99.75
Word Processor/Sec . . . . . . . . . 1.00 hrs. @ $ 45/hr . . . . . . . . . . . . . . . $ 45.00
Current Charges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 1,024.75
Past Due Charges (3/04/94) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 2,020.50*
TOTAL AMOUNT DUE THIS INVOICE . . . . . . . . . . . . . . . . . . . . . . . . $3,045.25¢-n
*Please deduct Past Due Charges if already paid. 1'"'
PLEASE REMIT COPY OF INVOICE WITH PAYMENT TO ADDRESS INDICATED ABOVE.
OTHER OFFICES:PASADENA TELEPHONE:(213)681-2629•FAX:(818)792-0941
SAN DIEGO TELEPHONE:(619)299-3090•FAX:(619)299.7041
AN LG2WB COMPANY
RECEIVED BY
• Q ANNING DEPARTMENT
W OF NEWPORT BEACH
LINSCOTT, LAW & GREENSPAN, ENGINEERS MAR 7 1994
TRANSPORTATION PLANNING•TRAFFIC ENGINEERING•PARKING AM PM
1580 CORPORATE DRIVE,SUITE 122,COSTA MESA,CALIFORNIA 92626 718191101111121111+13141516
TELEPHONE:(714)641-1587•FAX:(714)641-0139
March 4, 1994 PHILIP M LINSCOTT,P.E.
JACK M.GREENSPAN,P.E.
WILLIAM A LAW,P.E.
PAUL W.WILKINSON,P.E.
FOR PROFESSIONAL SERVICES RENDERED LEON D.WARD,P.E.
JOHN P.KEATING,P.E.
Mr. John Douglass
Environmental Coordinator
CITY OF NEWPORT BEACH
P.O. Box 1768
Newport Beach, CA 92659-1768
TRAFFIC ENGINEERING SERVICES
EDWARDS THEATRE EXPANSION
Newport Center
INVOICE No. 1 File No. 2-941687-1
For Transportation Engineering Consulting Services during the period of January 24
through February 20, 1994. Services.
Meet with City Staff, to collect existing and future traffic volume data at the key
intersections. Complete parking counts at the site each half hour from 4:00 PM to
10:00 PM on Friday (February 11, 1994) and Wednesday (February 16, 1994). Initiate
preparation of the traffic and parking study for Edwards Big Newport Cinemas Triplex
Addition.
Transportation Eng III . . . . . . 17.00 hrs. @ $ 88/hr . . . . . . . . . . . . . . . $ 1,496.00
CARD Drafter/Sr. Tech. . . . . . 0.50 hrs. @ $ 57/hr . . . . . . . . . . . . . . . $ 28.50
Word Processor/Sec . . . . . . . . . 2.00 hrs. @ $ 45/hr . . . . . . . . . . . . . . . $ 90.00
Engineering Aide I . . . . . . . . . 14.50 hrs. @ $ 28/hr . . . . . . . . . . . . . . . $ 406.00
Current Charges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 2,020.50
TOTAL AMOUNT DUE THIS INVOICE . . . . . . . . . . . . . . . . . . . . . . . . $21020.50,7j_
APPROVED FOR PJANMENT
By
Planning Director
,k-0C4)0.L,t'`%ASX,ftMIT COPY OF INVOICE WITH PAYMENT TO ADDRESS INDICATED ABOVE.
OTHER OFFICES:PASADENA TELEPHONE:(213)681-2629•FAX:(818)792-0941
SAN DIEGO TELEPHONE:(619)299-3090•FAX:(619)299-7041
AN LG2W8 COMPANY
LINSCOTT, LAW & GREENSPAN, ENGINEERS
TRANSPORTATION PLANNING•TRAFFIC ENGINEERING•PARKING
1580 CORPORATE DRIVE,SUITE 122,COSTA MESA,CALIFORNIA 92626
TELEPHONE:(714)641-1587•FAX:(714)641-0139
March 4, 1994 JACK M.GREENSPAN.P.E.
WILLIAM A LAW,P.E.
PAUL W.WILKINSON
FOR PROFESSIONAL SERVICES RENDERED LEON D.WARD,P.E.'P.E.
JOHN P.KEATING,P.E.
Mr. John Douglass
Environmental Coordinator
CITY OF NEWPORT BEACH
P.O. Box 1768
Newport Beach, CA 92659-1768
TRAFFIC ENGINEERING SERVICES
EDWARDS THEATRE EXPANSION
Newport Center
INVOICE No. 1 File No. 2-941687-1
For Transportation Engineering Consulting Services during the period of January 24
through February 20, 1994. Services.
Meet with City Staff, to collect existing and future traffic volume data at the key
intersections. Complete parking counts at the site each half hour from 4:00 PM to
10:00 PM on Friday(February 11, 1994) and Wednesday (February 16, 1994). Initiate
preparation of the traffic and parking study for Edwards Big Newport Cinemas Triplex
Addition.
Transportation Eng III . . . . . . 17.00 hrs. @ $ 88/hr . . . . . . . . .. . . . . . . $ 1,496.00
CARD Drafter/Sr. Tech. . . . . . 0.50 hrs. @ $ 57/hr . . . . . . . . . . . . . . . $ 28.50
Wo*,? Processor/Sec . . . . . . . . . 2.00 hrs.,@ $ 45/hr . . . . . . . . . . . . . . . $ 90.00
Engineering Aide I . . . . . . . . . 14.50 hrs. @ $ 28/hr . . . . . . . . . . . . . . . $ 406.00
Current Charges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . $ 2,020.50
TOTAL AMOUNT DUE THIS INVOICE . . . . . . . . . . . . . . . . . . . . . . . . $2102050�/21.
U '
PLEASE REMIT COPY OF INVOICE WITH PAYMENT TO ADDRESS INDICATED ABOVE.
OTHER OFFICES:PASADENA TELEPHONE:(213)681-2629•FAX:(818)792.0941 e
SAN DIEGO TELEPHONE:(619)299.3090•FAX:(619)299.7041
AN LG2WB COMPANY
dEwPokr
CITY OF NEWPORT BEACH CASH RECEIPT
u r NEWPORT BEACH,CA 92663
rr
i3$G
RECEIVED EBY:CM CUSTOMER: EDWARDSr CONCESSION CO IN
MISCELLANEOUS REC:ElPTS 0102300 MISC TRAFFIC: STD 010-2300 $700. 00
ENVIRONMENTAL FEES 390 NCD 010-5010 '470.00
TOTAL DUE $770. 00
CASH PAID CHECK PA_TD' CHEC,:* NO i TENDERED CHANGE
$. 00 $770 a(,)Q :,Lys i •,a , ! $i770. 00 ?.0t�
DATE 4�. 17
•
ag�rrPpRr CITOF NEWPORT BEACH` .
p� a Building Department
' \ 3300 Newport Blvd.
• e+ ¢ P.O. Box 1768
C9�/FORN,P Newport Beach, CA 92659-1768
(714) 644-3288/3289
PLAN CHECK N0.
FEE
RECEIPTS
Received From Job Address
Building Plan Check - Valuation $ 010-5002 $
Grading Plan Check - Cu. Yds. 010-5004 $
Overtime Plan Check - B G..........................010-5002/5004 b
Special Inspection......................................010-5008 $
Reinspection B E H P.. ...............................010-5008 $
Temporary Electric......................................010-4612 $
TemporaryGas...........................................010-4616 $
Grease Interceptor... ...................................010-4620 $
• Planning Department Fees................................010-5000 $
Sale of Maps & Publications.............................010-5812 $
Determination of Unreasonable Hardship. .................010-5018 $
Microfilm Copies/Photocopies............................010-5019 $
Hazardous Material Disclosure...........................010-5021 $
XOther �171 � `f 1G 4!S1Zla/C>ID - 2-3bD$ 7b(9 0
RECEIVED BY: TOTAL FEES $ —7-71 ' '0
NOTICE: Plan Check expires 180 days after application.
FEE RECEIPT NO.
(Weercpt9-93)
aEvraoRr �-
CITY OF NEWPORT BEACH CASH RECEIPT
u r NEWPORT BEACH,CA 92663
a.
('cJ_EIVEL Bi': Ciy CUSTOMEMEDWARDS THEATRES CIRCUIT
"I'SCELLAN OUS RECEIPTS 01+:.2300 010-2200 05's o. ou
ENViRONi•iENTAL FEES 010-5010 $560. 00
TOTAL DUE `ab, 160.00
CASH PAID CHECK P&D AMEW 41i ' TENDERED CHANGE
0. 00d I,.', � :rim. 16t+.no .00
DATE - �iY t'.o' . 'r } T YOE 'b:20, 57
(f�EWPpRr .CITY OF AEWP*T BEACH
p e Building Department
i3300 Newport Blvd.
a„ P.O. Box 1768
Cq<�FORN�T Newport Beach, CA 92659-1768
(714) 644-3288/3289
PLAN CHECK N0.
FEE RECEIPTS
Received From Job Address
Building Plan Check - Valuation $ 010-5002 $
Grading Plan Check - Cu. Yds. 010-5004 $
Overtime Plan Check - B G..........................010-5002/5004 $
Special Inspection......................................010-5008 $
Reinspection B E H P.................................010-5008 $
Temporary Electric.. .................. ..................010-4612 $
Temporary Gas...........................................010-4616 $
Grease Interceptor......................................010-4620 $
Planning Department Fees................................010-5000 $
Sale of Maps & Publications.............................010-5812 $
Determination of Unreasonable Hardship..................010-5018 $
Microfilm Copies/Photocopies............................010-5019 $
Hazardous Material Disclosure...........................010-5021 $
�GOther
RECEIVED BY: PA TOTAL FEES $
FEB 0 3 1994
NOTICE: Plan Check expires 180 days gfter application. ,
CITY Ot tVt�jd -' FEE RECEIPT NO.
Mfeerept9.93)
PUR
E ORDER
CITY OF N�PORT BEACH PAGE
PURCHA1440D9ERNUMBER
Q SEW PORT
O
3300 NEWPORT BOULEVARD
i P.O. BOX 1768
'" NEWPORT BEACH, CALIFORNIA 92659-8915 „ -
yF00.N�� PHONE: (714) 644-3118
PORCH.ORDER DATE I DATE REQUIRED REQUISITION NO. VENDOR NO. DESCRIPTION
07/06/04 3361 EDWARDS THEATRE EXPANSION
VENDOR LINSCOTT. LAW & GREENSPAN-ENG. SHIP CITY OF NEWPORT REACH
1580 CORPORATE DRIVE TO PLANNING DEPARTMENT
STATE 122 3300 NEWPORT BLVD.
COSTA MESA. CA 92626 NEWPORT REACH, CALIF. 92603
CONFIRM.I BLANKET I FINAL I PAYMENTTERMS FREIGHT
N. N I I NET 30 DAYS N/A
QUANTITY UNIT OF MEASURE COMMODITY CODE UNIT PRICE EXTENSION
PROVIDE TRAFFIC STUDY ANALYSIS FOR EDWARDS THEATRE
EXPANSION IN NEWPORT CENTER LOCATED AT 300 NEWPORT
CENTER DRIVE (TRXfr1C STUDY Na. 94) .
y TCiTkL 6.300.00
MCONTAC`r Y AZT 7, .I. V 4 J;,%;- PLr NN)`A' MG DEPAi TMENT
1 .00 s '30 'I :) 3o)1.0000 6,3011. 00
ITEM NO.001 TRAYFI� A D 'CIL:kM,SAoR%A cIOI7 -,EI401)4E ING
TOTAL PURCHASE ORDER 6,300.00
ORGANIZATION ACCOUNT PROJECT PROJECT ACCOUNT AMOUNT
010 2300 6.30000
TOTAL PURCHASE ORDER 6 .300 :00
ACCh�C Acceptance of this order by soller(verdor will be by ocleowletlgomom or by delivery In whole or In part of the Items called for hereunder.
By&".piles this ardor,the sellerivendar acknowledges that he has read and agrees to all farms and consultants Including these prinmd on tha roverae
side of thla Conlasluaurchxsa Order The only forms and conditions that will ba applicable to the interpretation of this Centred ere thoas bauad by the ' u,
Ow nl f:awpart Beach BY
IMPORTANT CITY OF NEWPORT B H_
GENERAL TERMS AND CONDITIONS ON THE REVERSE SIDE ARE INCORPORATED HEREIN.
Thar Articles covered by lhls Purchase Order or Contract must conform to applicable Cal-OSHA Standards,andror other appropriate tam,regulations,rules.and code of Federal Government and the State of Calitomia Show
as a sepamto Item any retell sales M.use tax or Federal tax applicable to this purchase.This order subject to California sales lax.All OUT-OF-STATE VENDORS:the CITY will pay any solosiuse tax an aB purchases
shipped from out-of-state.All purchases and transportation charges are exempt from Federal excise lax.NOTE:All purchases are F.O.S.destination unless otherwise authorized Charges for shpmento are to be freight
prepaid and added to the Invoice(shown as a separate item)whore so authorized.Do not Include Federal transportation tax.A Newport Beach business license may be required to conduct business In the City.
f____ ORIGINATOR'S/DEPARTMENTAL COPY
PU5 RASE V CITY OF aEwpo"
REQUISITION NEWP BEACH � .�
P.O.No.: �/ yG Date: July 6, 1994
(If Reserved) Dept: PI ANNTNr,
Suggested Vendor: Ship To:
LINSCOTT LAW & GREENSPAN ENGINEERS �3(r PLANNING DEPARTMENT
1580 Corporate Drive, Suite 122
' Costa Mesa, CA 92626
Attention: Phone No:
Quantity Description of Articles or Services Required Unit Price Amount Budget#
Provide Traffic Stud .Anal sis for 6,300.00 010-2300
Edwards Theatre Expansion in Newport
Center. Traffic Study No. 94
Comments: $5600 deported into 010-2300 2-7-94 Sub Total
$700 deposited into 010-2300 7-6-94 Tax
6300 Total
Date Required: F.O.B. Terms
Cede Amount
7
RO (Deparfifien 7
bad or person orized to execute requisitions).
PURCEMINGMANAGER i
FINANCE DIRECTOR(APprovai required for purchases exceeding$2,000)
PURCHASE CITY OF
NEWPORT
REQUISITION BEACH
GCIFOR�,'
P.O.No.: 13611 Date: Aijgwzt 3, i QQ4
(if Reserved) Dept: PLANNING
Suggested Vendor: Ship To:
LINSCOTT, LAW & GREENSPAN-EENG.
1530 Corporate Drive, Suite 122
Costa Mesa, CA 92626
Attention: Phone No:
Quantify Description of Articles or services Required Unit Price Amount Budget#
CANCEL P.O. 13611
(Traffic
Theatre Expansion)
Supersed
Comments: Sub Total
Tax
Total
Date Required: F.O.B. Terms
Code Ambunt
AP OVED(Department Head or n authorized to execute requisitlons
1.
PURCHASING'MANAGER
FINANCE DIRECTOR(Approval required for purchases exceeding$2,000)
6ro-�3o0 ' / /
l�,OlGl�.l'/OI�1
NAME / PHONE '
APPLICANT:
o/l a
CONSULTANTS:
DATE DEPOSIT FEES PAYMENT REMAINING BALANCE