HomeMy WebLinkAboutTS101 SEE AMENDMENT NO.• 835 for- COMPLETE STAFF REPORTS AND
MINUTES
Also see: GPA 95-2(C)
EIR No. 154
SPR No. 74
TS No_ 101
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MARTIN T. POTTS
REAL ESTATE DEVELOPMENT CONSULTANT
26042 MAJORCA
LAKE FOREST, CA 92630
(714)457-1100 FAX(714)457-1565
EXHIBIT "A" (REVISED)
FINAL FINDINGS AND CONDITIONS OF APPROVAL
CORONA DEL MAR PLAZA
EIR No. 154
General Plan Amendment No. 95-2(C)
Amendment No. 835
Traffic Study No. 101
Site Plan Review No.74
AS APPROVED BY THE CITY COUNCIL
ON NOVEM 3ER 27, 1995
A. Environmental Impact Report No. 154. adopt Resolution No. 95-128 accepting, approving
and certifying Final EIR No. 154,with the following additional findings:
Findings:
1. That a Draft Environmental Impact Report has been prepared for the project in compliance
with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City
Policy.
2. That the proposed Draft EIR, Comments and Responses, revisions to the Draft E1R, and all
related documents in the record is complete and adequate to satisfy all the requirements of
CEQA for the proposed project.
3. That the analysis and conclusions contained in the proposed Draft EIR reflect the independent
judgment of the Planning Commission.
4. That the Planning Commission has reviewed and considered the information contained in the
proposed Draft EIR prior to making its recommendations to the City Council.
5. Accept the findings contained in the Statement of Finding and Facts (Exhibit "A" of the
resolution)and are incorporated into this approval;
6. That the facts set forth in the Statement of Overriding Considerations (Exhibit `B" of the
resolution) are true and supported by substantial evidence in the record, including Final EIR
No. 154 and are incorporated into this approval by reference.
7. That although the Final EIR identifies certain unavoidable significant environmental effects that
will result if the project is approved, the mitigation measures identified shall be incorporated
into the project, and all significant environmental effects that can be feasibly mitigated or
avoided have been eliminated or reduced to an acceptable level, and that the remaining
unavoidable significant effects, when balanced against the facts set forth in the Statement of
Overriding Considerations, are acceptable.
Final Actions,Findings and Conditions
Corona del Mar Playa
November 27,1995
Page 1
8. That the adoption of the Mitigation Monitoring and Reporting Program contained in Exhibit
"C"of the Resolution is necessary.
Mitigation Measures:
1. That the applicant shall prepare a construction access plan in order to maintain safe access
to the library during construction. The construction access plan shall be approved by the
Public Works Department prior to approval of the grading permit.
2. That the applicant shall install a traffic signal on Avocado Avenue at the access driveway to the
project site.
3. That the applicant shall prepare a construction access plan in order to maintain safe access
to the library during construction, The construction access plan,shall be approved by the
Public Works Department prior to approval of the grading permit.
4. That construction employees shall park their vehicles in designated parking areas =the
project site or on other Irvine Company,property, not on Avocado Avenue.
5. That prior to the issuance of building permits, a detailed interior noise study shall be
completed for all buildings within the project that are adjacent to East Coast Highway and
MacArthur Boulevard to confirm that interior noise levels will comply with the stated
guidelines for office, retail, and restaurant spaces.
6. That the applicant shall assist the City in implementing Transportation Demand
Management measures related to the proposed project. Such measures shall include
coordinating transit services to the development through provision of bus stops, transit
stops, shuttle stops, bus shelters and turnouts, and bicyclettransit interface.
7. That the applicant shall provide mitigation for secondary source emissions (i.e., emissions
associated with stationary sources within the development). During design review and
prior to issuance of building permits, the City of Newport shall assure confirmation that
the measures have been incorporated to the maximum extent feasible.
8. That the applicant shall install energy efficient lighting which provides high light output
per watt of electricity consumed.
9. Reduce traffic speeds on all unpaved road surfaces to 15 miles per hour or less. A
reduction in travel speeds to 15 miles per hour on unpaved road surfaces will reduce
particulate emissions from this activity by approximately 40 to 70 percent.
10. Suspend grading operations during first and second stage smog alerts.
Final Actions,Findings and Conditions
Corona del Mar Plaza
Novembec27,1995
Page 2
11. Suspend all grading operations when wind speeds(as instantaneous gusts) exceed 25 miles
per hour.
12. Provide on-site power sources during the early stages of the project and utilize existing
power sources (e.g., power poles) or clean fuel generators rather than temporary power
generators.
13. Schedule (construction) operations which may affect traffic to occur at off--peak hours,
where feasible.
14. Develop a (construction) traffic plan to minimize traffic flow interference from
construction activities. The plan may include such components as an advance public
notice of routing, uses of public transportation and satellite parking areas with a shuttle
service.
15. Prior to issuance of grading permits for any construction on the Newport Village site, an
archaeological records search shall be conducted by a qualified archaeologist to determine
whether proposed activities would encroach upon or otherwise adversely impact the
previously recorded Locus A or B of CA-Ora-167.
16. That if it is determined that proposed activities would affect CA-Ora-167, the following
specific procedures shall be implemented:
CA-Ora-167: Locus A
• A survey of the site area shall take place during which time surface materials shall be
flagged in order to identify the horizontal surface boundaries of the locus.
• Following identification of the surface extent of any cultural resources, a five square meter
grid system shall be laid out that encompasses all flagged material.
• Using the grid system, all flagged material shall be systematically collected.
• After collection of surface mated s, two to three units measuring one square meter shall
be placed within the grid system to provide the limits of the vertical distribution of the
cultural material and identify its subsurface integrity.
• Following completion of the subsurface units, a series of hand-dug postholes shall be
placed in the site to further define its subsurface horizontal distribution.
All material recovered from surface collection and subsurface units shall be analyzed and
catalogued.
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Corona del Mar Plaza
November 27,1995
Page 3
• If sufficient shellfish remains are recovered from the subsurface, at least two samples shall
be submitted for carbon-14 dating.
• The results of the test program, including methodology, analysis of recovered, material,
and recommendations, if necessary for further work shall be documented in a report.
• All of the above work shall be undertaken by an archaeologist on the Orange County List
of Certified Archaeological Consultants.
CA-Ora-167: Locus B
• Because of the suspected disturbed nature of Locus B, an approved archaeologist shall be
present during the initial grading phase at the location previously identified as that of
Locus B. If a significant subsurface deposit is uncovered during the grading, the project
applicant shall be prepared to have the material evaluated and if need be permit the
introduction of a limited test-level investigation.
17. That prior to issuance of grading permits for any construction on the Newport Village site,
a paleontological records search shall be conducted by a qualified paleontologist to
determine whether proposed activities would adversely affect scientific resources which
may exist on thesubject property.
18. That prior to the issuance of a grading permit, the project applicant shall provide written
evidence to the City of Newport Beach that a qualified paleontologist has been retained,to
observe grading activities and salvage and catalogue fossils as necessary. The
paleontologist shall be present at the pre-grading conference, shall establish procedures for
paleontological resource surveillance, and shall establish, in cooperation with the project
developer, procedures for temporarily halting or redirecting work to permit sampling,
identification, and evaluation of the fossils. If major paleontological resources are
discovered, which require long-term halting or redirecting of grading, the paleontologist
shall report such findings to.the project developer and to the City of Newport Beach. The
paleontologist shall determine appropriate actions, in cooperation with the project
developer, which ensure proper exploration and/or salvage. Excavated finds shall be
offered to the City of Newport Beach, or its designee, on a first-refusal basis. The
applicant may retain said finds if written assurance is provided that they will be properly
preserved in,Orange County, unless said finds are of special significance;,or a museum in
Orange County indicates a desire to study and/or display them at the time, in which case
items shall be donated to the City, or designee. These actions, as well as final mitigation
and disposition of the resources, shall be subject to the approval of the City of Newport
Beach. Prior to the issuance of a precise grading permit, the paleontologist shall submit a
follow-up report for approval by the City which shall include the period of inspection, a
catalogue and analysis of the fossils found, and present repository of the fossils.
Final Actions,Findings and Conditions
Corona del Mar Plaza
November 27,1995
Page 4
19. Mitigation measures and standard engineering practices are summarized in the
geotechnical investigation for the project site and address the specific soils and geologic
constraints to site development that were identified in the impact analysis. Engineering
procedures not related to specific, significant environmental impacts within the purview of
this EK but that relate to other technical issues, are included in the geotechnical
investigation. As such, all of the recommendations in the geotechnical investigation shall
serve as the definitive guide to specific site planning, geotechnical engineering techniques,
and mitigation measures for the proposed project. The complete geotechnical
investigation has been incorporated by reference and is available at the City of Newport
Beach.
S General Plan Amendment No. 95-2(0:
Adopt Resolution No. 95-129 approving GPA 95-2(C), to redesignate the property for Retail and
Service Commercial use and establish the permitted intensity of development;.
G AnrendmentNo. 835.
Adopt Resolution No. 95-130 approving Amendment No. 835, the proposed changes to the
Newport Village Planned Community District Regulations.
D. Traffic Study No. 101:accept and approve with the following findings and conditions:
Findin s:
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 of the Newport
Beach Municipal Code and City Policy L-18.
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 be greater than one
percent of the existing traffic during the 2.5 hour peak period on seventeen of the nineteen
study intersections, but that fifteen of the seventeen intersections will not exceed the 0.90 ICU
threshold value and will operate at acceptable levels of service for both peak periods.
4. That the remaining two intersections will be mitigated with the implementation of programmed
improvements at the intersections of MacArthur Boulevard at San Joaquin Hills Road and
MacArthur Boulevard at San Miguel Drive, which will reduce the ICU values of the p.m.
peaks to well under the 0.90 threshold, and are therefore not considered a significant impact.
Final Actions,Findings and Conditions
Corona del Mar Plats
November 27,1995
Page 5
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Conditions:
1. That per the Traffic Phasing Ordinance (TPO) Analysis, no significant project impacts are
identified. Currently scheduled' and fully-funded projects will be completed prior to or at
project occupancy to off-set any project impacts.
2. That the developer shall fund a proportionate share of the improvements required to mitigate
the project impacts, at the intersections on MacArthur Blvd at San Miguel land MacArthur
Boulevard at San Joaquin Hills Road. This condition will be considered fulfilled through the
CIOSA frontage improvement contribution listed in the CIOSA agreement for MacArthur
Blvd between Coast Highway and San Joaquin Hills Road.
F. Site Plan Review No. 74, Approve the site plan review, making the following findings and
with the following conditions of approval:
Findin s•
1. That the proposed action is part of the project evaluated in the Emironmental Impact Report
prepared for GPA 95-2(C)/Amendment No. 835/Tra9'ic Study No. 101. That Environmental
Impact Report adequately addresses the potential environmental impacts of the project, and
satisfies all the requirements of CEQA. The Environmental Impact Report reflects the
independent judgment of the Planning Commission and was reviewed and considered prior to
recommending approval of the project.
2. That development of the subject property in the Newport Village Planned Community District
will not preclude implementation of specific General Plan objectives and policies.
3. That the value of property is protected by preventing development characterized by inadequate
and poorly planned landscaping, excessive building bulk, inappropriate placement of structures
and failure to preserve where feasible natural landscape features, open spaces, and the like,
resulting in the impairment of the benefits of occupancy and use of existing properties in such
area.
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4. That benefits derived from expenditures of public funds for improvement, acquisition and
beautification rof streets, parks, and other public facilities are maximized by the exercise of
reasonable controls over the layout and site location characteristics of!the proposed
development.
5. That unique site characteristics are protected in order to ensure that the community may benefit
from the natural terrain, harbor and ocean, to preserve and stabilize the natural terrain, and to
protect the environmental resources of the City.
Final Actions,Findings and Conditions
Corona del Mar Plaza
Novcmba 27,1995
Page 6
6. That the proposed development fully conforms to the established development standards for
the Newport Village Planned Community District, as recommended for City Council approval
by the Planning Commission in Amendment No. 835.
7. That the development is compatible with the character of the neighborhood and will contribute
to the orderly and harmonious development of surrounding properties and the City.
8. That the development has been designed to maximize protection of public views from
MacArthur Boulevard and Avocado,Avenue.
9. That there are known archeological or historical resources on-site and appropriate mitigation
measures have been included in the Environmental Impact Report minimize the adverse effects.
10. That there are no environmentally sensitive areas on-site.
11. The property does not contain any areas of unique geologic hazards.
12. That the proposed project will meet City noise standards for the development.
13. The site plan and layout of buildings, parking areas and pedestrian and vehicular access are
functional in that the project has been designed so as to limit vehicular access to the site from
Avocado Avenue and MacArthur Boulevard.
14. The development is consistent with surrounding land uses and with the goals and policies of the
General Plan as recommended for City Council approval by the Planning Commission in GPA
95-2(C).
15. Mechanical equipment and trash areas will be screened from view.
16. 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.
17. That public improvements may be required of a developer per Section 20.91.070 of the
Municipal Code.
18. The approval of the proposed project 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.
19. That Site Plan Review No. 74 will not become effective unless and until General Plan
Amendment 95-2(C), Traffic Study No. 101 and Amendment No. 835 are approved by the
City Council.
FM Actions,Findings and Conditions
Corona del Mar Plaza
November 27,1995
Page 7
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Conditions:
1. That the proposed development shall be in substantial compliance with the approved site plan,
floor plans and elevations, except as noted below.
2. That all conditions of approval of Amendment No. 835 and Traffic Study No. 101 and related
mitigation measures of the environmental document shall be fulfilled.
3. That as indicated in Section 4.8.1of the Draft EIR No. 154, development of the 10-acre
site is subject to the height restrictions imposed by the City's View Plane Ordinance No.
1596. In accordance with 'that ordinance, neither building heights nor the heights of
landscape features shall penetrate the imaginary plane extending over the site as illustrated
on Exhibit 4.8-4 of the Draft EIR No. 154.
4. That all improvements be constructed as required by Ordinance and the Public Works
Department.
5. That arrangements be made with the Public Works Department in order to guarantee
satisfactory completion of the public improvements, if it is desired to obtain a grading or
building permit prior to completion of the public improvements.
6. That each building be served with an individual water service and sewer lateral connection to
the public water and sewer systems unless otherwise approved by the Public Works
Department and the Building Department.
7. That the City's Public Works Department shall review and approve completed water utility
,plans prepared by the Applicant's engineer to ensure that accurate water demands have
been used to calculate facility sizing within the development.
8. That the on-site parking, vehicular circulation and pedestrian circulation systems be subject to
further review by the Traffic Engineer.
9. That the intersection of the private drives and Avocado Avenue be designed to provide sight
distance for a speed of 45 miles per hour and that the intersection of the private drive and
MacArthur Boulevard be designed to provide sight distance for a speed of 50 miles per hour.
Slopes, landscape, walls and other obstruction shall be considered in the sight distance
requirements. Landscaping within.the sight line shall not exceed twenty-four inches in height.
The sight distance requirement maybe modified at non-critical locations, subject to approval of
the Traffic Engineer.
10. That easements for public utilities be dedicated to the City where needed.
11. That asphalt or concrete access roads shall be provided to all public utilities,vaults, manholes,
and junction structure locations,with width to be approved by the Public Works Department.
Final Actions,Findings and Conditions
Corona del Mar Plaza
Novcmber27,1995
Page 8
12. That a pedestrian circulation plan be approved by the Public Works Department. The plan
shall, as a minimum, include connections to Avocado Avenue, Coast Hghway and MacArthur
Boulevard.
13. That County Sanitation District fees be paid prior to issuance of any building permits.
14. That street, drainage and utility improvements be shown of standard improvement plans
prepared by a licensed civil engineer.
15. That a hydrology and hydraulic study be prepared by the applicant and approved by the Public
Works Department, along with a master plan of water, sewer and storm drain facilities for the
on-site improvements prior to issuance of any grading or building permits. Any modifications
or extensions to the existing storm drain,water and sewer systems shown to be required by the
study shall be the responsibility of the developer.
16. That the Water Capital Improvement fee be paid.
17. That final design of any structures within the project area shall provide for the
incorporation of water-saving devices for the project lavatories and other water-using
facilities.
18. That the El Paseo Storm Drain system shall be completed before the project Applicant is
permitted to occupy the project site as proposed, unless otherwise approved by the Public
Works Department.
19. That prior to issuance of any grading or building permits for the site, the applicant shall
demonstrate to the satisfaction of the Public Works Department and the Planning Department
that adequate sewer facilities, wastewater treatment capacity, will be available for the project.
Such demonstration shall include verification from the Orange County Sanitation District No. 5
and the City's Utilities Department.
20. That the Public Works Department plan check and inspection fee be paid.
21. That any Edison transformers serving the site be located outside the sight distance planes as
described in City Standard 110-L.
22. 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. There shall be no construction storage or delivery of materials
within the MacArthur Boulevard, East Coast 1-Tighway or Avocado Avenue rights-of-way.
Prior to issuance of any grading permits, a parking plan for workers must be submitted and
approved by the Public Works Department.
Final Actions,Findings and Conditions
Corona del Mar Plaza
November 27,1995
Page 9
23. That any overhead utilities serving the site be undergrounded to the nearest appropriate pole in
accordance with Section 19.24.140 of the Municipal Code unless it is determined by the City
Engineer that such undergrounding is unreasonable or impractical.
24. That the proposed project shall participate in the City-wide municipal recycling program,
subject to approval of the General Services Department.
25. That a fire protection system acceptable to the Fite Department be installed by the developer
and tested by the Fire Department prior to storage of any combustible materials or start of any
structural flaming,unless otherwise approved by the Fire Department.
26. That all the mitigation measures of the Traffic Study shall be fulfilled.
27. That vehicular access to the Central Library be provided at all times that the Library is open.
28. That any library parking spaces impacted by the project shall be replaced to the satisfaction of
the Community Services and Public Works Departments.
29. That the final design of the site shall eliminate or minimize the offsets in the perimeter aisle.of
the parking lot,unless otherwise approved by the City Traffic Engineer.
30. That the developer shall fund a proportionate share of the improvements required to mitigate
the project impacts at the intersections on MacArthur Blvd,-at San Miguel and at San Joaquin
MUs Road. This condition will be considered fulfilled' through the CIOSA frontage
improvement contribution listed in the CIOSA agreement for MacArthur Blvd between Coast
Highway and San Joaquin Hrlls Road.
31. That a.traffic signal be installed by the developer at the Avocado Ave main entrance prior to
occupancy of any portion of the project, occupancy of any buildings prior to completion of the
signal installation shall be subject to approval'of the Public Works Department.
32. That the signage program shall be subject to further review and approval by the Public Works
Department for sight distance.
33. That on-site fire hydrants shall be required for the project to the satisfaction of the City Fire
Department.
34. That an on-site underground fire main with Fire Department connection located on Avocado
Avenue shall be required.
35. That each building shall be fire sprinkleed and subject to review and approval by the Fire
Department.
36. That fire sprinkler activation alert to all occupants, shall be provided in all buildings. Further
that the site access, fire alann and detection system, occupancy and exiting requirements
Final Actions,Findings and Conditions
Corona del Mar Plaza
Novembcr27,1995
Page 10
shall be subject to review and approval by the Fire Department (Concurrent with the City's
plan review and permit approval process).
37. That addressing shall be from the main access street, Avocado Avenue, unless otherwise
approved by the Fire Department and Planning Department. The Fire Department shall
approve the addressing plan for the project, as well as the location and size of address
numbering visible from the public streets (f necessary, superseding the provisions set forth in
the Newport Village Planned Community District Regulations).
38. That Fire Lanes shall be provided within the project and the location shall be subject to the
review and approval of the Fire Department.
39. That Knox Boxes shall be provided within the site for access by emergency response vehicles.
40. That all exterior areas shall be lit with a minimum of one foot candle power of lighting at
ground level, evenly distributed (based on Newport Beach Police Department
recommendations as reasonable amount lighting for security)
41. That doors and windows shall contain adequate safety locks to deter burglaries and
vandalism (based on Newport Beach Police Department recommendations as reasonable
for security).
42. Prior to issuance of a grading permit, the grading contractor shall identify a spoils site for
deposition of exported material. Such spoils site shall have obtained CEQA clearance in
accordance with the requirements of the local jurisdiction where the site is located.
43. Prior to issuance of a grading permit, the applicant or successor in interest shall
demonstrate to the City of Newport Beach Building Department that all facilities will be
designed and constructed as specified in the City adopted version of the Uniform Building
Code.
44. That the project shall comply with Title 24 (of the California Administrative Code
pertaining to energy conservation requirements) energy-efficient design regulations as well
as the provision of window glazing, wall insulation, and efficient ventilation methods in
accordance with Uniform Building Code requirements.
45. Development of the site shall be subject to a grading permit to be approved by the
Building and Planning Departments. The application for grading permit shall be
accompanied by a grading plan and specifications and supporting data consisting of soils
engineering and engineering geology reports or other reports if required by the building
official.
46. That the project Applicant will adhere to the recommendations of and perform the
supplemental geotechnical analysis described in the geotechnical investigation (NMG
Geotechnical, 1995)as a condition of project approval.
Final Actions,Findings and Conditions
Corona del Mar Plaza
November 27,1995
Page i l
47. That the Applicant will comply l with the erosion and siltation control measures of the
City's grading ordinance and all applicable local and State building codes and seismic
design guidelines.
48. The grading plan shall include a complete plan for temporary and permanent drainage
facilities,to minimize any potential.impacts from silt, debris, and other water pollutants.
49. The grading plan shall include a description of haul routes, access points to the site,
watering, and sweeping program designed to minimize impact of haul operations.
50. An erosion, siltation and dust control plan shall be submitted prior to issuance of grading
permits and be subject to the approval of the Building Department and a co shall be
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forwarded to the California Regional Water Quality Control Board, Santa Ana Region.
51, The velocity of concentrated run-off from the project site shall be evaluated and erosive
velocities controlled as part of the project design:
52. Grading operations and drainage requirements shall meet the standards set forth in the
City's Building Code (Appendix Chapter 70 - Excavation and Grading, Sections 7001-
7019) and the,Building Department's General Grading Specifications.
53. The erosion,control measures shall be completed on any exposed slopes within thirty days
after grading, or as approved by the Building Department.
54. Fugitive dust emissions during construction shall be minimized by watering the site for
dust control, containing excavated soil on-site until it is hauled away, and periodically
washing adjacent streets to remove accumulated materials.
55. Prior to the issuance of any building permits a specific soils and foundation study shall be
prepared and approved by the Building Department.
56. Sites where the potential for liquefaction has been identified, or any other site where the
potential for liquefaction may be encountered during subsequent investigations, shall be
further evaluated by a geotechnical consultant to verify the low potential for liquefaction.
The evaluation shall include subsurface investigation with standard penetration testing or
other appropriate means of analysis for liquefaction potential. The project geotechnical
consultant shall provide a statement concerning the potential for liquefaction and its
If necessary, the geotechnical consultant shall
possible impact on proposed development. q'>
provide mitigation measures which could include mechanical densification of liquefiable
layers, dewatering, fill surcharging or other appropriate measures. The Geotechnical
Consultant's report shall be signed by a Certified Engineering Geologist and a Registered
Civil Engineer and shall be prepared to the satisfaction of the Building Department prior
to issuance of Grading Permit. Grading and building plans shall reflect the
recommendations of the study to the satisfaction of the Building Department.
Final-Actions,Findings and Conditions
Corona del Mar Plaza
Nov=bcr 27,1995
Page 12
57. Any necessary diversion devices, catchment devices, or velocity reducers shall be
incorporated into the grading plan and approved by the Building Department prior to
issuance of grading permits. Berms or other catchment devices shall be incorporated into
the grading plans to divert sheet flow runoff away from areas which have been stripped of
natural vegetation. Velocity reducers shall be incorporated into the design, especially
where drainage devices exit to natural ground.
58. All fill slopes shall be properly compacted during grading in conformance with the City
Grading Code and verified by the project Geotechnical Consultant. Slopes shall be
planted with vegetation upon completion of grading. Conformance with this measure shall
be verified by the Building Department prior to the issuance of occupancy permits.
59. Berms and brow ditches shall be constructed to the satisfaction and approval of the
Building Department. Water shall not be allowed to drain over any manufactured slope
face. Top-of-slope soil berms shall be incorporated into grading plans to prevent surface
runoff from draining over future fill slopes. Brow ditches shall be incorporated into
grading plans to divert surficial runoff from ungraded natural areas around future cut
slopes. The design of berms and brow ditches shall be approved by the Building
Department prior to issuance of grading permits.
60. Prior to the issuance of grading permits, written recommendations for the mitigation of
compressible/collapsible soil potential for the project site shall be provided by the
geotechnical consultant. Foundation recommendations shall be included.
Recommendations shall be incorporated as conditions of approval for the site-specific
tentative tract maps and grading plans to the satisfaction of the Building Department.
Recommendations shall be based on surface and subsurface mapping, laboratory testing
and analysis. Mitigation, if necessary, could include: removal and recompaction of
identified compressible/collapsible zones, fill surcharging and settlement monitoring,
compaction grouting, or foundation design which utilizes deep piles, or other
recommended measures. The geotechnical consultant's site-specific reports shall be signed
by a Certified Engineering Geologist and Registered Civil Engineer, and shall be approved
by the Building Department.
61. Written recommendations for the mitigation of expansive and corrosive soil potential for
each site, shall be provided by the project corrosion consultant, geotechnical consultant
and/or Civil engineer. Foundation recommendations shall be included. Recommendations
shall be based on surface and subsurface mapping, laboratory testing and analysis and shall
be incorporated into final building plans prior to issuance of building permits. The
geotechnical consultant's site-specific reports shall be signed by a Certified Engineering
Geologist and Registered City Engineer, and shall be approved by the Building
Department.
62. The project geotechnical consultant and/or civil engineer shall prepare written site-specific
reviews of the tentative tract maps and grading plans addressing all salient geotechnical
Final Actions,Findings and Conditions
Corona del Mar Plaza
November 27„1995
Page 13
issues, including groundwater. These reports shall provide findings, conclusions and
recommendations regarding near-surface groundwater and the potential for artificially
induced groundwater as a result of future development, and the effects groundwater may
have on bluffs, slopes and structures. The reports, shall also address the potential for
ground subsidence on the site and properties adjacent to the sites if dewatering is
recommended. The geotechnical consultant and/or civil engineer's reports shall be signed
by a Certified Engineering Geologist and Registered Civil engineer and shall be completed
to the satisfaction of the Building Department prior to issuance of a grading permit.
63. Prior to issuance of any grading permit, an erosion, siltation, and dust control plan shall be
submitted, and shall be subject to the approval of the Building Department.
64. Prior to the issuance of any grading permit, the design engineer shall verify that the
discharge of surface runofffrom development of any site will be performed in a manner so
that increased peak flows from the site will not increase erosion immediately downstream,
of the system. As part of this review, the velocity of concentrated runoff from the project
shall be evaluated, and erosive velocities controlled as part of the final project design.
This report shall be reviewed by the Planning Department and approved by the Building
Department.
65. Erosion control measures contained in the erosion siltation and dust control plan shall be
implemented on any exposed slopes within 30 days after grading, or as otherwise directed
by the Building Department.
66. Any existing on-site drainage facilities shall be improved as required, or updated
concurrent with grading and development, to the satistaction of the Public Works and
Building Departments. Improvement plans shall be approved by the Public Works
Department prior to issuance of a grading permit.
67. Prior to the issuance of grading permits, the applicant (or applicant's grading contractor)
shall provide to the Building and Public Works Departments haul route plans that include
a description of haul routes, access points to the sites, and watering and sweeping
program designed to minimize impacts of the haul operation. These plans shall be re-
viewed and approved by the Public Works Department. Copies of the plans shall be
submitted to the City's Planning Department.
68. Prior to the issuance of grading permits, the applicant shall incorporate the following
erosion control methods into grading plans and operations to the satisfaction of the
Building Department.
a. An approved material such as straw, wood chips, plastic or similar
materials shall be used to stabilize graded areas prior to revegetation or
construction.
Final Actions,Findings and Conditions
Corona del Mar Plaza
November 27,1995
Page 14
b. Airborne and vehicle borne sediment shall be controlled during con-
struction by: the regular sprinkling of exposed soils and the moistening of vehicles
loads.
C. An approved material such as riprap (a ground cover of large, loose,
angular stones) shall be used to stabilize any slopes with seepage problems to
protect the topsoils in areas of concentrated runoff.
69. Prior to the issuance of grading permits, the project geotechnical consultant and/or civil
engineer shall develop a plan for the diversion of stormwater away from any, exposed
slopes during grading and construction activities. The plan shall include the use of
temporary right-of-way diversions (i.e., berms or swales) located at disturbed areas or
graded right-of-ways. The plan will be approved by the Public Works and Building
Departments, and implemented during grading and construction activities.
70. The applicant shall provide a temporary gravel entrance located at every construction site
entrance. The location of this entrance shall be incorporated into grading plans prior to
the issuance of grading permits. To reduce or eliminate mud and sediment carried by vehi-
cles or runoff onto public rights-of-way, the gravel shall cover the entire width of the
entrance, and its length shall be no less than 50 feet. The entrance plans shall be reviewed
and approved by the Public Works and Building Departments concurrent with review and
approval of grading plans.
71. The applicant shall construct filter berms or other approved devise for the temporary
gravel entrance. The berms shall consist of a ridge of gravel placed across graded right-
of-ways to decrease and filter runoff levels while permitting construction traffic to
continue. The location of berms shall be incorporated into grading plans prior to the
issuance of grading permits. The plans shall be reviewed and approved by the Public
Works and Building Departments.
72. During grading and construction, the applicant shall provide a temporary sediment basin
located at the point of greatest runoff from any construction area. The location of this
basin shall be incorporated into grading plans. It shall consist of an embankment of
compacted soils across a drainage. The basin shall not be located in an area where its
failure would lead to loss of life or the loss of service of public utilities or roads. The plan
shall be reviewed and approved by the Building Department.
73. Notice of Intent. Prior to the approval of a grading permit, the project sponsor shall
submit a Notice of Intent (NOI) with the appropriate fees for coverage of the project
under the General Construction Activity Storm Water Runoff Permit to the State Water
Resources Control Board at least 30 days prior to initiation of construction activity at the
site. The NOI shall include information about the project such as construction activities,
material building/management practices, site characteristics, and receiving water informa-
tion(Generally, this is required for any construction activity over five acres in area).
Final Actions,Findings and Conditions
Corona del Mar Plaza
November27,1995
Page 15
I�
•
74. As required by the General Construction Permit, the project shall develop and implement a
Stormwater Pollution Prevention Plan (SWPPP), including inspection of stormwater con-
trols structures and pollution prevention measures. The SWPPP shall be implemented
concurrent with the beginning of the construction activities, and the plan shall be kept on
site.
75. Structural BMP Controls. Prior to the issuance of any Grading Permit, the project
proponent shall ensure that the project includes implementation of appropriate structural
Best Management Practices (BMPs) to reduce the extent of pollutants in stormwater
flows from the site. Said structural BMPs shall meet the approval of the Public Works
Department. The following structural BMPs are suggested for consideration at .the pro-
ject site:
• Grassed or landscaped swales
• Reduction in the amount of directly connected impervious area(DCIA)
Inlet trash racks or bars
• Filter strips.
Maintenance of the selected structural BMPs will be required throughout the life of the
project to ensure proper operation.
76. Non-Structural BMP Controls. Prior to the issuance of certificates of use and occupancy,
the project proponent shall submit an operations plan that ensures that the project
BMPs including the following:
operation shall include non-structuralg g
• Periodic cleaning(i.e., street sweeping)
Routinely cleaning on-site storm drain manholes and catch basins
Source control surveys of all on-site industrial facilities
Controlling washdown of non-stormwater discharges from project development
facilities
Providing information to employees on disposal of waste oil, grease, and pesticide
containers
Carefully controlling pesticide and fertilizer usage
• Providing covered areas for trash receptacles, or enclosed features to prevent
direct contact with precipitation
Final Actions,Findings and Conditions
Corona del Mar Plaza
November27,1995
Page 16
�I
Efficient landscaping irrigation
• Common area litter control
Housekeeping of loading docks.
All non-structural BMPs shall meet the approval of the Public Works Department.
77. Water Quality Management Plan. Prior to the issuance of any building permit, consistent
with the Drainage Area Management Plan (DAMP) prepared by the County of Orange for
compliance with their municipal storm water NPDES permit requirement, the project
proponent shall prepare a Water Quality Management Plan (WQMP). Said WQMP shall
meet the approval of the Public Works Department. The WQMP shall indicate the
proposed structural and non-structural, permanent stormwater quality control measure to
be utilized for the project, shall identify the potential pollutant source on the project, and
shall describe how the project implements the objectives outlined in the DAMP.
78. Prior to issuance of a grading permit, the final plan of water, sewer and storm drain
facilities shall be approved by the Public Works Department. Any systems shown to be
required by the review shall be the responsibility of the developer, unless otherwise
provided for through an agreement with the property owner or serving agency.
79. SCAQMD Rule 403, which requires that "... every reasonable precaution (is taken) to
minimize fugitive dust emissions ..." from grading operations to control particulate
emissions, shall be implemented duringthe grading and construction phase. Standard dust
control practices dictated by SCAQMD Rule 403 shall be followed.
80. Adherence to SCAQMD Rules 431.1 and 431.2 which require the use of low sulfur fuel
for stationary construction equipment.
81. The applicant shall specify the use of concrete, emulsified asphalt, or asphaltic cement,
none of which produce significant quantities of VOC emissions.
82. Any rooftop or other mechanical equipment shall be sound attenuated in such a manner as
to achieve a maximum sound level as specified in the Noise Ordinance Regulations of the
Newport Beach Municipal Code.
83. Any mechanical equipment and emergency power generators shall be screened from view
of residential properties, public streets (to the greatest extent possible, as determined by
Planning Director and the public library, and noise associated with said installations
the g ) p arY
shall be sound attenuated in accordance with the Noise Ordinance Regulations of the
Newport Beach Municipal Code. The latter shall be based upon the recommendations of a
Final Actions,Findings and Conditions
Corona del Mar Plea
November 27,1995
Page 17
•
licensed engineer practicing in acoustics, and shall be approved by the Planning
Department.
84. Pursuant to the City of Newport Beach Noise Ordinance Section 10.28.040, construction
adjacent to existing residential development shall be'limited to the hours of 7:00 A.m. to
6:30 p.m. Monday through Friday, and 8:00 a.m. through 6:00 p:m. on Saturday. Con-
struction shall not be allowed outside of these hours Monday through Saturday or at any
time on Sundays and federal holidays. Verification of this shall be provided to the
Planning Department. The City will ensure that construction time limits are enforced for
the duration of construction activity on the project site.
85. Prior to the issuance of any certificate of use and occupancy, the project proponent shall
provide evidence, meeting the approval of the City, that the installed lighting meets the
objectives of the plan. If necessary, shields on the back of lights or other screening shall
be placed to cut off light beyond project area, Prior to the issuance of a certificate of use or
occupancy, the applicant shall demonstrate to the Planning Department that the lighting system
is designed, directed, and maintained in such a manner as to conceal the light source and to
minimize light spillage and glare to the neighboring residential uses, properties and the
Newport Beach Central, Library. The plans shall be prepared and signed by a licensed
Electrical Engineer,with a letter from the engineer stating that, in his opinion,this requirement
has been met. Upon submittal of the lighting plan and signage plan to the Planning
Department, the applicant shall also submit concurrently to the Harbor View Mills Community
Association for review and comment which will then forward recommendations, within three
weeks of receipt, to the Planning Department,for possible incorporation into the approval.
That all signs installed initially and subsequent to the initial installations shall be in
conformance with the provisions of the approved lighting program and the Newport
Village Planned Community District Regulations.
86. City Council Policy K-5 outlines the City's requirements with respect to archaeological
resources. The following specific measures are recommended in conformance with Policy
K-5.
A. A qualified archaeologist shall be present during pregrade meetings to inform the
project sponsor and grading contractor of the results of any previous studies. In addition,
an archaeologist shall be present during,grading activities to inspect the underlying soil for
cultural resources. If significant cultural resources are uncovered, the archaeologist shall
have the authority to stop or temporarily divert construction activities for a period of 48
hours to assess the significance of the find.
B. In the event that significant archaeological remains are uncovered during
excavation and/or grading, all work shall stop in that area of the subject property until an
appropriate data recovery program can be developed and implemented. The cost of such
a program shall be the responsibility of the landowner and/or developer.
Final Actions,Findings and Conditions
Corona del Mar Plaza
November 27,1995
Page 18
C. Prior to issuance of any grading or demolition permits, the applicant shall waive
the provisions of AB 952 related to City of Newport Beach responsibilities for the
mitigation of archaeological impacts in a manner acceptable to the City Attorney.
87. Any sites uncovered shall be mitigated pursuant to Council Policy K-5. Where further
testing or salvage is required, the applicant shall select a City approved, qualified
archaeologist to excavate a sample of the site. All testing and salvage shall be conducted
prior to issuance of grading permits or use of an area for recreational purposes. A written
report summarizing the findings of the testing and data recovery program shall be
submitted to the Planning Department within 90 days of the completed data recovery
program.
88. The applicant shall donate all archaeological material, historic, or prehistoric, recovered
during the project to a local institution that has the proper facilities for curation, display
and study by qualified scholars. All material shall be transferred to the approved facility
after laboratory analysis and a report have been completed. The appropriate local
institution shall be approved by the Planning Department based on a recommendation from
the qualified archaeologist.
89. A pre-grade reconnaissance of the area shall be made by a qualified paleontologist to
assess whether any significant fossils currently are exposed. Any fossils observed and
deemed significant shall be salvaged.
90. A qualified paleontologist shall be retained to monitor and, if necessary, salvage
scientifically significant fossil remains.
91. The paleontologist shall have the power to temporarily divert or direct grading efforts to
allow the evaluation and any necessary salvage of exposed fossils.
92. Monitoring shall be on a full-time basis during grading in geologic units of high
paleontologic sensitivity.
93. Spot-checking of low sensitivity sediments shall be conducted by a qualified
paleontologist. Should significant fossils be observed during grading in these units, full-
time monitoring may be required.
94. All collected fossils shall be donated to a museum approved by the City of Newport Beach
Planning Department.
95, A final report summarizing findings, including an itemized inventory and contextual
stratigraphic data, shall accompany the fossils to the designated repository; an additional
copy shall be sent to the appropriate Lead Agency.
96. Prior to approval of a grading permit, grading specifications for the project shall require
the following to the satisfaction of the Building Department:
Final Actions,Findings and Conditions
Corona del Mar Plaza
November 27,1995
Page 19
97. All trash on the site shall be disposed of properly.
A. Creosote treated power poles shall be removed and disposed of properly upon
relocation, per the recommendations of the environmental remediation engineer.
B. Any abandoned septic tanks systems encountered during grading shall be disposed
of properly, per City of Newport Beach requirements.
98. Prior to the approval of a grading permit, the project proponent shall determine the
appropriate method of wastewater disposal to the satisfaction of the Public Works
Department.
99. That this Site Plan Review shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.01.070 K of the Newport Beach Municipal Code.
100. That traffic volumes or trips generated by the MacArthur Boulevard access drive to the project
facility, will be excluded from the calculation of traffic volume which require the widening of
MacArthur Boulevard to six lanes,as outlined in the Circulation Element of the General Plan.
101. That the MacArthur Boulevard access drive shall be relocated to a point not,less than 380 feet
southerly of the intersection of MacArthur Boulevard and Harbor View Drive, as reflected on
the approved site.plan and as measured from the prolongation of the existing southerly curb
line of Harbor View Drive to the prolongation of the northerly curb line of the driveway
access;and shall'be limited to right-turn ingress only.
102. That the design of the internal intersection shall be subject to the review and approval of
the City Traffic Engineer. This design shall include traffic control devices, including stops
signs, as deemed necessary to provide for adequate public safety, as well as optimal
convenient access for the library and shopping center patrons. Also that the design of
traffic control measures at the internal intersection shall be subject to the on-going review
of the City Traffic Engineer.
103. That the employees of all businesses in the project shall park on site, or at another location
off-site approved by the City Traffic Engineer.
104, That the sign program include provisions for a sign identification program for the Newport
Beach Public Library, the form of which is subject to the review and approval of City
Manager, the Community Services Department, the Public Works Department, and the
Planning Department.
105. That any proposed or required deceleration shall not extend into the intersection of MacArthur
Boulevard and Harbor View Drive, or begin northerly of the prolongation of the existing
southerly curbline of Harbor View Drive.
F:1WP5l%P1ANNING\t CC-RPI19511271CDM-PL ZA\EXHA-CC3.DGC
Final Actions,Findings and Conditions
Corona del Mar Plaza
November 27,105
Page 20
GEOTECHNICAL CONSIDERATIONS
[as referenced in Mitigation Measure No. 19
of Exhibit"A" (Revised)Findings and
Conditions of Approval, as approved by
the City Council on November 27, 1995]
1. Prior to commencement of grading operations, all vegetation, organic topsoil, and other
deleterious material should be cleared and disposed of off site. Existing pavements, slabs
and other remnants of previous construction as shown schematically on Figure 3 (of the
Preliminary Geotechnical Report prepared by NMG Geotechnical, Inc., dated June 23,
1995) should be removed. Since proposed fills are relatively shallow, on-site disposal of
concrete and asphalt is not considered feasible, it is anticipated that these materials must
be exported.
2. All areas receiving fill, subsequent to the appropriate removals, should be scarified 6
inches and recompacted. Fill should be placed in loose lifts of no more than 8 inches in
thickness to a minimum of 90 percent relative compaction at a moisture content at or
above optimum content. Other earthwork recommendations are given inn the General
Earthwork and Grading Specification (Appendix E of the June 23, 1995 Preliminary
Geotechnical Report).
3. In general, existing soils in the upper 12 to 24 inches are weathered and compressible. At
a minimum, removal of the upper 12 inches and scarification and recompaction of 8 inches
is recommended below proposed fills and other improvements such as pavements. These
depths may be adjusted in cut areas, depending upon the depth of cuts.
4. Removals should be performed to provide a compacted fill blanket of at least 3 feet
beneath the bottom of building footings. This blanket should extend a minimum of 10 feet
beyond the building footprint and should include areas of foundations for canopies, signs,
etc., associated with the structures. Potentially unsuitable materials were encountered in
the southwest and southeast comers of the site at greater depths (borings B-2 and B-4).
In these local areas, remedial removals may need to be deeper (5 to 8 feet, 10 foot
maximum). Due to the inherently limited data provided in the geotechnical borings, all
removals across the site will be verified during grading and subject to modifications
depending upon observed conditions.
5. Removal bottoms should expose relatively dense soil (on the order of 85 percent relative
compaction). All removal bottoms should be observed and accepted by the geotechnical
consultant. Approved removal bottoms should be scarified 6 to 8 inches, moisture-
conditioned to near optimum moisture content, and recompacted prior to fill placement,
and/or building construction, to a minimum of 90 percent relative compaction in
accordance with ASTM Test Method D1557-91.
Conditions of Approval
Geotechnical Considerations
Page 1
6. The relatively deep cuts proposed along the northeast portion of the site may locally
encounter wet soil conditions. The cuts will result in building pads with groundwater on
the order of 2 to 4 feet below pad grade(along MacArthur). With changed conditions due
to development (including off-site developments), the potential exists for groundwater�to
rise. It is recommended that some type of sub-drain system (e.g., cut-off trench) be
constructed in the northem end of the site. It may be possible to incorporate a
subdrainage system.with the future utility trenches:
7. The proposed retaining walls also may be subject to considerable amounts of transient
water introduced by the development as welt as the existing perched groundwater. The
potential for buildup of water behind the walls as well as significant amounts of nuisance
seepage through the walls is high. It is recommended that the retaining walls be
waterproofed and provided with a subdrainage system beyond what is typically
constructed.
8. Sub-drains and waterproofing should also be provided along interior footings with
significant elevation differences(step foundations between retail units).
9. It is anticipated that the proposed slopes will be grossly and surficially stable provided the
recommendations in the Preliminary Geotechnical Report dated June 23, 1995 are
implemented. More refined slope stability analysis should be performed once grading
plans are finalized.
10. Total and differential settlements at the site for the proposed fill and structural loads
should be within tolerable limits of the proposed structures provided the recommendations
herein and future design recommendations are implemented. Total post-construction
settlements on the order of 1/2 inch are estimated. Differential settlements are not
expected to exceed 1/4 inch over a 40-foot span.
11. For design proposes, an allowable bearing pressure of 1,600 psf may be used for
conventional shallow footings having a minimum embedment in approved material of 1
foot below the lowest adjacent grade and a minimum width of 1 foot. The bearing value
may be increased by 200 psf for each additional foot of embedment in approved material
and by 100 psf for each additional foot of width, to a maximum value of 3,000 psf.
Allowable bearing pressure may be increased by one-third for wind or seismic loading.
12. Soils at the site are expected to be in the low to medium expansion potential range.
Minimum recommendations for foundations and slabs for low rise commercial structures
are given in Table 1 of the Preliminary Geotechnical Report dated June 23, 1995. Until
additional expansion potential testing is conducted after grading, the criteria for medium
expansion should be assumed.
Conditions of Approval
Geotechnical Considerations
Page 2
13. The recommended lateral earth pressures for the on-site native soils are as follows:
E4uivalent Fluid Pressure(pst7ft.)
Conditions Level 2:1 Slone
Active 43 75
At-Rest 64 110
Passive 330 120(sloping
down in front
of wall)
If a retaining wall is backfilled with clean sand having a sand equivalent equal to or greater
than 30, -an equivalent fluid pressure of 30 pcf(level) and 43 pcf(2:1 slope) for active
conditions may be used.
14. To design an unrestrained retaining wall, such as a cantilever wall, the active earth
pressure may be used. For a restrained retaining wall, such as basement wall or restrained
wall corners, the,at-rest pressure should be used. Passive pressure is used to compute
lateral soils resistance developed against lateral structural movement. Further, for sliding
resistance, the friction coefficient of 0.30 may be used at the concrete and soil interface.
In combining the total lateral resistance, either the passive pressure or the friction of
resistance should be reduced by 50 percent. In addition, the passive resistance is taken
into account only if it is ensured that the soil against embedded structures will remain
intact with time.
15. Retaining structures and step footings should be provided with a sub-drain system
approved by the geotechnical consultant. At a minimum it is recommended that the walls
be waterproofed and provided with a geotextile "sheet" drain, such as Mradrain 6000, J-
Drain 200 (or approved equivalent) behind the wall. The sheet drain should extend up to
within 6 inches below backfill at top of wall. A 4-inch perforated collector pipe with filter
fabric should be connected to the sheet drain along the bottom and outletted. The
collector pipe should be installed with perforations down and have a minimum 1 percent
gradient.
16. Weep holes should also be provided along the bottom of retaining walls at maximum 24-
foot spacing. Open vertical masonry joints at 32-foot spacing maybe provided in Neu of
weep holes.
17. Proper surface drainage such as a concrete V-ditch should also be provided along the top
of wall. Down drains (outlets) for surface drainage should not be tied into the sub-drain
system for walls. (They should be outletted separately.)
18. R-value testing of near surface soils should be conducted following grading. Pavement
section design should be based on anticipated traffic indices and special conditions (e.g.,
Conditions of Approval
Geotechnical Considerations
Page 3
truck loading docks, trash enclosures, etc.). A preliminary estimate for a pavement
section is 4 inches of asphalt concrete over 8 inches of aggregate base.
19. If heavy construction traffic is anticipated prior to capping of the street, then consideration
should be given to increasing the thickness of AB by 0.1 foot. Type B asphaltic concrete
is recommended.
20. AB can be crushed aggregate base, crushed miscellaneous base or processed
miscellaneous base in accordance with Standard Specifications for Public Works
Construction(The Green Book). The material shall be free of any detrimental quantity of
deleterious materials. If processed miscellaneous base is to be used, in addition to
gradation (grain size) test, quality tests such as R-value, sand equivalent, and percentage
wear may have to be performed to verify that the material meets the minimum
requirements.
21. All subgrade should be unyielding and aggregate base should be compacted to a minimum
of 95 percent relative compaction based on ASTM Test Method D 1557-91.
22. To reduce the potential for unsightly cracking due to expansive soils, exterior concrete
driveways, loading ramps, driveway approaches, plus curbs and gutters should be a
minimum of 6 inches thick and provided with construction or weakened plane joints every
10 feet or less. Thethickness at the truck loading or trash-truck areas should be increased
to 0.8 foot in order to reduce unsightly cracking (if planned to be paved with PCC
concrete. The slabs should be underlain by a layer of crushed rock, gravel, or clean sand
having minimum thickness of 2 inches. The subgrade should be a minimum 120 percent of
optimum-moisture content to a minimum depth of 18 inches. Reinforcement of the slabs
may also be considered if after grading, more expansive soils are encountered. Suitable
minimum reinforcement would be WWF 6x6 - WIA x WIA placed at mid-height or
preferably No. 3 bars at 24 inches on center placed both ways at mid-height.
23. TO reduce the potential for excessive cracking of other exterior concrete flatwork (such
as sidewalks, walkways, etc.) concrete should be a minimum of 4, inches thick and
provided with construction or weakened plane joints at frequent intervals (e.g., every 6
feet of less). The same thickness of a crushed rock, gravel, or clean sand layer and
subgrade moisture-content is recommended. Reinforcing of the concrete sidewalks is also
recommended. Suitable minimum reinforcement would be WWF 6x6 - WIA x WIA
placed at mid-height.
24. The causes of concrete distress can be reduced by proper design of the concrete mix and
by proper placement and curing of the concrete.
25. Preliminary sulfate content test results indicate some soils with higher soluble sulfate
contents. Type V cement and compliance with the requirements of the UBC should
generally be adequate for concrete in contact with on-site soils near finish grade.
Additional sulfate testing should be conducted after the completion of rough grading.
Conditions of Approval
Geotechnical Considerations
Page 4
26. Previous studies characterize the corrosion potential of unprotected metals in contact with
earth in this locale as being high (USDA, 1978). Appropriate measures, typical with local
practice for the proposed construction, should be taken to protect buried metals. Site
specific soil corrosivity testing may be conducted following grading if dictated by special
construction conditions.
27. Inadequate control of runoff water, heavy irrigation after development of the site, or
regional groundwater level changes may aggravate the shallow groundwater conditions.
Maintaining adequate surface drainage, proper disposal of runoff water, and control of
irrigation will help reduce the potential for future moisture-related problems and
differential movements from soil heave/settlement.
28. Surface drainage should be carefully taken into consideration during all grading,
landscaping, and building construction. Positive surface drainage should be provided to
direct surface water away from structures and slopes and toward the street or suitable
drainage devices. Ponding of water adjacent to the structures should be avoided.
Buildings should have roof gutters systems and the runoff should be carried to street
gutters by area drain pipes or by sheet flow over paved areas. Paved areas should be
provided with adequate drainage devices, gradients, and curbing to prevent runoff flowing
from paved areas onto adjacent unpaved areas.
29. The performance of foundations is also dependent upon maintaining adequate surface
drainage away from structures. The minimum gradient within 5 feet of the building will
depend upon surface landscaping. In general, it is suggested that unpaved lawn and
landscape areas have a minimum gradient of 2 percent away from structures.
30. Construction of planter areas immediately adjacent to structures should be avoided. If
planter boxes are constructed adjacent near buildings, the sides and bottoms of the planter
should be provided with a moisture barrier to prevent penetration of the irrigation water
into the subgrade. Provisions should be made to drain excess irrigation water from the
planters without saturating the subgrade below or adjacent to the planters. Raised planter
boxes may be drained with weepholes. Deep planters (such as the palm tree planters)
should be drained with below-ground, water-tight drainage lines connected to a suitable
outlet.
31. Trench excavations less then 5 feet deep in the northern portion of the site and 10 feet
deep in the southern portion of the site are not expected to encounter significant amounts
of groundwater. Groundwater may be encountered below these depths, and dewatering
may be necessary locally. Caving problems may also be encountered where soils become
more sandy.
32. Utility excavation deeper than 4 feet should be stabilized per OSHA requirements (shoring
or laying back of trench walls). Site soils are generally classified as Type "B" per Title 8
California Code of Regulations, except where groundwater is encountered, in which case
Conditions of Approval
Geotechnical Considerations
Page 5
they may be Type "C". These categories should be evaluated by .the utility contractor
during excavations and discussed with the geotechnical consultant if conditions appear to
be different.
33. - If H-piling or sheet piling is used for shoring members, an equivalent fluid pressure of 150
pcf/foot may be used for passive resistance.
34. Pipe should be placed on at least 6-inches of clean sand or gravel. The area around the
pipe (at least 1 foot over top of pipe) should be backfilled with clean sand, having a
minimum sand equivalent of 30 or better. The sand should be jetted with water below the
springline to ensure filling of voids beneath the pipe (if allowed by local agency).
Otherwise, sand along the side of the pipe should be placed in small lifts and compacted
with small hand-held compactors (e.g., "powder-puff"). Depending on the size of the
pipe, higher sand equivalents may be required of jetting is not permitted. Jetting should be
in moderation to minimize the amount of water introduced into the surrounding native
soils.
35. Backfill' materials should be moisture conditioned as needed to near optimum and
compacted to a minimum relative compaction of 90 percent.
36. Final grading plans for the site should be reviewed and accepted by the geotechnical
consultant prior to grading. A supplemental geotechnical report with recommendations
specific to the grading plan should be issued.
37. Foundation plans, retaining wall plans, and related structural calculations should also be
reviewed and accepted by the geotechnical consultant prior to construction for verification
of geotechnical design parameters. A remedial removal map based on the final foundation
plans and the remedial removal recommendations in Section 3.2 of the Preliminary
Geotechnical Report dated June 23, 1995, may be prepared prior to grading.
38. Geotechnical observation and testing should be conducted- during grading and
construction at the following stages:
• Following clearing and grubbing, prior to site processing or fill placement
• During and following remedial removals
• During fill placement
• During and after foundation and retaining wall excavations
• During installation of sub-drains
• During backfill behind retaining structures
• During utility trench excavations and backfill
• When any unusual or unexpected geotechnical conditions are encountered during
grading and construction
FAMSnP"", IN UCC.RI' S112TCDNI.PLZA%GEOTECn:DOC
Conditions of Approrat
Geotechnical Considerations
Page 6
Filed in the County of Orange, California
Gary L. Gra le, Clerk/Recorder
FILED CITY OF NEWPI 111 1 11/1/11111 25.00
19958000531 08;37am 11/29/95
3300 Newport Boulevari 856 6010064 06 11
NOV 2 9 1995 Newport Beach,CA ze 1 1 25.00
GARYL.G VLLE,Clerk•ROeccouiY
By NOTICE OF DETEttrniNHi ivtV
To: Office of Planning and Research From City of Newport Beach
Planning Department
1400 Tenth Street,Room 121
D Sacramento,CA 95814 New Newport Boulevard-P.O.Box 1768
Newport Beach,CA 92658-8915
County Clerk,County of Orange (Orange County)
a 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 P-OST E D
NOV 29 1 OF
Name of Project: Coast Highway/MacArthur Retail Project
r er
DEPUTY
State Clearinghouse Number. City Contact Person: BY e p one o.:
95051067 Patricia Temple 714 / 644-3225 _
Project Location: Northwest corner of MacArthur Boulevard and East Coast Highway
Ne ort Beach CA 92660 -
Project DeWipti0n: 105,000 sq.ft. retail shopping center
This is to advise that the City of Newport Beach has approved the above described project on November 27, 1995
and has made the following determinations regarding the above described project: (Date)
1. The City is 10 Lead Agency ❑ Responsible Agency for the project.
2. The project❑will ® will not have a significant effect on the environment.
3. 10 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.
4. Mitigation measures® were❑ were not made a condition of the approval of the project
5. A Statement of Overriding Considerations El was ❑was not adopted for this project.
6. Findings 0 were❑ were not made pursuant to the provisions of CEQA.
The final EIR or Negative Declaration and record of project approval is available for review at the Planning Depart-
ment of the City of Newport Beach,3300 Newport Boulevard,Newport Beach,CA 92658-8915-,714/644-3225.
November 28, 1995
rental Coor`iinalor Date Revised 11/94
�r� rrzlc lv� L. 1FM�'1� l.AWNb HaAA-19F2
NOTICE OF A,dlVAILABILITY OF
DRAFT ENVIRONMWTAL IMPACT REPORT
The City of Newport Beach is the Lead Agency for the proposed development of the vacant
parcel of land located at the northwest corner of East Coast Highway and MacArthur Boulevard
for commercial use. The City has prepared Draft EIR No. 154 to evaluate the potential
environmental impacts of the project.
PROJECT DESCRIPTION
The subject property encompasses approximately ten acres in Planning Area 5 of the Newport
Village Planned Community District. The proposed project would allow the development of a
105,000 square foot retail shopping center on the site, which is bounded by MacArthur
Boulevard, East Coast highway, Avocado Avenue and the Newport Beach Public Library. The
proposed actions include approval of a General Plan Amendment; an amendment to the Newport
Village Planned Community District regulations;approval of a Traffic Study; and the approval of
a Site Plan Review
OPPORTUNITIES FOR PUBLTC REVIEW AND COMMENT
DRAFT EIR No. 154 is available for public review and will be used by the City of Newport
Beach and other public agencies in making decisions regarding the proposed project. Written
comments on the adequacy of the information contained in the EIR will be accepted through
November 5, 1995. Written comments on the Draft EIR should be submitted.to:
��x,,"apt yl� � �'i9 q•I S j t` ''�:✓.: .
Javier S. Garcia � t' ::� „ Il •y( i • ��'Gav► _ • J ' ��� • :1:'
Senior Planner 1 ` / ` ,,�� �•
City of Newport Beach
+,�u�'ti�}' � '� �' •'fl�' ,III •.. 7q �
3300 Newport Boulevard "�I'"' ° / I1 • '+",r�, �� `. �l
Newport Beach, CA 92659-1768' ' ;', •i l 1 ,'�, 11 Pi
(714)644-3206 tidCdd I,' i`I! 1111 l' .Y2� ,M1;I �1 dun o a�
Conies of the Draft EIR are '' ��:,l\{! ;,°✓ +�A �.; \
available for review at the following
C r-
locations:
,ava+ ;` �� i•`y
�9 cog qr~ 1
Planning Department � y �' ' ' '•; ��=r_«i
City of Newport Beach M__ - - , twject • .
3300 Newport Boulevard s sun,
Ij rk Sire s
Newport Beach, CA 11 \ i o'
Newport Beach Public Library ` i ir ? ,• ,; 'A
Newport Center Main Branch t
1000 Avocado Avenue
Newport Beach 8tA _,I " 't�•' t
VICINITY MAP
ega eau y The Bw
w 4
0
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Authorized to Publish Advertisements of all kinds in g public notices by
Decree of the Superior Court of Orange County, Cali lat. Number A-6214,
September 29, 1961,and A-24831 June 11, 1963.
PROOF OF PUBLICATION
STATE OF CALIFORNIA)
) SS.
County of Orange )
I am a Citizen of the United States and a (Main News section)
resident of the County aforesaid; I am over
the age of eighteen years, and not a party to
or interested in the below entitled matter. I
am a principal clerk of the NEWPORT
BEACH-COSTA MESA DAILY PILOT, a
newspaper of general circulation, printed and
published in the City.of Costa Mesa, County
of Orange, State of California, and that
attached Notice is a true and complete copy
as was printed and published on the
following dates:
September 21, 1995
(main news section)
I declare, under penalty of perjury, that'the
foregoing is true and correct.
Executed on September 21 , 199 5
at Costa Mesa, California.
Signature
CITY OF NEWPORT BEACH
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Motion x Motion.Was made to table the item indefinitely and
All Ayes that Coun�gapprove the scheduling of any-further
public hearing— Cegarding GENERAL ' PLAN
AMENDMENT NO 19 -11(E); LOCAL COASTAL
PROGRAM AMENDMENT N6."40• and proposed
ORDINANCE NO. 95-52 (PLANNING 31 ISSION
AMENDMENT NO.828).
14. Mayor Hedges opened the public hearing Corona del Mar
regarding application of THE IRVINE COMPANY for Plaza/GPA95-2C
the construction of a specialty retail shopping PCA 835
center, CORONA DEL MAR PLAZA on property (45)
located in the Newport Village Planned
Community District at 2400 East Coast Highway
and in order to approve this project the
consideration of the applications for. GENERAL
PLAN AMENDMENT NO. 95-2(C) to designate the
property for Retail and Service Commercial use
and establish the permitted intensity of
development, AMENDMENT NO. 835 to amend the
Newport Village Planned Community District
Regulations; SITE PLAN REVIEW NO. 74 to allow the
establishment of a specialty retail shopping center
on the property; and TRAFFIC STUDY NO. 101.
Report from Planning Department.
Supplemental report from Planning Department.
Council was advised that after the agenda was
printed, a letter was received from Jack Carr with
concerns about the proposed project.
Patricia Temple, Planning Manager, advised that
the City's consultants are all present tonight,
Including Keeton Kreitzer, the Environmental
Consultant, Joe Foust, the Consulting Traffic
Engineer, and Stan Hoffman, the Fiscal Consultant,
should Council need to have technical questions
answered. She offered the following information
regarding the project: This project has been in
process since approximately March of 1995; It was
recently considered and recommended for
approval by the Planning Commission with five
recommendations for modification to the
proposed 105,000 sq. ft. specialty retail shopping
center,which is proposed for a 10-acre site on the
comer of East Coast Highway and MacArthur
Boulevard. The revisions include: 1)the relocation
of a proposed access on MacArthur Boulevard
southerly approximately 450 ff. ; 2)an increase in
the required parking ratio from 4.5 to 4.9 parking
spaces for each 1,000 sq. ft. of development, 3)the
elimination of drive-in and fast
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Recycled report of November 13, 19K from
Revenue Manager.
Glen Everroad, Revenue Manager, addressed the
Council, advising 'that the public hearing for this
application began September 11, 1995 to review
he request of Balboa Transport to provide electric
ansportation services on Balboa island. On
N vember 13, Council referred the 'issue to the
Tr c Affairs Committee Who reviewed the request
an interviewed the applicant as well as those
offec ed by the applicant's operation on Balboa
Island. Since then the Traffic Affairs Committee
resolve many of the issues,i.e., hours of operation,
porking cations and the time limits associated
with his arking at designated areas that the
applicant tends to operate in. The Traffic Affairs
Committee has prepared, recommended
conditions f the applicant's operation and the
only issue to resolved is the route, identified as
Condition No. All other issues associated with
the applicant's- rking of the vehicle, the hours of
operation,time Ii its associated with his parking on
designated locoti s has been resolved to the
TrafficAffairs'Comm tee'ssatisfaction.
Roger Michael, Bolbo Transport, and applicant,
addressed the Council tating,that he believes he
has met all the requirem is to date.
Motion x Motion was made to rece a oral report from City
All Ayes staff on the results of the Tr c Affairs Committee
meeting on November 22; 1 95, and approve the
application, subject to the c pdffions imposed by
City Departments with addition I condition for the
ffi Trac Affairs Committee to reJlew the operation
after nine months, or at any time) at staff receives
complaints, and make reco endattons to
Council if there are unresolved pro b ms.
13. Mayor Hedges opened' the pu io hearing bell Club/
regarding changing the land use designation for PA95-1 (E)
the EBELL CLUB located at 515 Wet Balboa (45)
Boulevard from "Governmental, Educat nal and
Institutional.Facilities" to "Single Family Res ent(ai;"
and rezone four existing lots from R-3 to -1, to
allow the construction of single-family reside les..
Report from Planning Department.
Council was advised that after the agenda w6s
printed a letter was received from Ebell CIuL
President Marie Cray for postponement.
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food restaurants and arcades from the list of Corona del Ma
permitted uses within the project, 4)the Plaza
incorporation of an additional condition of
approval regarding homeowner association
review of the proposed lighting plan: and 5)the
elimination on a policy basis of the driveway
volume associated with the MacArthur Boulevard
driveway which would be used to determine the
addition of travel lanes on Coast Highway. Since
the Planning Commission meeting, additional
correspondence has been received from the
Library Board of Trustees expressing 10 concerns
and request for project modification. There have
also been verbal communications from residents in
Harbor View Hills, Irvine Terrace and Old Corona
del Mar in regards to particular aspects of the
project. As a result a Supplemental Staff Report
was prepared today and has been distributed to
the Council. Some additional refinements to
modified conditions have been drafted by staff
and have been distributed to the Council.
Ms. Temple reviewed in detail these two
Supplemental Reports as follows: On Wednesday,
November 22, staff received a lengthy letter from
the Board of Library Trustees expressing some very
specific operational considerations In regards to
the interaction between the proposed shopping
center and the existing Newport Beach Central
Library on Avocado Avenue. The first concern
suggested that an additional right turn lane be
added to the driveway to allow for less restricted
egress from the Library Parking Lot and to prevent
the stacking of cars from impeding Library access.
In order to assess this particular request, staff
caused the Consulting Traffic Engineer to prepare
a Queuing Study this morning which is attached to
the staff report. This study took into account the
driveway design, the stacking distance from
Avocado to the internal intersection of the parking
lot and peak level traffic volumes. The study found
that in the worst case the maximum stacking
demand in the peak hour of the access was five
cars in the left turn lane for southbound Avocado
and two cars for the right turn lane for northbound
Avocado. This particular driveway access has a
stacking distance which is designed - to
accommodate six cars in each lane. On this basis
it is staff's opinion that an additional outbound
lane for right turns is not necessary from a traffic
engineering standpoint. The Library Board also
suggested that a stop sign for vehicles traveling
west in the parking area be installed at the internal
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intersection of the parking lot to allow vehicles Corona del M-
exiting the Library an equal opportunity to turn Plaza
right at that ;internal intersection. The' City's
Consulting-Engineer also reviewed the operation of
this internal intersection this morning, and
indicated a number of options exist to control the
flow of traffic through this area including the one
proposed by the Library Board, e.g., the installation
of a stop sign on the northbound and southbound
links of the intersection, and three stop signs or four
stop signs. Basically, the determination of the
traffic control mechanisms on the internal
intersection should be determined by the Traffic
Engineer upon final design of the parking lot and
the Planning Department suggests an additional
condition which would state, "that the design of
the internal intersecton, shall be subject to the
review and approval of the City Traffic Engineer.
This design shall include traffic control devices
including stop signs as deemed necessary to
provide for adequate public safety, as well as
optimal convenient access for the Library and
shopping center patrons." The third item raised by
the Library Board of Trustees deals with a
suggestion that the internal intersection be
relocated to the east to increase the stacking
distance in the Avocado Avenue driveway. With
the discussion of item 1, in the Queuing Study that
staff conducted this morning, the Planning
Department believes that the data does not
support the proposal to increase the stacking in
fourth re guest the Avocado lane. The f rth r qu t was that an
additional mitigation measure should require the
developer to make additional modifications in the
future if problems arise. It should be noted by the
City Council that this project is subject to the
,review and approval of a site plan review which is
revl Pp intended to review, among other things,g ,
operational issues of this nature.ature. In this type of
project it is stun pr
actice ractice for operational
problemssubject to ongoing review and
to be sub
modification if necessary. in thisparticular case,
the Planning Department suggests on additional
condition which would be added to the prior
suggested additional condition, "that the design of
control measures at the internal
the traffic co i
intersection shall be subject to the ongoing review
of the City Traffic Engineer," and on that basis,
additional modifications to the internal
organizatiomof the parking lot and accesses could
be required if:problems arise in the future. -The fifth
parking on Avocado
as the loss of g
issue raised w p
Avenue,southerly of the project entrance and a
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request that parking on Avocado be replaced by Corona del Mai
the applicant within the Library property. Plaza
Currently, public street parking is available on
Avocado Avenue, both northerly and southerly of
the Library entrance. In discussions with the City
Traffic Engineer this morning he indicated that use
of the street spaces northerly of the access point
occur on a rather routine basis, and that
occasional use of the street spaces southerly of the
access also occurs, primarily when a special event
happens, or there is extraordinarily heavy use of
the Library facility. Because the proposed project
would include the addition of a service driveway
for the shopping center on Avocado Avenue, that
proposal will reduce, if not totally eliminate, those
parking spaces on Avocado Avenue southerly of
the access driveway. Therefore, the elimination of
these parking spaces could be attributed to this
project. The onstreet parking spaces provide a
source of overflow parking for the Library today.
The reduction in onstreet spaces could adversely
affect the parking supply for the Library. However,
it should be noted that, even though no formal
arrangements are being proposed, some Library
overflow will now utilize the excess spaces in the
shopping center parking lot being proposed for
development, particularly those in close proximity
to the Library,and also that on the site plan there is
a parking area which bears a greater relationship
to the Library than the shopping center and more
than likely would be used by patrons of the Library
rather than the shopping center, except during
times of peak utilization. However, it Is
appropriate for the Council to consider the
Imposition of an additional condition of approval
which would require replacement parking on the
Library property, although it should be noted that
the loss of parking is onstreet public parking and
not private parking on the Library site. The sixth
issue raised by the Library Board of Trustees
requests that the same setback proposed for the
shopping center be allowed for the Library
property. The Planned Community District
regulations included in the Council packet for
approval tonight sets forth the required setbacks
for both the Library site and the retail site, and on
Avocado Avenue both sites are consistent 20 foot
setbacks from Avocado Avenue. There are no
other formal requirements such as in the Library
Exchange Agreement for an increased setback for
the Library Project. The greater landscape setback
for the Library was probably imposed as part of
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The Irvine Company's design review of the Library. Corona del Ma.
Should the City desire to construct either parking or Plaza
buildings up to the required 20 foot setback, it
would be subject to the design review procedures
of The Irvine Company, but in speaking with
representatives of The•Irvine,Company today, they
indicated that a reduction of the landscape
setback could be considered in association with a
specific request.. The seventh concern raised by
the Library Board of Trustees is that employees of
the businesses in the new shopping center would
be directed to park in the Library parking lot during
peak periods. This particular concern can be
addressed by imposing an additional standard
condition which would read, "that the employees
of all businesses in the project shall park onsite or at
another location offsite If approved by the City
Traffic Engineer." The eighth issue suggested by
the Library Board of Trustees would be that The
Irvine Company be required to install and maintain
landscaping, walls, or other similar improvements
intended to delineate the boundary between
Library parking and project parking areas, and to
create a safety barrier in areas where there will be
retaining walls or slopes due to the elevation
between the two sites. The revised site plan
distributed with the Council packet shows that the
grade differential between the two sites will require
the installation of a retaining wall or other retention
structure for a large portion of the common
property line. The conceptual landscape plan
Included in the packet also shows perimeter
landscaping which provides a visual separation
between the two sites. Additionally, the Building
Department will review the grading and landscape
plans to assure that appropriate safety devices will
be installed in areas where a fall hazard might be
present. These facts should adequately address
the issues raised by the Library Board of Trustees in
this area. The ninth concern requested that
adequate and safe ,pedestrian and vehicular
access be provided to the Library during
construction. This issue was addressed in Mitigation
Measure No. 1 contained in the EIR which requires
that the applicant shall prepare a construction
access plan in order to maintain safe access to the
Library during construction. The construction
access plan shall be approved by the Public Works
Department prior to the issuance of the grading
permit. The tenth and final consideration raised by,
the Library Board of Trustees requested that
adequate signoge for the Library be included at
the main Avocado Avenue access point. From the
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City's point of view, it is important that the new Corona del Mai
Central Library receive adequate and appropriate Plaza
signage and have suggested an additional
condition of approval, "that the sign program shall
Include provisions for sign identification program
for the Newport Beach Public Library, the form of
which is subject to the review and approval of the
City Manager, Community Services Department,
Public Works Department, and Planning
Department.
An additional set of concerns has been raised via
telephone calls to the Planning Department and
calls to various members of the City Council from
residents in Irvine Terrace and Corona del Mar, in
the area of Avocado Avenue. Currently some
traffic from Avocado Avenue crosses Coast
Highway and proceeds into the Corona del Mar
area. This traffic is predominately local traffic, and
since there are no convenient by-path routes
through either Irvine Terrace or Old Corona del
Mar, the Planning Department feels that only local
traffic would tend to travel on Avocado southerly
of Coast Highway. Based on the information
contained in the Traffic Study and the Traffic Study
Addendum, any additional traffic which would be
attributable to direct local traffic would be that
which utilizes the new shopping center. The
volume from the center is not anticipated to
change as a result of a redesign of the access on
MacArthur Boulevard since any traffic bound for
southbound Avocado would be unlikely to use the
MacArthur Boulevard exit in any case.
There have been some ongoing conversations
between various staff members and
representatives of the Harbor View Hills area which
has resulted in some suggested additional
modifications and clarifications to the language
adopted by the Planning Commission in
association with their recommendation for
approval of the project. The first clarification was
in regards to the revised condition of approval
which required the relocation of the MacArthur
Boulevard access southerly approximately 450 feet
from the originally proposed location at Harbor
View Drive. The condition as stated In the First
Addendum Staff Report has been further modified
by the Second Staff Report which was just
distributed to the Council, listed as Revised
Condition No. 101, which states, "that the
MacArthur Boulevard access drive shall be
relocated to a point approximately 450 feet
southerly, but no less than 400 feet southerly of the
prolongation of the current location of the south
curb line of Harbor View Drive as reflected on the
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approved site plan and shall be limited to a right Corona del Mar
turn Ingress only." The second clarification Plaza
requested was the amount of time the
homeowners association would be given to review
the lighting plan and how that review would be
merged with the staff review process of the lighting.
plan. As a result, an additional modification to the
last sentence in the modified 'Condition No. 85
(contained in the Second Addendum Report)
which states that the lighting plans including the
lighting of signs shall be submitted to the Harbor
View Hills Community Association for review and
comment. The Community Association will have
four weeks from the date of receipt to prepare
written comments on the lighting plan. The Irvine
Company shall submit the Community
Association's comments prior to, or concurrent
with the submittal of the lighting plan to the City
which will review any Community Association
recommendations for potential incorporation into
the lighting plan approval. Additionally, in the First
Addendum Staff Report there is one additional
sentence which would be added to Site Plan
Review Condition No. 85, which would also state,
that all signs ,installed initially and subsequent,to
the initial installations shall be in conformance with
the provision of the approved Lighting Program
and the PC text." The Planning Commission
included a requirement that the traffic volume
associated with the new access on MacArthur
Boulevard be discounted from the traffic volumes
which would determine the potential for adding
additional lanes on MacArthur Boulevard between
Coast Highway and San Miguel Road. The
Planning Department is suggesting a further
modification to the General Plan Amendment
Resolution contained imihe Council packet,which
would change the last whereas statement.
(contained in the Second Addendum Staff Report):
"Whereas, the City Council has determined that
_ 4,220 daily trips shall be subtracted from the total
traffic volumes on MacArthur Boulevard which
would be used to trigger the need for the addition
of the fifth and sixth through lanes on MacArthur
Boulevard. This differential is the difference
between the projected daily traffic attributable to
the shopping center and the projected traffic from
a 100,000 sq. ft. museum using Newport Beach
traffic model trip generation rates."
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Tom Redwitz, The Irvine Company, addressed the Corona del Ma.
Council and gave a presentation regarding the Plaza
proposed Corona del Mar Plaza project: that the
proposed shopping center will be an energizing
anchor to the business area, provide new and
different shopping amenities, and help keep sales
within the City. The Irvine.Company studied the
site taking certain criteria into consideration so that
the proposed project would be compatible with
the surrounding area, would benefit the
community, provide economic value to the City
and make best use of this visible site, and the use
that met these criteria best is the project being
presented tonight. Regarding the lighting, The
Irvine Company agrees with staff's
recommendation to the revision to the condition
on this issue, with the request that three weeks be
given for community association review, rather
than the stated four weeks. The Irvine Company
has been a major supporter of the Library over the
years, donating the site of the existing new Library
facility which was valued at that time at over $2
million, and a major sponsor of the Library Grand
Opening, contributing over $12,000 for this event.
After discussions with the City,The Irvine Company
Planners integrated Corona del Mar Plaza's
vehicular and pedestrian circulation, with the
Library as part of an overall plan to ensure no
impacts to Library patrons. They are also in
agreement with the Supplemental Staff Report
addressing the Board of Library Trustees' recently
raised concerns, and are in agreement with the
additional conditions proposed by City staff. The
Irvine Company is excited in joining the local
Business Leaders in their goal of maximizing
Corona del Mar's potential. Mr. Redwitz focused
on the issue of access, specifically access to
MacArthur Boulevard advising that The Irvine
Company has agreed to move the original
proposed access on.MacArthur south placing it
near the access that currently exists and make it a
right in only. He, requested that the condition
proposed by City staff related to the distance of
the access from Harbor View Drive be revised to
reflect 400 foot minimum setback center line to
center line.
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Gary Vaccaro, Vice President of The Irvine Retail Corona del Mar
Properties Company and Project Manager-of their Plaza
P P Y
proposed retail center, Corona del Mar Plaza,
addressed the Council, stating that if the Council
approves the proposed project, The Irvine
Company will endeavor to seek out the best
available merchants possible as tenants for .this .
project, with a goal of .providing a shopping
experience that will not compete against, but will
compliment their other properties in Newport
Beach as well as the merchants in downtown
Corona del Mar.
City Attorney Bob Burnham advised that in his
recent discussions, Mr. Redwitz speaking on behalf
of The Irvine Company would agree to fund the
'installation of shields on the existing light standards
in the Library Parking Lot up to a maximum of
$7,000, assuming that no requirement is imposed
on The Irvine Company to provide onsite
replacement parking for any spaces lost on
Avocado.
Mr. Redwilz replied in the affirmative to the
foregoing in consideration of the conditions as
currently proposed and In addition, stated that as
a clarification point, The Irvine Company Is In
concurrence with the City staff Supplemental
Reports and Conditions, except as noted in his
report. In response to Council inquiry, he reviewed
the three week, rather than the four week
Community Association review, and a clarification
on the measurement of no less than 400 feet
southerly of the prolongation of the current
location of the south curb line of Harbor View
Drive.
Ben Jackson, Chairman of the Board of Library
Trustees, stated that the Library Board has been
trying to keep up on the development of this
project and how it affects the Library. He added
that the Board appreciates the efforts and
accommodations that have been made on behalf
of the Library, and reviewed the points of concern
raised in Board's letter to the Council. In response
to Council .inquiry regarding the 10 points
reviewed by Ms.Temple in the foregoing; and the
suggested revision in the Supplemental Report just
reviewed,assuming that if the project is approved,
the City modify a condition which includes
language that the additional right turn lane out be
tied to some further traffic studies, and if
warranted,the Council review it at that time,
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would be agreeable with the Board of Library Corona del Mai
Trustees. Mr.Jackson replied in the affirmative, but Plaza
stated that a resolution needs to be drafted
regarding the loss of parking spaces and a
condition that the developer's leases require that
tenants' employees not park in the Library, Parking
Lot.
The following people addressed the Council to
give testimony.
Marilyn Ellis, 621 Begonia Avenue, concerned
about the pollution from truck 'traffic
frequenting the restaurants in the area; the
abuse of parking on the residential streets by
the restaurant employees; and noise and
pollution from the construction equipment.
Debra Allen, 1021 White Sails Way, personally
supports the project with regards to what staff
has written in the most recent First Addendum
to the staff report, the Condition dealing with
Signing and Lighting, and the Second
Addendum to the staff report with the revisions
to Condition 85 and Condition 101, and the
way the Planning Commission approved the
project; she feels it is important to leave the
Condition regarding the location of the
driveway the way Ms. Temple has written it,
further that their association has long opposed
a 5th or 6th lane on MacArthur Boulevard
opposite Harbor View Hills, but if The Irvine
Company can work with Caltrans for a lesser
deceleration lane, their association would be
happy to open dialogue; the association will
work with The Irvine Company on the 3-week
review request,and she thanked the many staff
people in the Planning Department, the City
Attorney's Office and Council regarding this
project.
Phil Sansone, Chairman of the Corona del Mar
Residents Association, in support of the
Planning Commission decision and staff reports
presented tonight.
Val Skoro, 1601 Bayadere Terrace, Vice
President of the Irvine Terrace Homeowners
Association, also on the Board of the Corona
del Mar Residents Association, concurs with the
project, but initially concerned about the
traffic situation (requiring a condition for an
ingress on MacArthur Boulevard; commented
on the landscaping and consideration by The
Irvine Company for aesthetically pleasing
buildings facing PCH.
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Toni Vanschultze, President of the Corona del Corona del Max
Mar Chamber of Commerce, in support of the Plaza
project.
Rush Hill, Chairman of the Economic
Development Committee, feels that this project
is 'beneficial to the community, will enhance
revenues projected at $150,000 peryear, and
predicts a doubling after the fifth year ,
reversing the flow of revenue from the City.
Richard Luehrs, President of the Newport
Harbor Area Chamber of Commerce,
representing the Board of Directors who
unanimously voted in support of this particular
project as well as himself, urged Council's
approval.
Charlie Gabbard, resident of Corona del Mar,
fully supports this project, as It will enhance the
area.
Jim Wharton, President of the Harbor View Hills
Community Association, supports the original
agreements by The Irvine Company and the
Planning Commission as spelled out in the
information given by Ms. Temple, but does not
support the changes recommended by The
Irvine Company this evening, although they
could support the 3-week review regarding the
lights.
•Lucille Kuehn, 1831 Seadrift Drive, urged
support for the project as this area has been an
eyesore for the 36 years she has lived here; it
will enhance property and sales tax,revenues,
andprovlde�an attractive entrance to Corona
del Mar.
John Robertson,259 Harbor View Drive,26-year
resident of Corona del Mar, is satisfied with the
conditions set forth in Ms.Temple's presentation
tonight regarding the ingress and egress into
the Corona del Mar Plaza project, and the
Council should approve this, and feels that The
Irvine Company should withdraw their latest
amendment relative to this area.
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Mayor Hedges announced that the public hearing Corona del Ma
was closed, wherein, Council Member O'Neil Plaza
requested clarification from The Irvine Company
representative Tom Redwitz
Mr. Redwitz advised that the measurement from
center line to center line is important because in
moving that access further south it will negatively
impact their site plan and reduce parking. What
they propose is that there be a minimum
measurement of 375 ft. from the prolongation of
the south curb line of Harbor View Drive to the
prolongation of the north curb line of entry, but
would commit to working with City staff and
Caltrans to reduce the length of the deceleration
lane from the anticipated length, thus avoiding
any impacts.
Mr. Redwitz, in response to Council, addressed the
possible installation of an additional right hand
turn lane out of the Library site, wherein he stated
that this issue would be very difficult to accomplish:
1) by adding the additional right turn out this will
reduce parking: 2) once the project is built it is
problematic to go back in and reconfigure this
causing disruption and the Traffic Analysis indicates
there is no problem with the proposed access as
currently designed and agreed to.
Motion x Council Member O'Neil gave an overview of the
process that this project has gone through since its
Inception, and stated that he is satisfied it has
received a fair hearing and the City has addressed
all of the issues and,therefore, made the motion to:
(a) Adopt Resolution No. 95.128 certifying FINAL
EIR NO. 154, (b) Adopt Resolution No. 95-129
approving GENERAL PLAN AMENDMENT NO. 95-
2(C); (c) Adopt Resolution No. 95-130 approving
AMENDMENT NO.835;(d) Uphold the action of the
Planning Commission and approve TRAFFIC STUDY
NO. 101; and (e)Uphold the action of the Planning
Commission and approve SITE PLAN REVIEW NO.
74, with further conditions attached in the
Supplemental staff report and Addendum received
today amending the last sentence to Condition No.
5 to provide for a 3-week review of the lighting
plans and lighting of signs, opposed to a 4-week
review; to further provide that the MacArthur
Boulevard access drive shall be relocated to a
point 400 feet minimum southerly of the
prolongation of the current location of the south
curb line of Harbor View Drive;that the access shall
be a right turn ingress only and in no event shall
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any deceleration lane on MacArthur northerly of Corona del Ma.
the access commence northerly of the south curb Plaza
line of Harbor View Hills; and to include the $7,000
contribution by The Irvine Company to shield lights
of the existing standards within the library parking
lot.
Discussion ensued by Council regarding the
MacArthur Boulevard access, and in response,Tom
Redwitz representative of The Irvine Company,
advised that, "they would accept a condition that
said the deceleration lone would not begin until
the prolongation of the southerly curb of Harbor
View Drive." He stated that they cannot accept a
condition that would require 400 feet as stated in
the foregoing motion.
Bony Allen, 1021 White Sails Way, Municipal Affairs
Officer for the Harbor View Hills Community
Association, and very actively involved in working
on this project, advised that he believes this
entrance road has moved from 450 feet south of
the south curb line of Harbor View Hills Drive, to 400
feet to 375 feet, and may even move further once
the project is underway. He believes that the
figure negotiated (450 feet) should be agreed to
and does not like an approximate figure, adding
that there needs to be a measurement set down.
Following discussion by the Council, City Attorney
Bob Burnham suggested 375' or 380' minimum
southerly of the prolongation; wherein, Council
Member O'Neil agreed to 380',rather than 400'.
Motion x Mayor Hedges made an amendment to the main
Ayes x x x x x motion for a provision to require an additional exit
Noes x x lane for right turn purposes on Avocado at the
signalised intersection if actual experience
subsequent to the opening of the project indicates
that need based on traffic studies conducted by
the Traffic Engineer.
All Ayes A vote on the main motion made by Council
Member O'Neil was taken, with the agreed upon
380'in the foregoing discuussion.
15.iftn
agul
ed the publichearingT GPA95-1 (C)
ITY COMMERCIAL DISTRICT Community
AMENDMENT 95-1(C) for Commercial Di
e Element of the General (45)
s and focus to the City's
efforts to revitafte these are
"y.
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Fri da'yai Saturday, issue of valet parking at night. It is best to continue
this item to gi the applicant time for resolution.
Commissioner Ad\ams`said,Qe not supportive of a full scale restaurant in
this location and if there i.s a trgo 'ty of Commissioners who feel this way,
there will not be a need to continue
Notion Motion was made to continue thi7item t�9841ts
r 7, 1995. The
applicant was asked to discuss these i time.
Absent * MOTION CARRIED. 1 No, 1 Absent 5 Ayes. �k,
Ayes
Noes
SUBJECT: Corona del Mar Plaza Item 4
(The Irvine Company, applicant)
2400 East Coast highway
• Certification of E1R No. 154 EIR 154
• General Plan Amendment No. 95-2(C) GPA 95-2(C)
• Amendment No. 835 A No. 835
• Traffic Study No. 101 TS No. 101
• Site Plan Review No. 74 SPR No. 74
The applications being considered will, if approved, allow the construction Approved
of a 105,000 sq..ft. specialty retail shopping center on a ten acre site on the
northwesterly comer of East Coast Hghway and MacArthur Boulevard.
The project would include a broad range of consumer retail stores,including
a specialty market and restaurants.
Staff explained that the project, if approved, would allow the construction
of a specialty retail center on the comer of East Coast FHghway and
MacArthur Boulevard. The City has received a number of pieces o
correspondence questioning various aspects of the proposed project. The
two most significant issues are the presence, design and location of access
on MacArthur Boulevard and the adequacy of the proposed parking for the
development. The applicant will address the first issue. The parking plan
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ommissionerRidgeway stated that there should be a painted loading zone
e,aurb. One space on the street will be lost, but noting the size of the
b ' ' g this would force the trucks to a different location keeping them out
ofthe ey.
Mr. Mice egear, resident at 721 1/2 Fernleaf spoke to the Commission -
he suggest valet parking be mandated. He states he has been very
patient with roblems of noise, parking and nuisances. He continued,
that the building oes not warrant a restaurant. He appreciates what the
Commission is do in and urges that the permit be denied.
Mr. Don Glascoe, own of printing business next to this'building spoke
next. He expressed his ncems of traffic and severe parking problems
around the area especially as 's building has never been fully occupied.
Mr.Tim Sloate then addressed \not
on on the issue of parking.The
staff report has gone into a greathe parking. He stated that the
4,000 sq. restaurant during the do be restricted to only 50% o
its public seating which is 2,500 smeans that during the day, only
1,250 sq. ft.will be open to the pparing this to a potential multi-
tenant,another 4,000 .ft.user only 1,250 sq.ft. open to the
sq
public during the day. Therefore, with this r friction, the overall demand
on the project will be lower between normal siness hours of 9 in the
morning and 5 or 6 o'clock at night. This r is in less of a parking
demand.
Mr. Begear countered if they are reducing parking why a they asking for
parking waivers.
Public Hearing was Closed.
Coimnissiondr Pomeroy itemized issues the applicant will have to essif
this request is to be approved: They are: -re-design or relocation o h
enclosure,working with the City to acquire a painted loading zone,at ,
reduce hours to 10:00 p.m. Sunday thuu Thursday and 12:00 midnigh
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and standards proposed are in the Planned Community Text. Staff and the
City's consulting engineer assessed the parking requirements and have
analyzed the parking from various points of view. It has, therefore, been
concluded that, generally with the modifications suggested in the staff
report to reduce the amount of restaurant floor area permitted in the
development,the parking standard of 4.5 parking spaces for each 1,000 sq.
ft. would be acceptable. However, some issues have been raised regarding,
`what ifs". What if it is turned into something else?, what if some of the
other permitted uses in the planned community text eventually arrive on
site? Staff included these concerns when looking at the permitted land uses
and concurred that an increase of some of the permitted land uses could in
fact in the long inn create some parking problems. Those in particular are
separate free standing fast food or drive through restaurants and arcades.
Staff has prepared an alternative set of pages to the Planned Community
Text which would remove those two land uses from-the permitted land uses
in the commercial district. Additionally, the site plan shows 501 parking
spaces currently provided on site. If the commission were to change the
Planned Community Text to increase the parking ratio from 4.5 to 4.75 then
the required number of spaces would still be present and would calculate
out to 499 parking spaces and probably should be included at minimum into
the action that would essentially create a balance between the proposed
parking and the required parking of the project. However, it would not be
inappropriate for the Commission to consider an even greater increase in the
parking ratio, perhaps up to as high as 5 parking spaces per 1,000 sq. ft. A
number of the City's consultants are present in the event that there are
specific questions. They include the consulting Traffic Engineer and the
consulting Fiscal Analyst, additionally the EIR consultant has brought the
large scale exlm'bits of the view analysis contained in the EIR should the
Commissioner wish to refer to those exhibits during the public hearing.
Commissioner Adams stated if the parking ratio was increased 5 per 1,000,
it would yield 525 parking spaces.
Chairman Ridgeway suggested that one way to accommodate 5 per 1,000 is
to reduce the square footage by 5,000 square feet which is 25 cars.
Public Hearing was Opened.
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Chairman Ridgeway addressed the audience saying the applicant and his
consultant(s) will speak first. It is going to be a long process, so to the
extent that he hears redundancy, he will stop the allotted 3 minute
presentation. For groups in the audience represented by a spokesperson,
he will allow greater than three minutes timebut that needs to be indicated
up front.
Mr.Tom Redwitz,vice President with Irvine Company spoke on behalf of
the Corona del Mar Plaza. This project is at one of the most visible sites of'
the City at the corer of East Coast Highway and MacArthur Boulevard
and will be an-energizing anchor to the business area,will provide new and
different shopping amenities to the community and will keep sales within
our City. The site proposed for Corona del Mar Plaza has seen many retail
uses. In the late 80's the Irvine Company offered the site to the Newport
Harbor Art Museum for a proposed new facility. However, when the
Newport Public Beach Library moved forward with their plan for a new
building,the Museum realized that an expansion into the old library adjacent .
to the existing museum and now owned by the Irvine Company was
financially more realistic and beneficial to its needs. The Museum ,then
asked the Irvine Company to donate the old library site for museum
expansion and it was agreed.
After the Museum's decision, the site was studied taking into consideration
certain criteria. The Irvine Company wanted to identify,a use that would be
compatible with the surrounding area, benefit the community, would
provide economic value to the City and would make best use of this visible
site. The use that met these criteria best is the project being presented
tonight.
Early in the planning process, the Irvine Company met with ,the City,
surrounding community members and business leaders to ascertain their
concerns regarding the project. Over many months, the project was
designed and modified to be sensitive to the many interests expressed. This
is evidence by their going into the Harbor View neighborhood to obtain a
comprehensive view analysis looking toward the site. As a result the
project has been specifically designed to limit the height of the-architecture
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and landscaping to comply with the view plane criteria established for the
site. In addition, being sensitive to views looldng down on the project, the
roofs are designed to be esthetically pleasing with a variety of smaller
sloping roof forms with mechanical equipment hidden from view.
Landscaping along MacArthur Boulevard edge will soften the views of the
project from Harbor View Hills homes. Equally important, the interior
building facade which face towards the residential area have been designed
with significant overhangs to shelter store front views in response to
community input. Might lighting is also a cwncerr A lighting consultant
was contacted in the very early stages to design the most sensitive lighting
solution that shield light sources and direct it downwards and away from
residential areas. Another consideration was the adjacent Newport Beach
Public Library. After discussion with the City, the planners integrated
Corona del Mar Pla&s vehicular and pedestrian circulation with the library
as an overall plan The project edge has been designed to open to Corona
del Mar at strategic locations while respecting and being consistent with the
street friendly character of the village. Pleasing architectural facades with
store fronts are planned to continue the charm of the area. Most
importantly, the project will become part of the Corona del Mar
Commercial area. At the request of the Chamber of Commerce, the project
has been named "The Corona del Mar Plaza" and they have agreed to
participate in the proposed Business Improvement District for the area
They look forward to joining with other business to maximize Corona del
Mar potential.
He then addressed the issue of access to the project from MacArthur
Boulevard. Access is a key and essential to attract and retain high quality
businesses and merchants. It is a convenience to have this access from
MacArthur Boulevard and as a result of concerns raised by nearby residents
from the Harbor View Drive, the access will be relocated south near the
access that currently exists and made"right in" only. This change is being
proposed to alleviate community concerns over access from MacArthur.
This project will be a stimulus to the Corona del Mar area, boost City's
revenues with sales tax (net approximately $348,000/annum) and
accommodate local residents shopping needs. He agrees to the 119
conditions outlined in the staff report and concurs with the additional
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provisions as outlined by Ms. Temple and requests Commission support for
approval of this project to the City,Council.
Gary Vaccaro, Vice President of Irvine Retail Properties addressed the
issues of retailing businesses of the project. These businesses will respect
the concerns of the community and design efforts, achieve the highest level
of,customer convenience,-provide architectural continuity with downtown
Corona del Mar, integrate project site with that of the Library and be
pedestrian friendly.
The parking-area as proposed contains 501 spaces. However, when the
plan is revised to reflect the right-in only access,the parking will increase by
10 spaces to 511 spaces nearly achieving the parking ratio of 5 per 1,000
ratio of parking to building area. The view corridors on either side of the
restaurant on East Coast Highway and MacArthur Boulevard will be
combined with park like landscape treatment. Various pedestrian accesses
and seating areas will be provided. The merchants for the project will
compliment merchants of Corona del Mar. In that regard, Mrs. Gooche's
Natural Foods Market will be the anchor of the retail center. Additional
tenants will be for casual, comfortable apparel;cooking and/or wine,books
and music; a breakfast restaurant and/or bakery, fine dining restaurants;
coffee/bagel as well as outdoor recreational retailers.
Chairman Ridgeway asked Mr. Vaccaro about Mrs. Gooche's being an
upgraded Farmers Market. Mr. Vaccaro said not in their estimation due to
the types of natural foods, organic vegetables, non-preservative meats,
vitamins and lotions, etc. Compared.to other businesses that offer gourmet,
regular meats,non organic vegetables,this establishment is unique.
Commissioner Pomeroy agreed with Chain=Ridgeway in that this-should
not take business away from other established stores.
To date there is one signed lease for the project. The hvine Company is
asking for approval of a speculative project of 105,000 sq.ft., so 80,000 sq.
ft.at this point of time has been identified in a tenant mix only.
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Mr. Vaccaro said they had suspended their leasing efforts due to the
controversy surrounding the access and the lack of entitlement. They
needed to wait to see exactly what they could sell. There is a multitude of
prospective tenants they have talked to that have shown interest in every
category mentioned in his comments.
Chairman Ridgeway said he is concerned with old Corona del Mar and
other larger shopping centers. There is no need to be redundant. There are
a number of already existing coffee shops for instance.
Commissioner Selich asked Mr. Redwitz about the start of the application
process for this project. Mr. Redwitz answered about March, 1995 when
the formal application was made.
Chairman Ridgeway asked Mr. Edmonston, Traffic Engineer about the
offer of the Irvine Company to move the access.
Mr. Edmonston said he had reviewed the concept but not seen a detail
drawing. From a traffic operations standpoint there would be very little
difference to the proposed placement of a right-in only further south on
MacArthur.
Mr. Redwitz produced a revised colored graphic that shows the proposed
access. He proceeded to identify the changes in the project that resulted in
the proposed move of the access off MacArthur Boulevard. The access has
been reviewed by the Traffic Engineer Consultant for the EIR as has
CalTrans.
Mr. Joe Foust, Principal of Austin-Foust Associates, hired by the City to
prepare the traffic analysis spoke to the Commission. He went into detail to
explain meetings with Cal Trans to discuss the possibility of moving the
access off MacArthur, making right-turn only including perhaps closing off
the median and,the volume of egress and ingress. There will be no conflict
with Coast Highway traffic with two lanes going south on MacArthur and a
separate deceleration lane.
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Chairman Ridgeway stated that this configuration presents no conflict with
Harbor View Drive. Mr. Foust agreed. The center island will be 40 feet
wide as a result of a widening project on a separate contract. Cars coming
out of Harbor Yew Drive will have a safe area in which to turn left.
Mr. Foust explained the location of the existing driveway on the location
map.
Commissioner Adams asked Mr. Foust about the Traffic Analysis having
been done on a right-in and right-out on southbound MacArthur. These
trips will be re-oriented now with this alternative, have the analysis been
recalculated based on the redistribution of traffic. He was answered yes,
and one change has occurred. That is,the traffic that would have come out
onto MacArthur will now come out onto Avocado.
Commissioner Thomson clarified a free right turn off MacArthur. When
coming around that corner, you're coming into a traffic lane that,is being
used by people proceeding north on East Coast Highway.
Mr.Edmonston clarified that the MacArthur widening project will provide a
free right turn lane around to Coast Highway to merge left or tam right on
to Avocado.
Public Hearing was Opened,
Mr. Phil Sansone, Corona del Mar, community spokesman - spoke
regarding the community concerns. These concerns are parking, the
possibilities of the warrants setting up for a signal at Harbor View Drive,
possibility of generated traffic plus future use requiring the widening o
MacArthur Boulevard from East Coast Highway to Crown Drive to six
lanes and the•last one was the access from MacArthur. The proposal made
by the Irvine Company on the access as shown is acceptable. The parking
problem has been alleviated by the recalculation. He would like'
confirmation that the generated traffic and any future project will not trigger
the widening ofMacArthur from Coast Highway to Crown Drive.
Mr. Edmonton explained that Crown Drive is south of San Miguel. The
current plan is to have sum lanes on MacArthur to a point south of the
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intersection of San Miguel and then it tapers into four lanes. One of the
requirements in the current circulation element of the general plan
establishes that the widening could not occur until a certain threshold
volume was reached. The Public Works Department has discussed this and
they have no objection to subtracting whatever the volume is using that
driveway off MacArthur from the other traffic. Any traffic destined into the
center using this driveway would not be included in that count to trigger the
widening process of MacArthur.
Mr. Sansone stated that the intersection of Harbor Yew and MacArthur
meets the warrants for a signal. The City has some discretion with the
installation of said light. The Association does not want a signal there, but
i to get around the liability issue for the City, recommends that the City or
CalTrans,whoever is responsible,to put signage at that place that states the
there is no pedestrian access/crossing. It is a legal crosswalk on Harbor
View across MacArthur. wth this signage,it would protect the City and/or
State from liability.
Chairman Ridgeway stated that this is a separate issue for staff.
Mr. Sansone concluded that the issues of lighting will be taken into
consideration by the Irvine Company.
Commissioner Adams scaled the drawing and stated that it is 450 ft. from
the center of Harbor Yew Drive to the center of the proposed driveway
and it is 380 ft. from the center of the driveway to the future north curb or
East Coast Highway.
Mr. Sansone said that meets the requirements ofthe community.
chairman Ridgeway stated that the City has bid the reconfiguration o
Coast Highway and MacArthur with construction starting in February, it
has nothing to do with this project and has been in the works for a long
time.
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Luvena Hayton,Corona del Mar resident-spoke in support of this project.
She is in favor of the use of the land,it may take away a little.of her business
but that is all right and,she also favors the Health Emporium
Mr. Barry Allen,221 Whitesails Way, CDM•-spoke in favor of the project
as long as fast food restaurants and arcades are not part of the tenant_mix.
He addressed the issue of lighting for safety purposes. He asks if the Irvine
Company, once the lighting plan is finished, give the Corona del Mar
Homeowners Association and three other associations that are immediately
above the project an opportunity to review it.
This issue will be addressed by staff according to Chairman-Ridgeway.
Commissioner Kranzley asked staff if this is processed tonight, when will it
comedo Council. He was answered,November 27th.
Mr. Peter Tempelton, member of the Board of Directors of the Point del
Mar Association - spoke in general support of the project. It is a strong
design both architecturally, visually pleasing, placement of signage and
community impact with outdoor spaces and usage.
Mr. Richard Varner, 2821 Harbor View Drive - does not support this
change by the Irvine Company. His major objection is the increased traffic
pattern that could come through on Harbor View Drive onto MacArthur
Blvd.
Mr. Don Udall,Harbor Mew Dr, resident spoke against this project for the
same reasons as listed above. He is concerned with the traffic and parking
spaces inside the project.
Mr. Royal Radtke, spokesperson of the Corona del Mar Chamber o
Commerce-stated that theBoard after review of the plans is in favor of the
project. He applauded the Irvine Company for naming the project Coron
-del Mar Plaza instead ofNewport Pavilion
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Mrs. Betty Wharton, 1033 Goldenrod spoke in favor of view preservation'
with regards to the lighting. She presented pictures of the library lighting as
of last winter.
Commissioner Adams asked for her suggestions or recommendations as to
what else could be done for adequate insurance. She had no answer.
Staff was asked for suggestions. Ms. Temple stated that restructuring the
conditions in two different areas could potentially alleviate this concern
One would be that concurrent with submittal of plans to the City, the Irvine
Company could submit copies to the homeowners associations for review
and comments. Perhaps a follow up with an additional condition stating
that the Planning Commission would have the authority to call up and
review the lighting plan should after it is installed we receive complaints in
regards to illumination levels or direction of light. This combination of a
preliminary review and an ability to call back the site plan review on the
lighting plans specifically could potentially give us the tools needed to
require alterations should there be some unanticipated negative effects from
the lighting plan.
Mr. Redwitz said he is in agreement with the first part but suggested it be
modified that if they are not in compliance with the approved plan then
certainly there is an issue. But to be exposed to any future complaint and
then be called back by the Planning Commission,is unreasonable.
Commissioner Ridgeway stated that this lighting issue could be solved the
matter is how to word the condition.
Mr.Redwitz said he is very sensitive to the lighting issues.
Debra Allen, Harbor View Drive resident stated that when you come up
with the condition on lighting, add to that condition the lighted signs. In
particular,the signs on the east side on Avocado need to be addressed.
Dr. Dan Belove, 1126 Whitesails- spoke against the project. He is against
the use of land as a commercial project. He stated that the same types of
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proposed tenants are similar to existing stores within a 2 mile radius. H
suggested a park be placed on the site.
Mr.John Robertson,2509 Harbor View Drive-spoke in opposition of thi
project. He states that this is not good planning the diagram does no
match the proposal in EIR. He questioned why hasn't there been a stud
for ingress and egress on Avocado with no access on MacArthur Blvd. H
further questioned why Cal Trans was not identified as a responsibl
agency, that would make the EIR vulnerable to a lawsuit. The Plannin
Commission is responsible for managing good planning. He states thal
further research and studies should be done based on this new proposal b
Irvine Company.
Chairman Ridgeway asked staff for verification of the Notice of Completio
signed by John Douglas. This does show Cal Trans District 12 as
reviewing agency. Staff affirmed that Cal Trans had received.a Notice o
Preparation, a copy of the Environmental Impact Report and Cal Trans di
submit comments that have been incorporated.
Commissioner Adams asked staff about the relocation of the driveway be,
problematic from the standpoint of having a legitimate EIR process. S
answered that the EIR process is set up to study the impacts of th
proposed projects as well as project alternatives. The City is obligated if
new alternative arises during the course of a Public Hearing to study
potential impacts. In this particular case the relocation of the drivewa
access and the limitation to right turn in has been looked at from a traffic
standpoint and it does not create any changes in terms of findings or level o
significance or adverse impact to any studied intersection. Other thar
possible changes in landscape depth, there•appears to be no other imp
that would result from the relocation of this driveway.
Commissioner Adams asked staff about the mention of removal of th
speed humps on Harbor Yew Drive, He would like to know the status o
these speed bumps plus the•result of study of these speed bumps.
Mr.Edmonton answered that the City is not presently installing additiona
speed bumps nor are there plans for removal same. To remove the speec
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bumps it would require a majority of the residents along the street to
petition City Council for there removal. As to the impact of those speed
bumps, they were responsible for a reduction in speed on that street of
about five or six miles per hour and the residents that the City has heard
from are very pleased with the impact. Traffic volume on Harbor Yew
Drive has varied over time due to construction of Newport Coast Drive,the
general decline in economy and the installation of speed bumps.
Ken Vemengo, representing Robert McKenna, owner of Roger's Realty,
CDM.,Roger's Gardens spoke in favor of this project. He read excerpts of
a letter from Mr. McKenna,.."With first hand local knowledge—we
desperately need the proposed Corona del Mar Plaza project. I am for this
project 100%, it will help the economy and the growth of Newport Beach".
Mr. John Ehretz, 1020 Sea Lane spoke in opposition of this project. He
feels the site is inappropriate for this project and does not feel the project
will succeed. This site is not disposed to retail as it is an island in fast traffic.
Ms. Margaret Thielemair, 2915 Harbor View Drive spoke in opposition of
this project. Her concern is traffic on the street that will turn south on
MacArthur to enter the Center. If this project is approved, there should be
some condition that would restrict the left turn from Harbor View Drive. It
should be a destination center so that it does not siphon off businesses from
existing stores in the area A destination center does not need an access
from MacArthur, the Avocado entrance which is the main entrance will be
sufficient. The changes that have been made tonight need to be studied. She
referenced letters from other neighbors opposing MacArthur Boulevard
curb cuts.
Chairman Ridgeway asked Mrs. Thielemair if a right turn onlyfrom Harbor
View Drive was imposed would that alleviate concerns. She affirmed that
this would be acceptable.
Mr. Ron Hendrickson, as a concerned citizen spoke about the library
entrance. He stated that the entrance that will now occur with the shopping
center may end up being a back door entrance to a major public facility. He
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would like a condition that the proposed entrance meets the requirements
for a major public building.
W. Gene Lyons, Corona del Mar spoke about a potential compromise of
the bike lane and sidewalk on MacArthur where the proposed relocated
access will be. He objects to not being involved with this decision process
and opposes the Leine Company making these changes tonight.
Mr. Paul SiconolS, 1027 Goldenrod spoke in opposition of this center. He
would like this project turned to face Coast Highway, not Harbor View
Homes,because of the fighting.
The following-people objected to this project for reasons already indicated:
Mr. Clark Hayes, 1106 Goldenrod
Ms. Stephanie Fetta,2807 Harbor View Drive
Ms.Lucille Kuhn, 1831 Seadrift Drive supports this use of the property for
the,project. The increased property and'sales tax will benefit the people o
the City of Newport Beach.
Dick Marowitz spoke in favor of the this project for similar reasons as
above.
Public Hearing was Closed.
Commissioner Adams spoke in favor of the project. This is a good land use
for the site. The issue of a possible traffic signal at Harbor View Drive and
some of the other concerns resulted in fear of traffic intrusion. The Leine
Company has made a major concession to address this neighborhood issue.
If this-project is approved with the curb cut into MacArthur-and there is an
increase in traffic volume on Harbor View Drive, the City then needs to
look into ways to mitigate it. To the extent possible, if this project is
approved, the Commission needs to attempt to make help it be successful:
Havin access from MacArthur Boulevard is necessary and vital for this
g I
success. It is a benefit from the traffic circulation standpoint. Peak hour
traffic will be pass-by traffic,trips that are already on MacArthur Boulevard
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heading south. Parking for this project does not pose a negative impact to
the library parking. He agrees with Staff to increase the parking
requirements to at least 4.75 per 1,000 and maybe a slight reduction in
square footage to be on the safe side. This is an very important public
improvement that needs to be protected from a parking standpoint. He then
asked if the six lane expansion language bad been worked out as a
mitigation measure.
Ms. Temple stated that there is specific language proposed at present. It's
most appropriate location would be one of the requirements adopted in the
resolution adopting the amendment to the General Plan. There would be an
additional, "Now There be it Resolved ...." then insert the language
previously worked out regarding discounting the project related traffic using
the entrance from the traffic volumes used to trigger the MacArthur
Boulevard widening.
Commissioner Adams stated his support for signage prohibiting pedestrian
crossing Harbor View frills needs to be incorporated. The pedestrian
demand may,like the driveway,lead'to a signal some day. He supports the
suggestion that the lighting plan be scrutinized by the Harbor View
residents. Mr. Allen's suggestion that they sign off the plans would be
adequate. Between now and when those plans are submitted, the Harbor
View Dills residents will have gone through and know what kinds of
fixtures they would be comfortable with,lighting levels,etc.
Commissioner Kranzley agrees with Commissioner Adams and will be
supporting this item. He added that he does hear the concerns and it was
very clear from the beginning that the intersection would be left as is. He
applauds the efforts of the Irvine Company and their final concession.
Commissioner Pomeroy stated he is familiar with the problems in Harbor
View hills,being a resident for 18 years. He disagreed with Commissioner
Adams regarding the traffic impact on Harbor View Drive. Now with the
opportunity to turn left onto MacArthur Boulevard and then into the
project,there will be more use by Harbor View Hills residents. The issue is,
will it be a significant increase. By restricting the left turn lane, you would
please only the residents on Harbor View Drive, the rest of Harbor View
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Bills residents would not appreciate having to make a right turn only. The
impact of that change would benefit a few people in a way which creates
greater impact on other people. His major concern is to,take care of the
fighting concern in a manner that satisfies the Homeowners Association so
they can make sure it is done right.
Commissioner Thomson stated that the parking impact is almost 5 to 1.
The market will determine if it will work or not.
Commissioner Thomson stated that "no pedestrian crossing' is important,
no left turn onto MacArthur Boulevard should be looked'at carefully before
going ahead with it. The traffic people can look at this issue and may
recommend its installation at a future time. He expressed concerns
regarding a walkway or bridge that would be used to expand pedestrian
friendly uses. He's heard comments about the view plane from East Coast
Highway and Avocado. A vast majority of people live in old Corona del
Mar, go down Avocado into Fashion Island. The way the building looks
from the outside, the Irvine Company assures that it will mitigate it with a
storefront type of view plane and lots of trees,etc. This will be a great asset
for the City. It will be a nice project,one everyone will use.
Commissioner Selich supports the project and concurs with Commissioner
Adams comments. He is concerned with the pedestrian friendly nature of
the project. The Commission has a responsibility in reviewing this project
to analyze it in terms of its impact on Corona del Mar Business District.We
just adopted the Commercial Business Districts Policy and when a new
project comes along like this, we need to see how this will enhance the
commercial issues addressed in the commercial policy. If'we are going to
reduce the parking requirements by the amount of square footage, it would
probably be donee in the comer of MacArthur and East Coast Highway and
possibly on Avocado street to reduce the physical bulk of the buildings.
The basic site plan is fine, some of the minor elements may need to be
altered.
Chairman Ridgeway commented from the Harbor Yew Hills Homeowners
Association the concerns heard were traffic in that community. It is a
concern whether the project is there or not. You have made your concerns
heard and staff will attempt to address them. He supports most of the
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comments made by Commissioner Adams,including the parking.Pedestrian
friendly eating areas have been established. He recommends removal o
5,000 square feet of bulky building area at MacArthur and Avocado. We
need to make this a minimum of 5 per 1,000 or a reduction of 5,000 square
feet. He supports the access and the uses are based on a speculative project
and if the Irvine Company stays true to its tenant mix, then Corona del Mar
will benefit.The lighting issue is solvable.
Commissioner Pomeroy agreed that the bulk should come out at Avocado
as he agrees with the 5 to 1,000.
Motion * Commissioner Adams moved for:
• Certification of EIR No. 154 (recommends to City Council)
• General Plan Amendment No. 95-2 C
• Amendment No. 835
• Traffic Study No. 101
• Site Plan Review 74
with the following additional conditions:
1. Project be parked at 5 per 1,000 square feet
2. Traffic volumes associated with right turn access on MacArthur
Boulevard not be included in the calculation for going to six lanes on
MacArthur Boulevard.
3. The Irvine Company shall submit the lighting plan to Homeowners
Associations for review, comment and recommendations back to city
staff for consideration as the City approves the lighting plan, and that
actual installation complies with the approved lighting plan The review
does include the lighting associated with sign programs but does not
include the sign program itself for the placement of signs.
4. The MacArthur Boulevard access be relocated as shown on the revised
plans and be restricted to right in only access and be subject to design
requirements of CalTraas.
5. The elimination of arcades and drive in and take out restaurants from
the uses permitted in the PC Text.
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IVIr. Redwitz stated that the Irvine Company is in agreement with the
revised lighting condition. They do take issue with the parking ratio. The
staff report has analysis that shows that the parting spaces ratio is adequate.
The ratio is being changed to 5 per 1,000. He then made comparisons with
other projects and their parking ratios.
i
Chairman Ridgeway n ewa stated that a regional center is not a neighborhood borhood
seating food uses needs 5
center. This center when used with outdoorg per
1,000 parking space's.
Commissioner Adams stated that at 511 spaces, they are at almost 4.9 per
1,000 parking spaces.
Discussion ensued regarding the parking ratio. Commissioner Adams then
amended his condition number one that it be changed to 4.9 per 1,000.
Absent MOTION CARRIED-6 Ayes,,1 Absent
Ayes * * * * a
A. Environmental Impact Report No. 154
Findin
1. That a Draff Environmental Impact Report has been prepared for
the.project in compliance with the California Environmental,Quality
Act(CEQA),the State CEQA Guidelines and City Policy.
2. That the proposed Draft EIR, Comments,and Responses, revisions
to the Draft EIR, and all related documents in the record is
complete and adequate to satisfy all the requirements of CEQA for
the proposed project.
3. That the analysis and conclusions contained in the proposed Draft
E1R reflect the independent judgment of the Planning Commission.
4. That the Planning Commission has reviewed and considered the
information contained in the proposed Draft EIR prior to making its
recommendations to the City Council.
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Mitigation Measures:
1. That the applicant shall prepare a construction access plan in
order to maintain safe access to the library during construction.
The construction access plan shall be approved by the Public
Works Department prior to approval of the grading permit.
2. That the applicant shall install a traffic signal on Avocado Avenue at
the access driveway to the project site.
3. That the applicant shall prepare a construction access plan in
order to maintain safe access to the library during construction.
The construction access plan shall be approved by the Public
Works Department prior to approval of the grading permit.
4. That construction employees shall park their vehicles in
designated parking areas on the project site or on other Leine
Company property, not on Avocado Avenue.
5. That prior to the issuance of building permits, a detailed interior
noise study shall be completed for all buildings within the project
that are adjacent to East Coast Highway and MacArthur
Boulevard to confirm that interior noise levels will comply with
the stated guidelines for office, retail, and restaurant spaces.
6. That the applicant shall assist the City in implementing
Transportation Demand Management measures related to the
proposed project. Such measures shall include coordinating
transit services to the development through provision of bus
stops, transit stops, shuttle stops, bus shelters and turnouts, and
bicycleltransit interface.
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7. That the applicant shall provide mitigation for secondary source
emissions (i.e., emissions associated with stationary sources
within the development). During design review and prior to
issuance of building permits, the City of Newport shall assure
confirmation that the measures have been incorporated to the
maximum extent.feasible.
8. That the applicant shall install energy efficient lighting which
provides high light output per watt of electricity consumed.
9. Reduce traffic speeds on all unpaved road surfaces to 15 miles
per hour or less. A reduction in travel speeds to 15 miles per
hour on unpaved road surfaces will reduce particulate emissions
from this activity by approximately 40 to 70 percent.
10. Suspend grading operations during first and second stage smog
alerts.
11. Suspend all grading operations when wind speeds (as
instantaneous gusts)exceed 25 miles per hour.
12. Provide on-site power sources during the early stages of the
project and utilize existing power sources (e.g., power poles) or
clean fuel generators-rather than temporary power generators.
13. Schedule (construction) operations which may affect traffic to
occur at off-peak hours,where feasible.
14. Develop a (construction) traffic plan to minimize traffic flow
interference from construction activities. The plan may include
such components as an advance public notice of routing, uses o
public transportation and satellite parking areas with a shuttle
service.
• Mitigation measures and standard engineering practices are
summarized in the geotechnical investigation for the project site
and address the specific soils and geologic constraints to site
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development that were identified in the impact analysis.
Engineering procedures not related to specific, significant
environmental impacts within the purview of this EIR, but that
relate to other technical issues, are included in the geotechnical
investigation. As such, all of the recommendations in the
geotechnical investigation shall serve as the definitive guide'to
specific site planning, geotechnical engineering techniques, and
mitigation measures for the proposed project. The complete
geotechnical investigation has been incorporated by reference
and is available at the City of Newport Beach.
15. Prior to issuance of grading permits for any construction on the
Newport Village site, an archaeological records search shall be
conducted by a qualified archaeologist to determine whether
proposed activities would encroach upon or otherwise adversely
impact the previously recorded Locus A or B of CA-Ora-167.
! �
� 16. That if it is determined that proposed activities would affect CA-
Ora-167, the following specific procedures shall be
implemented:
I
i CA-Ora-167: Locus A
• A survey of the site area shall take place during which time
surface materials shall be flagged in order to identify the
horizontal surface boundaries of the locus.
• Following identification of the surface extent of any cultural
resources, a five square meter grid system shall be laid out that
encompasses all flagged material.
• Using the grid system, all flagged material shall be systematically
collected.
• After collection of surface materials, two to three units
measuring one square meter shall be placed within the grid
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system to provide the limits of the vertical distribution of the
cultural material and identify its subsurface integrity.
• Following completion of the subsurface units, a series of hand-
dug portholes shall be placed in the site to further define its
subsurface horizontal distribution.
• All material recovered from surface collection and subsurface'
units shall be analyzed and catalogued.
• If sufficient shellfish remains are recovered from the subsurface,
at least two samples shall be submitted for carbon-14 dating.
• The results of the test program, including methodology, analysis
of recovered material, and recommendations, if necessary for
further work shall be documented in a report.
• All of the above work shall be undertaken by an archaeologist on
the Orange County List of Certified Archaeological Consultants.
CA-Ora-167: Locus B
• Because of the suspected disturbed nature of Locus B, an
approved archaeologist shall be present during the initial grading
phase at the location previously identified as that of Locus B. If
a significant subsurface deposit is uncovered rduring the grading '
the project applicant shall be prepared to have the material
-evaluated and if need be permit the introduction of a limited test-
level investigation.
17. That prior to issuance of grading permits for any construction on
the Newport Village site, a paleontological records search shall
be conducted by a qualified paleontologist to determine whether
proposed activities would adversely affect scientific resources
which may exist on the subject,property.
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18. That prior to the issuance of a grading permit, the project
applicant shall provide written evidence to the City of Newport
Beach that a qualified paleontologist has been retained to
observe grading activities and salvage and catalogue fossils as
necessary. The paleontologist shall be present at the pre-grading
conference, shall establish procedures for paleontological
resource surveillance, and shall establish, in cooperation with the
project developer, procedures for temporarily halting or
redirecting work to permit sampling, identification, and
evaluation of the fossils. If major paleontological resources are
discovered, which require long-term halting or redirecting of
grading, the paleontologist shall report such findings to the
project developer and to the City of Newport Beach. The
paleontologist shall determine appropriate actions, in
cooperation with the project developer, which ensure proper
exploration and/or salvage. Excavated finds shall be offered to
the City of Newport Beach, or its designee, on a first-refusal
basis. The applicant may retain said finds if written assurance is
provided that they will be properly preserved in Orange County,
unless said finds are of special significance, or a museum in
Orange County indicates a desire to study and/or display them at
the time, in which case items shall be donated to the City, or
designee. These actions, as well as final mitigation and
disposition of the resources, shall be subject to the approval of
the City of Newport Beach. Prior to the issuance of a precise
grading permit, the paleontologist shall submit a follow-up
report for approval by the City which shall include the period of
inspection, a catalogue and analysis of the fossils found, and
present repository of the fossils.
B. General Plan Amendment No.95-2(C)
Adopt Resolution No. 1414 recommending to the City Council approval
of GPA 95-2(C), to redesignate the property for Retail and Service
Commercial use and establish the permitted intensity of development;.
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C. Amendment No.835
Adopt Resolution No. 1415 recommending to the City Council approval
of Amendment No. 835, the proposed changes to the Newport Village
Planned Community District Regulations.
D. Traffic Study No.101
Accept and approve with the following findings and conditions:
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 of the Newport Beach
Municipal Code and City Policy LA 8.
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 primay street.
3. That the Traffic Study indicates that the project-generated traffic
will be greater than one percent of the existing traffic during the 2.5
hour peak period on seventeen of the nineteen study intersections,
but that fifteen of the seventeen intersections will not exceed the
0.90 ICU threshold value and will operate at acceptable levels o
service for both peak periods.
4. That the remaining two intersections will be mitigated with the
implementation of programmed improvements at the intersections
of MacArthur Boulevard at San Joaquin Hlils Road and MacArthur
Boulevard at San Miguel Drive, which will reduce the ICU values
of the p.m.peaks to well under the 0.90 threshold, and are therefore
not considered a significant impact.
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Conditions:
1. That per the Traffic Phasing Ordinance (TPO) Analysis, no
significant project impacts are identified. Currently scheduled and
fully-funded projects will be completed prior to or at project
occupancy to off-set any project impacts.
2. That the developer shall fund a proportionate share of the
improvements required to mitigate the project impacts at the
intersections on MacArthur Blvd. at San Miguel and MacArthur
Boulevard at San Joaquin Hills Road. This condition will be
considered fiilfilled through the CIOSA frontage improvement
contribution listed in the CIOSA agreement for MacArthur Blvd.
between Coast I-liighway and San Joaquin Hills Road.
F. Site Plan Review No.74
Approve the site plan review, making the following findings and
jwith the following conditions of approval:
Findings:
1. That the proposed action is part of the project evaluated in the
! Environmental Impact Report prepared for GPA 95-
2(C)/Amendment No. 835/fraffic Study No. 101. That
Environmental Impact Report adequately addresses the potential
environmental impacts of the project, and satisfies all the
requirements of CEQA. The Environmental Impact Report reflects
the independent judgment of the Planning Commission and was
reviewed and considered prior to recommending approval of the
project.
2. That development of the subject property in the Newport Village
Planned Community District will not preclude implementation o
specific General Plan objectives and policies.
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3. That the value of property is.protected by preventing development
characterized by inadequate and poorly planned landscaping,
excessive building bulk, inappropriate placement of structures and
failure to preserve where feasible natural landscape features, open
spaces, and the like, resulting in the impairment of the benefits o
occupancy and use of existing properties in such area.
4. That benefits derived from expenditures of public funds for
improvement, acquisition and beautification of streets, parks, and
other public facilities are maximized by the exercise of reasonable
controls over the layout and site location characteristics of the
proposed development.
5. That unique site characteristics are protected in order to ensure that
the community may benefit from the natural terrain, harbor and
ocean, to preserve and stabilize the natural terrain, and to protect
the environmental resources of the City.
6. That the proposed development fully conforms to the established
development standards for the Newport Village Planned
Community District, as recommended for City Council approval by
the Planning Commission in Amendment No. 835.
7. That the development is compatible with the character of the
neighborhood and will contribute to the orderly and harmonious
development of surrounding properties and the City.
8. That the development has been designed to maximize protection o
public views from MacArthur Boulevard and Avocado Avenue.
9. That there are known archeological or historical resources on-site
and, appropriate mitigation measures have been included in the
Environmental Impact Report minimize the adverse effects.
10. That there are no environmentally sensitive areas on-site.
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11. The property does not contain any areas of unique geologic,
hazards.
12. That the proposed project will meet City noise standards for the
development.
13. The site plan and layout of buildings, parldng areas and pedestrian
and vehicular access are functional in that the project has been
designed so as to limit vehicular access to the site from Avocado
Avenue and MacArthur Boulevard.
14. The development is consistent with surrounding land uses and with
the goals and policies of the General Plan as recommended for City
Council approval by the Planning Commission in GPA 95-2(C).
15. Mechanical equipment and trash areas will be screened from view.
16. 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.
17. That public improvements may be required of a developer per
Section 20.01.070 of the Municipal Code.
18. The approval of the proposed project will not, under the
circumstances of this case, be detrimental to the health, safety,
peace,morals, comfort, and general welfare of persons residing and
worldng in the neighborhood or be detrimental or injurious to
property and improvements in the neighborhood or the general
welfare of the City.
19. That Site Plan Review No. 74 will not become effective unless and
until General Plan Amendment 95-2(C), Traffic Study No. 101 and
Amendment No. 835 are approved by the City Council.
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Conditions:
1. That the proposed development shall be in substantial compliance
with the approved site plan, floor plans and elevations, except as
noted below.
2. That all conditions of approval of Amendment No. 835 and Traffic
StudyNo. 101 and related mitigation measures ofthe environmental
document shall be fulfilled.
3. That as indicated in Section 4.8.1 of the Draft EIR No. 154,
development of the 10-acre site is subject to the height
restrictions imposed by the City's View Plane Ordinance No.
1596. In accordance with that ordinance, neither building
heights nor the heights of landscape features shall penetrate the
imaginary plane extending over the site as illustrated on Exhibit
4.8-4 of the Draft EIR No. 154.
4. That all improvements be constructed as required,by Ordinance and
the Public Works Department.
5. That arrangements be made with the Public Works Department in
order to guarantee satisfactory completion of the public
improvements, if it is desired to obtain a grading or building
prior to completion of the public improvements.
6. That each building be served with an individual water service and
sewer lateral connection to the public water and sewer systems
unless otherwise approved by the Public Works Department and the
Building Department.
7. That the City's Public Works Department shall review and
approve completed water utility plans prepared by the
Applicant's engineer to ensure that accurate water demands have
been used to calculate facility sizing within the development.
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8. That the on-site parking, vehicular circulation and pedestrian
circulation systems be subject to finther review by the Traffic
Engineer.
9. That the intersection of the private drives and Avocado Avenue be
designed to provide sight distance for a speed of 45 miles per hour
and that the intersection of the private drive and MacArthur
Boulevard be designed to provide sight distance for a speed of 50
miles per hour. Slopes, landscape, walls and other obstruction shall
be considered in the sight distance requirements. Landscaping,
within the sight he shall not exceed twenty-four inches in height.
The sight distance requirement may be modified at non-critical
locations, subject to approval of the Traffic Engineer.
10. That easements for public utilities be dedicated to the City where
needed.
11. That asphalt or concrete access roads shall be provided to all public
utilities, vaults, manholes, and junction structure locations, with
width to be approved by the Public Works Department.
12. That a pedestrian circulation plan be approved by the Public Works
Department. The plan shall, as a minimum, include connections to
Avocado Avenue, Coast Highway and MacArthur Boulevard.
13. That County Sanitation District fees be paid prior to issuance of any
building permits.
14. That street,drainage and utility improvements be shown of standard
improvement plans prepared by a licensed civil engineer.
15. That a hydrology and hydraulic study be prepared by the applicant
and approved by the Public Works Department, along with a
master plan of water, sewer and storm drain facilities for the on-site
improvements prior to issuance of any grading or building permits.
Any modifications or extensions to the existing storm drain, water
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and sewer systems shown to be required by the study shall be the
responsibility of the developer.
16. That the Water Capital Improvement fee be paid.
17. That final design of any 'structures within the project area shall
provide for the incorporation of water-saving devices for the
project lavatories and other water-using facilities.
18. That the El Paseo Storm Drain system shall be completed before
the project Applicant is permitted to occupy the project site as
proposed, unless otherwise approved by the Public Works
Department.
19. That prior to issuance of any grading or building permits for the site,
the applicant shall demonstrate to the satisfaction of the Public
Works Department and the Planning Department that adequate
sewer,facilities, wastewater treatment capacity, will be available for
the project. Such demonstration shall include verification frorathe
Orange County Sanitation District No. 5 and the City's Utilities
Department.
20. That the Public Works E
Department plan check and inspection fee bepaid.
21. That any Edison transformers�serving the site be located outside the
sight distance planes as described in City Standard 110-L.
22. Disruption caused by construction work along roadways and b
movement of construction vehicles shall be minimized by proper use
of traffic control equipment and flagmen. Traffic control an
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 MAcArthur
Boulevard,East Coast M wa or Avocado Avenue rights-of-way.
gh Y
Prior to issuance of any grading permits,a parking plan for worken
must be submitted and approved by the Public Works Department.
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23. That any overhead utilities serving the site be undergrounded to the
nearest appropriate pole in accordance with Section 19.24.140 of
the Municipal Code unless it is determined by the City Engineer that
such undergrounding is unreasonable or impractical.
24. That the proposed project shall participate in the City-wide
municipal recycling program, subject to approval of the General
Services Department.
25. That a fire protection system acceptable to the Fire Department be
installed by the developer and tested by the Fire Department prior to
storage of any combustible materials or start of any structural
framing,unless otherwise approved by the Fire Department.
26. That all the mitigation measures of the Traffic Study shall be
fulfilled.
27. That vehicular access to the Central Library be provided at all times
that the library is open.
28. That any library parking spaces impacted by the project shall be
replaced to the satisfaction of the Community Services and Public
Works Departments.
29. That the final design of the site shall eliminate or minimize the
offsets in the perimeter aisle of the parking lot, unless otherwise
approved by the City Traffic Engineer.
30. That the developer shall fund a proportionate share of the
improvements required to mitigate the project impacts at the
intersections on MacArthur Blvd. at San Miguel and at San Joaquin
Hills Road. This condition will be considered fulfilled through the
CIOSA frontage improvement contribution listed in the CIOSA
agreement for MacArthur Blvd. between Coast Highway and San
Joaquin Hills Road.
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31. That a traffic signal be installed by the developer at the Avocado
Ave main entrance prior to occupancy of any portion of the project,
occupancy of any buildings prior to completion of the signal
installation shall be subject to approval of the Public Works
Department.
32. That the signage program shall be subject to further review and
approval by the Public Works
Department for sight distance.
33. That on-site fire'hydrants shall be required for the project to 'the
satisfaction of the City Fire Department.
34. That an on-site underground fire main with Fire Department
connection located on Avocado Avenue shall be required.
35. That each building shall be fire sprinklered and subject to review and
approval by the Fire Department.
36. That fire sprinkler activation alert to all occupants, shall be provided
in all buildings. Further that the site access, fire alarm and
detection system, occupancy and exiting requirements shall be
subject to review and approval by the Fire Department
(Concurrent with the City's plan review and permit approval
process).
37. That addressing shall be from the main access street, Avocado
Avenue, unless otherwise approved by the Fire Department and
Planning Department. The Fire Department shall approve the
addressing plan for the project, as well as the location and size o
address numbering visible from the public streets (if necessary,
superseding the provisions set forth in the Newport Village Planned
Community District Regulations).
38. That Fire Lanes shall be provided within the project and the location
shall be subject to the review and approval of the Fire Department,
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39. That Knox Boxes shall be provided within the site for access b
emergency response vehicles.
40. That all exterior areas shall be lit with a minimum of one foot
candle power of lighting at ground level, evenly distributed
(based on Newport Beach Police Department recommendations
as reasonable amount lighting for security)
41. That doors and windows shall contain adequate safety locks to
deter burglaries and vandalism (based on Newport Beach Police
Department recommendations as reasonable for security).
42. Prior to issuance of a grading permit, the grading contractor
shall identify a spoils site for deposition of exported material.
Such spoils site shall have obtained CEQA clearance in
accordance with the requirements of the local jurisdiction where
the site is located.
43. Prior to issuance of a grading permit, the applicant or successor
in interest shall demonstrate to the City of Newport Beach
Building Department that all facilities will be designed and
constructed as specified in the City adopted version of the
Uniform Building Code.
44. That the project shall comply with Title 24 (of the California
Administrative Code pertaining to energy conservation
requirements) energy-efficient design regulations as well as the
provision of window glazing, wall insulation, and efficient
ventilation methods in accordance with Uniform Building Code
requirements.
45. Development of the site shall be subject to a grading permit to
be approved by the Building and Planning Departments. Th
application for grading permit shall be accompanied by a grading
plan and specifications and supporting data consisting of soils
engineering and engineering geology reports or other reports
required by the building official.
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46. That the project Applicant will adhere to the recommendations
of and perform the supplemental geotechnical'analysis described
in the geotechnical investigation(NMG Geotechnical, 1995) as a
condition of project approval.
47. That the Applicant will comply with the erosion and siltation
control measures of the City's grading ordinance and all
applicable local and State building codes and seismic design
guidelines.
48. The grading plan shall include a complete plan for temporary and
permanent drainage facilities, to minimize any potential impacts
from silt, debris, and other water pollutants.
49. The grading plan shall include a description of haul routes,
access points to the site, watering, and sweeping program
designed to minimize impact of haul operations.
50. An erosion, siltation and dust control plan shall be submitted
prior to issuance of grading permits and be subject to the
approval of the Building Department and. a copy shall be
forwarded to the California Regional Water Quality Control
Board, Santa Ana Region.
51. The velocity of concentrated run-off from the project site shall
be evaluated and erosive velocities controlled as part of the
project design.
52. Grading, operations and drainage requirements shall meet the
standards set forth in the City's Building Code (Appendix
Chapter 70 -Excavation and Grading, Sections 7001-7019) and
the Building Department's General Grading Specifications.
53. The erosion control measures shall be complete&on any exposed
slopes within thirty days after grading, or as approved by the
Building Department.
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54. Fugitive dust emissions during construction shall be minimized
by watering the site for dust control, containing excavated soil
on-site until it is hauled away, and periodically washing adjacent
streets to remove accumulated materials.
55. Prior to the issuance of any building permits a specific soils and
foundation study shall be prepared and approved by the Building
Department.
56. Sites where the potential for liquefaction has been identified, or
any other site where the potential for liquefaction may be
encountered during subsequent investigations, shall be further
evaluated by a geotechnical consultant to verify the low potential
for liquefaction. The evaluation shall include subsurface
( investigation with standard penetration testing or other
appropriate means of analysis for liquefaction potential. The
project geotechnical consultant shall provide a statement
concerning the potential for liquefaction and its possible impact
on proposed development. If necessary, the geotechnical
consultant shall provide mitigation measures which could include
mechanical densification of liquefiable layers, dewatering, fill
surcharging or other appropriate measures. The Geotechnical
Consultant's report shall be signed by a Certified Engineering
Geologist and a Registered Civil Engineer and shall be prepared
to the satisfaction of the Building Department prior to issuance
of Grading Permit. Grading and building plans shall reflect the
recommendations of the study to the satisfaction of the Building
Department.
57. Any necessary diversion devices, catchment devices, or velocity
reducers shall be incorporated into the grading plan and
approved by the Building Department prior to issuance of
grading permits. Berms or other catchment devices shall be
incorporated into the grading plans to divert sheet flow runoff
away from areas which have been stripped of natural vegetation.
Velocity reducers shall be incorporated into the design,
especially where drainage devices exit to natural ground.
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58. All fill slopes shall be properly compacted during grading in
conformance with the City Grading Code and verified by the
project Geotechnical Consultant. Slopes shall be planted with
vegetation upon completion of grading. Conformance with this
measure shall"be verified by the Building Department prior to,th
issuance of occupancy permits.
59. Berms and brow ditches shall be constructed to the satisfaction
and approval of the Building Department. Water shall not b
allowed to drain over any manufactured slope face. Top-of-
slope soil beans shall be incorporated into grading plans to
prevent surface runoff from draining over future fill slopes.
Brow ditches shall be incorporated into grading plans to divert
surficial runoff from ungraded natural areas around future cut
slopes. The design of berms and brow ditches shall be approved
by the Building Department prior to�issuance.of grading permits.
60. Prior to the issuance of grading permits, written
recommendations for the mitigation of compressible/collapsible
soil potential for the project site shall be provided by the
geotechnical consultant. Foundation recommendations shall b
included. Recommendations shall be incorporated as condition
of approval for the site-specific tentative tract maps and grading
plans to the satisfaction of the Building Department.
Recommendations shall be based on surface and subsurface
mapping, laboratory testing and analysis. Mitigation, if
necessary, could include: removal and recompaction o
identified compressiblelcollapsible zones, fill surcharging an
settlement monitoring, compaction grouting, or foundation
design which utilizes deep piles, or other recommended
measures. The geotechnical consultant's site-specific report
shall be signed by a Certified Engineering Geologist an
Registered Civil Engineer, and shall be approved by the Building
Department.
61. Written recommendations for the mitigation of expansive an
corrosive soil potential for each site, shall be provided,by the
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project corrosion consultant, geotechnical' consultant and/or
Civil engineer. Foundation recommendations shall be included.
Recommendations shall be based on surface and subsurface
mapping, laboratory testing and analysis and shall be
incorporated into final building plans prior to issuance o
building permits. The geotechnical consultant's site-specific
reports shall be signed by a Certified Engineering Geologist and
Registered City Engineer, and shall be approved by the Building
Department.
62. The project geotechnical consultant and/or civil engineer shall
prepare written site-specific reviews of the tentative tract maps
and grading plans addressing all salient geotechnical issues,
including groundwater. These reports shall provide findings,
conclusions and recommendations regarding near-surface
groundwater and the potential for artificially induced
groundwater as a result of future development, and the effects
groundwater may have on bluffs, slopes and structures. The
reports shall also address the potential for ground subsidence on
the site and properties adjacent to the sites if dewatering is
recommended. Thegeotechnical consultant and/or civil
engineer's reports shall be signed by a Certified Engineering
Geologist and Registered Civil engineer and shall be completed
to the satisfaction of the Building Department prior to issuance
of a grading permit.
63. Prior to issuance of any grading permit, an erosion, siltation, and
dust control plan shall be submitted, and shall be subject to the
approval of the Building Department.
64. Prior to the issuance of any grading permit, the design engineer
shall verify that the discharge of surface runoff from develop-
ment of any site will be performed in a manner so that increased
peak flows from the site will not increase erosion immediately
downstream of the system. As part of this review, the velocity
of concentrated runoff from the project shall be evaluated, and
erosive velocities controlled as part of the final project design.
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This report shall be reviewed by the Planning Department and
approved by the Building Department,
65. Erosion control measures contained in the erosion siltation and
dust control plan shall be implemented on any exposed slopes
within 30 days after grading, or as otherwise directed by the
Building Department.
66. Any existing on-site drainage facilities shall be improved as
required, or updated concurrent with grading and development,
to the satisfaction of the Public Works and Building
Departments. Improvement plans shall be approved by the
Public Works Department prior to issuance of a grading permit.
67. Prior to the issuance of grading permits, the applicant (o
applicant's grading contractor) shall provide to the Building and
Public Works Departments haul route plans that include a
description of haul routes, access points to the sites, and
watering and sweeping program designed to minimize impacts o
the haul operation. These plans shall be reviewed and approved
by the Public Works Department. Copies of the plans shall be
submitted to the City's Planning Department.
68, Prior to the issuance of grading permits, the applicant shall
incorporate the following erosion control methods into grading
plans and operations to the satisfaction of the Building
Department.
a. An approved material su&as straw, wood chips,
plastic or similar materials shall be used to stabilize
graded areas prior to revegetation or construction.
b. Airborne and vehicle bome •sediment shall be
controlled during construction by: the regular sprinklin
of exposed soils and the moistening-of vehicles loads.
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C. An approved material such as riprap (a ground
cover of large, loose, angular stones) shall be used to
stabilize any slopes with seepage problems to protect the
topsoils in areas of concentrated runoff.
69. Prior to the issuance of grading permits, the project geotechnical
consultant and/or civil engineer shall develop a plan for the
diversion of stormwater away from any exposed slopes during
grading and construction activities. The plan shall include the
use of temporary right-of-way diversions (i.e., berms or swales)
located at disturbed areas or graded right-of-ways. The plan will
be approved by the Public Works and Building Departments, and
implemented during grading and construction activities.
70. The applicant shall provide a temporary gravel entrance located
at every construction site entrance. The location of this entrance
shall be incorporated into grading plans prior to the issuance o
grading permits. To reduce or eliminate mud and sediment
carried by vehicles or runoff onto public rights-of-way, the
gravel shall cover the entire width of the entrance, and its length
shall be no less than 50 feet. The entrance plans shall be
reviewed and approved by the Public Works and- Building
Departments concurrent with review and approval of grading
plans.
71. The applicant shall construct filter berms or other approved
devise for the temporary gravel entrance. The berms shall
consist of a ridge of gravel placed across graded right-of-ways
to decrease and filter runoff levels while permitting construction
traffic to continue. The location of berms shall be incorporated
into grading plans prior to the issuance of grading permits. The
plans shall be reviewed and approved by the Public Works and
Building Departments.
72. During grading and construction, the applicant shall provide a
temporary sediment basin located at the point of greatest runofl
from any construction area. The location of this basin shall be
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incorporated into grading plans. It shall consist of an
embankment of compacted soils across a drainage. The basin
shall not be located in an area where its failure would lead to
loss of life or the loss of service of public utilities or roads. The
plan shall be reviewed and approved by the Building
Department.
73. Notice of Intent. Prior to the approval of a grading permit, the
project sponsor shall submit a Notice of Intent (NOI) with the
appropriate fees for coverage of the project under the General
Construction Activity Storm Water Runoff Permit to the State
Water Resources Control Board at least 30 days prior to
initiation of construction activity at the site. The NOI shall
include information about the project such as construction
activities, material building/management practices, site char-
acteristics, and receiving water information (Generally, this is
required for any construction activity over five acres in area).
74. As required by the General Construction Permit,the project shall
develop and implement a Stormwater Pollution Prevention Plan
(SWPPP), including inspection of stormwater controls structures
and pollution prevention measures. The SWPPP shall be
implemented 'concurrent with the beginning of the construction
activities, and the plan shall be kept on site.
75. Structural BMP Controls. Prior to the issuance of any Grading
Permit, the project proponent shall ensure that the project
includes implementation of appropriate structural Best Manage-
ment Practices (BMPs) to reduce the extent of pollutants in
stormwater flows from the site. Said structural BMPs shall meet
approval of the Public Works Department. The following
the pp
structural BMPs are suggested for consideration at the project
site:
• Grassed or landscaped swales
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• Reduction in the amount of directly connected
impervious area(DCIA)
• Inlet trash racks or bars
• Filter strips.
Maintenance of the selected structural BMPs will be required
throughout the life of the project to ensure proper operation.
76. Non-Structural BMP Controls. Prior to the issuance of
certificates of use and occupancy, the project proponent shall
submit an operations plan that ensures that the project operation
shall include non-structural BMPs, including the following:
• Periodic cleaning(i.e., street sweeping)
• Routinely cleaning on-site storm drain manholes and
catch basins
Source control surveys of all on-site industrial facilities
• Controlling washdown of non-stormwater discharges
from project development facilities
• Providing information to employees on disposal of waste
oil, grease, and pesticide containers
• Carefully controlling pesticide and fertilizer usage
• Providing covered areas for trash receptacles, or
enclosed features to prevent direct contact with precipitation
• Efficient landscaping irrigation
• Common area litter control
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• Housekeeping.of loading docks.
All non-structural BMPs shall meet the approval of the Public
Works Department.
77. Water Quality Management Plan. Prior to the issuance of any
' i . ermit- consistent with the Drainage Area Management
build ng p 8 8
Plan(DAMP)prepared by the County of Orange for compliance
with their municipal storm water NPDES permit requirement,
the project proponent shall prepare a Water Quality
Management Plan (WQMP). Said WQMP shall meet the
approval of the Public Works Department. The WQMP shall
indicate the proposed structural and non-structural, permanent
stormwater quality control measure to�be utilized,for the project,
shall identify the potential pollutant source on the project, and
shall describe how the project implements the objectives outlined
in the DAMP.
78. Prior to issuance of a grading permit, the final plan of water,
sewer and storm drain.facilities shall be approved by the Public
Works Department. Any systems shown to be required by the
i review shall be the responsibility of the developer, unless
otherwise provided for through an agreement with the property
j owner or serving agency.
79. SCAQMD Rule 403, which requires that "... every reasonable
E precaution (is taken) to minimize fugitive dust emissions ..."
from grading operations to control particulate emissions, shall be
implemented during the grading and construction phase.
Standard dust control practices dictated by SCAQMD Rule 403
shall be followed.
80. Adherence to SCAQMD Rules 431.1 and 431.2 which require
the use of low sulfur fuel for stationary construction equipment.
I
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81. The applicant shall specify the use of concrete, emulsified
asphalt, or asphaltic cement, none of which produce significant
quantities of VOC emissions.
82. Any rooftop or other mechanical equipment shall be sound
attenuated in such a manner as to achieve a maximum sound
level as specified in the Noise Ordinance Regulations of the
Newport Beach Municipal Code.
83. Any mechanical equipment and emergency power generators
i shall be screened from view of residential properties, public
streets (to the greatest extent possible, as determined by the
Planning Director) and the public library, and noise associated
with said installations shall be sound attenuated in accordance
with the Noise Ordinance Regulations of the Newport Beach
Municipal Code. The latter shall be based upon the
recommendations of a licensed engineer practicing in acoustics,
and shall be approved by the Planning Department.
84. Pursuant to the City of Newport Beach Noise Ordinance Section
i 10.28.040, construction adjacent to existing residential
development shall be limited to the hours of 7:00 a.m. to 6:30
p.m. Monday through Friday, and 8:00 a.m. through 6:00 p.m.
on Saturday. Construction shall not be allowed outside of these
hours Monday through Saturday or at any time on Sundays and
federal holidays. Verification of this shall be provided to the
Planning Department. The City will ensure that construction
time limits are enforced for the duration of construction activity
on the project site.
85. Prior to the issuance of any certificate of use and occupancy, the
project proponent shall provide evidence, meeting the approval
of the City, that the installed lighting meets the objectives of the
plan. If necessary, shields on the back of lights or other
screening shall be placed to cut off light beyond project area.
Prior to the issuance of a certificate of use or occupancy, the
applicant shall demonstrate to the Planning Department that the
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lighting system is designed, directed, and maintained in such a
manner as to conceal the light source and to minimize light spillage
and glare to the neighboring residential uses, properties and the
Newport Beach Central Library. The plans shall be prepared and
signed by a licensed Electrical Engineer, with a letter from the
engineer stating that, in his opinion, this requirement has been met.
Upon submittal of the lighting plan and signage plan to the Planning
Department, the applicant shall also submit concurrently to the
Harbor View Hills Community Association for review and comment
which will then forward recommendations to the Planning
Department for possible incorporation into the approval.
1 86. City Council Policy K 5 outlines the City's requirements with
respect .to archaeological resources. The following specific
i measures are•recommended in conformance with Policy K-5.
A- A qualified archaeologist shall be present during
pregrade meetings to inform the project sponsor and grading
contractor of the results of any previous studies. In addition, an
archaeologist shall be present during grading activities to inspect
the underlying soil for cultural resources. If significant cultural
resources are uncovered, the archaeologist shall have the
i authority to stop or temporarily divert construction activities for
a period of 48 hours to assess the significance of the find.
B. In the event that significant archaeological remains are
uncovered during excavation and/or grading, all work shall stop
in that area of the subject property until an appropriate data
recovery program can be developed and implemented. The cost
of such a program shall be the responsibility of the landowner
and/or developer.
C. Prior to issuance of any grading or demolition permits,
the applicant shall waive the provisions of AB 952 related to
City of Newport Beach responsibilities for the mitigation of
archaeological impacts in a manner acceptable to the City
Attorney.
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� I87. Any sites uncovered shall be mitigated pursuant to Council
Policy K-5. Where further testing or salvage is required, the
applicant shall select a City approved, qualified archaeologist to
excavate a sample of the site. All testing and salvage shall be
conducted prior to issuance of grading permits or use of an area
for recreational purposes. A written report summarizing the
findings of the testing and data recovery program shall be
submitted to the Planning Department within 90 days of the
completed data recovery program.
88. The applicant shall donate all archaeological material, historic, or
j prehistoric, recovered during the project to a local institution
i I that has the proper facilities for curation, display and study by
qualified scholars. All material shall be transferred to the
I approved facility after laboratory analysis and a report have been
completed. The appropriate local institution shall be approved
i by the Planning Department based on a recommendation from
the qualified archaeologist.
89. A pre-grade reconnaissance of the area shall be made by a
! I qualified paleontologist to assess whether any significant fossils
currently are exposed. Any fossils observed and deemed
significant shall be salvaged.
i
i
90. A qualified paleontologist shall be retained to monitor and, if
necessary, salvage scientifically significant fossil remains.
91. The paleontologist shall have the power to temporarily divert or
direct grading efforts to allow the evaluation and any necessary
salvage of exposed fossils.
92. Monitoring shall be on a full-time basis during grading in
geologic units of high paleontologic sensitivity.
93. Spot-checking of low sensitivity sediments shall be conducted by
I a qualified paleontologist. Should significant fossils be observed
I�
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during grading in these units, full-time monitoring may be
required:
94. All collected fossils shall be donated to a museum approved by
the City of Newport Beach Planning.Department.
95. A final report summarizing findings, including an itemized
inventory and contextual stratigraphic data, shall accompany the
fossils to the designated repository, an additional copy shall be
j sent to the appropriate Lead Agency.
I
I 96. Prior to approval of a grading permit, grading specifications for
the project shall require the following to the satisfaction of the
Building Department:
97. All trash on the site sh4ll'be disposed of properly.
A. Creosote treated power poles shall be removed and
disposed of properly upon relocation, per the recommendations
of the environmental remediation engineer.
IB. Any abandoned septic tanks systems encountered during
grading shall be disposed of properly, per City of Newport
I
Beach requirements.
i
98. Prior to the approval of a grading permit, the project proponent
shall determine the appropriate method of wastewater disposal
to the satisfaction of the Public Works Department,
99. That this Site Plan Review shall expire unless exercised within 24
months from the date of approval as specified in Section 20.01.070
II K of the Newport Beach Municipal Code.
I100. That traffic volumes or trips generated by the MacArthur Boulevard
j access drive to the project facility, will be excluded from the
calculation of traffic volume which require the widening of
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MacArthur Boulevard to six lanes, as outlined in the Circulation
Element of the General Plan
101. That the MacArthur Boulevard access drive shall be relocated to a
point southerly of the intersection of MacArthur Boulevard and
Harbor View Drive, as reflected on the approved site plan, and shall
be limited to right-tum ingress only.
SUBJECT: Kenneth J. Catanzarite I=ti em 5
352 Hazel Drive
ResubdivisionNo. 1019 xESUB 1019
Resubdivision of an existing single family lot and a portion of a commercial
parcel into three parcels, two for single family residential development and Denied
one for commercial development.
This Item was taken out of order and considered ahead of Item No. 4. Staff I�
had no additional comments to make. I
i
I, Public Hearing was Opened.
Mr. Kenneth I Catanzarite, I Canyon Court, Newport Beach - agreed to
the conditions and findings in the staff report. I
i
Commissioner Thomson asked if the applicant had worked out this
resubdivision with the adjacent property owner and come to terms with
them on this entire issue.
Mr. Catanzarite stated he has an agreement in principle and that it is being
circulated. The City's attorney has approved the language involving the
City, and Mr. Catanzarite has been in contact with both the 1BEW and their
counsel and with Mr. Todd who is the developer for Mr. Thomas. The
agreement is expected to be concluded tomorrow or by Monday morning.
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The indication was that the resubdivision was approved subject to the
adjacent property owner signing off on the settlement docannent.
Mr. Herbert Melman, owner of parcel on beach side immediately adjacent
to the proposed subdivision spoke in opposition to this project. When these
properties were purchased, the implication was that these were for single
family residences. Now, this proposal is to turn one generous lot into two
small,inadequate lots. The greatest amount of land within those boundaries
is actually non-buildable property on the slope into Buck Gully. In order for
the proposed house to be built on the gully side of the subdivision, there
would be very little flat land space for parking or turn around. His property
is adjacent and he is building one residence only having to use all the space
for that single construction. This resubdivision is an inappropriate use of
space and feels the value of other homes on street will be deceased.
In order for this land swap to occur, it will require some changes in the
landscape buffers for the Summerhouse project. The landscape buffers
toward the gully and neighborhood across the gully will have to be
redesigned. He is opposed to this resubdivision. However, if this
resubdivision is approved by the Commission, he is asking for adequate
landscape buffers to be required in order to eliminate neighborhood impacts.
He indicated on the map, the retaining wall and his adjacent property in
relation to the buildable land.
Chairman Ridgeway asked about the size of the land from the 85 ft. level up
to the backside of Parcel 1 and what is the'buildable area?
The applicant's engineer was not present, and W. Catanzarite was unable
to answer the questions. Chairman Ridgeway asked if there would be any
problems with extra buffering. Mr. Catanzarite said he had no problem
accommodating Mr.Melman as it is not his intention to reduce landscaping.
Summerhouse is interested in the project as it will provide light and auto
their lower unit that would normally have been down in the hole below
grade to the north of I& Catanzarite's property line. He pointed out that
there is a concession that the Summerhouse project called for, a view
corridor. Mr. Catanzarite's buildable lot at the 85 ft. contour would have
-62-
®r®AUST/N-FOUST ASSOCIATES, IWO-
TRAFFIC ENGINEERING AND TRANSPORTATION PLANNING
2020 NORTH TUSTIN AVENUE • SANTA ANA, CALIFORNIA 92701 TELEPHONE (714) 667-0496
FAX (714) 667-7952
MEMORANDUM 6'
•t�,-4I,NG OEPARTMEN
''y OF NEWPORT BEA(
TO: Ms. Patty Temple, City of Newport Beach 110 vvl 30 1995
7181g0llll 214218i4i51E
FROM: Joe Foust, P.E.
SUBJECT: QUEUING ANALYSIS AT AVOCADO AND CORONA DEL MAR
PLAZA ENTRANCE
DATE: November 27, 1995
INTRODUCTION
A question has been raised regarding the capacity and queuing requirements at the Avocado/Corona
Del Mar Plaza signalized entrance. AFA has performed a queuing analysis to determine the
maximum number of vehicles to be stored on the exiting lanes from the joint shopping center/library
exit.
ANALYSIS
TRANSYT-717, a computerized traffic flow analysis program, was utilized to simulate the expected
traffic flow at the new signalized intersection. The signal analysis included existing volumes expanded
by 50 percent plus the anticipated peak shopping center traffic. The storage capacity of two exiting
lanes were investigated.
The traffic flow simulation reveals a maximum of five vehicles can be expected to be waiting at any
one time in the outbound left-turn lane, whereas only three vehicles will queue up in the exiting
right-turn lane. The proposed storage lanes are adequate to accommodate up to six vehicles per lane.
This analysis is based on the presumption of a five-phase signal operating on a typical 90 second
cycle. Since the entire signalized intersection will be operating well within its capacity (i.e., less than
70 percent of capacity), there exists the opportunity to devote additional greentime to the exiting
movement from the shopping center/library approach, thereby further reducing the number of
vehicles waiting for a green indication. In fact, the signal could be designed with detection placed
at the back of the storage lane such that if a longer queue ever develops the signal timing could be
adjusted to clear it out immediately.
CONCLUSION
In summary, it has been concluded that the new Avocado/Corona Del Mar Plaza-Library signal has
adequate storage available on the outbound two lanes to accommodate anticipated traffic. In
addition, since the signal is expected to operate well below its capacity, an opportunity exists to
devote additional clearance time to the shopping center/library approach to ensure the available
storage is not exceeded.
0
TRANSYT - 7F -- TRAFFIC SIGNAL SYSTEM OPTIMIZATION PROGRAM
RELEASE 6 OCTOBER 1988 VERSION 2.0
SPONSORED BY: DEVELOPED BY:
FEDERAL HIGHWAY ADMINISTRATION TRANSPORT AND ROAD RESEARCH LABORATORY
OFFICE OF TRAFFIC OPERATIONS UNITED KINGDOM AND
TRANSPORTATION RESEARCH CENTER
UNIVERSITY OF FLORIDA
DATE OF RUN: 11/27/95 START TIME OF RUN: 11: 0:36
------------------------------------------------------
INPUT DATA REPORT FOR RUN 1
------------------------------------------------------
FIELDS: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ----
LINE RUN TITLE CARD
NO. TITLE \
1) CORONA DEL MAR PLAZA - QUEUE ANALYSIS FOR "INTERNAL INTERSECTION" 11/27/95 CSO%
NETWORK CONTROL CARD
SEC/ SEC/
LINE CARD MIN MAX CYCLE STEP STEP LOST GREEN STOP OUTPUT INITIAL PERIOD SEC(0) SPD(0) ENGL(0) PNCH
NO. TYPE CYCLE CYCLE INCR. CYCLE NORMAL TIME EXTEN. PENALTY LEVEL TIMINGS LENGTH PERC(1) TIME(1) METR(1) DECK
2) 1 90 0 0 0 0 2 3 25 0 1 60 0 0 0 1
+++ 106 +++ WARNING + THE SEC/STEPS FACTOR IN FIELD 6 IS T00 SMALL FOR CYCLE
LENGTHS ABOVE 60 SECONDS. IT WILL BE INCREASED TO
ALLOW A MAXIMUM OF 60 STEPS/CYCLE.
+++ 110 +++ WARNING + INITIAL TIMINGS HAVE BEEN REQUESTED IN FIELD 11.
TRANSYT-7F WILL IGNORE ANY OFFSET AND VARIABLE
INTERVAL VALUES CODED ON CARD TYPES 1X AND 18.
AN OPTIMIZATION RUN IS EXPECTED.
+++ 112 +++ WARNING + A VALUE OF 1 IN FIELD 16 CAUSES A DATA FILE WITH
THE OPTIMIZED TIMING PLAN TO BE OUTPUT ON UNIT 7.
LINE CARD LIST OF NODES TO BE OPTIMIZED
NO. TYPE
3) 2 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0
LINKS HAVING SHARED STOPLINES
LINE CARD FIRST SET......................... SECOND SET........................ THIRD SET.......................
NO. TYPE
cD vrrxAzi4.PM Fm-e
0
TRANSYT-7F:CORONA DEL MAR PLAZA - QUEUE ANALYSIS FOR "INTERNAL INTERSECTION" 11/27/95 PAGE 2
FIELDS: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ----
4) 7 106 116 0 0 0 108 113 0 0 0 102 112 0 0 0
SYSTEM MASTER DATA
LINE CARD MASTER SYSTEM DEFAULTS SYSTEM EXTERNAL SYSTEM FUEL VEHICLE ORIEN- DESIRED % OF SAT MBQ INFLAT FUEL VEHICLE
NO. TYPE NODE YELLOW ALL-RED SATFLOW SPEED PDF FACTOR LENGTH TATION SPLITS 2-CYC WEIGHT RATE COST OCC.
5) 10 1 3 1 0 0 0 0 0 0 0 0 0 0 0 0
------------------
INTERSECTION 1
-----------"------
CONTROLLER TIMING DATA
LINE CARD NODE OFFSET/ INTERVAL DURATIONS (SECS. OR PERCENT) ............................................. DOUBLE
NO. TYPE NO. YLD.PT. REF INT INT1 INT2 INT3 INT4 INT5 INT6 INT7 INT8 INT9 INT10 INT11 CYCLE
6) 14 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0
PHASE TIMING DATA
LINE CARD NODE START VARIAB. YELLOW ALL-RED MINIM. PHASE
N0. TYPE NO. INTVL INTVL INTVL INTVL SECS. LINKS MOVING IN THIS PHASE ................................. TYPE
7) 21 1 1 1 2 0 7 101 105 114 0 0 0 0 0 0
8) 22 1 3 3 4 0 5 105 102 112 114 0 0 0 0 0
9) 23 1 5 5 6 7 10 102 106 112 116 0 0 0 0 3
10) 24 1 8 8 9 10 10 -113 -117 108 114 0 0 0 0 3
LINK DATA
LINE CARD LINK LINK SAT. TOTAL MID-BLK. FIRST INPUT LINK.... SECOND INPUT LINK.... THIRD INPUT LINK.... QUEUE
NO. TYPE NO. LENGTH FLOW VOL. VOL. NO. VOL. SPD/TT NO. VOL. SPD/TT NO. VOL. SPD/TT CAP.
11) 28 105 0 1600 214 0 0 0 0 0 0 0 0 0 0 0
12) 28 102 0 3200 326 0 0 0 0 0 0 0 0 0 0 0
13) 28 112 0 0 32 0 0 0 0 0 0 0 0 0 0 0
14) 28 117 0 0 208 0 0 0 0 0 0 0 0 0 0 0
LINK DATA (CONTINUED)
LINE CARD LINK ADD START GREEN ADJUST. FOURTH INPUT LINK OPPOSING LINKS AND PERCENTAGES............... PERM
NO. TYPE NO. LOST-TIME EXTENS. MFR SNEAKERS NO. VOL. SPD/TT LINK 1 % LINK 2 % LINK 3 % MODEL
15) 29 117 0 - 0 1600 2 0 0 0 108 5 0 0 0 0 0
LINK DATA
LINE CARD LINK LINK SAT. TOTAL MID-BLK. FIRST INPUT LINK.... SECOND INPUT LINK.... THIRD INPUT LINK.... QUEUE
NO. TYPE NO. LENGTH FLOW VOL. VOL. NO. VOL. SPD/TT NO. VOL. SPD/TT NO. VOL. SPD/TT CAP.
16) 28 114 0 1600 272 0 0 0 0 0 0 0 0 0 0 0
17) 28 101 0 1600 22 0 0 0 0 0 0 0 0 0 0 0
18) 28 106 0 3200 182 0 0 0 0 0 0 0 0 0 0 0
19) 28 116 0 0 182 0 0 0 0 0 0 0 0 0 0 0
20) 28 113 0 0 58 0 0 0 O 0 0 0 0 0 0 0
0
TRANSYT-7F:CORONA DEL MAR PLAZA - QUEUE ANALYSIS FOR "INTERNAL INTERSECTION' 11/27/95 PAGE 3
FIELDS: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ----
LINK DATA (CONTINUED)
LINE CARD LINK ADD START GREEN ADJUST. FOURTH INPUT LINK OPPOSING LINKS AND PERCENTAGES............... PERM
NO. TYPE NO. LOST-TIME EXTENS. MFR SNEAKERS NO. VOL. SPD/TT LINK 1 % LINK 2 % LINK 3 % MODEL
21) 29 113 0 0 500 2 0 0 0 114 5 0 0 0 0 0
LINK DATA
LINE CARD LINK LINK SAT. TOTAL MID-BLK. FIRST INPUT LINK.... SECOND INPUT LINK.... THIRD INPUT LINK.... QUEUE
NO. TYPE NO. LENGTH FLOW VOL. VOL. NO. VOL. SPD/TT NO. VOL. SPD/TT NO. VOL. SPD/TT CAP.
22) 28 108 0 1600 55 0 0 0 0 0 0 0 0 0 0 0
FLOW FACTORS
LINE CARD FLOW LINK LINK LINK LINK LINK LINK LINK LINK LINK LINK LINK LINK LINK LINK
NO. TYPE CONV NO. NO. NO. NO. NO. NO. NO. NO. NO. NO. NO. NO. NO. NO.
23) 36 150 102 106 0 0 0 0 0 0 0 0 0 0 0 0
RUN CARD
LINE CARD PI
NO. TYPE TYPE
24) 52 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
--- PROGRAM NOTE --- A CARD TYPE 52 CAUSES RUN TO BE OPTIMIZED USING THE
DEFAULT NORMAL OPTIMIZATION STEP SIZES.
IF CARD TYPE 4 WAS INPUT, IT IS IGNORED.
--- PROGRAM NOTE --- NO ERRORS DETECTED. TRANSYT-7F PERFORMS FINAL PROCESSING.
IF ERRORS ARE DETECTED, FURTHER PROCESSING IS SUSPENDED.
--- PROGRAM NOTE --- THERE ARE A TOTAL OF 1 NODES AND 10 LINKS,
INCLUDING BOTTLENECKS, IF ANY, IN THIS RUN. -
--- PROGRAM NOTE --- THERE WERE A TOTAL OF 3 WARNING MESSAGES ISSUED
IN THE ABOVE REPORT.
CORONA DEL MAR PLAZA - QUEUE ANALYSIS FOR "INTERNAL INTERSECTION" 11/27/95 CYCLE: 90 SECONDS, 60 STEPS PAGE 4
<PERFORMANCE WITH OPTIMAL SETTINGS>
NODE LINK FLOW SAT DEGREE TOTAL TOTAL -------- DELAY -------- AVERAGE UNIFORM MAX BACK QUEUE FUEL PHASE LINK
NO. NO. FLOW OF SAT TRAVEL TIME UNIFORM RANDOM TOTAL DELAY STOPS OF QUEUE CAPACITY CONSUM LENGTH NO.
(VEH/H)(VEH/H) (%) (VEH-MI/H)(VEH-H/H) (VEH-H/H) (SEC/VEH) (VEH/H;%) (VEH/LK)(VEH/LK) (GA/H) (SEC)
1 101 22 1600 18 .00 .25 .24 .01 .25 40.2 20.0( 91%) 1 0 .29 9 101
1 102 489 320OP 23 .00 .63 .61 .02 .63 4.6 150.2( 31%) 4 > 0 1.29 66 102
1 105 214 1600 29 .00 .87 .84 .03 .87 14.6 121.2( 57%) 3 > 0 1.31 44 105
1 106 273 3200P 46 .00 1.89 1,83 .06 1.89 24.9 206.1( 76%) 9 > 0 2.52 31 106
1 108 55 1600P 69 .00 .91 .55 .36 .91 59.6 50.0( 91%) 1 > 0 .94 15 108
1 112 32 1025 23 .00 .04 .04 .00 .04 4.6 9.8( 31%) 102 1025 .08 66 112
1 113 58 1085 46 .00 .67 .57 .10 .67 41.4 52.8( 91%) 108 1085 .78 15 113
1 114 272 1600 27 .00 .54 .52 .02 .54 7.2 106.2( 39%) -3 ; 0 .98 59 114 f-
1 116 182 1065 46 .00 1.26 1.22 .04 1.26 24.9 137.4( 76%) 106 1065 1.68 31 116 t
1 117 208 0 83 .00 2.94 2.02 .92 2.94 50.9 191.4( 92%) 5 > 0 3.21 15 117 A-
1 1805 MAX = 83 .00 9.99 8.43 1.55 9.99 19.9 1045.1( 58%) 13.09 PI = 17.2
<SYSTEM WIDE TOTALS INCLUDING ALL LINKS>
TOTAL TOTAL TOTAL TOTAL TOTAL AVERAGE TOTAL TOTAL
DISTANCE TRAVEL UNIFORM RANDOM DELAY DELAY UNIFORM FUEL OPERATING PERFORMANCE SPEED
TRAVELED TIME DELAY DELAY STOPS CONSUM COST INDEX
(VEH-MI/H) (VEH-H/H) (VEH-H/H) (VEH-H/H) (VEH-H/H) (SEC/VEH) (VEH/H-%) (GA/H) (MI/H)
.00 9.99 8.43 1.55 9.99 19.92 1045.1( 58%) 13.09 39.35 17.24 .00 <TOTALS>
NOTE: PERFORMANCE INDEX IS DEFINED AS:
PI = DELAY + STOPS
NO. OF SIMULATIONS = 5 NO. OF LINKS = 42 ELAPSED TIME = 2.2 SEC.
--- PROGRAM NOTE --- THIS ACTUATED NODE'S SPLITS WERE OPTIMIZED AS EQUIVALENT
PRETIMED. THE PUNCH DATA FILE WILL HAVE THESE TIMING
SETTINGS,ON CARD TYPE 1X, BUT IN ANY SUBSEQUENT RUN, THIS
TIMING WILL BE OVERRIDDEN BY THE ACTUATED TIMING MODEL.
CITY OF
Memo NEWPORT
BEACH
TO:
FROM: Q— c Q9 DATE`:
SUBJECT:
v -
COPIES TO:
SIGNATURE
.29 DEC 1994 10:08
DAILY PORT ACTIVITY
Daily Management Report
BRANCH Central Library
07 NOV 1994
"Port tivityea Checkouts
Port 120 Totals
00:00 —
0
y 01:00
0
02:00
0
03.00
0
0 :00 0
05:00
0
0
07:00
" 0
08:00
3 09:00 - — ""—
10:00 83
11-00 127 l
als
12:00 1 77
77
13:00 257
14.00
2
/5:00 -- 12
16:00 2
17:00 193 •
16:00 205
227
_ 19:00 1
20:00
181
21:00 - s
22:00 0
23:00 0
Totals 0 2466
'28 DEC 1994 10:57 --
DAILY PORT ACTIVITY
Daily Management Report
he
-_ - Central Library
i/ -
e ¢--O8 NOV 1994 C3
**Port Activity-* _ Checkouts _
Port 120 Totals ()
00:00 0
01:00 0 u
02:00 0
03:00 0
04:00 0
05:00 0
06:00 0
07:00 4
08:00 3D(�y�
0 :00 22
10:00 ISO
11:00 163 9 /
12.00 134 /
13:00 247
14:00 190
15:00 309
1 :00 91 (, •
17 1
:00 91
18:00 143
19:00 110
20:00 166
21:00 12
22:00 0
23.00 0
Totals 0 2141 0 '
28 DEC 1994 10:51 f
DAILY PORT ACTIVITY
Daily Management Report 1
BRANCH - - Central Library--
if ,
00,0d 09 NOV 1994 1 1
or
Activity-* Checkouts
Port 120 Totals
. 1
00:00
0
01:00
0
02:00
03:00 0
04:00 0
05:00 0 11
06:00 0
07:00 0
08:00 0
09:00 0
10:00 44
11:00 161
12:00 397 � r-S
13:00
14:00
218
15'00 t58 ��9
— " - /
98
16:00 2 124
17:00 •
18:00 --— 166
73
19:00 130
t
20:00 14
21:00 11
22:00
0
23:00
_ 0
Totals p
2029
W
W
wI
28 DEC 1994 10:52 O
DAILY PORT ACTIVITY
Daily Management Report
BRANCH — — Central Library —
. --- 10 NOV 1994
++ or�r iY iSy++ Checkouts
Port 120 Totals
00:00 0 J�
01:00 0
02:00 _ 0
03.00 0
04:00 0
05:00 _ 0
06:00 0
07:00 0
08:00 _ 1
09:00 71
10:00 I80 ((!S
11 :00 218 0
12:00 196 �G
1 204
:00 382
1 00
14:00 --- 255
1
6.00 202
1 7:
00 257
is.00 - 202
19:00 144
20.00 185
2100 — 16
22.00 0
23:00 0
Totals 0 2517 r
— A
28 DEC 1994 10:52
DAILY PORT ACTIVITY _
Daily Management Report e ,
�BRANCH
-�.- _ Central Library
—�Lv NC 12 NOV 1994 ar '
*»part Activity**- Checkouts
Port 120 Totals
00-00
01 :00 0
02.00 0
03-00
04:00 0
05:00 00
06.00
07.00 0
09:00
0 :00 ��!
1 Ib 6
:00 260
11:00 263 !
12:00 — -
13-00 344
14:00 382 I
is 00 498
16 00 388
f 7.00 49 c^ C
18:00 —_—_ _ 3S 1. oS<'O
19.0 0 �--
21 .00 0
200
23:
00 4 1
Totals 0 2829
Awe
28 DEC 1994 lots& V
DAILY PORT ACTIVITY
Daily Management Report
BRANCH - -_Central Library -
-4I1 13 NOV 1994 ,
**Port Activity** Checkouts
Port 120 Totals
00:00 - ---
01 :00 0
02:00 0
03.00 0
04:00 0
05:00 0
06:00 0
07:00 0
08:00 0
09:00 0
10:00 0
11:00 0 Su 7 :
13:00
14:00 331
15:00 - -- 370
6; 375
t7 s
:A0 47 Z S 1
18:00 - - 441
19:00 0
20:00 0 1
21:00 - - --- — 0
22:00 0
23:00 0
0 1
Totals 0
1792 �
I
1
r+
28 DEC 1994 10:59
DAILY PORT ACTIVITY
Daily Management Report
//BRR��ANCH - - Central Library -�
///O// 14 NOV 1994
**Port Activity** Checkouts
Port 120 Totals
00:00 -- - - - - - 0
01:00 0
02:00 0
03:00 0
04.00 0
0s:00 _ 0
06:00 0
07:00 0
08:00 1
09:00 85
10:00 152 `
11:00
12:00 86 t
13.00 231
14:00 237
15:00 259
16:00 389
17:00 269
18:00 241
19:00 205
20:00 172
21:00 7
22:00 0
23:00 0
Totals 0 2636
- s
29 DEC 1994 10.18 t ^•-
DAILY PORT ACTIVITY
- - - Daily Management Report
BRANCH - - Central Library -
-7r-le5✓✓. 15 NOV 1994
**Port Activity** Checkouts
Port 117 Port 118 Port 119 Port 120 / /V Totals /
00:00 -
0
01:00
0 02.00
0
03:00 _ - ' - - -
0
04:00
0 05:00
06:00 0
0
U7:00
0
08:00 1
7
09:00
10:00 80
11 00 201 l
12:00 201
1
13:00 199
14-00 271
15:00 - --� 271
306
16.00 •
2
17-00
18:00 201
226
19:00 89
20:00 189
21:00 --- 160
0
22:00
0 23:00
_ _ 0
Totals 0 0 0 0 2409
1
.J
u
til
28 DEC 1994 11:01
DAILY PORT ACTIVITY
Daily Management Report
_ //,,B,,RANCH ! - Central Library - 1
Z(/Q d 16 NOV 1994 1
**Port Activity** Checkouts
Port 120 Totals
1
00:00 0
01:00
02:00 0
03:00
04:00 0
Z000
07:00 0
08:00 0
09:00 2
10:00
69
88
11400
3
131
12:00 �.
13:00 223
14'00 236
15:00 242
16.00 259 •
17:00 231
18:00 — _ 297
19:00 11
20.00 18
21:00 128
22.00 12
23:00 0
_ 0
Totals 0
2476
y
28 DEC 1994 ' 11:01 ..
DAILY PORT ACTIVITY
Daily Management Report -
- -�BRANCH -_Central Library
/(7c(Gz 17 NOV 1994 ,
**Fort Activity*• Checkouts
Port 120 Totals
00:00 - - -'-
01:00 0
02:00 0
03:00 0
0 04:00
06.00 --' - 0
07:0
08:00 0 1 0
09:00 - - -
74
f0:o0
11:00 170 V
ism
12:00 - - - - -- -- -
174
13:00
12
14:00 222
J -
211
8 •
17.00 174 1
I
18:00 —'
19:00 107
07
154
20:00 ll
21:00 — --- 168
22:00 15
23.00 0 J
0
Totals 0 2072 1
Li
27
f0
� ►
28 DEC 1994 71:01
DAILY PORT ACTIVITY
_ — Daily Management Report 7
BRANCH--- - Central Library
�• 18 NOV 1994
c 7
or A _ti_v_ity*w Checkouts
Port 720 Totals
00:00 - - -- - -- -- 0 9
01:00 0 1
02:00 0
03:00 0
04:00 0
05:00 0
06:00 0
07:00 2
08:00 4
09:00 90
10:00 131
11 :00 179
12:00 199
13:00 220
14:00 253
16:00 322
17:00 274
18:00 -' — 2
19:00 0
20.00 0
21:00 0
22:00 0
23:00 0
Totals 0 1953
47
29 DEC 1994 10:16
DAILY PORT ACTIVITY
Daily Management Report
BRANCH - - Central Library
19 NOV 1994
M«Por4 Activity** Checkouts
Totals 1
_ _
0 :00
01 0:00 /
02.00 0 S' J�
03:00 0
04:00 0 1
05-00 0
06:00 0
07:00 0 . 1
08:00 2
09:00 66
10:00 iG2 1 '
11-00 253
12:00 223
13:00 288 1
14-00 313
100 36 •
16:
00 366 1
17!00 260
18:00 0
19:00 0 1
20:00 0
21:00 0
22:00 0
23:00 0
Totals 2300
J
J
r
r
28 DEC 1994 11:02
DAILY PORT ACTIVITY
Daily Management Report
BRANCH - Central Library -
Shd 20 NOV 1994
;*Port Activity•• . Checkouts -
Port 120 Totals
00:00 0
01:00 0
0 .00 0 �
03:00 0
04�00 0 X Lp c,,.
OS:00 _ 0
06:00 0
07:00 0 �n1717-- .S ,
08-00 0
09:00 0
10:00 0
11 :00 0
12:00 174
13:00 277
14:00 291
6 442 00 1 •
00 442
17:00 23
18:00 0
19:00 0
20.00 0
21 :00 0
22-00 0
23:00 - 0
Totals 0 1544
�EWPpRr
f' t- Owe rTZ
CITY OF NEWPORT BEACH
P.O. BOX 1768, NEWPORT BEACH, CA 92658,8915
°gvFoaN�r
PLANNING DEPARTMENT(714)644-3225
May 16, 1995
Mr. Gary Vacarro
The Leine Company
550 Newport Center Drive
Newport Beach, CA 92660
Subject: Proposed Newport Pavilion,MacArthur Boulevard and
Pacific Coast Newport Beach(TS#101)
Dear Mr. Vacarro:
As you are aware of the Traffic Study for the Newport Pavilion project which is being prepared by
Austin-Foust Associates, Inc. (AFA), the Irvine Company agreed to provide the City with funds to
cover the costs of the subject traffic study. The Irvine Company also indicated that the traffic
consulting,fees$15,120 and the City's 10%fees $1,512 (15,120•+ 1,512) =$16,632 would be paid in
two equal payments. The City has received the first one-half payment, $8,316.00, on January 16,
1995. Most of the deposited fund have been consumed-by AFA traffic services and the remaining fund
is not sufficient to cover the additional payment demands submitted to the Planning Department.
Due to the revision in the project's site plan,AFA determined that additional study will be required and
the anticipated work will not exceed $4,880. A copy of the budget amendment request is attached.
Therefor the revised fees are as follows:
Traffic Consultant fees (7,560,+4880)= 12,440
City fees(10%) 1,244
Total Request $13,684
Please submit a check in the amount of$13,684 payable to the City of Newport Beach. Should you
have any questions or need more information regarding this letter,please contact me at 644-3236.
Very truly yours, , Va
PLANNING DIRECTOR 0" V
JAMES D. HEWICI{ER,DIRECTOR
By
Aziz M. Aslami
Associate Planner
F:\WP51\...\Aziz-A\TratFc\Vacano
3300 Newport Boulevard, Newport Beach
®r®AUST/N-fOUST ASSOCIATES, /NC.
TRAFFIC ENGINEERING AND 7RANSPORTATIDN PLANNING
2020 NORTH TUSTIN AVENUE SANTA ANA, CALIFORNIA 92701 TELEPHONE (714) 667-0496
FAX (714) 667-7952
May 12, 1995 PLANT F3
(,ITY OF fq fJPORT 131:..uI
F 1 J
A6
City of Newport Beach
P.O. Box 1768 (.
Newport Beach, CA 92663-3884
ATTENTION: Ms. Patty Temple
SUBJECT: REQUEST FOR BUDGET AUGMENTATION - NEWPORT PAVILION
Dear Patty:
Austin-Foust Associates, Inc. (AFA) completed a draft TPO and GPA traffic study for the proposed
Newport Pavilion retail center on the corner of Coast Highway and MacArthur Boulevard. We
submitted that report for review a couple of weeks ago. Now I have received a revised site plan
which indicated the project is proposing right-turn only access directly onto MacArthur Boulevard.
This necessitates a revision of the traffic study - both the TPO and GPA. In addition, the new
driveway will also effect the existing library's access. Therefore, we must make an adjustment to
existing travel patterns as well as those attributable to retail development on the site.
To complete these revisions we need to request a budget augmentation since we have no cushion left
in the original budget. Based on the. need to examine both the proposed project as well as the
existing library, I estimate the cost of the additional work will not exceed $4,880, based on the
anticipated personnel requirement shown in the atttached table.
,f yeu 11 ? any questions regard:.:g this proposal, please call.. :1,c undcistand that although this
proposal is the current version, we are nevertheless retaining our existing files on the previous plan
as a "back-up" should this new driveway become a significant issue.
Sincerely,
oe E. o , P.E.
4" • • Ili
Personnel Allocation
Classification Rate Hours Cost
Principal Traffic Engineer,P.E. $115 8 $ 920
Traffic Engineer 70 40 2,800
Technical/Clerical 40 20 800
TOTAL $4,880
o�aEW Pow e
CITY OF NEWPORT BEACH
2 P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915
c-94!FOik \V1
January 16, 1995
Mr. Joe Foust,P.E.
Austin-Foust Associates
2020 N. Tustin Ave.
Santa Ana, CA 92701
RE: Traffic Study for Coast Highway/MacArthur site(Newport Pavilion)
Dear Joe:
Thank you for your proposal to prepare a traffic study for the Newport Pavilion project.
You are hereby authorized to commence work according to the scope and budget
contained in your letter of November 15, 1994.
The kickoff meeting to begin the study is scheduled for Monday,January 23 at 9:00 a.m.
in the Planning Department conference room. I look forward to seeing you then.
If you have any questions please contact Rich Edmonton(644-3344) or me(644-3230).
Very truly yours,
PLANNING DEPARTMENT
JAMES D. HEWICKEIt Director
By. 7 ,
ohn H. Dou as, AICP
principal P anner/Environmental Coordinator
cc: Gary Vacarro, TIC
Rich Edmonston
F.kWINDOWS\PLANN W GUGHN.DW PT-PAV\FOUST-LT.DOC
3300 Newport Boulevard, Newport Beach
i 0
®�®A!/ST/N.FOUST ASSOCIATES, /NC,
( TRAFFIC ENGINEERING AND rRANSPORrArIDN PLANNING
2020 NORTH TUSTIN AVENUE SANTA ANA, CALIFORNIA 92701 TELEPHONE (714) 667-0496
FAX (714) 667-7952
November 15, 1994
• •ry
Attl
City of Newport Bcach 71819110111(1,21112A4(5P�
3300 Newport Blvd.
Newport Beach, CA 92660-3884 '
a.
ATTENTION: Ms. Patty Temple
SUBJECT: PROPOSAL - NEWPORT PAVILION TPO AND PARKING STUDY
Dear Patty:
Austin-Foust Associates, Inc. (AFA) is pleased to respond to your RFP to conduct a traffic study for
( the addition of a retail development adjacent to the new library on Pacific Coast Highway. We
believe the scope of work is clearly defined and our proposal simply needs to outline the particular
approach to accomplishing the three tasks. As you are aware,AFA assisted the City in development
of the City's traffic model. We will utilize that model in the pursuit of this study.
The following discussion describes our detailed approach to the three tasks:
Task 1 -TPO and GPA Traffic Study
As you know, we recently completed the traffic and parking study for the Fashion Island expansion
located in this same area. We propose to expand upon that traffic study for the TPO and GPA
traffic analyses. The trip rates for this development will be different than Fashion Island, but we will
work with Mr.Rich Edmonton in identifying trip rates and conducting the traffic studies. However,
the availability of the recently completed Fashion Island TPO does help in this regard.
In addition to the TPO and GPA analyses, AFA will also examine the project's impact on the
Countywide CMP to ensure compliance with that program as well:
Task II - Parking Assessment
The parking analysis shall consist of an examination of the total parking demand created by this
project and the City library. Existing parking observations for library parking will be performed to
assist in forecasting future parking demand. A form of a shared parking analysis will be conducted
to determine if the proposed parking (including any on-street parking attributable to the library) is
I. adequate to meet the demand.
City of Newport Beach
November 15, 1994
Page 2
Task III - Prepare Report
A draft report documenting the study process including its findings and recommendations will be
prepared for City Review. Upon receipt of these comments, a final draft suitable for circulation will
be completed
One of the important aspects of this study will be close coordination between AFA and City Staff
with key involvement with The Irvine Company. We propose to conduct a kick-off meeting with City
Staff and The Irvine Company personnel to discuss data availability,potential development scenarios,
etc. This meeting is essential to ensure that all involved key personnel understand the urgency
associated with this effort and solicit their cooperation.
FEE
We recommend a time and materials fee with a maximum estimated not to exceed cost of$15,120.
This maximum cost is based on the personnel allocation shown in the following table.
/ Personnel Allocation
` Classification Rate Hours ffi Cost
Principal Traffic Engineer,P.E. 5110 40 $4,400
Transportation Engineer,P.E. 70 s0 5,600
Transportation Planner 55 40 2,200
Drafter 45 24 1,080
TechnicaMericat 40 16 640
Sub-total $13,920
Traffic/Parking Data Collection by TDS,Inc.
Estimate 40 hta Q$30/hr 1.20D
TOTAL JL561.20
Work will begin immediately upon notice to proceed. We anticipate discussion of preliminary results
in about three weeks.
If you have any questions, please do not hesitate to call me.
Sincerely,
t oe E. ous P.E.
l�
t
THE IRVINE COMPANY
January 16, 1995
Mr. John Douglas
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92658-8915
RE: Proposed Retail Project - MacArthur Boulevard and
Pacific Coast Highway
Dear John:
Enclosed is our check in the amount of $8,316.00 for one-half of the cost of the traffic study on the
above-referenced project.
Thank you, and please call if you have any questions.
Very t$Jent,
,
Gary A
Vice PIncome Properties U
/cn
cc: Tom Redwitz
Martin Potts
U:lUsers%McGumne%W perAGAV�DOuglm
550 Newport Center Drive,P.O.Box I,Newport Beach,California 92658-8904
NOV-15-1994 15:41 FROM AUSTIN-FOUST TO 6443073 P.01
AIIST/N f0fW ASSOCIATES, INC.
rRA FF/C ENd INFER/NO ANO tRA N6R CR rArt CN Pt ANN r At
2020 NORTH TUSTIN AVENUE • SANTA ANA. CALIFORNIA 92701 • TELEPHONE (714) 857-0496
FAX (714) 8674952
FAX TRANSMITTAL
VAT& TIME;
FROM: t1 o e_ �o u*-17
TO: 'pa 4-4-1=12le-- 0_i�61 a-rFAX #: YfiONE#:
,rarAL NO. OF PAGES: `� - (Wtl tng cma Shen)
HARD COPY TO FOLLOW IN MAIL? (YES NO
suamcr: Vr�6,1 Qe t)na Cj tom+1 j a h rPU a yl d 04a rl_ Cr, Z-4ij
MESSAGE:
NOV-15-1994 15:42 FROM RUSTIN-FOUST TO 6443073 P.02
` ��i�AUST/N-!�t7UST ASSCC/AYES, /NC.
TRAFf/C ENO/NFFR/NQ AND TRANSPCR TAT/ON P[ANN/NQ
2020 NORTH TUSTIN AVENUE • SANTA ANA, CALIFORNIA 92701 • TELEPHONE
)FAX (714 6670496 November 15, 1,994
City of Newport Beach
33W Newport Beach
Newport Beach,CA 9256O.M4
ATTENTIon i&Fatty Tomplc
sumo: PROPO5AL• NE"On PAYMON TPO AND PARMNG STUDY
Dear Patty.
Austin-Foust Associates,Inc. (AFA)is pleased to respond to your RFF to conduct a traffic study for
the addition of a retail development adjacent to the new library on Packfic Coast highway. We
helleve the scope of work Is clearly defined and our proposal simply nccds to audino the particular
approach to.accomplishing the three tasks. As you are aware,AFA assisted the City in development
of the City's traffic model We will utilize that model in the pursuit of this study.
The following discussion descrlbes our detailed approach to the three tasks:
Task 1 •TPO and GPA Tragic Study
As you know,we rxoatly complied the trat'fic and parking study for the Fashion Island expansion
located in this saate area. We propose to expand upon that traffic study for the TPO and GPA
traffic analyses. The trip rates for this development will be different than Fashion Island,but we will
wvtl with J&.Rich r•+dwonstoa is i&4tWyiag trip rates and conducting thss traff"io studics. however,
the availability of the recently completed Fashion Island TPO does help in this regard.
In addition to the TPO and GBA analyses, AFA will also examine the ptgjeat's impact on the
Countywide CW to ensure compliance with that program as well.
Task 11 .Parklag.Assecsalont
The parking Analysis:shalt reist of an examination of the total parking demo ted by this
project and the Citylibrary. Bxisting parking observations for Woraty parking POrformod to
assist in forecasting future packing demand. A form of a shared parking analysis will be conducted
to determine if the proposed'puridng(including any on•street parking attributable to the library)is
adequate to meet the demand.
NOV-15-1994 15t42 FROM AUSTIN-FOUST TO 6443073 P.03
City of Newport Beach
November 15, 1994
Page 2
Task M .Prgft*•Raport
A draft report documenting the study proem including its findings and recommendations will be
prepared for City Review. Upon receipt of thceo comments, a find draft suitable for circulation wilt
be completed.
One of the important aspects of this study will be close coordination between APA and City Staff
with key involvement with The Irvine c orapany. We propose to conduct a kick-off meeting with City
Staff and The Irvine Company personnel to discuss data availability,potential development scenarios,
etc. This meeting is essential to ensure that all involved key personnel understand the urgency
a&%x.iuLvd with this effort aid solicit 11tci1'coQpetatiot.
FEE
We recommend a time and materials fee with a unviso uu estimated not to caacd coat of$15,120.
This mmehum cast is based on the personnel allocation shown in the following table.
I?fty J AM=tioa
171w7nn.rkx $`� 11QY14 Sdpr
Prindpsl Trade Emom.P.E. $110 40 S 4,W
Trassimution'I t>&W.PX. 70 60 SAO
W twin 45 55 40 LOBO
TeMAWCk Cat 40 16 1.10
S040W 513920
TMMCVP4M4 Wua CD110C6W D9 TWS,Ina
Putmu6 40 hts g S9W .jm
TOTAL =121
Work will begin immediately upon notice to procca We anticipate discussion of preliminary rmults
in about three weeks.
If you have any questions,please do not hesitate to call me.
Sincerely,
qe E. ous�P.E.
TOTAL P.03
PoRT CITY OF NEWPORT BEACH
p A Building Department
\ i 3300 Newport Blvd.
e. P.O. Box 1768
�<1pofak 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..................a........................010-4616 $
Grease Interceptor..........................
�.�...010-4620 $
Planning Department Fees.... ............. ............ $
Sale of Maps & Publications................ ....... ..010-Ag12 $
pCt►
Determination of Unreasonable Hardship C11YQF(�EYVP®...V-5018 $1,4
Microfilm Copies/Photocopies............................010-5019 $
Hazardous Material Disclosure...........................010-5021 $
�! Other
RECEIVED BY: `T TOTAL FEES $
NOTICE: Plan Check expires 180 days after application. r� �3
FEE RECEIPT NO.
(f\feerept9.93)
9 NOTICE OF PUBLIC HEARING •
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Newport Beach will hold a public
hearing on the application of The Leine Company, for the construction of a specialty retail shopping center
(Corona del Mar Plaza), on property located in the Newport Village Planned Community District at 2400 East
JCoast Highway. In order to approve this project the following applications will be considered:
General Plan Amendment No. 95-2(C) to designate the property for Retail and Service Commercial use and
establish the permitted intensity of development; Amendment No. 835 to amend the Newport Village Planned
Community District Regulations; Site Plan Review No. 74 to allow the establishment of a specialty retail
shopping center on the property;Traffic Study No. 101;and the acceptance of an Environmental Impact Report.
NOTICE IS HEREBY FURTHER GIVEN that an Environmental Impact Report has been prepared in
connection with the application noted above. It is the present intention of the City to accept the Environmental
Impact Report and supporting documents. The City encourages members of the general public to review and
comment on this documentation. Copies of the Environmental Impact Report and supporting documents are
available for public review and inspection at the Planning Department, City of Newport Beach, 3300 Newport
Boulevard,Newport Beach, California; 92659-1768 (714)644-3200.
NOTICE IS HEREBY FURTHER GIVEN that said public hearing will be held on the 9th day of November
1995• 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 a% or prior to,the public hearing. For information call(714)644-3200.
Mchaei C.Kranzley, Secretary,Planning Commission, City of Newport Beach.
NOTE: The expense of this notice is paid from a filing fee collected from the applicant.