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HomeMy WebLinkAbout5.0_Corona del Mar 76 Service Station Remodel_PA2019-027 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT October 7, 2021 Agenda Item No. 5 SUBJECT: Corona del Mar 76 Service Station Remodel (PA2019-027) ▪ Coastal Development Permit No. CD2019-005 ▪ Conditional Use Permit No. UP2019-004 SITE LOCATION: 2201 East Coast Highway APPLICANT/OWNER: Hamid Kianipur PLANNER: Chelsea Crager, Associate Planner 949-644-3227 or ccrager@newportbeachca.gov PROJECT SUMMARY Conditional use permit and coastal development permit to allow the remodel and 232- square-foot addition to an existing automobile service station and convenience market, to operate as a convenience market only. The application includes a request for deviations from minimum lot size, setbacks for the retail building, the location of the air/water dispenser, and minimum landscaping requirements pursuant to Newport Beach Municipal Code (NBMC) Section 20.48.210 (Service Stations). The application also includes the addition of a Type 20 (Off-Sale Beer and Wine) Alcoholic Beverage Control (ABC) license. If approved, accepted and implemented, this coastal development permit and conditional use permit would supersede and replace Use Permit No. UP1580 that authorizes the existing facility. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, because it has no potential to have a significant impact on the environment; and 3) Adopt Resolution No. PC2021-029 approving Coastal Development Permit No. CD2019-005 and Conditional Use Permit No. UP2019-004 (Attachment No. PC 1). 1 INTENTIONALLY BLANK PAGE2 Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission, October 7, 2021 Page 2 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Corridor Commercial (CC) Corridor Commercial (CC) Service station and convenience market NORTH General Commercial (CG) Newport Village Planned Community (PC27) Shopping center (CDM Plaza) SOUTH Two Unit Residential (RT) Two Unit Residential (R-2) Two unit residential EAST CC CC Liquor Store and parking lot WEST General Commercial Office (CO-G) Office General (OG) Medical office building 3 INTENTIONALLY BLANK PAGE4 Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission, October 7, 2021 Page 3 INTRODUCTION Project Setting The existing service station site is 13,853 square feet (0.32 acre) and is located at the southeast corner of Avocado Avenue and East Coast Highway. To the south across a public alley are residential properties, to the north across East Coast Highway is the Corona del Mar Plaza shopping center, to the west across Avocado Avenue is a medical office building and residential uses further to the south, and the adjacent property to the east is developed with a liquor store, Korker Liquor. Parking for Ruby’s Diner is also farther to the east. The project site is currently developed with a 76 gas station permitted under Use Permit No. UP1580, approved in 1972. The existing service station consists of three vehicle service bays, eight fuel pumps under a canopy, and a small convenience store. There is no restriction on hours of operation. A copy of the use permit is provided as Attachment No. PC 2. Project Description The project is a request for a conditional use permit and coastal development permit to allow the remodel of the existing service station and convenience market building, including a 232-square-foot addition and the addition of a Type 20 (Off-Sale Beer and Wine) ABC license. The convenience market would be a total of 1,995 square feet and would operate from 6:00 a.m. to 12:00 a.m., daily, with alcohol sales from 6:00 a.m. to 11:00 p.m., daily. The existing pump canopy, eight fuel dispensers, and below-grade fuel infrastructure will remain unchanged. The fuel dispensers are proposed to continue operation 24 hours, daily. The project includes 10 parking spaces, a trash enclosure, a water/air pump station, and landscaping. The driveway on Avocado Avenue and two driveways on East Coast Highway would remain. Project History This project was scheduled for hearing before the Planning Commission on August 20, 2020. At that time, the project included a complete demolition of the existing service station repair and convenience market and the construction of a new, two-story, 2,590- square-foot convenience store. The first proposal generated several letters and emails expressing a wide range of views about the project. The property owner, Hamid Kianipur, requested a continuance of the project based on that community input to provide an opportunity to revise the project, reducing the mass and overall height of the project. Mr. Kianipur has indicated that he presented his project to the Corona del Mar Residents Association (CDMRA) on June 17, 2021. All letters received are attached to this report (Attachment No. PC 4). 5 Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission, October 7, 2021 Page 4 DISCUSSION General Plan and Zoning Code The subject property has a General Plan land use designation of Corridor Commercial (CC). The CC designation is intended to provide for a range of neighborhood-serving retail and service uses along street frontages that are located and designed to foster pedestrian activity. The fuel service station and convenience store, including alcohol sales, are consistent with this designation and will serve residents and visitors to the area as well as travelers along Coast Highway. The site is located within the Commercial Corridor (CC) Zoning District. The CC Zoning District is intended to provide for a range of neighborhood-serving retail and service uses along street frontages. Pursuant to NBMC Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements), service stations and convenience markets are permitted in the CC Zoning District with the approval of a conditional use permit. The proposed project complies with development standards including maximum floor area ratio, height, and parking requirements. The CC Zoning District allows a maximum floor area ratio (FAR) of 0.75, or 10,389 square feet for this site (lot size of 13,853 square feet). The maximum height permitted is 32 feet for flat roofs and the project proposes a height of 23 feet 6 inches. Parking is required at a rate of one space per 200 square feet of convenience store gross floor area, or 10 parking spaces for this project, which is provided in the proposed design. Service Station Development and Landscaping Standards Specific design and development standards for service stations are also provided in NBMC Section 20.48.210 (Service Stations). The plans and project description evidence compliance with the development standards of NBMC Section 20.48.210. The applicant requests modifications from the following six service station development standards: 1. Minimum 10-foot setback to the south side property line abutting the alley for the convenience store. The existing development provides a 0-foot setback to the south side property line abutting the alley, whereas a 10-foot setback is required for the convenience store building. The proposed small 232-square-foot addition would be in-line with the existing building and provide no setback to the alley. The existing building and small addition are located at the southeast corner of the property to maximize vehicle maneuverability at the front of the site around fuel pumps and parking spaces to promote convenient and safe circulation. The eight existing fuel dispensers are not proposed to change. The existing convenience market and 6 Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission, October 7, 2021 Page 5 vehicle repair bays have been located with a 0-foot setback to the south and east property lines since 1972 and have not proven to be a detriment to the surrounding area. Requiring a 10-foot setback would either reduce the depth of the convenience store, which would not be ideal for retail operations, or it would reduce vehicle maneuvering areas, negatively affecting circulation. If the setback area to the south were provided, it would benefit the residential property across the alley to the south by creating more open space, increasing the separation, and reducing building mass along the alley. However, the setback would not be an efficient use of the site with the rear setback area having limited visibility from the business, and the area could only be used for outdoor storage. 2. Minimum 10-foot setback to the rear property line for the air/water dispenser. The development provides a 4-foot setback to the rear property line abutting Korker Liquor for the air/water dispenser, whereas a 10-foot setback is required. The air/water dispenser is strategically located far from residential land uses to avoid potential noise impacts to residential neighbors. The dispenser is located near proposed parking spaces for convenience to customers and to prevent interference with onsite circulation. The existing air/water dispenser is currently located in a similar location and has not proven to be a detriment to the surrounding area. 3. Minimum lot size. The subject property is 13,853 square feet in size, whereas a minimum 14,643 square feet is required to accommodate the proposed project (1,000 square feet of site area per fueling position and 3.33 square feet of site area for each square foot devoted to retail and/or food and beverage sales). The project is sized to provide a typical convenience store experience and is sited to provide adequate parking and efficient vehicle circulation despite the lot size and is thereby consistent with the Municipal Code’s intent to promote service station design that includes adequate area for safe and efficient circulation and operation. 4. Minimum 5-foot size planting area along Avocado Avenue and the south and east interior side property lines. The development provides an irregularly shaped planting area along the east side interior property line that does not meet the 5-foot minimum dimension. There is no perimeter landscaping provided along the south interior side property line where the building is abutting the alley today and none would be provided in the design. The project is designed to provide sufficient parking and circulation as determined by the City’s Traffic Engineer given the existing constraints of the unchanged fuel pumps and driveways. Landscape area is located primarily along the Avocado Avenue and East Coast Highway property lines to maximize visual impact. The highly visible landscape buffers the site from the public right-of-way and is 7 Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission, October 7, 2021 Page 6 therefore consistent with the Municipal Code’s intent to promote service station design that is more compatible with its surroundings. 5. Minimum of 15 percent of the service station site landscaped. Landscape is provided onsite totaling 1,350 square feet, or 9.7 percent of the site area, instead of the required 15 percent of the site area. The provided landscape is primarily located along the rights-of-way and the corner of East Coast Highway and Avocado Avenue for maximum visual impact, consistent with the Municipal Code’s intent to promote service station design that is compatible with surroundings, by buffering the site with landscaping. 6. Quantity of landscaping materials adjacent to the south side interior property line. The site provides three trees and 21 shrubs adjacent to the interior side property line abutting the alley, whereas a minimum of four trees and 13 shrubs are required. The existing convenience store is located adjacent to this side property line, leaving little space for landscaping. The property provides the required number of trees and shrubs along the Avocado Avenue, East Coast Highway, and east interior side property lines. The following findings must be met to approve the requested modification or waiver of service station development standards: a. The strict compliance with the standards is not necessary to achieve the purpose and intent of this section. b. The project possesses compensating design and development features that offset impacts associated with the modification or waiver of standards. c. The overall site plan and architectural design is consistent with the City of Newport Beach Design Guidelines: Automobile Service Stations and Washing. Facts in support of these findings are provided in the draft resolution for approval (Attachment No. PC 1). In summary, the proposed project will be an improvement to the existing building architecture and landscaping to be consistent with the City of Newport Beach Design Guidelines: Automobile Service Stations and Washing. The overall design and onsite improvements will offset impacts associated with the modification of service station standards. The new landscaping will comply with the requirements of the Water Efficient Landscape Ordinance (WELO). Therefore, in this case, the strict compliance with these standards is not necessary to achieve a project that is harmonious with the existing and future development and protects the use and enjoyment of neighboring properties. 8 Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission, October 7, 2021 Page 7 City of Newport Beach Design Guidelines: Automobile Service Stations and Washing There are no proposed changes to the existing fuel pumps or pump canopy, and the addition to the convenience store will be in line with the existing convenience store. Therefore, there are limited changes to the overall site design. Access and circulation will be maintained with three existing driveways (two adjacent to East Coast Highway and one adjacent to Avocado Avenue). Signs will be subject to NBMC Section 20.42.080(K)(3) (Service Station Signs) and will ensure adequate sight distance. The architectural design of the remodeled convenience store will be upgraded to provide an attractive and modern appearance that should be compatible with the surrounding area. The elevations will reflect architecturally treated wall surfaces to prevent monotony and they will provide visual interest. While the design is not a typical design, it will be distinguishable from other service stations found in the surrounding region adding to the unique character of Newport Beach. Alcoholic Beverage Sales – Off Site The applicant has requested the approval of off-site beer and wine sales (Type 20 ABC License). NBMC Section 20.48.030 (Alcohol Sales) requires the Planning Commission to consider certain factors when making the required findings to approve the use permit. The Police Department has provided a report of Alcohol Related Statistics for consideration (Attachment No. PC 3) with the factors required by NBMC Section 20.48.030 for consideration. 1. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. a. The subject property is located in Reporting District 44 (RD 44). Part One Crimes are the eight most serious crimes defined by the FBI Uniform Crime Report – homicide, rape, robbery, aggravated assault, burglary, larceny-theft, auto theft, and arson. In 2020, there were 103 Part One crimes in RD 44, which is more than nearby reporting districts RD 42 and RD 43, which are predominantly residential with some commercial areas. The Part One Crime Rate in RD 44 is lower than adjacent reporting district RD 39, which includes Newport Center but is higher than the Citywide average. b. The Police Department has reviewed the proposed use, provided operating conditions of approval, and has no objection to the addition of the Type 20 alcoholic beverage license subject to all conditions of approval including limits on the hours for alcohol sales (6:00 a.m. to 11:00 p.m., daily). 2. The number of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. 9 Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission, October 7, 2021 Page 8 a. Alcohol-related calls for service, crimes, and arrests in RD 44 make up 17 percent of arrests in this reporting district, which is higher than adjacent reporting district RD 39, lower than adjacent reporting district RD 42, and the same as adjacent reporting district RD 43. The Police Department has reviewed the proposed use and believes it will not contribute to additional alcohol-related calls for service, crimes and arrests. The Police Department has no objection to the proposed convenience market selling alcohol for off- site consumption. b. In 2020, there were 11 calls for service to the Property. Three of those calls were traffic related and did not involve the business. 3. The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. a. The establishment is adjacent to a residential zoning district (across a narrow public alley), and is approximately 800 feet from Old School Park, 1,000 feet from Community Church Congregational, and 1,700 feet from Harbor View Elementary School. The property is not located in proximity to any day care centers or hospitals. Draft conditions would require the convenience market to close by midnight daily, with no alcohol sales after 11:00 p.m., and additional conditions are included in the attached draft resolution for project approval to ensure compatibility with the surrounding uses. b. The area is characterized primarily by nearby residential and commercial uses and travelers along East Coast Highway and is intended to serve these customers. Nearby uses do not attract an inordinate number of minors. The proposed use may attract minors, but with active supervision of the site by the operator, minors or other people congregating should be easily manageable if it were to occur. 4. The proximity to other establishments selling alcoholic beverages for either off-site or on-site consumption. a. The property is located in Census Tract 627.01, which has two active off-sale ABC licenses and a population of approximately 2,800 residents. This represents a per capita ratio of one license for every 1,400 residents. Orange County has a per capita ratio of one license for every 1,597 residents. Since the area’s ratio exceeds the ratio of on-sale retail licenses to population in the County, the area is deemed to have an undue concentration of alcohol licenses. b. There are two other off-sale alcohol establishments within this census tract. Korker Liquor is located at the abutting property, and Johndrow Vineyards, which is located in a residence and is restricted to providing internet sales only 10 Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission, October 7, 2021 Page 9 with no on-site customers. Adjacent Census Tract 627.02 has an additional six off-sale licenses. 5. Whether or not the proposed amendment will resolve any current objectionable conditions. a. A service station with repair facilities and a convenience store has operated at the subject property since 1972 with no significant operating issues. The current convenience store does not sell alcohol. No objectionable conditions are presently occurring at the site and this conditional use permit as conditioned is intended to avoid future objectionable conditions related to the service of alcohol. b. The proposed use has been reviewed and conditioned to help ensure that the purpose and intent of NBMC Section 20.48.030 (Alcohol Sales) is maintained and that a healthy environment is preserved. The service of alcohol is intended for the convenience of customers living in and visiting the area. Operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages will ensure compatibility with the surrounding uses and minimize potential alcohol-related issues. c. The hours of operation of the establishment will help reduce the potential effects on nearby land uses. The hours of operation of the convenience market will be limited to 6:00 a.m. to 12:00 a.m., daily. The hours of gas delivery will be limited to 7:00 a.m. to 8:00 p.m. Alcohol sales shall be limited to 6:00 a.m. to 11:00 p.m., daily. Expanding these hours could prove detrimental to nearby residences and staff does not recommend expanding the hours without further input from the Police Department and community. There are no restrictions proposed on hours of operation for fuel dispensing and staff believes the unrestricted hours for fueling should be maintained for the continued convenience to the community. Alcohol Sales Finding In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code, the Planning Commission must find that: 1. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Municipal Code. The project has been reviewed and conditioned to ensure that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy environment for residents and businesses is preserved. Beer and wine are products that are typically found at convenience markets and will be provided for the convenience of customers using the service station. Operational conditions of approval recommended by 11 Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission, October 7, 2021 Page 10 the Police Department relative to the sale of alcoholic beverages will ensure compatibility with the surrounding uses and minimize alcohol-related impacts. Local Coastal Program The property is located within the Commercial Corridor (CC) Coastal Zoning District which is intended to provide for areas appropriate for a range of neighborhood-serving retail and service uses along street frontages. Fuel/service stations and convenience stores are allowed uses within this coastal zoning district. The proposed project is designed to comply with all applicable development standards to the greatest extent possible, including, but not limited to, floor area ratio, setbacks, parking requirements, and height. The subject property is not located between the nearest public road and the sea or shoreline. The site does not currently provide vertical or lateral access to the waterfront, nor would it provide access under the proposed conditions. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC, requires that the provision of public access bear a reasonable relationship between the requirement and the Project’s impact and be proportional to the impact. In this case, the Project involves the remodel and small expansion of an automobile service and repair station with an existing convenience market to be used as a convenience market only. Although the Project involves a change in intensity from the existing condition, service stations with convenience markets are allowed by right in the CC Coastal Zoning District and the development complies with all other applicable development standards including required parking. The Project is not anticipated to result in a significantly increased demand on public access and recreation opportunities. The site is located approximately 2,200 feet from Newport Harbor and approximately a 2-mile drive from Corona del Mar State Beach. The site does not provide any public access easements and the site will provide goods and services to the general public supporting access to the coast. The project will serve visitors to the City and coast as well as travelers along Coast Highway by providing goods, services and fuel for vehicles. The property is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the City of Newport Beach Coastal Land Use Plan. Coast Highway is generally considered a scenic highway; however, the project site and surroundings are fully urbanized and developed and do not exhibit any natural scenic qualities. Furthermore, an investigation of the Property and surrounding area did not identify any other public view opportunities. The Property may be located within the viewshed of distant public viewing areas. However, the Project is located on an inland lot and involves the remodel of an existing single-story building and a 232-square-foot addition that complies with development standards including height and setback requirements. The building will be one story and 23 feet and 6 inches high, where the maximum height is 32 feet for flat roofs. The property will be developed with a new expanded and enhanced convenience store building consistent with CC coastal zone standards that were adopted to protect coastal resources. The building architecture is designed to provide an attractive appearance that is compatible with the surrounding area with high quality materials, unique colors, and architectural treatments to prevent building monotony. Therefore, the Project does not have 12 Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission, October 7, 2021 Page 11 the potential to degrade the visual quality of the coastal zone or result in significant adverse impacts to public views. The site is not located within an area where the approval of the coastal development permit could be appealed to the California Coastal Commission. The site is not located between the first public road and the shoreline and it is not in proximity to the beach, a coastal bluff, wetland, or a stream. Use Permit and Coastal Development Permit Findings Pursuant to NBMC Section 20.52.020 (Conditional Use Permits and Minor Use Permits), the Planning Commission must make the following findings for approval of a conditional use permit: 1. The use is consistent with the General Plan and any applicable Specific Plan; 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and Municipal Code; 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Staff believes that sufficient facts exist in support of each finding. The service station and convenience store including alcohol sales are consistent with the Corridor Commercial General Plan Land Use Designation and Commercial Corridor Zoning District in that they will provide services for residents of the surrounding area, employees of businesses located within the area, and visitors to the City or traveling through the City. The majority of arrests in the area are not alcohol related. Conditions of approval are included to ensure compatibility with the adjacent residential uses, including alcohol sales that end at 11:00 p.m. Pursuant to Section 21.52.015(F) (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the Planning Commission must make the following findings in order to approve the coastal development permit: 1. Conforms to all applicable sections of the certified Local Coastal Program. 13 Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission, October 7, 2021 Page 12 2. Conforms to the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. As demonstrated in the draft resolution (Attachment No. PC 1), staff believes that sufficient facts exist in support of each finding. The proposed service station remodel development is consistent with the purpose and intent of the CC General Plan land use designation, zoning district, and coastal zoning district, which are intended to provide for areas appropriate for a range of neighborhood-serving retail and service uses along street frontages that are located and designed to foster pedestrian activity. The service station development is located at the intersection of East Coast Highway and Avocado Avenue and will provide services for residents of the surrounding area, employees of businesses located within the area, and visitors to or traveling through the City. The building architecture is designed to provide an attractive and modern appearance that is compatible with the surrounding area with high quality materials, unique colors, and architectural treatments to prevent building monotony. Therefore, the Project does not have the potential to degrade the visual quality of the coastal zone or result in significant adverse impacts to public views. Alternatives 1. The Planning Commission may require changes to the project to alleviate any concerns related to the design or the ability to make the required findings. If the changes are substantial, the item should be continued to a future meeting to allow the applicant to make the necessary adjustments and allow staff to prepare a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission believes there are insufficient facts to support the findings for approval, the Planning Commission may deny the application and provide facts in support of denial. Environmental Review The project qualifies for a categorical exemption pursuant to Section 15301 under Class 1 (Existing Facilities) of the California Environmental Quality Act Guidelines. The exemption applies to additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. The Project consists a remodel of an existing 1,763-square-foot service station and convenience market, including the conversion of vehicle service bays to market floor area and a 232-square-foot addition. The fully developed site does not contain any sensitive environmental, historical or scenic resources to nullify finding the project categorically exempt. 14 Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission, October 7, 2021 Page 13 Summary The applicant is investing in the site to maintain the economic viability of the existing service station use. Maintaining this service station is important given that many service stations have been eliminated over the years. While the architecture of the proposed convenience market is modern, it would add to the unique character of Newport Beach. The waiver/modification of service station development standards is appropriate given the design and location of the project and the need to maintain safe and efficient vehicle circulation given that the existing pumps are not changing. Alcohol sales with the proposed convenience market should not generate any detrimental conditions with implementation of the recommended conditions of approval through active and effective management of operations. Lastly, the project will not impact coastal resources or public access to the coast given the design and location. The project will serve residents and visitors consistent with the City’s certified Local Coastal Program. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Use Permit No. 1580 PC 3 Police Department Memorandum PC 4 Public Comments Received PC 5 Project Description PC 6 Project Plans :\Users\ccrager\Downloads\Staff_Report_Master_Template (5).docx01/12/18 15 INTENTIONALLY BLANK PAGE16 Attachment No. PC 1 Draft Resolution with Findings and Conditions 17 INTENTIONALLY BLANK PAGE18 RESOLUTION NO. PC2021-029 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. UP2019-004 AND COASTAL DEVELOPMENT PERMIT NO. CD2019-005, WHICH SUPERSEDES USE PERMIT NO. UP1580, TO REMODEL AND EXPAND AN EXISTING CONVENIENCE STORE INCLUDING A WAIVER OF SOME SERVICE STATION DEVELOPMENT STANDARDS AND THE INTRODUCTION OF A TYPE 20 (OFF- SALE BEER AND WINE) ALCOHOLIC BEVERAGE CONTROL LICENSE FOR THE PROPERTY LOCATED AT 2201 EAST COAST HIGHWAY (PA2019-027) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. On February 17, 1972, the Planning Commission of the City of Newport Beach (“City”) approved Use Permit No. UP1580 (“UP1580”) which authorized Union Oil to operate a service station, including vehicle repair, at 2201 East Coast Highway and legally described Lots 1, 2, and 3 of Tract 682, in the City of Newport Beach, County of Orange, State of California, as shown on a map recorded in Book 20 Page 19 of Miscellaneous Maps, in the Office of the County Recorder of said County (“Property”). The use has been in continuous operation since the approval of UP1580. 2. An application was filed by Hamid Kianipur (“Applicant”), with respect to the Property, requesting approval of a conditional use permit and coastal development permit. 3. The Applicant seeks a coastal development permit and conditional use permit to allow the remodel of an existing service repair station and convenience market, including the addition of 232 square feet, to operate solely as a convenience market. The Applicant requests deviations from minimum lot size, setbacks for the retail building and air/water dispenser, and minimum landscaping requirements pursuant to Section 20.48.210 (Service Stations) of the Newport Beach Municipal Code (“NBMC”); and a Type 20 (Off-Sale Beer and Wine) license with the Alcoholic Beverage Control (“ABC”) license (“Project”). The existing pump canopy, eight (8) fuel dispensers, and below-grade fuel infrastructure are to remain unchanged. The convenience market would operate from 6:00 a.m. to midnight, daily, with alcohol sales from 6:00 a.m. to 11:00 p.m., daily. If approved, accepted and implemented, this coastal development permit and conditional use permit would supersede and replace UP1580. 4. The Property is located within the CC (Commercial Corridor) Zoning District and the General Plan Land Use Element category is CC (Corridor Commercial). 5. The Coastal Land Use Plan category is CC-B (Corridor Commercial) (with a floor area ratio of 0.0 to 0.75) and is located within the CC (Commercial Corridor) Coastal Zoning District. 19 Planning Commission Resolution No. PC2021-029 Page 2 of 20 Since the Property is located within the coastal zone, a coastal development permit is required for the Project 6. The Planning Commission held a public hearing on October 7, 2021 in the Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the hearing was given in accordance with the California Government Code Section 54950 et seq. (“Ralph M. Brown Act”), Chapters 20.62 (Public Hearings) and 21.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Class 1 (Existing Facilities) exemption applies to additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. The Project consists of a remodel of an existing 1,763-square-foot convenience market, including the conversion of vehicle service bays to convenience market retail floor area and a 232-square-foot addition. SECTION 3. REQUIRED FINDINGS. Alcohol Sales In accordance with Section 20.48.030(C)(3) (Alcohol Sales – Required Findings) of the NBMC, the following findings and facts in support of the findings for a use permit are set forth: Finding A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales). Facts in Support of Finding In finding that the Project is consistent with Section 20.48.030 (Alcohol Sales) of the NBMC, the following criteria must be considered: i. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. 1. The Property is located in Reporting District 44 (RD 44). Part One Crimes are the eight (8) most serious crimes defined by the FBI Uniform Crime Report – homicide, rape, robbery, aggravated assault, burglary, larceny-theft, auto theft, and arson. In 2020, 20 Planning Commission Resolution No. PC2021-029 Page 3 of 20 there were 103 Part One crimes in RD 44, which is more than nearby reporting districts RD 42 and RD 43, which are predominantly residential with some commercial areas. The Part One Crime Rate in RD 44 is lower than adjacent reporting district RD 39, which includes Newport Center but is higher than the Citywide average. 2. The Newport Beach Police Department (“NBPD”) has reviewed the Project, provided operating conditions of approval, and has no objection to the addition of the Type 20 alcoholic beverage license subject to all conditions of approval including limits on the hours for alcohol sales (6:00 a.m. to 11:00 p.m., daily). ii. The number of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. 1. Alcohol-related arrests in RD 44 make up 17 percent of arrests in this reporting district, which is higher than adjacent reporting district RD 39, lower than adjacent reporting district RD 42, and the same as adjacent reporting district RD 43. The NBPD has reviewed the Project and believes it will not contribute to additional alcohol-related calls for service, crimes and arrests, and has no objection to the Applicant’s request. 2. In 2020, there were 11 calls for service to the Property. Three (3) of those calls were traffic related and did not involve the business. iii. The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. 1. The Property is adjacent to a residential zoning district, and is approximately 800 feet from Old School Park, 1,000 feet from Community Church Congregational, and 1,700 feet from Harbor View Elementary School. The Property is not located within close proximity to any day care centers or hospitals. The Project is to be closed by midnight, with no alcohol sales after 11:00 p.m., and conditions are included to ensure compatibility with the surrounding uses. 2. The area is characterized primarily by nearby residential and commercial uses and travelers along East Coast Highway and is intended to serve these customers. Nearby uses do not attract an inordinate number of minors. iv. The proximity to other establishments selling alcoholic beverages for either off-site or on- site consumption. 1. The Property is located in Census Tract 627.01, which has two (2) active off-sale ABC licenses and a population of approximately 2,800 residents. This represents a per capita ratio of one (1) license for every 1,400 residents. Orange County has a per capita ratio of one (1) license for every 1,597 residents. Since the area’s ratio exceeds the ratio of on-sale retail licenses to population in the County, the area is deemed to have an undue concentration of alcohol licenses. 21 Planning Commission Resolution No. PC2021-029 Page 4 of 20 2. There are two (2) off-sale ABC licenses within this census tract. Korker Liquor is located at the abutting Property, and Johndrow Vineyards, which is located in a residence and is restricted to providing internet sales only with no on-site customers. Adjacent Census Tract 627.02 has an additional six (6) off-sale ABC licenses. v. Whether or not the proposed amendment will resolve any current objectionable conditions. 1. A service station with convenience store has operated at the Property since 1972 with no operating issues. The current convenience store does not sell alcohol. No objectionable conditions are presently occurring at the Property, and this conditional use permit as conditioned is intended to avoid future objectionable conditions related to the service of alcohol. 2. The Project has been reviewed and conditioned to help ensure that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the NBMC is maintained and that a healthy environment for businesses is preserved. The service of alcohol is intended for the convenience of customers living in and visiting the area. Operational conditions of approval recommended by the NBPD relative to the sale of alcoholic beverages will ensure compatibility with the surrounding uses and minimize alcohol-related impacts. 3. The hours of operation of the establishment will help reduce the potential effects on nearby land uses. The hours of operation of the convenience market will be limited to 6:00 a.m. to midnight, daily. The hours of gas delivery will be limited to 7:00 a.m. to 8:00 p.m., daily. Alcohol sales shall be limited to 6:00 a.m. to 11:00 p.m., daily. These hours of operation are proposed to mitigate impact to nearby residences. There are no restrictions proposed on hours of operation for fuel dispensing. Conditional Use Permit In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits, Findings and Decision) of the NBMC, the following findings and facts in support of the findings for a use permit are set forth: Finding B. The use is consistent with the General Plan and any applicable specific plan; Facts in Support of Finding 1. The CC (Corridor Commercial) land use designation under the General Plan and Coastal Land Use Plan are intended to provide a range of neighborhood-serving retail and service uses along street frontages that are located and designed to foster pedestrian activity. The service station and convenience store, including alcohol sales, are consistent with this designation and will serve residents and visitors to the area as well as travelers along Coast Highway. 22 Planning Commission Resolution No. PC2021-029 Page 5 of 20 2. The Project is allowed a maximum floor area ratio of 0.75 pursuant to the General Plan Land Use Map (Figure LU14) or 10,389 square feet for the 13,853-square-foot Property. The proposed floor area is 1,995 square feet below the maximum allowed. 3. The Project is located adjacent to East Coast Highway and Avocado Avenue. East Coast Highway provides a primary transportation route through the City. The Project and existing service station site will provide services for visitors to the City as well as residents and employees of businesses located within the area. 4. The Property is not part of a specific plan area, therefore no findings of consistency with a specific plan is necessary. Finding C. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; Fact in Support of Finding 1. The Property is located in the CC (Commercial Corridor) Zoning District. Fuel/service stations with convenience markets including alcohol sales are permitted uses within this land use designation with the approval of a conditional use permit. 2. The Project complies with the requirements of Title 20 (Planning and Zoning) of the NBMC. The Project is under 24 feet in height, below the maximum allowed height of 32 feet. The proposed building meets the CC (Commercial Corridor) zone setback standard which is 0 feet pursuant to NBMC Section 20.20.030 (Commercial Zoning Districts General Development Standards), Table 2.7 (Development Standards for Commercial Retail Zoning Districts). The Project provides 10 parking spaces meeting the minimum standard of one (1) space for every 200 gross square feet for service stations with convenience markets. The Project does not meet the minimum lot area, service station alley setback and landscaping standards, however, Section 20.48.210(T)(2) (Planning and Zoning, Standards for Specific Land Uses, Service Stations, Modification or Waiver of Standards) of the NBMC, allows for deviations when specific findings can be made. Facts to support the deviations are provided in Findings G, H, and I below and are incorporated herein by reference. Finding D. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; Facts in Support of Finding 1. The Property is located at the south corner of the intersection of East Coast Highway and Avocado Avenue. The Project is abutting residential properties to the south. The Property is surrounded by commercial properties to the north, east, and west. The 23 Planning Commission Resolution No. PC2021-029 Page 6 of 20 Property provides a convenient location for residents and employees of the neighboring areas as well as visitors to the City traveling on East Coast Highway to purchase fuel and convenience items. Conditions of approval are included to minimize, to the greatest extent possible, any impacts to the surrounding residential and commercial uses. 2. Although the Project does not provide the minimum land area required by Section 20.48.210 (Service Stations) of the NBMC, the Project is sited and designed to provide sufficient parking for the proposed use as well as safe and efficient vehicle and pedestrian circulation based on the review of the City’s Traffic Engineer. 3. The hours of operation of the convenience store are proposed to be from 6:00 a.m. to midnight, daily, with alcohol sales until 11:00 p.m. The existing Use Permit No. UP1580, does not limit hours of operation. The fuel dispensers will continue to be allowed to operate 24 hours a day if there is a demand for said services. The existing uses, including the fuel dispensers and convenience store, have not proven detrimental to the neighborhood or City. The Project includes conditions of approval to ensure that potential conflicts are minimized to the greatest extent possible. 4. The Applicant has submitted a lighting plan that shows compliance with Section 20.30.070 (Outdoor Lighting) of the NBMC, and no excessive lighting impact to the community and residential neighbors will be created. 5. The proposed convenience store faces away from abutting residences and has no windows and doors that face south toward residences. Finding E. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and Facts in Support of Finding 1. The Project is located at the intersection of East Coast Highway, designated a major road by the Master Plan of Streets and Highways, and Avocado Avenue. Vehicular access to the site is provided via three (3) existing driveways, two (2) adjacent to East Coast Highway and one (1) adjacent to Avocado Avenue. The Project is designed to provide adequate circulation and parking on-site for the service station and convenience market. 2. The Property is developed with the existing service station, vehicle repair bays, and convenience store. There is adequate public and emergency vehicle access, public services, and utilities, which are existing on the Property to accommodate the Project development. 24 Planning Commission Resolution No. PC2021-029 Page 7 of 20 3. The improvements to the Project will comply with all City of Newport Beach Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will be complied with. 4. Site vehicular access has been reviewed by the Public Works Department, which determined that the three (3) existing driveways are necessary for safe and efficient access and circulation onsite. The existing driveways and layout of the fuel dispensers, parking spaces, and proposed building provide adequate spaces for efficient vehicle circulation for the fuel delivery truck and customer vehicles. 5. All necessary utilities are presently provided to the Property and the Project is not anticipated to increase utility demands beyond what is currently provided or available to the site. No expansion of existing public utility systems is anticipated. Finding F. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding 1. The existing service station, convenience store, and vehicle repair has been in operation since 1972 pursuant to Use Permit No. UP1580. The existing use has not proven detrimental to the area and has demonstrated that it is compatible with the neighboring residential uses. 2. The operational conditions of approval recommended by the NBPD relative to the sale of alcoholic beverages will ensure compatibility with the surrounding uses and minimize any impacts to the surrounding area which are related to the sale of alcohol from the convenience store. 3. Conditions of approval are included which will ensure that potential conflicts with the surrounding residential land uses are minimized to the greatest extent possible. Modification of Service Station Standards In accordance with Section 20.48.210(T)(2) (Service Stations, Modification or Waiver of Standards) of the NBMC, the following findings and facts in support of such findings are set forth: Finding G. The strict compliance with the standards is not necessary to achieve the purpose and intent of this section. 25 Planning Commission Resolution No. PC2021-029 Page 8 of 20 Facts in Support of Finding 1. A total of 1,350 square feet, or 9.7 percent of the site area of landscaping is provided instead of the required 15 percent of the site area. The provided landscape is primarily located along the rights-of-way and the corner of East Coast Highway and Avocado Avenue for maximum visual impact, consistent with the NBMC’s intent to promote service station design that is compatible with surroundings, by buffering the Property with landscaping. 2. The Project provides an irregularly shaped planting area along the east side interior property line that does not meet the 5-foot minimum dimension. There is no perimeter landscaping provided along the south interior side property line abutting the alley. The Project is designed to provide sufficient parking circulation as determined by the City’s Traffic Engineer, and to leave the existing fueling stations unchanged. Landscape area is located primarily along the Avocado Avenue and East Coast Highway property lines to maximize visual impact. The highly visible landscape buffers the Property from the public right-of-way and is therefore consistent with the NBMC’s intent to promote service station design that is compatible with its surroundings. 3. The Project provides three (3) trees and 21 shrubs adjacent to the interior side property line abutting the alley where a minimum of four (4) trees and 13 shrubs are required. The existing convenience store is located adjacent to this side property line, leaving little space for landscaping. The Property provides the required number of trees and shrubs along the Avocado Avenue, East Coast Highway, and east interior side property lines. 4. The Property is 13,853 square feet in size, whereas a minimum 14,643 square feet is required to accommodate the Project (1,000 square feet of site area per fueling position and 3.33 square feet of site area per square foot for each square foot used for retail and/or food and beverage sales). The Project is sited to provide adequate parking and efficient vehicle circulation despite its size and is thereby consistent with the NBMC’s intent to promote service station design that includes adequate area for safe and efficient circulation. 5. The Project provides a 0-foot setback to the south side property line abutting the alley, where a 10-foot setback is required for the proposed convenience store building abutting an alley. The existing building and the proposed addition are located at the southeast corner of the Property to maximize vehicle maneuverability at the front of the site around fuel pumps and parking spaces to promote convenient and safe circulation. The eight (8) existing fuel dispensers are not proposed to change. The existing convenience market and vehicle repair bays have been located with a 0-foot setback to the south and east property lines since 1972 and have not proven to be a detriment to the surrounding area. Requiring a 10-foot setback would either reduce the depth of the convenience store, which would not be ideal for retail operations and would require substantial work to the existing building, or it would reduce vehicle maneuvering areas, negatively affecting circulation. The resulting setback area to the south would benefit the residential property to the south by creating more open space, 26 Planning Commission Resolution No. PC2021-029 Page 9 of 20 which may result in people congregating near residences with limited visibility to the business. 6. The Project provides a 4-foot setback to the rear property line abutting Korker Liquor for the air/water dispenser, whereas a 10-foot setback is required. The air/water dispenser is strategically located far from residential land uses to avoid potential noise impacts to residential neighbors. The air/water dispenser is located near proposed parking spaces for convenience to customers and to prevent interference with onsite circulation. The existing air/water dispenser is located in a similar location and has not proven to be a detriment to the surrounding area. Finding H. The project possesses compensating design and development features that offset impacts associated with modification or waiver of standards. Facts in Support of Finding 1. The Project will enhance the appearance of the Property with updated and improved landscaping that is required to be consistent with the Zoning Code. The landscaping will provide improved screening and buffering from the public right-of-way. New landscaping will comply with the requirements of the Water Efficient Landscape Ordinance (“WELO”) set forth in Chapter 14.17 (Water-Efficient Landscaping) of the NBMC, and will not include any invasive plants consistent with Title 21 (“Local Coastal Program Implementation Plan”) of the Coastal Land Use Plan. 2. The Property will be developed with an expanded and enhanced convenience store building. The building will be one (1) story and 23 feet and 6 inches high, where the maximum height is 32 feet for flat roofs. The building architecture is designed to provide an attractive appearance that is compatible with the surrounding area with high quality materials and architectural treatments to prevent building monotony. 3. The layout of the Project provides for vehicle maneuverability around the existing fuel dispensers, which are to remain unchanged. The new parking layout will provide sufficient parking spaces and circulation to serve the expanded convenience store. The deviation from the side setback avoids creating a secluded setback area between the building and the alley that is not beneficial to safe or convenient operations of the service station. Finding I. The overall site plan and architectural design is consistent with the City of Newport Beach Design Guidelines: Automobile Service Stations and Washing. 27 Planning Commission Resolution No. PC2021-029 Page 10 of 20 Facts in Support of Finding 1. The design guidelines do not include any architectural theme. The proposed improvements to the building architecture will provide an attractive modern appearance that is compatible with and complementary to the existing pump canopy and surrounding area. The building elevations reflect architecturally treated wall surfaces to prevent monotony and they will provide visual interest. 2. The strong landscaping features, including four (4) trees at the corner at the intersection of East Coast Highway and Avocado Avenue anchors the corner and provides visual relief from the public right-of-way. Landscaping further enhances the design of the building and buffers the Property from the right-of-way. 3. The landscaping onsite will be improved to comply with the WELO. Irrigation will be updated to drip zone valves where possible to increase water efficiency and no invasive plant species will be planted. Coastal Development Permit In accordance with Section 21.52.015 (Coastal Development Permits) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: J. Conforms to all applicable sections of the certified Local Coastal Program (LCP). Facts in Support of Finding: 1. The Property is located within the Commercial Corridor Coastal Zoning District. The Commercial Corridor Coastal Zoning District is intended to provide for areas appropriate for a range of neighborhood-serving retail and service uses along street frontages that are located and designed to foster pedestrian activity. The Project is located at the intersection of East Coast Highway and Avocado Avenue and will provide services for residents of the surrounding area, employees of businesses located within the area, and visitors to the City or traveling through the City. Fuel/service stations and convenience stores are allowed uses within the CC Coastal Zoning District. 2. The Project complies with all applicable Commercial Corridor development standards, including, but not limited to, floor area ratio, parking requirements, and setbacks. a. The maximum floor area ratio allowable in the Commercial Corridor zone is 0.75, or 10,389 square feet for this 13,853-square-foot lot. The proposed floor area is 1,995 square feet, below the maximum allowed. b. Title 21 (Local Coastal Program Implementation Plan) of the NBMC allows for a 0- foot setback along property lines abutting streets and nonresidential properties. 28 Planning Commission Resolution No. PC2021-029 Page 11 of 20 The Project provides a setback of over 75 feet from East Coast Highway to the convenience market and a 5-foot setback to Avocado Avenue from the new trash enclosure serving the convenience store. c. Title 21 (Local Coastal Program Implementation Plan) requires a minimum of one (1) parking space for every 200 square feet of gross floor area for service stations with a convenience market. In this case, 10 parking spaces are required and provided for the 1,995-square-foot convenience market. Finding: K. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the Project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The Property is located in Corona del Mar and is not located between the nearest public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC, requires that the provision of public access bear a reasonable relationship between the requirement and the Project’s impact and be proportional to the impact. In this case, the Project involves the remodel of an existing convenience market with vehicle service repair bays to be used as a convenience market only, including a 232-square-foot addition. Although the Project involves a change in intensity from the existing condition, service stations with convenience markets are allowed by right in the CC Coastal Zoning District and the development complies with all other applicable development standards including required parking. The Project is not anticipated to result in a significantly increased demand on public access and recreation opportunities. The Property is located approximately 2,200 feet from Newport Harbor and approximately a 2 mile drive from Corona del Mar State Beach, and does not provide any public access easements. The Project will provide goods and services to the general public supporting access to the coast. 2. The Property is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the City of Newport Beach Coastal Land Use Plan. Furthermore, an investigation of the Property and surrounding area did not identify any other public view opportunities. The Property may be located within the viewshed of distant public viewing areas. However, the Project is located on an inland lot that involves the remodel of an existing single-story building and a 232-square-foot addition that complies with development standards including height and setback requirements. The Property will be developed with an expanded and enhanced convenience store building. The building will be one (1) story and 23 feet and 6 inches high, where the maximum height is 32 feet for flat roofs. The building architecture is designed to provide an attractive appearance that is compatible with the surrounding area with high quality materials, unique colors, and architectural treatments to prevent building monotony. Therefore, the Project does not have the potential to degrade the visual quality of the coastal zone or result in significant adverse impacts to public views. 29 Planning Commission Resolution No. PC2021-029 Page 12 of 20 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2019-004 and Coastal Development Permit No. CD2019-005, including a waiver of some service station development standards, subject to the findings provided in this resolution and conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director or the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the NBMC. 4. This resolution supersedes Use Permit No. UP1580 as approved by the Planning Commission on February 17, 1972, which upon vesting of the rights authorized by this use permit, shall become null and void. PASSED, APPROVED AND ADOPTED THIS 7TH DAY OF OCTOBER, 2021. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ Lee Lowrey, Chair BY:_________________________ Curtis Ellmore, Secretary 30 Planning Commission Resolution No. PC2021-029 Page 13 of 20 EXHIBIT “A” CONDITIONS OF APPROVAL Project-Specific Conditions in Italics PLANNING DIVISION 1. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 2. The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 3. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for the added floor area in accordance with NBMC Chapter 15.38 (Fair Share Traffic Contribution Ordinance). 4. This Use Permit may be modified or revoked by the City Council or the Planning Commission if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 5. Any change in operational characteristics, hours of operation, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new Use Permit. 6. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 7. All exits shall remain free of obstructions and available for ingress and egress at all times. 8. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code (“NBMC”) to require such permits. 9. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of NBMC Title 20 Planning and Zoning. 31 Planning Commission Resolution No. PC2021-029 Page 14 of 20 10. Should this business be sold or otherwise come under different ownership, any future owners or assignees shall be notified in writing of the conditions of this approval by the current owner or leasing company. 11. Exterior light sources shall be shielded from view and directed away from adjacent properties in compliance with NBMC Section 20.30.070 (Outdoor Lighting). Luminaries shall be of a low-level, indirect diffused type and shall not exceed a height of 20 feet above existing grade. 12. New signs or changes to existing signs shall comply with sign regulations required in NBMC Subsection 20.42.080(K)(3) (Service Station Signs), as well as City Standard 110-L to ensure adequate sight distance. 13. The Project shall comply with NBMC Chapter 14.17 (Water Efficient Landscaping). The Planning and Building Divisions shall approve the final landscape planting and sprinkler irrigation plans and specifications before issuance of a building permit. 14. All landscape materials, landscaped areas, and irrigation systems shall be installed and maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 15. Prior to the final of building permits, the Applicant shall schedule an inspection by the Planning Division to confirm that all landscaping was installed in accordance with the approved plan. 16. The displays, shelving, etc. shall be positioned in such a way that the clerk can be seen from outside of the building. 17. The Applicant shall post and maintain a professional quality sign facing the premise’s parking lot reminding patrons to be respectful of residential neighbors. 18. The hours of operation of the convenience market shall be limited to 6:00 a.m. to 12:00 a.m., daily. The hours of gas delivery shall be limited to 7:00 a.m. to 8:00 p.m. Alcohol sales shall be limited to 6:00 a.m. to 11:00 p.m., daily. 19. The sale or service of single serving alcoholic beverages shall be prohibited. 20. Fueling stations shall be silent after 10:00 p.m., including the silencing of buttons and the prohibition of gas pump TV/LED advertising. 21. The outdoor storage of auto related parts or merchandise shall be prohibited on-site. 22. All employees shall park on-site at all times. 32 Planning Commission Resolution No. PC2021-029 Page 15 of 20 23. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 24. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (“MBTA”). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: a. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. b. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one (1) or two (2) short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 25. Best Management Practices (“BMPs”) and Good Housekeeping Practices (“GHPs”) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 26. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 27. Debris from demolition shall be removed from work areas each day and removed from the project site within twenty-four (24) hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 28. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 33 Planning Commission Resolution No. PC2021-029 Page 16 of 20 29. Prior to the issuance of building permits, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 30. Prior to the issuance of building permits, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 31. Prior to issuance of building permits, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to eleven (11) inches by seventeen (17) inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 32. Prior to the issuance of building permits, the Applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non- invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 33. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 34. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 34 Planning Commission Resolution No. PC2021-029 Page 17 of 20 35. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) and other applicable noise control requirements of the NBMC. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of 7:00AM and 10:00PM Between the hours of 10:00PM and 7:00AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 36. Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable Noise, Construction Activity – Noise Regulations) of the NBMC, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday. Pursuant to Section 10.28.045(B) of the NBMC (Real Property Maintenance – Noise Regulations), noise-generating construction activities are not allowed on Saturdays, Sundays or Holidays. 37. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Corona del Mar 76 Service Station Remodel including, but not limited to, Conditional Use Permit No. UP2019-004 and Coastal Development Permit No. CD2019-005 (PA2019-027). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys’ fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City’s costs, attorneys’ fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. FIRE DEPARTMENT 38. Carbon dioxide systems used in beverage dispensing applications shall comply with Section 5307.3 of the 2019 California Fire Code (CFC). 35 Planning Commission Resolution No. PC2021-029 Page 18 of 20 BUILDING DIVISION 39. Accessible path of travel shall be minimum four (4) feet wide, five (5) percent maximum slope in direction of travel, two (2) percent maximum cross slope. 40. Provide compliant curb ramp and detectable warning per California Building Code. 41. Building exterior walls shall comply with Chapters 5 and 6 of California Building Code. PUBLIC WORKS DEPARTMENT 42. All improvements shall be constructed as required by Ordinance and the Public Works Department. 43. All improvements shall comply with the City’s sight distance requirement per City Standard STD-110-L including project driveway approaches and the East Coast Highway and Avocado Avenue intersection. Planting within the limited use area shall be limited to 24-inches in height maximum. 44. An encroachment permit is required for wall work activities within the public right-of-way. 45. Applicant shall be required to upgrade/reconstruct all non-compliant water services per City Standard. 46. Structural encroachment, including but not limited to, caissons, retaining walls and tiebacks are prohibited in the public right-of-way. 47. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector. 48. Plug all unused portions of driveways per City Standard STD-165-L. 49. All driveways shall be constructed per City Standard STD-160-L-A. The driveway along Avocado Avenue shall be shifted southerly away from the signalized intersection of Easy Coast Highway and Avocado Avenue. Final location shall be reviewed and approved by the Public Works Department. 50. Parking layout shall comply with City Standard STD-805-L-A and STD-805-L-B. Parking stalls adjacent to walls or curbs shall be 9-foot-wide minimum. 51. Project shall provide signage and striping to reinforce the proposed one (1)-way circulation. Signage shall be consistent with the latest edition of the California Manual on Uniform Traffic Control Devices (CA MUTCD). Striping shall be consistent with the latest edition of the CALTRANS Standard Plans. Signage and striping shall be approved by the Public Works Department. 52. Delivery trucks, fueling trucks, and trash trucks are prohibited from backing up or staging within the public right of way. 36 Planning Commission Resolution No. PC2021-029 Page 19 of 20 53. The convenience store shall not include meals prepared to order, such as sandwiches, wraps, etc. POLICE DEPARTMENT 54. The Applicant shall comply with all federal, state, and local laws, and all conditions of the Alcoholic Beverage License. Material violation of any of those laws or conditions in connection with the use is a violation and may be cause for revocation of the use permit. 55. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages within 60 days of hire. This training must be updated every 3 years regardless of certificate expiration date. The certified program must meet the standards of the certifying/licensing body designated by the State of California. The establishment shall comply with the requirements of this section within 60 days of approval. Records of each owner’s manager’s and employee’s successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 56. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 57. No alcoholic beverages shall be sold between the hours of 11:00 p.m. and 6:00 a.m. 58. Patrons shall be required to show valid identification to verify age at the point of sale for alcohol. 59. Alcoholic beverages in containers of 16 ounces. or less shall not be sold by single container, but must be sold in manufacturer pre-packaged multi-unit quantities. 60. Wine shall not be sold in bottles or containers smaller than 750 milliliters. 61. No person under the age of 21 shall sell or deliver alcoholic beverages. 62. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs that are clearly visible to the exterior shall constitute a violation of this condition. 63. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter, and debris from the premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be removed within 48 hours of written notice from the City. 37 Planning Commission Resolution No. PC2021-029 Page 20 of 20 64. The Applicant shall post and maintain a professional quality sign facing the premise’s parking lot that reads: NO LOITERING, NO LITTERING, NO DRINKING OF ALCOHOL BEVERAGES VIOLATORS ARE SUBJECT TO ARREST 65. The operator of the facility shall be responsible for the control of noise generated by the subject facility. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. 66. The Applicant shall maintain a security recording system with a 30-day retention and make those recording available to police upon request. 38 Attachment No. PC 2 Use Permit No. 1580 39 INTENTIONALLY BLANK PAGE40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 INTENTIONALLY BLANK PAGE62 Attachment No. PC 3 Police Department Memorandum 63 INTENTIONALLY BLANK PAGE64 65 66 67 68 69 70 71 INTENTIONALLY BLANK PAGE72 Attachment No. PC 4 Public Comments Received 73 INTENTIONALLY BLANK PAGE74 From: Lee, Amanda Sent: Monday, August 30, 2021 7:56 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: UP2019-004 and PA2019-027 Attachments: Union 76 Gas Station(rev1).pdf From: Debbie Stevens <dstevens@envaudit.com> Sent: Thursday, August 26, 2021 5:53 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Cc: Campbell, Jim <JCampbell@newportbeachca.gov>; Hamid kianipur <hkianipur@gmail.com>; 'Corona del Mar Residents Association' <Info@Cdmra.org> Subject: UP2019-004 and PA2019-027 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please see the attached letter in support of the proposed modifications to the Union 76 gas station at Avocado/PCH. I had sent a similar letter in previously which had the incorrect address for the site and have corrected the address. I apologize for the confusion and thank you for your consideration. Debbie Stevens President Corona del Mar Residents Association PO Box 1500 | Corona del Mar, CA 92625 | VM/Text 949.478.2454 Cdmra.org | Facebook @CdMRA | Instagram & Twitter @CdMRA92625 Corona del Mar Residents Assn (CdMRA) is a 501(c)(3) public charity (ID #83-0928052). Donations to CdMRA are tax-deductible to the extent the law allows 75 VOLUNTEERS ADVOCATING FOR CORONA DEL MAR RESIDENTIAL QUALITY OF LIFE SINCE 1987   3334 EAST COAST HIGHWAY #179  P.O. BOX 1500  CORONA DEL MAR, CALIFORNIA 92625 949.478.2454 | CDMRA.ORG | INFO@CDMRA.ORG | FACEBOOK.COM/CDMRA                                                                                  BOARD OF DIRECTORS PRESIDENT Debbie Stevens VICE PRESIDENT Sandie Haskell SECRETARY Elizabeth Torelli TREASURER Paul Blank ADMINISTRATION Karen Tringali CdM VILLAGE Dennis Baker-W Laura Curran-W Paul Bartlau-NW Bryce Mott-NW Linda Rasner-SW Paul Blank-SW Bonnie Duckworth-SE Glenn Highland-SE Elizabeth Torelli-NE Jacqueline Wittmeyer-NE IRVINE TERRACE Tom Callister HARBOR VIEW HILLS Debbie Stevens Debra Allen CORONA HIGHLANDS Michael Pilsitz Irene Villalobos SHORE CLIFFS Sandie Haskell Amy Senk CAMEO HIGHLANDS Marjorie Sawyer Karen Tringali CAMEO SHORES Doretta Ensign Karen Mascitelli DIRECTORS AT LARGE JASMINE CREEK Larry Finn THE VIEWS Jayne Ruane SPYGLASS HILL Brenda McCroskey Therese Loutherback THE TERRACES of CDM Bev White    August 25, 2021      Newport Beach Planning Commission  City of Newport Beach  100 Civic Center Drive  Newport Beach, CA 92660     Subject: Modifications to the Union 76 Gas Station, UP2019‐004 and PA2019‐027    Dear Planning Commissioners:    This letter is to inform you that the Corona del Mar Residents Association (CdMRA) Board of  Directors supports the application for the proposed modifications and improvements to the  Union 76 Gas Station, located at 2201 East Coast Highway, Corona del Mar, 92625.    We reviewed the previous plans that were developed for the site and reviewed the revised plans  for the site.  We applaud the efforts that the property owner has undertaken to address the  concerns of the community and believe that the revised plans address those concerns.  We also  believe that existing gas station is outdated and modernizing/improving the site provides an  improvement to our community.      We support the improvements to the site and hope that the Planning Commission approves  UP2019‐027 and PA2019‐017.  Thank you for your consideration.    Sincerely,    Debbie Stevens President     76 Executive Board Linda Leonhard President/CEO Jim Digrado Chairman Bernie Svalstad Vice Chairman Shari Ten Eyck Treasurer Pamela Knapp Secretary Board of Directors Kevin Priestley Priestley Chiropractic Brandon Goethals The File Group Ernie Caponera Coldwell Banker Andrea Sotomayor Reborn Coffee Bob Garrett State Farm Cheryl DeMarco Architect & Realtor Special Events October Corona del Mar Scenic SK December Corona del Mar Christmas Walk ~j\. DEL AA 0 ..r.. •v1.4 0~ <..t~a> (~ U l~~ C~oF cMMERc7 1: HAM BER A Strategic Business & Community Resource July 7, 2021 Newport Beach Planning Commission City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 .-,t'-1~c~\VEb •:;1 \~'\;.• c..,,., COMMUNrrv nr:::,r~1 _, ,· ---··: JUL l 2 ?D21 Subject: Modifications to the Union 76 Gas Station, UP2019-004 and PA2019-027 Dear Planning Commissioners: This letter is to inform you that the Executive Board of the Corona del Mar Chamber of Commerce is in support of the application for the proposed modifications and improvements to the Union 76 Gas Station, located at 2201 E. Coast Highway, Corona del Mar, 92625. We applaud the efforts that the property owner has undertaken to address the concerns of the community and believe that the revised plans address those concerns. We support the improvements to the site and hope that the Planning Commission approves UP2019-027 and PA2019-017. Thank you for your consideration. Sincerely, Linda Leonhard, President/CEO 2855 E. Coast Hwy, Suite 101 Corona del Mar, CA 92625 Cell: (949) 322-5571 Linda@cdmchamber.com 2855 E. Coast Hwy, Ste 101 · Corona del Mar, CA 92625 · PH (949) 673-4050 · Fax (949) 673-3940· www.CdmChamber.com 77 VOLUNTEERS ADVOCATING FOR CORONA DEL MAR RESIDENTIAL QUALITY OF LIFE SINCE 1987   3334 EAST COAST HIGHWAY #179  P.O. BOX 1500  CORONA DEL MAR, CALIFORNIA 92625 949.478.2454 | CDMRA.ORG | INFO@CDMRA.ORG | FACEBOOK.COM/CDMRA                                                                                  BOARD OF DIRECTORS PRESIDENT Debbie Stevens VICE PRESIDENT Sandie Haskell SECRETARY Elizabeth Torelli TREASURER Paul Blank ADMINISTRATION Karen Tringali CdM VILLAGE Dennis Baker-W Laura Curran-W Paul Bartlau-NW Bryce Mott-NW Linda Rasner-SW Paul Blank-SW Bonnie Duckworth-SE Glenn Highland-SE Elizabeth Torelli-NE Jacqueline Wittmeyer-NE IRVINE TERRACE Tom Callister HARBOR VIEW HILLS Debbie Stevens Debra Allen CORONA HIGHLANDS Michael Pilsitz Irene Villalobos SHORE CLIFFS Sandie Haskell Amy Senk CAMEO HIGHLANDS Marjorie Sawyer Karen Tringali CAMEO SHORES Doretta Ensign Karen Mascitelli DIRECTORS AT LARGE JASMINE CREEK Larry Finn THE VIEWS Jayne Ruane SPYGLASS HILL Brenda McCroskey Therese Loutherback THE TERRACES of CDM Bev White    July 1, 2021      Newport Beach Planning Commission  City of Newport Beach  100 Civic Center Drive  Newport Beach, CA 92660     Subject: Modifications to the Union 76 Gas Station, UP2019‐004 and PA2019‐027    Dear Planning Commissioners:    This letter is to inform you that the Corona del Mar Residents Association (CdMRA) Board of  Directors supports the application for the proposed modifications and improvements to the  Union 76 Gas Station, located at 3400 Pacific Coast Highway, Corona del Mar, 92625.    We reviewed the previous plans that were developed for the site and reviewed the revised plans  for the site a few weeks ago.  We applaud the efforts that the property owner has undertaken to  address the concerns of the community and believe that the revised plans address those  concerns.  We also believe that the site is outdated and modernizing/improving the site provides  an improvement to our community.      We support the improvements to the site and hope that the Planning Commission approves  UP2019‐027 and PA2019‐017.  Thank you for your consideration.    Sincerely,    Debbie Stevens President     78 From: Ralph Simmonds <simmondsrealtygroup@gmail.com> Sent: Wednesday, August 12, 2020 12:22 PM To: Crager, Chelsea Subject: 7-11 CDM Importance: High [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To whom it may concern: I’ve recently been made aware of a proposal to add a 7-11 convenience store on the corner of Avocado and PCH, where the 76 station is presently located. My neighbors and I are very concerned with the impact it could have on our neighborhood Irvine Terrace, and the Flower Streets, and CDM. A 7-11 isn’t the feel for what we strife for in CDM. Also they will probably sell alcohol and be open from 6am to 12:00 pm. I am sure that a 7-11 will attract a lot of late night and unwanted retail traffic and loitering. My wife and I are opposed to it Sincerely Ralph & Linda Simmonds 79 From: Bob Curci <rdcurci@cox.net> Sent: Tuesday, August 11, 2020 12:07 PM To: Crager, Chelsea Cc: Doreen Chandler Subject: 7/11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am opposed to a 7/11 being voted on. Bob Curci 80 PV 1984 GP P.O. Box 7099 Newport Beach, CA 92658 August 11 , 2020 Erik Weigand , Chair City of Newport Beach Planning Department 100 Civic Center Drive Newport Beach, CA 92660 Re: Project File PA2019-027 Application 2201 East Coast Highway; Corona Del Mar, CA Dear Chairman Weigand and Planning Commission; As property owners of the adjacent liquor store property (Korker Liquor) I wish to lodge a formal letter against the application for replacement of the automotive service station (1 ,735 square feet) with a new convenience store (2,400 square feet) with a total bUilding of 4,025 square feet, with off sale beer and wine. I am concerned about this application for a number of reasons: 1. That we are in census tract #062701 that permits one (1) ABC off sale (type 21 , Liquor, Beer and Wine) license (Korker has been there since the 1950's) there has already been one PCN granted to allow an additional off sale type 21 (Liquor, Beer and Wine) double the permitted allowance, and this application is for another off sale store (type 20, off sale beer and wine) that would be literally 20 feet from the front door of an existing store. Another new liquor store has been granted a license at 3537 E Coast Highway; Corona Del Mar 2. My tenant, Garen Yekenian, would not survive a reduction of his sales volume. The sales volume has been relatively flat over the last 15 years at $60,000 per month, he works open to closing and is supporting his widowed mother (his hours are shorter than what is proposed with this application for the Union 76 Gas Station). Garen is Closed on Sundays, in response to requests from residential neighbors (Papa's Liquor is open till 2 am down the street) 3. Korker Liquor has not had a calilincident in over 15 years (no sales to minors, no DUI, no code violations, etc.) 4. Per the plans that I have seen, the gas station applicant is going to require a variance for parking versus the square footage requested, and a variance for the radius for exiting the existing gas pumps vs proposed parking spaces. Over the years, we have had 2 separate "accidents" that customers have "hit the gas" instead of the brake, and hit the Korker building. I see larger vehicles and a very tight ingress and egress. 5. Per the plan that I have seen, parking spaces 4 and 5 on the plan are located over the existing gas tanks, proposed parking spaces 6, 7 and HIC 8 could not enter or exit during the delivery process. How is this going to work for his fuel deliveries? 6. I object to the trash being proposed adjacent to Korker's front door, and along the sidewalk of coast highway. This will be dirty, smelly, it will present a hazard for motorists along coast highway for the trash disposal, and an attractive nuisance for dumping. This was to have been moved, but due to COVID I have not seen any updated plans. 7. The drawing of the second floor "storage space" of 1,500 square feet will become additional office space and the entrance is designed for access from the street level, and does not represent the true parking requirements in the submitted calculation . 8. The city of Newport Beach has been cognizant of diversity of businesses, so does the city of Newport Beach really want two liquor stores next to each other, literally 20 feet apart from each other, across from the Corona del Mar Plaza and the entrance to the civic center/library? 81 9. Or does the city want a new 7-Eleven next to a vacant mid-century building in front of the Corona Del Mar Plaza? 10. What is the plan for loading and unloading of deliveries? This plan puts additional truck loading and unloading on coast highway, in front of Korker, for this new store. 11. The proposed architecture is very modern and out of character for the Corona del Mar community Please, I respectfully request denial of the Convenience MarkeU 7-Eleven at 2201 E Coast Highway. Thank you for your attention on this matter. Sincerely, A~ CC: Chelsea Crager, Associate Planner ccrager@newportbeachca.gov Lee Lowrey, Planning lIowrey@newportbeachca.gov Curtis Ellmore, Planning celimore@newportbeachca gov Peter Koetting, Planning pkoetting@newportbeachca.gov Diane Dixon, Councilwomen ddixon@newportbeachca gov Marshall Duffield, Councilman dduffield@newportbeachca.gov Jeff Herdman, Councilman jherdman@newportbeachca gov Will O'Neill, Mayor woneill@newportbeachca gov Erik Weigand, Chair Planning eweigand@newportbeachca.gov Lauren Kleiman, Planning Ikleiman@oewportbeachca gov Sarah Klaustermeier, Planning sklaustermeier@newportbeachca,gov Mark Rosene, Planning mrosene@newportbeachca_gov Brad Avery, Councilman bavery@newportbeachca.gov Kevin Muldoon, Councilman kmuldoon@newportbeachca.gov Joy Brenner, Councilwoman joy@newportbeachca.gov Garen Yekenian garen@korkerhguor,com 82 From: Ruth Kobayashi <ruthkobayashi@gmail.com> Sent: Monday, August 10, 2020 9:07 PM To: Crager, Chelsea Subject: 76 Station [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good evening, I’d like to lend my support for the project, with the exception of a partnership with 7-Eleven or similar establishments which are not in keeping with the village charm of CdM. Thank you, Ruth Digital Enthusiast Sent from my iPad 83 From: Tom Ridge <toridge@irvinecompany.com> Sent: Thursday, August 6, 2020 4:33 PM To: Crager, Chelsea Subject: 2201 coast hwy [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea , I would like to voice my objection to the proposed convenience store at the 76 station as I feel that this will create unwanted traffic and does not fit in the neighborhood . thanks -- Tom Ridge Senior Director, Apartment Reinvestment & Redevelopment Irvine Company Community Development 550 Newport Center Dr. Newport Beach , CA 92660 Phone 949.720.2336 | Fax 949.720.5558 | Cell Phone 714.412.6296 Toridge@irvinecompany.com Notice to recipient: This e-mail is only meant for the intended recipient of the transmission, and may be a confidential communication or a communication privileged by law. If you received this e-mail in error, any review, use, dissemination, distribution, or copying of this e-mail is strictly prohibited. Please notify us immediately of the error by return e-mail and please delete this message from your system. Thank you in advance for your cooperation. 84 From: Stanton Rowe <stanosis2@gmail.com> Sent: Friday, August 7, 2020 2:04 PM To: Crager, Chelsea Subject: Avocado and PCH Two Story Convenience and Liquor Store [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I do NOT support this proposal as a neighborhood resident. We do not need additional convenience or liquor stores in our community as these would retract from the excellent Corona Del Mar neighborhood environment which has been carefully cultivated over the years. Stanton Rowe 2008 Altura Drive Corona Del Mar, CA -- Stanton Rowe 201-658-6455 cell 85 From: Bruce Carlin <brucecarlin@gmail.com> Sent: Sunday, August 9, 2020 11:27 PM To: Crager, Chelsea Subject: Coast Hwy and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi, I am writing to voice my opinion about the proposed convenience store at the site of the 76 Station. I have no issue with a convenience store there, but an affiliation with 7-11 is a problem. I worked with the former national risk manager of one of the national convenience store chains ((7-11, Circle K etc) and she said that their crime rates were significantly greater than similar operations. I’m sure the reason is their hours, perhaps their product mix. For this reason, I am against any such convenience store. Thank you. Bruce Carlin 426 Acacia Ave CDM 310-714-0612 86 From: Michael Wortham <mikelane@yahoo.com> Sent: Tuesday, August 11, 2020 9:11 AM To: Crager, Chelsea Subject: Development permit (2201 Coast Hwy) [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To - Chelsea Crager. As a citizen of Newport Beach from 1987 I am disappointed to hear that the planning commission is considering a development permit for a new convenience store at 2201 Coast Hwy in Corona Del Mar. Its my option this has many negative points. -This convenience store will operate 24/7, and being located in a residential area will attract late night activity, and may increase crime. -Presently there is a liquor store at that location (Korker). They have been there since the fifty's. Allowing a convenience store next door, all but puts them out of business. -The type of products that a new convenient store will offer can be bought at several stores along PCH through Newport, and Corona Del Mar. Adding another one to me, is over saturation. Lets don't over commercialize the landscape of these two beautiful cities. Thank you for your consideration Mike Wortham 87 88 89 From: Jurjis, Seimone Sent: Tuesday, August 11, 2020 2:14 PM To: Crager, Chelsea Subject: Fwd: 76 gas station Hi Chelsea Here’s an email for next weeks item. Thanks Seimone Get Outlook for iOS From: Doreen <sdchandler@roadrunner.com> Sent: Tuesday, August 11, 2020 1:48 PM To: Jurjis, Seimone Subject: 76 gas station [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Simone, my neighbors and I are very much opposed to the planned convenience store on the corner of avocado and PCH. We feel that is not in keeping with the rest of our community and will cause more issues (vagrants ) for the city to deal With in the future. I have written a letter to Chelsea Crager to be read in my absence (due to covid). Is there more we can do? Thank you! Doreen Curci Chandler Irvine terrace resident Sent from my iPhone 90 From: Nona Wolverton <ononona@gmail.com> Sent: Thursday, August 6, 2020 8:07 PM To: Crager, Chelsea Subject: Fwd: Gas station at corner of PCH & Avocado in CdM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. > > Hi Chelsea… > It has been brought to my attention that there is some consideration of making the gas station at the corner of PCH & Avocado into a larger, convenience type store, selling alcohol. I have lived on Acacia Ave, very close to this location for 35 years. > I do not understand why the city would even consider allowing this to happen, as Korker Liquor has been here since before my time, and is a family run business. We DO NOT need open later, or all night, stores in Corona del Mar! Korker Liquor already provides these services, with reasonable hours. I would think that “the powers that be” would realize the disaster that having a “convenience/liquor store" (that would be open later hours, because let’s face it, they will be), right next to a bus stop, is NOT in the best interest of the neighborhood. I have lived here, and owned here, for so long…and have seen this beautiful city of CdM change. Most changes are good…and for the betterment of the people who live here. This is NOT a good change. I, for one, want to support the smaller businesses that are already established in this beautiful town. I would hope you will take this into consideration. > Thank you, > Nona Wolverton > 620 Acacia Ave > CdM 91 From: Jch3005 <jch3005@aol.com> Sent: Friday, August 7, 2020 12:08 PM To: Crager, Chelsea Subject: Fwd: proposed development at 2201 Coast Highway E [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. -----Original Message----- From: Jch3005 <jch3005@aol.com> To: ccrager@newportbechca.gov <ccrager@newportbechca.gov> Sent: Fri, Aug 7, 2020 12:06 pm Subject: proposed development at 2201 Coast Highway E Ms. Crager, I am writing to express my concerns and to object to the proposed development of a "convenience" store at the above- aforementioned location. I believe this development would exacerbate our current homeless issues as well as potentially increase crime and violence. It would be detrimental to the harmonious and orderly growth of our city and neighborhood. The neighborhood does not need a second liquor store adjacent to Korker's liquor store. Within a short distance of this location are already two (2) convenience/liquor stores, "gas station" on McArthur/PCH, also Papa's Liquor on PCH and Marguerite. Two (2) grocery stores, Bristol Farms, Smart & Final. Also, we have a Rite Aide that sell "convenience " items etc. We do not need any other convenience stores. This development would most definitely increase traffic on an already extremely busy intersection and increase parking issue for residence. Thank you for your consideration of NOT allowing this development. Regards. J. Haugh 92 From: Sergio Borgognone <sergiob469@gmail.com> Sent: Sunday, August 9, 2020 10:13 PM To: Crager, Chelsea Subject: Gas station at Avocado and PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I’m a homeowner on Begonia in Corona Del Mar. I appose the approval of turning the gas station on Avocado and PCH into a 7-11. It will cause more traffic and a 7-11 I CDM is not a good fit. Plus it will bring in more homeless to our are. Thank you Sergio Borgognone Bosco Construction Inc. (949)554-7295 93 From: Linda Simmonds <lindasimmonds12@yahoo.com> Sent: Wednesday, August 12, 2020 3:06 PM To: Crager, Chelsea Subject: HARD NO on 711 Avacado and PCH!!!! [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. As a 35 year resident of Irvine Terrace I am 100% AGAINST the building of a 711 at the entrance to our wonderful community!!!! This is not the type of business we want in our Village Community... Please vote NO to thIs!!! Thank you , Linda Simmonds Sent from Yahoo Mail for iPhone Sent from Yahoo Mail for iPhone 94 From: Sylvia Burnett <sylviaburnett@sbcglobal.net> Sent: Friday, August 7, 2020 3:04 PM To: Crager, Chelsea Cc: O'Neill, William; Dixon, Diane; Avery, Brad; Duffield, Duffy; Muldoon, Kevin; Herdman, Jeff; Brenner, Joy; Campbell, Jim; Jurjis, Seimone Subject: I AM NOT IN FAVOR OF THE GAS STATION BEING TORN DOWN AT AVOCADO & PCH, TO BE PERMITTED TO EXPAND, OR ADD ANOTHER LIQUOR STORE TO THAT LOCATION [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea Crager, I am not in favor of the gas station being torn down at Avocado and PCH, or expanded, or to add another liquor store at the location in Corona Del Mar I believe this will be a negative impact for our area. It possibly could increase the homeless situation and most certainly would be detrimental to the charm and orderly growth of the city. Within walking distance of McArthur and PCH, there is a convenient store, two grocery stores and pharmacies, all very close to this location that also sell convenience items and liquor. We cannot accommodate the traffic we presently have in Corona del Mar. Please do not let this happen to our city. Please protect our beautiful, charming, peaceful city. Thank you, Sylvia 95 From: Alex Welton <alexwelton12@gmail.com> Sent: Tuesday, August 11, 2020 2:48 PM To: Crager, Chelsea Subject: Korner liquor store location [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. ---------- Forwarded message --------- From: Alex Welton <alexwelton12@gmail.com> Date: Tue, Aug 11, 2020, 1:35 PM Subject: Korner liquor store location To: <ccrager@newportbeach.gov> Hello Chelsea, I am writing to you regarding the location of Korker Liquor Store at Avocado and PCH. I understand there is a possible chance of a new gas station and 7/11 or Circle K store occupying the current 76 gas station next door. I think this would be a terrible mistake. A cheap gas/liquor store will only further contribute to the local problem we have with vagrants and bums who use PCH and its store fronts as a temporary place to sleep. I know from experience as my father owns 2855 East Coast Hwy and the lots behind it. It seems like every other night I have to call the police on bums and vagrants who sleep or use drugs on our property. I live in a condo behind that address and I am a born and raised CdM local. Please do not consider turning that corner into a convenience store. I know that all the locals I have discussed this with agree and hopefully you do too. Thank you, Alex Welton 96 From: Paul Johnson <pmjdds@gmail.com> Sent: Monday, August 10, 2020 5:50 PM To: Crager, Chelsea Subject: NEW 7/11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea Crager: I want to object to the City of Newport Beach approving the removal of the service gas station on the corner of Avocado St. and Pacific Coast Hwy. and allowing the construction of a 7/11 store in its place. According to the City Rules, it violates the rule of approving a building that would be next to a similar use building. The Korker Liquor store has been at 2229 E, Coast Hwy for most likely, over 40 years and ru by the same family all those years. The 7/11 store would be in direct competition with Korker liquor store and that is not a good thing for the neighborhood and 7/11’s proposed use 97 From: Jocelyn Brown <jocelynbrown82579@yahoo.com> Sent: Saturday, August 8, 2020 2:24 PM To: Crager, Chelsea Subject: OBJECTION [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. PA2019-27 CUP AND CDP 2201 E COAST HWY I am writing to object to the change in use permit referenced above. A convenience store that sells alcoholic beverages at this location is unnecessary. It will constitute a nuisance in terms of additional vehicle and pedestrian traffic. Its proximity to the adjacent liquor store makes it redundant to the neighborhood. This type of use typically attracts the homeless and loiterers. A two story structure increases the commercial density of CDM village. The existing use is and has been for many years a valuable asset to this of town. It should remain as is. Jocelyn Brown 610 Acacia Ave. Sent from my iPhone Thanks, Jocelyn Brown www.jbdogwalking.com (949) 294-3948 98 From: Lili Bender <lili_clapp@icloud.com> Sent: Monday, August 10, 2020 7:47 AM To: Crager, Chelsea Subject: Objection for 2 story gas station/convenience store on PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello: I would like to object to the proposed new remodel for the current gas station. It will be wrong for the neighborhood and it is not needed. Thanks, Lili Lili Bender 949-300-2030 www.trendmicro.com 99 From: rbrowncdm@aol.com Sent: Saturday, August 8, 2020 12:39 PM To: Crager, Chelsea Subject: PA2019-27 CUP AND CDP 2201 E COAST HWY [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We are writing to object to the change in use permit referenced above. A convenience store that sells alcoholic beverages at this location is unnecessary. It will constitute a nuisance in terms of additional vehicle and pedestrian traffic. Its proximity to the adjacent liquor store makes it redundant to the neighborhood. This type of use typically attracts the homeless and loiterers. A two story structure increases the commercial density of CDM village. The existing use is and has been for many years a valuable asset to this of town. It should remain as is. John and Robin Brown 610 Acacia Ave. 100 From: eric nowlin <eric.nowlin@privateequityadvisors.net> Sent: Saturday, August 8, 2020 12:49 PM To: Crager, Chelsea Subject: PCH / Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello - I am cdm resident in the flower streets (212 Fernleaf). I am 100% against the proposed 24 hour convenience store / liquor store at this location. Why do we need 2 liquor stores almost next to each other (Korkers)? One of the reasons I did not move to San Clemente when I came back to California in 2014 was because of the multiple 24 hour convenience stores open on PCH, and ensuing population that gathers around those establishments all hours of the night. I ended up at 702 Acacia (around the corner from Union 76) and sold in part because of the noise and nighttime crowds along PCH. We need less traffic / shopping at night in that area of town, not more. Please advise how to best convey my concerns. Eric Nowlin - Principal Private Equity Advisors 949-357-7071 www.privateequityadvisors.net http://linkedin.com/in/ericnowlin 101 From: Marianne Farrell <whtsteed@mac.com> Sent: Friday, August 7, 2020 8:06 PM To: Crager, Chelsea Subject: PCH & Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We do not need another liquor store. The Korker is tradition, always there with friendly service. The 76 too, for a quick fill up, been there for decades. Tom the attendant almost always present (often solo) is so very nice and helpful - throughout the years - longer than I can count. I’ve not seen any homeless persons hanging out there... unattractive to them. I do not favor a 2 story structure at that corner. We don’t need more retail, nor liquor sales. Nor do we need another “mini” market, no not there. What exists there now, services our needs. Let’s keep it. Marianne Farrell Irvine Terrace Sent from my iPhone 102 From: Jack Carr <jack@maxim-hb.com> Sent: Sunday, August 9, 2020 12:32 PM To: Crager, Chelsea Subject: Planned 7-11 Store-PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea: I have been a resident of CDM since 1993, currently I live on Larkspur. My office is on Avocado just up the hill from the proposed 7-11 store. I am not a complainer, and not sure I have ever written an email to object to anything, but I think this is not good for the town. I see no redeeming value to this, I think traffic would be horrendous getting in and out, and mostly, quite unfair to the retail liquor store next door to the proposed 7-11. They have been paying fees to CDM for years and years, and to put a competing business next door is unfathomable. I certainly hope this will be denied based on ingress and egress problems, and you will likely put the existing retail liquor store out of business, this is simply wrong. I hope this email gets the attention I feel it deserves, thank you in advance. Jack Carr 949.759.8741 103 From: Chiyo Imai Rowe <chiyoir@gmail.com> Sent: Friday, August 7, 2020 12:45 PM To: Crager, Chelsea Subject: Planned changes at Avocado and PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please keep the gas station at Avocado and PCH. It is really convenient to have a gas station there and a place to pump up tires. We definitely do not need or want a liquor store at that location. Chiyo Imai Rowe 2008 Altura Dr, CdM Irvine Terrace 104 From: allison carr <allisonpcarr@gmail.com> Sent: Monday, August 10, 2020 10:17 AM To: Crager, Chelsea Subject: Possible 7-Eleven Convenience Store for CDM? [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Chelsea, Are you debating placement of a chain convenience store in our little village? Surely not? It would be a nail in the coffin for our charming seaside village community. Such a shiny eyesore would forever change and diminish the low key quality and culture we have long fought to protect and continuously enhance. Our property values would immediately decline! CDM’s village-like charm is what brought us, along with so many others, here, and not to the peninsula. Please don’t turn our village into the shiny, loud and superficial Newport Peninsula! And, the Traffic! OMG! And, we already have plenty of local small stores selling everything we need. Please don’t drive them out of business. And, don’t kid yourself, it surely would. Is this a real possibility? Please let me hear from you, Chelsea. I sure appreciate your time. My best regards, Allison Carr allisonpcarr@gmail.com 949-466-8748 105 From: M. M. <madcad27@hotmail.com> Sent: Friday, August 7, 2020 5:51 PM To: Crager, Chelsea Subject: propose for the development of this gas station on pch and avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. CHELESEA Proposed development. There is a proposal to tear down the gas station at PCH and Avocado. The proposal is to put a two story convenience store 7-11 with liquor sales and office space. I believe this would increase our homeless issues and would be detrimental to the harmonious and orderly growth of the city. Within one block at McArthur and PCH, there is a convenient store located in that gas station. There are two grocery stores and pharmacies close to this location that also sell convenience items. We do not need a second liquor store adjacent to the existing store (Korkers) This is already a busy intersection. To add additional traffic and office space is not harmonious with the neighborhood, and the homeless would not leave the area if you let this pass there are not place in cdm for a 7-11 convenience store in our cdm village and if you have not been over there lately the smell of them defecating in the bushes and alley is very hard to have to deal with on a day to day , let alone the drug needles and trash and them scaring and steeling from people up and down pch and the traffic studies don't show them laying in the middle of pch during the day , if the city lets this go thew it with bring way more problems to cdm and are locals that needs two be look at first before a property owner who is board and just wants to causes problems for all in m and further more for all the years that station has had very bad reviews with customer service it very un settling two see things like this take place ... 106 From: Karen Carlson <kkc2616@aol.com> Sent: Tuesday, August 11, 2020 11:03 AM To: Crager, Chelsea Subject: Proposed 7-11 at corner of PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. As a long time resident of the Flower streets in Corona del Mar I am opposed to a 7-11 going in at that location. Perhaps a more appropriate store with shorter hours and no liquor license. Thank You Karen Carlson 107 From: Eileen McLemore <eileen@amapolacreek.com> Sent: Wednesday, August 12, 2020 12:26 PM To: Crager, Chelsea Cc: Joy Brenner Subject: Proposed 7-11 at PCH & Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good Morning Chelsea, We understand the NB Planning Commission is asking for input on a proposed large 7-11 at the corner of Avocado and PCH where the gas station is. The original plan is to create a big box with wings and paint it bright orange. It will be an eyesore and cheapen the impression of CDM, will attract the homeless who will buy a slushy and camp out in the bathroom and property, is too close to our neighborhood, and significantly increase parking, traffic and congestion on an already busy intersection, not to mention put the longtime Korker out of business. I understand legally the owner cannot be denied the addition of this business, but Newport Beach can make sure the building is in keeping with the charm and ambiance of the community, with signage appropriate for CDM. In addition they can be denied carrying wine and beer. We have been long time residents of CDM and would not want to see the charm and ambience of our small beach village negatively impacted by a building out of keeping with existing standards , an already very busy intersection experience additional excess congestion and parking, attracting increased alcohol consumption, and attracting transients. There is already very limited parking for the existing businesses along PCH, and it will add to this dilemma. I have sent this to our neighbors who expect the planning commission and city council to have the highest standards for our lovely and charming CDM. My Best, Eileen Eileen and Richard Lloyd 509 Begonia Corona del Mar 108 From: steven fischer <stevenfis@gmail.com> Sent: Tuesday, August 11, 2020 11:41 AM To: Crager, Chelsea Subject: Proposed 7-11 in Corona Del Mar [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, My name is Steven Fischer, I am a resident and a property owner of two commercial buildings on E Coast Highway in Cdm. I would like to thank you for considering the community before making any decisions on this project. I have owned my properties for almost 20 years now and I have rarely commented on proposed projects or use changes. I love this little town which I have made my home, the people of this town have pride and hold it in high regards. I’m not sure how familiar you are with convenience stores such as a 7/11 in the late night hours, but this is not the correct fit for Our community. It will bring in a bad element into our neighborhood especially side streets late at night. I’m sure I can tell you all about Noise factor, late night alcohol use, unruly driving, litter, not to mention the aesthetics. Etc. I suggest that you go to a 7/11 on a Saturday night at 11:00 pm and sit there for an hour….I think it will weigh on your opinion. On the flip side of this issue, I own the Wells Fargo Bank Building at Orchid/E Coast Highway which has been closed for 6 months due to Covid. If this new convenience store sets a precedent…. would you consider an application for putting a Circle K in the bank space if they don’t renew their lease? I didn’t think so……. I’m sure Mr. Hamid would be getting a huge incentive check from 7-11 and it would be financially enticing, but I think He can be creative with the existing space and find another use. Thank You for your time, Steven Fischer 510 Poinsettia Ave Corona del Mar, Ca. 92625 stevenfis@gmail.com 109 From: Amy Haggard <amyhaggard@me.com> Sent: Tuesday, August 11, 2020 2:49 PM To: Crager, Chelsea Subject: Proposed 7-11 on Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. 7/-12 does not belong in CdM. Please have the landlord consider a small local market instead. Thank you, Amy Sent from my iPhone 110 From: Mark Lyle <marklyle3@yahoo.com> Sent: Wednesday, August 12, 2020 9:19 AM To: Crager, Chelsea Subject: Proposed 7-Eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Chelsea, Please include my comments below regarding the consideration of a 7-Eleven at PCH and Avocado. I have owned property near Acacia and Second Ave in CdM for over 20 years. Being only a few blocks away from the proposed 7-Eleven, I am very concerned that this is not the right business for the location. There are already several liquor stores and markets to buy beer and wine in CdM. A 7-Eleven at that location will only encourage additional late night traffic, from mostly out of town people. I support the owner being able to re-develop his property, but let’s come up with a better idea than a 7- Eleven. This is the wrong business for the location. Thank you, Mark Lyle 111 From: Susan Dilbone <susan.dilbone@gmail.com> Sent: Wednesday, August 12, 2020 12:30 PM To: Crager, Chelsea Subject: Proposed Convenience Store in CdM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager, I’m sure the local residents are filling your inbox today! It’s rewarding to be a part of a community that is so passionate about its identity. No one wants to prevent an owner from utilizing his property for his financial benefit and with few exceptions, the responses on the NextDoor Community Forum have acknowledged this owner’s transparency in the process. But NO ONE wants to see a 7/11 in the “village” of CdM. Your average 7/11 store contains a mix of products that appeal more to people passing through—stopping for snacks, drinks, alcoholic beverages and cigarettes—not products that appeal to residents. I believe Mr. Kiani could get some support from residents if he proposed a HIGH END “convenience” market (along the lines of the fabulous Irvine Ranch Market on Balboa Island which has literally transformed walkable grocery shopping for the residents of BI!) There are a lot of beach communities up and down the coast of California, but almost NONE in which the proximity of residential and commercial property enable a high degree of walkability, encouraging the strong sense of community that Corona del Mar enjoys. A 7/11 type store will take away sales from existing businesses and encourage transients to stop in the community. This particular location (on Avocado, the first of the beloved Flower Streets) is a gateway to the village. Is a 7/11 convenience store the “flag” anyone wants to see flying at the front door? There has been some buzz lately about the rumored closing of Smart & Final in CdM. As both of these key properties may be under transition, I would ask that the city of Newport Beach carefully consider the unique character of Corona del Mar before approving any development plans. All the Best, Susan Dilbone Sent from my iPad Sent from my iPad 112 From: jules0407@gmail.com Sent: Monday, August 10, 2020 1:50 PM To: Crager, Chelsea Subject: Proposed development at PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Ms. Crager, I'm writing this email in regards to the proposed development (convenience store) on the corner of PCH and Avocado in Corona del Mar. My husband and I have lived in Corona del Mar since 1987, we live on the first block south of PCH on Avocado and I believe this proposed development would be a huge detriment to our neighborhood and Corona del Mar. I will bullet point my objections below: • PCH and Avocado is an extremely busy intersection, I believe this development will significantly increase the amount of cars entering/exiting this location and with the speed that cars travel on PCH and Avocado there is an increased chance of accidents. I've personally witnessed cars traveling southbound on PCH, turning into the gas station and almost being rear ended. Then you have the cars traveling south on Avocado, turning left and then immediately turning into the gas station, same thing, almost being rear ended, and then you have the folks who are traveling north on PCH and making a u-turn to go into the station, same thing. Then to top it off, there is a lot of foot traffic on the corner, as crossing the street is already dangerous, if you add the additional car traffic, someone is going to get hurt or killed. There is also a bus stop, which adds to the people on the sidewalk. I walk a lot in this town and the number of times I've almost been hit is numerous, even when I make eye contact with drivers! They just wave at me and drive on by! • Parking - I read Mr. Kianipur's proposal on the NextDoor app. He states, "The new building has been designed to architecturally address the street while staying neutral towards the residential neighborhood." I'm not exactly sure what that means, but I'm extremely concerned regarding parking. He states he plans on leaving the fuel pumps and that the project will have more parking. From my observation, he doesn't have that much parking available even after he redesigns - the lot isn't very large and because of the lack of parking and the difficulty pulling in and out, people will resort to parking on the street. As I mentioned above, we live on the first block south of PCH, we already have people from the office buildings across the street NOT parking in their structures, but parking on the street. Then we have the workers from nearby restaurants parking on the street. As it stands, there are times where we have to park a couple of blocks away from our home because there is no parking for us or for our tenants. • Mr. Kianipur plans to be open from 6 AM to midnight. Which will mean increased traffic, both foot and car, until very late in the evening. Like most people in the area, we do 113 not have air conditioning, we leave our doors and windows open and we already have so much car noise from the intersection and this will increase the number of cars and foot traffic and noise from whatever parking he has as well as people parking on the street. • Mr. Kianipur states he hasn't decided on branding, but that he is considering partnering with 7-11, I'm not sure that a 7-11 fits with the current image of Corona del Mar Village. And the fact that there is already a gas station with a convenience store approximately 1 mile away at the corner of Bayside and PCH, not sure if we need another one in such close proximity. He states that it would be convenient to pick up groceries that you just ran out of.....not sure if a 7-11 type of store would necessarily sell groceries that you just ran out of.....there is a Bristol Farms across the street in the CDM Plaza, Whole Foods in Fashion Island, Gelsons and RiteAide on San Joaquin, Pavillions on Bayside, Smart and Final and a RiteAide in downtown CDM. That is a wide variety of stores to go to when you have run out of something. • The Korker Liquor Store, which is a mom and pop shop and has been open forever, I don't even know how long....they were already here when we moved here, is adjacent to this proposed development, and this would most likely put them out of business. Has a traffic study been done for this proposed business model? What is the process for this? What are the next steps? Does it have to go before the planning commission for approval? Believe me, I'm not opposed to development, but I just don't think this is a good development plan for this location. Thank you, Julie Gaumond 114 From: Annette O'Hearn <annetteohearn@yahoo.com> Sent: Monday, August 10, 2020 11:25 AM To: Crager, Chelsea Subject: Proposed development [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Chelsea -we’ve been in CDM since 2001. We lived on Acacia and now Irvine Terrace. The Gas Station Project is a bad idea on many levels. From a planning perspective, why put two “liquor stores" next to each other? How is this healthy for either business? A 24 hour anything is not a good idea for the local residents. Look at break-ins in cars and residences in the Flower Street area. This is a busy enough intersection as it is. Where is the parking for the commercial space and the convenience store? In front of Korker? Korker closes at 8:30. There is a bus stop right in front of the gas station. I have seen the Homeless sleeping at the stop, hanging out in front of Korker, in the Ruby’s parking lot - at all hours of the day and night but more so at night. It doesn’t matter that there won’t be any alcohol sales after 11:00. The fact that there would be alcohol or “convenience food” available for purchase or theft all night long, creates enough of a concern. In a broader sense, this project does nothing for the ambiance of the neighborhood or city. We are reminded every tax cycle how special CDM is-let’s keep it that way. Thank you for your time, Annette O'Hearn 115 From: Lisa Jonsson <leeloooo@gmail.com> Sent: Tuesday, August 11, 2020 7:38 AM To: Crager, Chelsea Subject: proposed liquor/convenience store at PCH & Avacado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Ms. Crager, I'm writing to express my opposition to another liquor store going up on the corner of PCH and Avocado- especially a 2 story one. this is not what our neighborhood needs. more housing yes! Another alcohol outlet - NO! please don't approve this!! -- thank you! Lisa Jonsson 116 8/10/2020 Proposed remodel at Union 76 station at PCH and Avocado — Nextdoor https://nextdoor.com/news_feed/?post=157453317 1/8 Neighborhood Groups Topics Home (/news_feed/) Flower Streets (/neighborhood_feed/) Map (/map/) Digest (/digest?s=settings) Help Map New (/help_map/?is=nav_bar) Businesses (/recommendations?is=nav_bar) For Sale & Free (/for_sale_and_free/?init_source=more_menu) Local Deals New (/offers?is=nav_bar) Events (/events/) Real Estate (/real-estate?is=sidebar) Safety (/crime_and_safety/) Lost & Found (/lost_and_found) Documents (/documents/) General (/general/) All Groups (/groups/?is=nav_menu) All Topics New (/channels/?is=nav_menu) Search Nextdoor 20 (/inbox/) 1 117 8/10/2020 Proposed remodel at Union 76 station at PCH and Avocado — Nextdoor https://nextdoor.com/news_feed/?post=157453317 2/8 Directories Help (/help/) · Guidelines (/neighborhood_guidelines/#guidelines) · Privacy (/privacy_policy/) About (/about_us/) · Jobs (/jobs/) · Press (/press/) · Blog (https://blog.nextdoor.com) Do not sell my information (/do_not_sell/) © 2020 Nextdoor Neighbors (/directory/) Pets (/pet_directory) Public Agencies (/agency/feed/) Proposed remodel at Union 76 station at PCH and Avocado. (/news_feed/? post=157453317)Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL 76 station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I have served on the CDM Business Improvement District for almost 5 years now, and participate in the CDMRA annual meeting and the CDM Chamber of Commerce. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of, or stop, when you get gas to also get groceries and other convenience items. THE PROJECT SCOPE: • The fuel Islands will be unchanged, and will still provide UNOCAL 76 gas • The convenience store will be a new building with the same basic footprint as the existing building (I will have my personal office on the small mezzanine above Hamid Kiani (/profile/45245015/) • 2 days ago (/news_feed/?post=157453317)Irvine Terrace Search Nextdoor 20 (/inbox/) 1 118 8/10/2020 Proposed remodel at Union 76 station at PCH and Avocado — Nextdoor https://nextdoor.com/news_feed/?post=157453317 3/8 the store) • The new building has been designed to architecturally address the street while staying neutral towards the residential neighborhood • We have not decided on branding at this point, but are considering partnering with 7Eleven • The project will have more parking • The project will replace and improve the landscaping • We will be open from 6AM to midnight • We will sell Beer and Wine only (alcohol sales ends at 11PM each day) We have agreed with the city’s requirement that no single serving beer or wine containers be sold, which I understand is a favorite for the homeless. I do not wish to do that type of business. I WOULD LOVE YOUR SUPPORT Please feel free to email your comments to the planner assigned to the project. As you have already seen here it is Chelsea Crager and her email is ccrager@newportbeachca.gov (mailto:ccrager@newportbeachca.gov). Or feel free to call me on my cell phone at 949-310-1999 or email me at:hkianipur@gmail.com (mailto:at:hkianipur@gmail.com). Thanks you for the opportunity to serve this community and to tell you about my project. Posted in General (/general/) to 33 neighborhoods Matt Larson (/profile/4528541/) • Flower Streets I think Hamid’s plan sounds great! I take both my vehicles there for service and they do a fabulous job at a very reasonable cost. Plus I can walk there. Hamid, thanks for serving the community! Amy Haggard (/profile/1069307/) • Shorecliffs My main concern would be partnering with 7-Eleven. I do not think that store/chain is the appropriate fit for our charming community. I would rather see a local market or a higher end convenience store. Just my opinion... Thank 30 Comments 13 Edited 19 hr ago Reply 3Thank Edited 5 hr ago Reply 10Thank Search Nextdoor 20 (/inbox/) 1 119 8/10/2020 Proposed remodel at Union 76 station at PCH and Avocado — Nextdoor https://nextdoor.com/news_feed/?post=157453317 4/8 Karen/Cole Behringer (/profile/8645386/) • Corona Highlands I couldn't agree more about the 'lack of charm' of a 7-Eleven Megan Smith (/profile/8279508/) • Flower Streets Amy Haggard - presume you mean to say “you do not think”. If so, please edit your comment Karen Carlson (/profile/5330221/) • Flower Streets Wasn't 7-11 trying to go in at the Chevron Station at corner of Mac Arthur and PCH? What happened to that plan?? Steve Skolnik (/profile/9085599/) • Flower Streets Brave of you to be honest and open like this. Most would not be. Kathy Hoffman (/profile/9415098/) • Irvine Terrace My first and strongest concern is about the additional traffic this will generate at that corner. Turning from the station onto Avocado to cross across lanes to make a left hand turn onto PCH already causes issues. Traffic backs up at that intersection heading north on Avocado to turn either left or right on PCH. Street parking on Avocado northbound narrows lanes for turning or going straight. Second concern is the possible 7/11 convenience store branding. 7/11 image does not fit with Corona Del Mar village vibe. Ed Abels (/profile/479112/) • Flower Streets Sounds great. I like everything you’re proposing. I’ll be there. Jim Moore (/profile/43121909/) • Flower Streets Can it be a 7-11 if it’s open from 6 to 12? Jo Sweig (/profile/49804919/) • Irvine Terrace Hi! You guys are great and I applaud your honesty! Looking forward to your redesign!! 17 hr ago Reply 2Thank 15 hr ago ReplyThank 1 day ago ReplyThank 1 day ago Reply 2Thank 1 day ago Reply 5Thank 1 day ago Reply 4Thank 1 day ago ReplyThank 1 day ago Reply 2Thank Search Nextdoor 20 (/inbox/) 1 120 8/10/2020 Proposed remodel at Union 76 station at PCH and Avocado — Nextdoor https://nextdoor.com/news_feed/?post=157453317 5/8 Allyson Presta (/profile/4201547/) • Big Canyon Hi. I’m Korker’s landlord Hamid’s project will put Garen out of business Do you want an empty store there? Garen is hard working and supports his widowed mom His dad Daniel passed away several years ago and Garen stepped up and runs the store Please think about supporting Garen at korker Megan Smith (/profile/8279508/) • Flower Streets Allyson, we would love to but the hours are so limited compared to other stores, we just don’t think of it anymore. Steven Fischer (/profile/4423895/) • Flower Streets A Possible solution would be to prohibit alcohol sales at the new convenience store.....or is the convenience store mostly based on late night alcohols sales ??? Allyson Presta (/profile/4201547/) • Big Canyon Beer and wine are well over 1/2 of Korker’s business And that is what Hamid will sell See 2 more replies Bill Dewberry (/profile/13749582/) • Harbor Woods What a bogus reply sounds like a trumpism Lori Coss (/profile/20925245/) • Flower Streets Bill - I don't understand your comment. Kathy Hoffman (/profile/9415098/) • Irvine Terrace Seriously??? Why even go there when there is honest dialog about the original post going on? 1 day ago Reply 6Thank 21 hr ago Reply 1Thank 20 hr ago Reply 2Thank 19 hr ago Reply 1Thank Edited 19 hr ago ReplyThank 19 hr ago ReplyThank 19 hr ago Reply 2Thank Search Nextdoor 20 (/inbox/) 1 121 8/10/2020 Proposed remodel at Union 76 station at PCH and Avocado — Nextdoor https://nextdoor.com/news_feed/?post=157453317 6/8 Steven Fischer (/profile/4423895/) • Flower Streets Maybe because he’s a douch ? Bill Dewberry (/profile/13749582/) • Harbor Woods Another trumpism attack when you are wrong Lori Coss (/profile/20925245/) • Flower Streets Bill Dewberry (/profile/13749582) I am still not following (ok I'm dense) but who is wrong? And what is the Trumpism? Bill Dewberry (/profile/13749582/) • Harbor Woods Steven fischer Steven Fischer (/profile/4423895/) • Flower Streets I believe I asked a legitimate question without any political bias Valaree Wahler (/profile/6308477/) • Shorecliffs I don’t want to see a 7-11 in our town , nor do I think it’s a good idea to compete with the store next door. Maybe you should have a sandwich shop instead ! I’ve been a faithful customer of that particular 76 for the last 45 years. 19 hr ago Reply 2Thank 19 hr ago ReplyThank 19 hr ago ReplyThank 19 hr ago ReplyThank 19 hr ago Reply 1Thank 4 hr ago Reply 1Thank Search Nextdoor 20 (/inbox/) 1 122 8/10/2020 Proposed remodel at Union 76 station at PCH and Avocado — Nextdoor https://nextdoor.com/news_feed/?post=157453317 7/8 Susan Dilbone (/profile/34851961/) • Flower Streets In concept, the plan sounds plausible. I appreciate Hamid's consideration on the impact on the residential side of the property and applaud him for his transparency as he considers how to maximize his business. We are fortunate that this business owner is also a resident of the community because he doesn't want to do any harm in his own "backyard". That said, a 7-11 doesn't sound like the kind of business that would be supported by the walking community of CdM. There are already some amazing sandwich shops, so a new one might only take away from their business. (Same concern others have for Korkers.) With all the buzz about the possible departure of Smart and Final, what about an UPSCALE convenience market like the Irvine Ranch Market on Balboa Island? If you haven't been there and seen how it has revitalized food shopping on Balboa, you should check it out. It's a vibrant addition to the community, providing everything you'd need to make a healthy dinner at home to stocking the cooler with upscale prepared food options for a day at the beach or on the boat! In any event, thanks Hamid for considering your neighbors! Marilynn Keller (/profile/6694841/) • Flower Streets 7-11 draws in a certain demographic in the later hours. I don't see locals frequenting it, but more likely tourists/beachgoers. I for, one would not venture in to grab a bag of chips. Also, the locals don't seem to be roaming around that late at night, so probably won't serve any purpose for them. A nice little market (non 7-11 or Circle K) that closes at 10 pm might be more palatable. Theresa Richland (/profile/15808031/) • Flower Streets Don’t put Korkers out of business!! Garen works 6 days a week to keep open. Hate the 7-11 idea. BTW, I won’t go to your station again after the way the old gray haired man treated me on Saturday morning. He was so RUDE!! Valaree Wahler (/profile/6308477/) • Shorecliffs Suzanne that’s a wonderful suggestion about upscale convenience market. I would think the locals would enjoy that or I know I would . Steven Fischer (/profile/4423895/) • Flower Streets Maybe an auto detail shop would be a good solution? 4 hr ago Reply 1Thank Edited 2 hr ago Reply 1Thank 2 hr ago Reply 2Thank 2 hr ago Reply 1Thank 1 hr ago ReplyThank Search Nextdoor 20 (/inbox/) 1 123 8/10/2020 Proposed remodel at Union 76 station at PCH and Avocado — Nextdoor https://nextdoor.com/news_feed/?post=157453317 8/8 Add a comment...Search Nextdoor 20 (/inbox/) 1 124 From: A William Allen <awasteakhouse@icloud.com> Sent: Friday, August 7, 2020 10:25 AM To: Crager, Chelsea Subject: Re: [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Thanks Chelsea. I am a long time resident of the area and I use both Korker Liqour store as well as the 76 gas station. I understand that the gas station wants to remodel and add a convenience store at the corner of Avocado and Coast Highway. My concerns are that it is already dangerous getting in and out of that space from Avacado. Adding more traffic and any additional parking will only make it more difficult I would think. Bill Allen > On Aug 6, 2020, at 4:58 PM, Crager, Chelsea <ccrager@newportbeachca.gov> wrote: > 125 From: Paul Johnson <pmjdds@gmail.com> Sent: Tuesday, August 11, 2020 8:42 AM To: Crager, Chelsea Subject: Re: New proposed 7/11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I should have added …. Why would the city approve a 7/11 store across the street from one of the most expensive shopping areas in the state of California. > On Aug 11, 2020, at 7:46 AM, Crager, Chelsea <ccrager@newportbeachca.gov> wrote: > > Hello, > Thank you for your input. Your email will be included with materials to the Planning Commission for their review and consideration. > > Best, > > CHELSEA CRAGER > Community Development Department > Associate Planner > ccrager@newportbeachca.gov > 949-644-3227 > > > -----Original Message----- > From: Paul Johnson <pmjdds@gmail.com> > Sent: Monday, August 10, 2020 3:32 PM > To: Crager, Chelsea <ccrager@newportbeachca.gov> > Subject: New proposed 7/11 > > [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. > > Dear Chelsea Crager: I want to object to the City of Newport Beach approving the removal of the service gas station on the corner of Avocado St. and Pacific Coast Hwy. and allowing the construction of a 7/11 store in its place. According to the City Rules, it violates the rule of approving a building that would be next to a similar use building. > > The Korker Liquor store has been at 2229 E, Coast Hwy for most likely, over 40 years and run by the same family all those years. > > The 7/11 store would be in direct competition with Korker liquor store and that is not a good thing for the neighborhood and 7/11’s proposed use. > > Thank you for your consideration, > 126 > > Dr. Paul Johnson > 1901 Yacht Enchantress > Newport Beach 127 From: Kathy Hoffman <kathyhoffman@silverstar.com> Sent: Sunday, August 9, 2020 7:00 AM To: Crager, Chelsea Subject: Remodel of 76 Station at PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. This is a big deal to those of us that live near this intersection. I hope you and the planning department give our comments serious consideration when making your decisions for the future of this corner. My first and strongest concern is about the additional traffic this will generate at that corner. Turning from the station onto Avocado to cross across lanes to make a left hand turn onto PCH already causes issues. Traffic backs up at that intersection heading north on Avocado to turn either left or right on PCH. Street parking on Avocado northbound narrows lanes for turning or going straight. Another traffic consideration is the rate of speed some travel eastbound on PCH, many times people turning right into this station have to hurry and get on to the property to avoid getting rear ended....it’s happened to me! Second concern is the possible 7/11 convenience store branding. 7/11 image does not fit with Corona Del Mar village vibe. We have a high end shopping center on one corner and a 7/11 on the other??? Thank you, Kathleen Huber Hoffman Irvine Terrace Sent from my iPad 128 From: Sharf, Royce <RSharf@savills.us> Sent: Tuesday, August 11, 2020 1:07 PM To: Crager, Chelsea Subject: Strong Opposition [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. My name is Royce Sharf. My family and I have resided in Irvine Terrace for almost 25 years. I have heard rumors (including a specific posting on NextDoor by someone who claims to be the owner) that the 76 station on PCH and Avocado is attempting to convert to, or partner with, 7-11. If this is accurate, and the City is considering it at any level, I want to formally submit my vehement opposition. I like, appreciate and consistently frequent this station. I consider them to be capable and friendly “neighbors”. As such, I do not wish to specifically malign them (or 7-11, for that matter), so I will not go in to the details of the myriad reasons that I think this project would be terrible for CDM, Irvine Terrace and others. Please do not approve this project! – Royce A. Sharf Royce Sharf Executive Vice President, Branch Manager Savills, 520 Newport Center Drive, 8th Floor, Newport Beach, CA 92660 Tel : +1 949 660 3545 Mobile : +1 714 404 3091 Website : www.savills.us License 00993432 Corporate License 00388260 129 From: Alexandra Potora <alexuta84@yahoo.com> Sent: Wednesday, August 12, 2020 8:49 AM To: Crager, Chelsea Subject: Thoughts regarding proposed 7Eleven in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good morning, hope this finds you well. Not sure how to address a city official, so I’ll keep this short and succinct, highlighting just a few concerns over the proposed 7Eleven partnership with 76 gas station off PCH (and proposed changes for that gas station all together). #1. I imagine we’re all proud of the charm this little town has to offer, in large part the reason why many of us chose to live here. There’s not one argument that could show “charm” in 7Eleven. This project would go against the nature and culture of our town and will trigger a series of unfortunate events which will ultimately lead to decreased property values and increased health and hazard risks. #2. I’d love to know who could point to one 7Eleven that doesn’t have a homeless issue? There is no doubt in our minds that this type of business will attract more homeless into our neighborhoods. That is simply unacceptable. With increased homeless will come health and sanitation hazards. Safety issues. Community issues, etc. #3. (and stepping outside the 7Eleven “partnership”, to address some concerns regarding this project all together). The project addresses “more parking”. Why chip away at the current landscape for more parking? How often does that corner have parking issues and concerns? #4. Selling beer and wine - with the Liquor store literally next door and Korker liquor and Papa liquor all within 1 mile. Not to mention Manning Edward and Coast Grab-N-Go less than a mile away too. Can’t forget all the grocery stores within 1 mile too, where wide selections of alcohol are sold as well. The options are readily available for alcohol within a 0.6 mile radius of this gas station. The town doesn’t need another store like this, that by virtue would attract more homeless, take the charm away from that corner and from there the slew of other issues that will derive. This is not the culture of our town! Politics aside, the responsibility and weight you carry, is to protect the integrity, safety and values of Corona Del Mar and I cannot think of any counter arguments that could outweigh the above. Please free to contact me with any questions or concerns and thank you very much for your time. 130 A. Crina Jacks Flower streets CDM 131 1 Crager, Chelsea From:Valaree Wahler <valaree@westforellc.com> Sent:Wednesday, August 12, 2020 11:09 PM To:Crager, Chelsea Cc:Joy Brenner Subject:7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, I want you to know that I’m 68 years female and I have lived in Corona Del Mar since I was 23 years old. I’m a resident of Shorecliff from the late 1994. I’ve been a extremely loyal customer of this gas station most of my life. In fact I don’t buy my gas anyway else I believe in keeping our tax money in the community. Needless to say I know the owner of the gas station doesn’t even know who I am but his employees do. We don’t need a 7–11 in our community it will bring crime and drugs to this area , much more then we already have. It would be easy for anyone who’s a criminal to drive to this 7-11 then they have there choice of driving out of the community either down PCH, or Mac Arthur or up to Avocado! Plus he’s competing with his neighbor. I feel if he had upscale mini deli market that neighbors would actually go there to pickup quick & good quality of food but he can’t have what his neighbor is selling. We don’t need more booze in this town. I’m extremely concerned about the crime & drugs that would filter through this 7-11. They are know for this. I think it’s a wonderful gas station but we need to keep the individual charm that Corona Del Mar offers to all of us. Best, Valaree Wahler "Gratitude opens the door to the power, the wisdom, the creativity of the universe. You open the door through gratitude." Deepak Chopra 132 1 Crager, Chelsea From:Matt Larson <1mattlarson@gmail.com> Sent:Thursday, August 13, 2020 8:50 AM To:Crager, Chelsea Subject:CDM 76 station improvements [EXTERNAL EMAIL]DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, I wanted to reach out to support the 76 station improvement plans. I think this will be a great improvement to the entrance of CDM. This corner needs to be improved as it looks to still be the original structure. I think the proposed 7-11 concept would work well. Residents a CDM can walk there. There is no real convenient store in CDM at this time, so this would be a great addition. Outside of the typical "anti-development anything" comments posted on Nextdoor, I think the community will be very happy with the project. Please approve. -Matt Larson CDM Resident 530-680-1761 133 1 Crager, Chelsea From:Missy Stern Entin <jerrymissy@gmail.com> Sent:Thursday, August 13, 2020 12:19 PM To:Crager, Chelsea Subject:7/11 [EXTERNAL EMAIL]DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, it has come to my understanding that a 7-11 store has been proposed for the corner of Avocado &PCH -I'm assuming where the current gas station is located.My husband & I live in Irvine Terrace and would see the 7-11 coming and going every time we enter or leave the neighborhood.It has always been my understanding that CDM has avoided large chain operations with flashy signage to maintain the quaint, beachy feel that makes our community attractive and unique.A 7-11 would be a major departure from that.Additionally, I am familiar with a 7/11 at the corner of 17th Street and I believe Irvine Ave. and everytime I'm in that little strip center it is very evident that the 7-11 has seedy looking characters hanging out in front.We already have a homeless problem in our community and I believe a 7-11 would be an attraction to them.I am hoping that the city council blocks the proposed 7-11 and that you have heard enough from the community to support that position. Thank you for your consideration. Jerry and Missy Entin 134 1 Crager, Chelsea From:Ernie Caponera <ernie@newport-properties.com> Sent:Thursday, August 13, 2020 1:32 PM To:Crager, Chelsea Subject:Unical Project [EXTERNAL EMAIL]DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. City Planning Department, Ernie Caponera, Broker/Realtor 2747 E. Coast Hwy (Next to Bruegger's Bagels) Corona del Mar, CA 92625 (714) 606-0926 ernie@newport-properties.com CalBRE#00781214 I support the convenience store upgrade including beer and wine sales. This would be a nice addition to CDM in which I am a residential property owner and am an active Director member of both CDM Chamber and CDM BID. Thank you Ernie Caponera, Broker/Realtor 2747 E. Coast Hwy (Next to Bruegger's Bagels) Corona del Mar, CA 92625 (714) 606-0926 ernie@newport-properties.com CalBRE#00781214 135 From: Nancy Braden <fabiette@aol.com> Sent: Tuesday, August 18, 2020 1:31 PM To: Crager, Chelsea Subject: 7 - 11 proposal [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, As a resident of Irvine Terrace, here is my opinion: In light of the current and worsening homeless issues, we do not need another convenience store bringing more traffic, people and trash to that corner. It's too close to the congested tangle of Mac Arthur / Avocado traffic lights . We have grocery stores everywhere, and a liquor store already at that location. thanks, Nancy Braden 'youth is a gift- age is an art." 136 From: Barbara Peckenpaugh <bcpeck.b1@gmail.com> Sent: Friday, August 14, 2020 1:12 PM To: Crager, Chelsea Subject: 7 11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello, My husband Tom and I moved to Corona del Mar in 1969. We’ve seen many changes and many were not for the better. Corona Del Mar does not need a 7 11 store! I understand the owner of the Union gas station would like to have a little convenience store on his property. That would be okay with us if: He doesn’t put in a chain store And he doesn’t compete with The Korker, his next door neighbor. Thank you, Barbara Peckenpaugh Sent from my iPad 137 From: Jeanne Conwell <jkconwell@yahoo.com> Sent: Thursday, August 20, 2020 1:42 PM To: Crager, Chelsea Subject: 7 eleven in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager, In regard to the proposed 7-eleven that is going before the planning commission tomorrow, I would ask that you deny this proposal. I have lived in Corona del Mar for 47 years and have seen many changes, but this seems like an awful idea. We already have the Korker liquor store next door to the proposed site, why would we need another liquor store?? This would add to the homeless problem which we can’t seem to get a handle on, so it would be another place for them to congregate. A 7-eleven is not in continuity with the village atmosphere which all of the residents would like to keep in place. Let’s keep CDM away from this type of establishment. Thank you for your consideration. J. Conwell 138 From: John Schram <lasenby327@surfree.com> Sent: Monday, August 17, 2020 12:10 PM To: Crager, Chelsea Subject: 7 eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good Afternoon, Long time resident of CDM since 1957 live on Acacia I am urging you to not vote for the 7-Eleven at Avocado and PCH The city needs to give support to the small business owner Koker has been in same location since the mid 50s John Schram 611 Acacia Ave CDM 139 From: rsz5050@aol.com Sent: Wednesday, August 19, 2020 12:08 PM To: Crager, Chelsea Subject: 7 eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I live down the street from building project and am opposed to the idea! Robin Zwick 140 From: NF REYNOLDS <nfreynolds@yahoo.com> Sent: Wednesday, August 19, 2020 8:22 PM To: Crager, Chelsea Subject: 7/11 at 76 station [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. My opposition is not to having a 7-11. My opposition has to do with all of the variances they are asking for. Liquor license right next door to a very established store, Korkers. We don't need 2 side by side. Cutting down setbacks, parking, & in/out driveways are just some of them. But if you allow lots of variances for one property, it'll will set a precedent for the the next and the next, etc. Yes, the rendering looks OK. But they want to put up 2 stories, where there is only one, and that adds to the loss of open space feeling, as well as a "neighborhood" store feeling. Nicole Reynolds Irvine Terrace Corona del Mar 141 From: Trish O'Donnell <trishodo@me.com> Sent: Tuesday, August 18, 2020 5:21 PM To: Crager, Chelsea Subject: 7-11 at MacArthur and Coast Hiway [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please delete this idea for all the publicized reasons. Please keep our cities as is. Change and progress do not always enhance a town Thank you Trish O’Donnell ,Lido Island 142 From: Eric Fults <efults@farwestinsulation.com> Sent: Tuesday, August 18, 2020 11:46 AM To: Herdman, Jeff; Crager, Chelsea Cc: Vicky Fults (fults5@sbcglobal.net) Subject: 7/11 at PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Mr. Herdman and Ms. Crager- I’m emailing you today to register my opposition to the proposed 7/11 at the corner of PCH and Avocado. The reasons for opposing are obvious: • It will bring a rise in crime to our city as shown by historical evidence. • It doesn’t in anyway fit with the character of Corona del Mar. • 7/11’s are open 24 hours. • 7/11’s carry an assortment of cheap items of individual serving sizes which attract an undesirable crowd. • Korker’s Liquor store is right next door and essentially stocks the same items. Please vote NO. Sincerely, Eric & Vicky Fults 143 From: Michael Hinderberger <m.hinder@gmail.com> Sent: Sunday, August 16, 2020 9:20 AM To: Crager, Chelsea Subject: 7/11 CdM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Chelsea, im a resident living in CdM … I go to Korker often. I vehemently disapprove of the city planning dept to put a 7/11 in its place. Keep small business alive. 144 From: Lisa Hubbard of Rhythm Pilates <rhythmpilates@yahoo.com> Sent: Monday, August 17, 2020 10:43 AM To: Crager, Chelsea Subject: 7-11 Corona Del Mar [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Sir/Madam, I am writing on behalf of the news of a potential 7-11 on PCH in Corona Del Mar, at the gas station located next to Korker Liquor. The small city is one that is quaint and of quality merchants. The residents in the neighborhood and surrounding areas support their businesses because of their relationships and for their service they provide the community. Turning the gas station into a 7-11 would clearly devalue the city, and will very likely attract more unwanted transients, adolescents and serve as hang-out into our local area. CDM is know for its charm and a friendly tight niche neighborhood. Thank you for your consideration. Lisa Hubbard Big Canyon Resident 145 From: Cade Huseby <chuseby@usc.edu> Sent: Thursday, August 13, 2020 11:00 PM To: Crager, Chelsea; Planning Commissioners Subject: 7-11 Does Not Belong in Newport Beach [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Secretary Kleiman and Associate Planner Crager, I hope you and your families are doing well amidst the COVID pandemic. My family appreciates how much the City of Newport Beach has done to contain the spread. My name is Cade Huseby and my mom lives at 420 Acacia Ave. I'm a USC student but I have been staying at my mom's home since March. Throughout my time in quarantine, I fell in love with Newport Beach all over again. Among the aspects of our beautiful town that have a large role in that, the small businesses that persevere and serve the community really create a sense of community and home for me. As I go to USC, most of my surroundings are extremely overdeveloped, commercial buildings that draw crowds and suppress small businesses. As you can probably imagine, living here in Newport Beach these past 6 months has been a breath of fresh air, reminding me of the humanity that comes with local community and supporting small businesses, along with beautifully executed city planning. I am reminded of how truly fortunate we are to have a city council that props up the small business that make this town feel like a community and a home. One of the most important small businesses that makes Newport Beach so special to me and my family, and so many other locals, is Garen Yegenian's Korker Liquor located at 2229 East Coast HWY Corona Del Mar, CA. My family is heartbroken over Project File PA2019-027 that proposes allowing a 7-11, 24-hour convenience store to open directly across the side street, effectively putting Korker's out of business. We would be extremely disappointed in the city council for allowing this to happen. This 7-11 threatens the longstanding history of a family-owned business that has served our community for 60 years. If you allow the construction of this 7/11, you are telling the entire community that local business is nothing but a pawn to be played with for profit. And it's not just our town. Please see this google link that showcases a nationwide outrage over the reputation of 7-11 and the undermining effects these types of stores cause to the heartbeat of their communities: https://tinyurl.com/yyp3pypx Thank you so much for reading my message and I believe in this city council to continue to do the right thing: champion small businesses like Korker's & resist outside pressure to construct the adjacent 7/11. Sincerely, Cade Huseby 146 From: Michele <michelefraser777@gmail.com> Sent: Tuesday, August 18, 2020 3:08 PM To: Crager, Chelsea Subject: 7/11 in CdM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To whom this may concern- As a local real estate agent and resident of Corona Del Mar for 26 years, I would discourage the addition of a 7/11 in CdM. CdM has a charm and quality about it that sets itself apart from other cities. I live near MacArthur and Coast Highway and believe that a 7/11 will attract the wrong kind of people, especially if it is open 24/7. We have plenty of liquor stores available and quick convenient stores already. I would encourage a NO vote. Thank you, in advance, for your attention to this matter. Sincerely, Michele Fraser Sent from my iPhone 147 From: ann peloso <annie_k007@hotmail.com> Sent: Tuesday, August 18, 2020 7:30 PM To: Planning Commissioners; Crager, Chelsea; Herdman, Jeff Subject: 7-11 in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello, I am a resident of Irvine Terrace for the last 20 years. One of the beautiful things about living here in Corona Del Mar is how charming and quaint the village is. Our homes, whether original construction or new remodels, are of high value. The last thing we need or want to see here is a 7-11 and all that comes with it. Korker Liquor is right there next to the proposed building. We don't need another store of that type on that corner. A store like 7-11 doesn't fit in with the charm of this area. There will surely be an increase in homelessness, as there always is around a 7-11. And given that it's open 24 hours, there's no telling how bad it will get. There are always homeless or other people just hanging around outside. That often leads to criminal activity. And loitering is not something we want to see when we're living and PAYING FOR a house that costs millions of dollars. Increased traffic will be an entirely different issue. That area at MacArthur backs up now without adding a convenience store. Please understand, this is a very bad idea to add a 7-11 convenience store at that location in our little town. And none of the residents will be happy about it. Thank you for your time and consideration. Ann Peloso 148 From: Krystal Anderson <ka395@cornell.edu> Sent: Tuesday, August 18, 2020 7:55 AM To: Crager, Chelsea Subject: 7-11 in CdM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello CdM City Council/Planning Commission, I am reaching out to express that my family and I are more opposed to the proposed 7-11 on PCH in CdM. We are not really just worried about it taking too many customers from Korkers, but from all of the non-chain general/liquor stores in CdM, as 7-11 seems more likely to pop up first on a GPS program and divert people from all over CdM. We like less chains in CdM too, it’s just so nice to live somewhere with booming different local small businesses, though we know it is getting harder for them to survive here anyway. That said, if it is approved, we think it shouldn’t be allowed to stay open later than the other gas station and general stores in CdM to keep the same daytime town, peace at night vibe, and should be required to keep the 7-11 clean as possible. Even our great social evening restaurants like Gulfstream close by 9pm. We know we don’t know all the details about this planning though, and trust you to make the best decisions for CdM. Thank you for your work. Thank you, Krystal Anderson On behalf of 4545 and 4601 Orrington Rd, Corona Del Mar, CA 92625 -- Krystal Anderson J.D. Candidate, Class of 2017 Cornell Law School T: (949) 230-8494 ka395@cornell.edu 149 From: Barbara deGroot <bdegroot@aol.com> Sent: Monday, August 17, 2020 12:35 PM To: Crager, Chelsea Subject: 7-11 on Avocado and PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea, Like other Corona Del Mar neighbors I’m appalled at the idea of a 7-11 selling beer and wine on that busy corner. As others have pointed out, the liquor sales will compete with a nearby business, and the traffic will be made even more hazardous by sudden turns at that corner. It’s the wrong business at the wrong place and the wrong time. Thank you for listening to residents’ concerns. Barbara De Groot 217 Jasmine Ave. Corona Del Mar Sent from my iPad 150 From: GEORGE KENT <gvkent@mac.com> Sent: Thursday, August 13, 2020 5:56 PM To: Crager, Chelsea Subject: 7-11 on PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please, no 7-11 at gas station on PCH. GdM 151 From: Greg Hood <GHood@hoodpacific.com> Sent: Tuesday, August 18, 2020 3:27 PM To: Crager, Chelsea Subject: 7-11 on PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Chelsea, Allowing a 7-11 to be built on the corner of Avocado and PCH does not serve in the best interest of the community and the City of Newport Beach planning commission should disallow this request. I have been a resident of Corona Del Mar for over 15 years and have seen the traffic increase very exponentially in the time period. On many occasions it takes 15 to 20 minutes from Poppy to reach Avocado and/or Marguerite traveling Northbound. It becomes increasingly dangerous for pedestrians, cyclists, drivers making left turns and cars trying to merge into traffic. A convenience would only increase the risks of accidents and injuries. We presently have surrounding liquor stores, deli ‘s , food store chains, markets and drugstores that offer much more than a 7-11 store. The late store hours of operation many times can lead to loitering, loud noises and a disregard for keeping the grounds clean and safe. The loitering can also increase the threat of crime and vandalism. This is not a positive addition to the community and should not be permitted. Gregory Hood Corona Del Mar resident Sent from my iPhone 152 From: Madeline Hayward <madandgreg@roadrunner.com> Sent: Thursday, August 20, 2020 10:14 AM To: Herdman, Jeff; Crager, Chelsea Subject: 7/11 Opposition [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Mr. Herdman and Ms. Crager- I’m emailing you today to register my opposition to the proposed 7/11 at the corner of PCH and Avocado. Here are my reasons for opposing: 1. It will bring a higher rise in crime to our city as shown by historical evidence. 2. It doesn’t fit with the character of our CdM village. We have historically been a quaint village of independent Shops and restaurants. It’s a walking town - not a road trip drive through town. 3. 7/11’s are open 24 hours which oftentimes attracts persons out in the middle of the night doing who knows what, drunk, disrespectful of the neighborhood etc. 4. I’ve lived next to a 7/11 in the past and it was constantly an area where non-residents hung out, trash was left and foul language was often heard. 5. Korker’s Liquor store is right next door, and then there’s 3 other liquor stores in CdM. And a fully stocked Rite Aid and a Smart and Final are right down the street. Do we really need another “store”. 6. It will increase traffic in an already impacted area of our city. That intersection is tricky already. Please vote NO and do not proceed with lowering the standard of our great city. Thanks, Madeline Hayward 506 Rockford place Sent from my iPhone 153 From: Rick Harmon <rharmon@bhhscal.com> Sent: Tuesday, August 18, 2020 4:01 PM To: Crager, Chelsea Subject: 7-11 PCH/Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good Afternoon Chelsea, We live on Chubasco Drive in Irvine Terrace and our family have been here since 1962. As you know traffic in Newport Beach has been constantly increasing for years. The Avocado/PCH corner has always been a very busy intersection and the 7-11 proposed to replace the 76 station would not be a welcome addition to the area due to increased congestion and alcohol sales. There is already the Korker liquor store next door which also serves as a convenience store. I also oppose adding chain stores to the city anywhere as we already have more than we should. Please forward our thoughts to the planning commission for their consideration. Thank you very much and kind regards, Rick Harmon 949 697 2227 154 From: mailebusbygmail <mailebusby@gmail.com> Sent: Monday, August 17, 2020 4:37 PM To: Crager, Chelsea Subject: 7-11 planned for PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please accept this message as my personal opinion that CdM does not need the added traffic the will result in having a 7-11 open at this location. Please no not approve this. Thank you, Maile Busby 3221 Seaview Ave. CdM 949 466-9125 (cell) mailebusby@gmail.com Sent from my iPhone 155 From: Dean Curci <deancurci@gmail.com> Sent: Monday, August 17, 2020 9:44 AM To: Crager, Chelsea Subject: 7-11 proposed in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, I have been a CDM resident for 50 years and think the traffic situation with a 7-11 would be dangerous, and I don't like the 7-11 vibe in CDM. Dean L. Curci (949) 533-7400 cell deancurci@gmail.com __________________________________________________________ 156 From: Mary Eadington <meadington@aol.com> Sent: Wednesday, August 12, 2020 4:18 PM To: Crager, Chelsea Subject: 7/11 store [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. > > Wanted to send you my thoughts on the proposed 7/11 Store at the 76 > Station at PCH & Avocado. > There is a beautiful Plaza right across the street from the gas > station & CDM Village & Irvine Terrace....all million dollar plus properties...in the adjoining neighborhood. > Putting a 7/11 > In the neighborhood does not fit in our beautiful little Village. It > could negatively affect our property values & possibly attract transient population. > Our children walk to Ruby’s restaurant...close to the gas station...we need to think about their safety & everyone else’s. Thank you for > presenting our thoughts at the meeting where this will be discussed. > Mary Eadington > Tahuna terrace > (Irvine Terrace, CDM) > > > 157 From: Gloria <gloria@newportpacific.com> Sent: Tuesday, August 18, 2020 8:08 PM To: Crager, Chelsea Subject: 7-11 store [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. As residents of Corona del Mar, we are opposed to a 7-11 type liquor store in our beautiful town. Mike & Gloria Sullivan 1832 Marapata Drive, CDM 158 From: Dan Toomey <d2oomey@gmail.com> Sent: Wednesday, August 19, 2020 2:53 PM To: Crager, Chelsea Subject: 7-11 Store [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I oppose the permitting of a convenience store at Avocado & PCH. It would do irreparable harm to our neighborhood. Daniel Toomey 2111 159 From: Valaree Wahler <valaree@westforellc.com> Sent: Sunday, August 16, 2020 9:59 PM To: Crager, Chelsea Subject: 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Chelsea, I have another question for you and the city. How can he sell food out of this gas station? I’m sure that after 50-60 years of selling gas that their has been gas that’s leaked into the ground water. I do know from past experiences that this happened to my family and we only had 1 pump at my husband office in Santa Ana on Segerstrom. We wanted to sell the land and had a buyer and it was going to be used for storage for the Performing Arts in Costa Mesa. Well the sell didn’t happen and it took us over 7 years and close to million dollars to clean up the land. What does the EPA say about this situation? I think this is bigger then a approval from our City. Best, Valaree Wahler "Gratitude opens the door to the power, the wisdom, the creativity of the universe. You open the door through gratitude." Deepak Chopra 160 From: Liz Kennedy <lizkennedynb@gmail.com> Sent: Monday, August 17, 2020 2:23 PM To: Crager, Chelsea; Herdman, Jeff Subject: 7/11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Mr. Herdman and Ms. Crager- I’m emailing you today to register my opposition to the proposed 7/11 at the corner of PCH and Avocado. Here are my reasons for opposing: 1. It will bring a rise in crime to our city as shown by historical evidence. 2. It doesn’t fit with the character of our CdM village. 3. 7/11’s are open 24 hours 4. 7/11’s carry an assortment of cheap items of individual serving sizes which attract the homeless 5. Korker’s Liquor store is right next door, and then there’s 3 other liquor stores in CdM. Do we really need another one? 6. It will increase traffic in an already impacted area of our city. Please vote NO and do not proceed with this foolishness. Thanks, Liz Kennedy 161 From: Scott Schubert <scott.schu@yahoo.com> Sent: Wednesday, August 19, 2020 9:31 AM To: Crager, Chelsea Subject: 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good Morning Chelsea, I live at 2007 Chubasco Drive in Irvine Terrace (family has been here since 1962.) I Oppose the addition of a 7-11 at PCH and Avocado There is already the Korker liquor store next door. I also oppose adding chain stores to the city anywhere as we already have more than we should. Please forward our thoughts to the planning commission for their consideration. Thank you, Scott Schubert 949-230-1416 162 From: Fred Criscione <fcriscione@mac.com> Sent: Thursday, August 20, 2020 1:26 PM To: Crager, Chelsea Subject: 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Absolutely no 7-Eleven will change the complexion of our area plus too much congestion of traffic. Sent from my iPhone 163 From: Pete Parrella <parrdust@icloud.com> Sent: Thursday, August 20, 2020 6:02 AM To: Crager, Chelsea Subject: 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please do not allow a 7-11 to be built at the corner of avocado and PCH. The traffic is already a nightmare and we do not need another high traffic store that sells liquor as well. Please do not allow this to happen. No one wants this except the builders and owners that are thinking only of their profits and not of the negative impact on the neighbors and this town. Please DO NOT BUILD A 7-11 at the corner of Avocado and PCH !!!! Pete Parrella Corona Del Mar resident Sent from my iPhone 164 From: Kathleen Flynn <kathleenflynn1@mac.com> Sent: Wednesday, August 19, 2020 4:02 PM To: Crager, Chelsea Subject: 7-Eleven Avocado & PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please register my homeowner concern and my vote of NO for this proposed modification of the 76 Station. This is my beloved community for nearly 30 years. Thank you Kathleen Flynn, 2216 Waterfront Drive, CDM Sent from my iPad 165 From: Wright, Chip @ Newport Beach <Chip.Wright@cbre.com> Sent: Monday, August 17, 2020 3:54 PM To: Crager, Chelsea Subject: 7-Eleven at PCH and Avocado, CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, I was made aware of the proposed 7-Eleven development at the corner of PCH and Avocado today. I am a Newport Beach resident (1841 Port Abbey Place) and oppose the project. I think it would not fit the character of the CDM Village and would create increased traffic on an already busy section of PCH. John “Chip” Wright J. Chip Wright Executive Vice President | License 00899669 CBRE, Inc. | Advisory & Transaction Services 3501 Jamboree Road Suite 100 | Newport Beach, CA 92660 T 949 725 8526 | F 949 725 8545 | C 949 400 9738 chip.wright@cbre.com | www.cbre.com This email may contain information that is confidential or attorney-client privileged and may constitute inside information. The contents of this email are intended only for the recipient(s) listed above. If you are not the intended recipient, you are directed not to read, disclose, distribute or otherwise use this transmission. If you have received this email in error, please notify the sender immediately and delete the transmission. Delivery of this message is not intended to waive any applicable privileges. 166 From: Chuck Krebs <CHUCK@rebareng.com> Sent: Monday, August 17, 2020 5:46 PM To: Crager, Chelsea Subject: 7-eleven on the corner of PCH & Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea… Our family lives in Irvine Terrace at 432 Angelita Dr, Corona Del Mar 92625. We are opposed to the proposed 7-eleven due added traffic congestion, backup of traffic due to cars on PCH making u-turns, shortage of parking. Parking on PCH is very limited and parking on Avocado should be reserved for residential. Chuck Krebs Phone (949) 706-3238 167 From: Nazie Arshi <narshi10@gmail.com> Sent: Wednesday, August 19, 2020 8:37 PM To: Crager, Chelsea Subject: 7-Eleven project [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager, As a resident and owner in Irvine Terrace community, we are in opposition of this building plan project. This will cause traffic congestion and creates dangerous conditions in an already busy intersection as well as allowing for more transients into our residential communities. The dangerous conditions can cause additional liability exposure to the City of Newport Beach in times that the cities in California are more than ever before facing enormous liabilities with extreme large $ settlements/court verdicts. This additional and major exposure outweighs the City's financial upside. We highly recommend that you and the city of Newport Beach to give this plenty of detailed attention. Be safe and healthy. Sincerely, Mr. and Mrs. Edward Arshi 168 From: Robert Scholle <rwscholle@gmail.com> Sent: Tuesday, August 18, 2020 9:38 AM To: Crager, Chelsea Subject: 7-Eleven Proposal at PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager: I am against the construction and operation of the 7-Eleven proposed for the corner of Pacitic Coast Highway and Avocado in Corona del Mar. I am most concerned with the increase in traffic and congestion the development will generate. I am also concerned with the volume of the structure, oversized for the lot size, and the appearance of the proposed structure. I expect the project to result in an increase in parking demand in an area that is already crowded along PCH as well as along Avocado. Avocado in particular is a challenge as so many residents along that avenue use street parking. Best regards, Robert Scholle, resident and owner 1851 Sabrina Ter, Corona del Mar, CA 92625 949-439-4194 169 From: Steve Quackenbush <steve.quackenbush@yahoo.com> Sent: Tuesday, August 18, 2020 11:31 AM To: Crager, Chelsea Subject: 7-Eleven Proposal- corner of PCH and Avocado- [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commission, My wife Shirley and I reside at 1915 Kewamee Drive which is the first street off of Avocado and PCH in Irvine Terrace. As you are aware we have a homeless problem at the bus station north on Avocado. We are very concerned and definitely oppose a 7 Eleven replacing the current 76 station on the corner. The new amount of traffic backing up to get into the proposed 7 Eleven will create considerably more congestion and cause more accidents than ever before. Sincerely, Steve and Shirley Quackenbush Homeowners 170 From: Amy Vieth <amyvieth@sbcglobal.net> Sent: Tuesday, August 18, 2020 1:57 PM To: Crager, Chelsea Subject: 7-eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please do not put a 711 on the corner of avocado and PCH I think it would be an absolute disaster and take away from her beautiful Coast Highway.It will definitely impact traffic encourage loitering just bad element Of people you don’t want in this area. Please vote no on this awful proposal! Thank you for your consideration. Amy Vieth Amy Vieth Interiors Phone 949-760-1983 Cell 949-400-8464 Fax 949-760-1756 amyvieth@sbcglobal.net 171 From: Marianne Farrell <whtsteed@mac.com> Sent: Wednesday, August 19, 2020 2:00 AM To: Crager, Chelsea Subject: 7-eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Planning Commission: I do not favor the proposed 7-eleven store. We don’t need added convenience. We have the traditional Korker for that and we have a 76 gas station for convenient fill-ups. We also have a market across the street at CDM Plaza. A 30 foot, high profile glassfront building constructed on this corner of PCH and Avocado which serves as a residential entrance street - would look grotesque and the business activity alone would create unnecesary stop park & go car doors and engine noise. An element of danger: Cars exiting Avocado and waiting at the PCH signal are frequently jammed up . The new proposal would only add more cars, noise, and confusion we do not need, and the potential for accidents. Recently while driving home from Bristol Farms about 9pm on Avocado , 60 feet ahead of me was a stopped car at PCH facing the wrong way on Avocado, headlights right at me (head on). He sat there on the wrong side of divided Avocado - and with his left turn arrow blinking ! After the light changed, I made a left turn onto PCH to get out of his way. Other drivers advancing upon him, began to drive around him. If he had executed a left turn from there, it would have been serious. This kind of situation could and will occur again with added traffic. Distractions that brightly lit storefronts and tall illuminated signage produces. Pedestrians at night on foot at this intersection only add to the potential for dangerous accidents in my opinion. I plan to sign the petition at Korker tomorrow morning (Wednesday) when they open. I hope you will allow some time tomorrow for others to sign before you collect them. Marianne Farrell Irvine Terrace Homeowner Sent from my iPhone 172 From: Cheryl Murphy <cher-cher1@cox.net> Sent: Wednesday, August 19, 2020 10:26 AM To: Crager, Chelsea Subject: 7-eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please do not Let this happen, very negative vibe for our whole community!!!! Sent from my iPhone 173 From: 9499392405@vzwpix.com Sent: Thursday, August 13, 2020 5:47 PM To: Crager, Chelsea [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. 174 From: mike.gallahair@gmail.com <mikegallahair@gmail.com> Sent: Saturday, August 15, 2020 1:30 PM To: Planning Commissioners; Crager, Chelsea [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Community Development Department: Chelsea Crager: Subject: Corona del Mar 76 station remodel and Convenience Store Folks as a long time Newport Beach resident, who often travels through the location under review; I strongly object to this application. Reasons outlined below: The intersection located at 2201 East Coast Highway is already (TOO) busy and prone to accidents. The commercial location is directly adjacent to residential property. Convenience Store locations often attract the homeless population. Parking at that location and the immediate area is very limited. William M. Gallahair 949/514-4427 175 From: William Close <wmcinvestments1@gmail.com> Sent: Monday, August 17, 2020 3:07 PM To: Crager, Chelsea [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, We are greatly opposed to the proposed 7-eleven store at the corner of Avocado and PCH. Please do whatever you can to deny approval for this totally inappropriate project. Thank you, Bill and Helen Close 1915 Bayadere Terrace Corona Del Mar Sent from my iPad 176 From: Stacy Bomhof <Bomhof7@aol.com> Sent: Saturday, August 15, 2020 11:26 AM To: Crager, Chelsea Subject: 76 new proposed plan [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I have been a resident of Corona Del Mar since 1968 and have seen many many changes in our local community, the majority for the worse. We are daily losing more and more charm of our quaint village. Korker Liquor is still one of the iconic store fronts and family run businesses that are too few and far between. I vote for change when necessary but only if it remains in line with the feel of the place. I vote a strong NO for a 7-11 or any other branded convenience store of the like. Modernize the gas station. Add a nice, small boutique food market - off brand - something in the line of Dean and DeLuca deli and no alcohol sales. Keep the hours consistent with a village that largely goes quiet by 9pm.... Seems like a reasonable compromise. Sincerely, Stacy Bomhof 177 From: Rabinovich <rabinovich@aol.com> Sent: Monday, August 17, 2020 12:57 PM To: Crager, Chelsea Subject: 76 Station and new convenience store on PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager, My husband and I oppose the placement of a convenience store (something like a 7/11) on PCH with the 76 station. It does not fit the character of the neighborhood and is very likely to cause more traffic AND unwanted characters…. If people need grocery essentials, there are many grocery stores and pharmacies in the area. Alcohol sales should remain with the Liquor store and the grocery stores. Keep CDM beautiful and a desirable place for out of town visitors, not low lifers. Thank you for listening to the neighborhood! Much appreciated, Gina and Jacob Rabinovich (949) 697-5199 178 From: Peter Evans <peteevans365@icloud.com> Sent: Friday, August 14, 2020 11:08 AM To: Crager, Chelsea Subject: 76 Station in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I do not support the redevelopment of the 76 Gas station on Pacific Coast Highway to a two story 7 & 11 convenience store. This is not “On Brand” with CDM or Bren’s redo of CDM Plaza across the street. The proposed type of operation has the potential to to worsen the recent pan handling issues and homeless problem at the transportation center and could attract and support future Protestors. The majority of my friends think this will increase traffic, increase non residents loitering along Coast Highway and provide late night shopping. This is just not “On Brand” with CDM. If it’s a small type of snack operation with no alcohol, including beer and wine similar to the Mobile gas station at Gelson’s that is fine. But we do not need another store selling beer and wine in CDM especially since it’s right next door to Korker, an existing Liquor store. Please do not ruin our City by approving a two store building at that site. Thank you Peter Evans NB resident 179 From: Peggie Fariss <peggie.fariss@gmail.com> Sent: Tuesday, August 18, 2020 3:56 PM To: Crager, Chelsea; hkianipur@gmail.com Subject: 76 Union Station - Future [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea & Hamid, Thank you for the chance to comment on the proposal for the 76 Union station at PCH and Avocado. I’m very sympathetic to the challenge of finding the right project to meet the owner’s business requirements and the needs of the Village. I’ve lived in Corona Del Mar for more than 40 years and have been so glad Hamid’s station was there to take care of some of my car’s unexpected needs. But I understand how an owner’s needs may change over time. I’ve also seen changes to the Village over the years but grateful that most changes haven’t significantly changed the feeling of this unique place. However, having a 7-Eleven at the entrance to the Village (or frankly, anywhere in the Village) really does seem to be so inconsistent with its character. I hope there might be an alternative that works for Hamid that doesn’t diminish the charm of the Village in the way a 7-Eleven would - something that fills an unmet need of the Village and proves to be a success for all. Best, Peggie 180 From: SHARI CIKO <shariciko@cox.net> Sent: Saturday, August 15, 2020 8:50 AM To: Crager, Chelsea Subject: 711 in CdM Village [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi! Next Door is posting that the City is considering a 711 at the Mobil station next to Korker's on PCH. I just wanted to say that as a 25 year resident of CdM, i am opposed to this project. The aesthetic of a 711 does not fit in with the village. Also we ought to respect Korkers, which has been here for decades upon decades and does not need the competition.(especially in this economic climate) Last, do we really need a third liquor store in the village? There is already Korker's and Papa's - how many liquor stores does CdM need? Thank you for your time and attention to this matter!!! 181 From: HYLA BERTEA <myredshoes@icloud.com> Sent: Tuesday, August 18, 2020 11:12 AM To: Crager, Chelsea; Brenner, Joy Subject: 711 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please no 7-11;in CDM. We don’t need more liquor stores or more traffic. Vote NO please. Thanks, Hyla 182 August 20, 2020, Planning Commission Item 2 Comments These comments on a Newport Beach Planning Commission agenda item are submitted by: Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 2. CORONA DEL MAR 76 SERVICE STATION REMODEL AND CONVENIENCE STORE (PA2019-027) I think a significant planning issue connected with this application is whether it is a proposal for gas station with a convenience store as incidental addition, or for a convenience store that happens to sell gas. NBMC Subsection 20.48.210.A.1 allows “Convenience markets” among the allowable “accessory uses to a service station.” Subsection 20.70.020.A, in turn, tells us ““Nonresidential accessory use” means a use that is at all times a part of, and clearly incidental and secondary to, a principal use; that does not change the character of the nonresidential use; and that does not necessitate an increase in required number of parking spaces.” I am unable to find any analysis in the report or resolution supporting a conclusion that the store, as proposed, will be “clearly incidental and secondary to” the sale of gasoline, or that it will “not necessitate an increase in required number of parking spaces.” It is also curious, and unexplained, that there seem to be three architects involved: (1) Scott Laidlaw/Laidlaw Schultz Architects, who is identified as the applicant on page 1 and in the PC 1 Draft Resolution with Findings and Conditions; (2) Scott Peotter/ASLAN Companies, who signed the PC 6 Project Description; and (3) Western States Engineering, whose logo appears on the PC 7 Project Plans. As to the architecture these three entities propose, I don’t understand the need for a tall, blocky building when nearly all the second story is shown as open to the first. What is the function of the very tall ceilings in the convenience store? Don’t they simply create additional space to uselessly heat and cool? And how are they compatible with the Coastal Act directive to keep manmade development in the Coastal Zone to the minimum required to accomplish its purpose? Likewise, the south elevation (page 165), presenting mostly a tall, blank brick wall (the same as what currently exists but taller?), does not appear to provide a thoughtful transition to the adjacent residential uses. It seems inconsistent with our General Plan Policy LU 5.1.2 (Compatible Interfaces) to “Require that the height of development in nonresidential and higher- density residential areas transition as it nears lower-density residential areas to minimize conflicts at the interface between the different types of development.” Logically, it would seem the blank rear wall should abut Korker rather than the alley, but does the location of the fueling canopy prevent that? Finally, in evaluating the impact on public coastal views, did staff consider the views from the second floor of the public library at 1000 Avocado? They look out toward the ocean over this area. 183 184 From: Robert Painter <Robert.Painter@Nafinc.com> Sent: Wednesday, August 19, 2020 2:39 PM To: Crager, Chelsea Cc: dpainter120@gmail.com Subject: Avocado project [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We own the house next door to the Gas Station on Avocado and live in Irvine Terrace. We agree that something needs to be built due the alley being so full of trash and hangout for unwanted guests and the parking lot behind Korker is a trash bin. Something is better than nothing being that the gas station is in the middle of our beautiful little town. 7-11 does not seem like the right fit and would be a nightmare of transients and traffic and trash and homelessness. But something in my opinion needs to be built in its place of the current operation. Robert Painter 714 404 5835 185 From: �������������������������� ���������������������������� gerryross@gmail.com Sent: �������������������������� ���������������������������� ��Monday, August 17, 2020 9:43 PM To: �������������������������� ���������������������������� �����Crager, Chelsea Subject: �������������������������� ������������������������CDM 76 Service Station Remodel and Convenience Store (PA2019-027) Attachments: �������������������������� ��������������Response to PA2019-027 Proposed 76 Service Station Remodel.pdf [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea, I would like to voice my opposition to both the proposed design and the use of the 76 gas station as a convenience store. I would appreciate it if you would include my remarks below (and attached as a PDF), along with the other public comments concerning this project. I would also appreciate it if you would confirm receipt of this email! Thank you, Gerry Ross P.O. Box 11508 Newport Beach, CA 92658 gerryross@gmail.com Attn: Chelsea Crager, Associate Planner, City of Newport Beach I would like to voice my strong opposition to Proposal PA2019-027, for the 76 Service Station remodel and construction of a 7/11 convenience store. I am joined by 43 others listed in the Planning Commission�s Staff Report who share my opinion and object to the project, with only 1 individual who is in favor of it. I am sure others will be contacting you to voice their opposition by the time this matter is heard on August 20th. 186 While the community favors and enjoys a diverse mix of commercial enterprises within the village, not all businesses are created equal and a 7/11 convenience store is a business that deviates, in its operation, reputation and impact on the neighboring community, from all other types of businesses already established in Corona Del Mar. Moreover, approval of the project will require the issuance of a permit for the sale of beer and wine, which in my opinion is not only redundant and unnecessary (especially since the long established Korker is located immediately adjacent to the subject property), but such approval would only add to the excessive overrepresentation of liquor sales in our community, which already exceeds the County�s ratio of liquor stores per capita by a factor of 3 to 1 and the Police Department has stated in its report is an �oversaturation of alcohol licenses.� We already have several existing businesses in the immediate area for both food and alcoholic beverages: The Korker Liquor Store, Bristol Farms, Smart & Final, Papa�s Liquor, Coast Grab-N-Go, Whole Foods, Gelson�s, 3 Pavilions and a few others that already sell alcohol. Furthermore, after reading the Staff Report, it is apparent that the Planners have gone to rather extreme lengths to recommend approval of this project, by liberally applying exemptions, modifications, waivers of standards, and special considerations to the existing codes and employing some very creative aesthetic interpretations in order to approve this project. First, from an architectural standpoint, the proposed building is a major departure from our community�s look and feel, and a contemporary, 2-story, white monolithic structure with glass and colored panels is highly inconsistent with our community�s charming, village-style character. I cannot understand how the Planners could possibly find that �The proposed improvements to the building architecture will provide an attractive modern appearance that is compatible with and complementary to the existing pump canopy and surrounding area. The building elevations reflect architecturally treated wall surfaces to prevent monotony and they will provide visual interest. While the design is not a typical design, it will be distinguishable from other service stations found in the surrounding region adding to the unique character of Newport Beach.� Let�s forget about the design�s consistency with the existing pump canopy for a moment; how is the design above possibly complementary to the surrounding area when there isn�t a single example of this type of architecture anywhere in the village, and further, how could the Planners conclude that it provides �visual interest� and �while not a typical design,� it will add �to the unique character of Newport Beach.� Who is asking for such a modern structure, visual interest, or something distinguishable from other service 187 stations? Not the residents of Corona Del Mar. I completely disagree that this design adds anything to our community or to the �unique character of Newport Beach,� whatever the Planners believe that may be. In addition, the Planners have concluded in their findings that, �Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use.� How can the Planners arrive at such arbitrary conclusions when the proposed type of business has never existed on this site? While there has been a gas station on this site since the 1970�s, there has never been a convenience store with the likes of a 7/11, which will undoubtedly increase the traffic counts significantly at Avocado from the many visitors who will not stop for gas but rather to pick up a Slurpy, a Big Gulp, a 6-pack or a pack of cigarettes. I disagree with the opinion of the City�s Traffic Engineer that �the project is designed to provide sufficient parking and circulation�given the existing constraints of the unchanged fuel pumps and driveways.� Apparently, neither the Planners nor the Traffic Engineers have ever visited the site and observed the traffic congestion that already exists from just one or two vehicles attempting to exit the gas station on Avocado, creating backups on that street several times a day, even without a dedicated convenience store on site. Furthermore, a 7/11 on our neighborhood corner is not the type of business we want or need here. One visit to any of the closest 7/11�s on Irvine Blvd. at 17th Street, on Superior at Placentia or on Orange at 17th Street will reveal the types of folks these stores attract. While they may be fine elsewhere, a 7/11 does not belong in our village, which is why we also don�t have tattoo parlors, vape shops or pot dispensaries. Below is a list of the Calls for Service to the Police Department from the subject property during 2019, when just a small number of snacks were offered for sale. I count 8 incidents involving crimes, transients, trespassers, and drug users. 188 189 Can you imagine how many calls and incidents there will be if a 7/11 is constructed here? These stores bring with them a host of unintended consequences, such as a special attraction for transients like the ones who appear in the table above. The reasons for this are as follows: 1. The stores are open for extended hours (most are open 24 hours/day). 2. They carry relatively cheap items and a wide assortment of individual foods like pizza, hot dogs, and booze. 3. They accept food stamps for payment. 4. Individuals and groups who frequent these stores choose them to avoid the personal discomfort, embarrassment, or scorn from walking down the aisles of a larger, neighborhood family-oriented grocery store. 5. These folks can loiter inside the 7/11 stores because there is usually only one clerk on duty who can�t leave the register to deal with them. 6. They can loiter outside the front entrance or at the gas pumps and remain there to beg for money without recourse for the same reason stated above. Just as concerning is the problem of convenience store crime. How many times have we learned about a robbery at a convenience store that involved the killing of an innocent clerk who fully cooperated with the robber, but who got shot, nonetheless? Here are some facts: 1. Convenience stores have large amounts of cash, low security, few staff members and customers likely to resist, which make them a target. 2. Employees suffer from high rates of workplace homicide, second only to taxicab drivers. Customers can also suffer injury from offender assaults. 3. Late evening to early morning hours carry a greater risk of being targeted because other customers, police, or passersby who might intervene, are not around. 4. Poorly lit gasoline islands and parking lot size increase the chances of a robber selecting a particular store since it is difficult for others to see what is occurring inside. Here the store will be set back far from the street with a bus stop and gas pumps that will obstruct clear visibility into the store. Lastly, regarding the present and ever-growing issue of the homeless and their relationship to this project, the City is still unable to effectively deal with the problem. Two weeks ago, there was a homeless man camped out on the corner of Kewamee and Avocado when my wife and daughter were out for a walk. They were so scared they had to turn back and return home to avoid him. Another homeless man was sitting on the sidewalk behind Golden Spoon and the Bungalow Restaurant one evening last week, begging for money from visitors who were in the rear parking lot, another who was camped out in front of the New Port Theater and who left trash and debris on the property and along the sidewalk, and even more disturbing are the several encounters residents have had with a homeless man who hangs out around Smart & Final and Crown Ace Hardware, who is highly aggressive and violent. All these homeless individuals will likely become frequent visitors to the proposed 7/11. We do not need an unsightly nuisance like this to be built in our neighborhood, which will only serve to negatively impact our quality of life, our personal safety, and our property values. Thank you, Gerry Ross P.O. Box 11508 190 Newport Beach, CA 92658 191 Attn: Chelsea Crager, Associate Planner, City of Newport Beach I would like to voice my strong opposition to Proposal PA2019-027, for the 76 Service Station remodel and construction of a 7/11 convenience store. I am joined by 43 others listed in the Planning Commission’s Staff Report who share my opinion and object to the project, with only 1 individual who is in favor of it. I am sure others will be contacting you to voice their opposition by the time this matter is heard on August 20th. While the community favors and enjoys a diverse mix of commercial enterprises within the village, not all businesses are created equal and a 7/11 convenience store is a business that deviates, in its operation, reputation and impact on the neighboring community, from all other types of businesses already established in Corona Del Mar. Moreover, approval of the project will require the issuance of a permit for the sale of beer and wine, which in my opinion is not only redundant and unnecessary (especially since the long established Korker is located immediately adjacent to the subject property), but such approval would only add to the excessive overrepresentation of liquor sales in our community, which already exceeds the County’s ratio of liquor stores per capita by a factor of 3 to 1 and the Police Department has stated in its report is an “oversaturation of alcohol licenses.” We already have several existing businesses in the immediate area for both food and alcoholic beverages: The Korker Liquor Store, Bristol Farms, Smart & Final, Papa’s Liquor, Coast Grab-N-Go, Whole Foods, Gelson’s, 3 Pavilions and a few others that already sell alcohol. Furthermore, after reading the Staff Report, it is apparent that the Planners have gone to rather extreme lengths to recommend approval of this project, by liberally applying exemptions, modifications, waivers of standards, and special considerations to the existing codes and employing some very creative aesthetic interpretations in order to approve this project. First, from an architectural standpoint, the proposed building is a major departure from our community’s look and feel, and a contemporary, 2-story, white monolithic structure with glass and colored panels is highly inconsistent with our community’s charming, village-style character. I cannot understand how the Planners could possibly find that “The proposed improvements to the building architecture will provide an attractive modern appearance that is compatible with and complementary to the existing pump canopy and surrounding area. The building elevations reflect architecturally treated wall surfaces to prevent monotony and they will provide visual interest. While the design is not a typical design, it will be distinguishable from other service stations found in the surrounding region adding to the unique character of Newport Beach.” Let’s forget about the design’s consistency with the existing pump canopy for a moment; how is the design above possibly complementary to the surrounding area when there isn’t a single example of this type of architecture anywhere in the village, and further, how could the Planners conclude that it provides “visual interest” and “while not a typical design,” it will add “to the unique character of Newport Beach.” Who is asking for such a modern structure, visual interest, or something distinguishable from other service stations? Not the residents of Corona Del Mar. I completely disagree that this design adds anything to our community or to the “unique character of Newport Beach,” whatever the Planners believe that may be. 192 In addition, the Planners have concluded in their findings that, “Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use.” How can the Planners arrive at such arbitrary conclusions when the proposed type of business has never existed on this site? While there has been a gas station on this site since the 1970’s, there has never been a convenience store with the likes of a 7/11, which will undoubtedly increase the traffic counts significantly at Avocado from the many visitors who will not stop for gas but rather to pick up a Slurpy, a Big Gulp, a 6-pack or a pack of cigarettes. I disagree with the opinion of the City’s Traffic Engineer that “the project is designed to provide sufficient parking and circulation…given the existing constraints of the unchanged fuel pumps and driveways.” Apparently, neither the Planners nor the Traffic Engineers have ever visited the site and observed the traffic congestion that already exists from just one or two vehicles attempting to exit the gas station on Avocado, creating backups on that street several times a day, even without a dedicated convenience store on site. Furthermore, a 7/11 on our neighborhood corner is not the type of business we want or need here. One visit to any of the closest 7/11’s on Irvine Blvd. at 17th Street, on Superior at Placentia or on Orange at 17th Street will reveal the types of folks these stores attract. While they may be fine elsewhere, a 7/11 does not belong in our village, which is why we also don’t have tattoo parlors, vape shops or pot dispensaries. Below is a list of the Calls for Service to the Police Department from the subject property during 2019, when just a small number of snacks were offered for sale. I count 8 incidents involving crimes, transients, trespassers, and drug users. Can you imagine how many calls and incidents there will be if a 7/11 is constructed here? These stores bring with them a host of unintended consequences, such as a special attraction for transients like the ones who appear in the table above. The reasons for this are as follows: 1. The stores are open for extended hours (most are open 24 hours/day). 2. They carry relatively cheap items and a wide assortment of individual foods like pizza, hot dogs, and booze. 3. They accept food stamps for payment. 193 4. Individuals and groups who frequent these stores choose them to avoid the personal discomfort, embarrassment, or scorn from walking down the aisles of a larger, neighborhood family-oriented grocery store. 5. These folks can loiter inside the 7/11 stores because there is usually only one clerk on duty who can’t leave the register to deal with them. 6. They can loiter outside the front entrance or at the gas pumps and remain there to beg for money without recourse for the same reason stated above. Just as concerning is the problem of convenience store crime. How many times have we learned about a robbery at a convenience store that involved the killing of an innocent clerk who fully cooperated with the robber, but who got shot, nonetheless? Here are some facts: 1. Convenience stores have large amounts of cash, low security, few staff members and customers likely to resist, which make them a target. 2. Employees suffer from high rates of workplace homicide, second only to taxicab drivers. Customers can also suffer injury from offender assaults. 3. Late evening to early morning hours carry a greater risk of being targeted because other customers, police, or passersby who might intervene, are not around. 4. Poorly lit gasoline islands and parking lot size increase the chances of a robber selecting a particular store since it is difficult for others to see what is occurring inside. Here the store will be set back far from the street with a bus stop and gas pumps that will obstruct clear visibility into the store. Lastly, regarding the present and ever-growing issue of the homeless and their relationship to this project, the City is still unable to effectively deal with the problem. Two weeks ago, there was a homeless man camped out on the corner of Kewamee and Avocado when my wife and daughter were out for a walk. They were so scared they had to turn back and return home to avoid him. Another homeless man was sitting on the sidewalk behind Golden Spoon and the Bungalow Restaurant one evening last week, begging for money from visitors who were in the rear parking lot, another who was camped out in front of the New Port Theater and who left trash and debris on the property and along the sidewalk, and even more disturbing are the several encounters residents have had with a homeless man who hangs out around Smart & Final and Crown Ace Hardware, who is highly aggressive and violent. All these homeless individuals will likely become frequent visitors to the proposed 7/11. We do not need an unsightly nuisance like this to be built in our neighborhood, which will only serve to negatively impact our quality of life, our personal safety, and our property values. Thank you, Gerry Ross P.O. Box 11508 Newport Beach, CA 92658 194 From: Cole, Brian @ Newport Beach <Brian.Cole@cbre.com> Sent: Monday, August 17, 2020 1:43 PM To: Crager, Chelsea Subject: CDM 76 Station trying to convert to a 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Chelsea, I’m writing you because we feel it would be horrible to convert the 76 Station (on PCH/Avocado) to a 7/11. I’ve lived in Irvine Terrace for 35 years. Our property values would decrease and the safety of our families would be at risk. Alcohol and drug paraphernalia will litter the streets. Our parks would be filled with homeless drunks. Please don’t let this happen to our special neighborhood. Brian Cole | Senior Vice President | Lic. 01770986 CBRE | Advisory & Transaction Services 3501 Jamboree Road, Suite 100 | Newport Beach, CA 92660 T +1 949 725 8610 | F +1 949 725 8545 | C +1 949 378 2252 brian.cole@cbre.com | www.cbre.com/brian.cole | LinkedIn View our Listings Follow CBRE: Facebook | @cbre | Google+ Please consider the environment before printing this email. This email may contain information that is confidential or attorney-client privileged and may constitute inside information. The contents of this email are intended only for the recipient(s) listed above. If you are not the intended recipient, you are directed not to read, disclose, distribute or otherwise use this transmission. If you have received this email in error, please notify the sender immediately and delete the transmission. Delivery of this message is not intended to waive any applicable privileges. 195 From: Phoebe Verutti <phoebe.verutti@icloud.com> Sent: Tuesday, August 25, 2020 12:17 PM To: Crager, Chelsea Subject: CDM Chevron-7/11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi- As a resident of CDM I am not interested in seeing a giant 7-11 moving into the community. Thank you! Thank you, Phoebe Verutti Luxury-On and Off Premise Southern California Phoebe.Verutti@cbrands.com Mobile:714-655-7841 Sent from my iPhone 196 From: Walter Davison <oldschoolpackf@hotmail.com> Sent: Thursday, August 20, 2020 10:57 AM To: Crager, Chelsea Subject: CDM Union has station [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Chelsea, I am Walt Davison of Pacific Drive cdm. Heard about some proposal to build on pch&avocado (new store at what is now Union gas station). There are of course pluses and minuses to such proposal. I prefer to keep the gas station which also provides auto service such as smog certs. Less traffic on pch compared to the new proposal. Want to avoid the Laguna Beach traffic problems. Sent from my iPhone 197 From: Nancy Engle VanOtten <nevanotten@gmail.com> Sent: Tuesday, August 18, 2020 5:28 PM To: Crager, Chelsea Subject: Comment on Proposed 7-eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager: My name is Nancy Engle VanOtten. My husband and I have been residents of Irvine Terrace for over 15 years. Our address is 1907 Tahuna Terrace. I have a few comments concerning the proposed 7-eleven on the corner of PCH and Avocado:  Parking – How will the increased parking requirement to accommodate a 2200 square feet retail shop be managed?  Traffic Flow – Avocado was downsized to one lane each direction a couple of years ago to decrease traffic flow and to slow traffic down. A 7-eleven will significantly add traffic to the area and make one lane traffic flow very cumbersome.  The proposed architecture of the 7-evelen is not consistent with the CDM “Village”.  Is it reasonable to allow another convenience store next to an existing convenience store (Corker)? This is a redundancy that should not be allowed. Would we allow another drugstore next to CVS or a hardware store next to Ace?  7-elevens are a loitering magnet – especially in the late evenings. I encourage you to not allow this building to move forward. Regards, Nancy Engle VanOtten & Gary W. VanOtten nevanotten@gmail.com gwvanotten@gmail.com cell: 310-779-3506 198 From: Brian Mock <bmockenergy@aol.com> Sent: Monday, August 17, 2020 11:10 PM To: Crager, Chelsea Subject: Comments regarding the proposed 7-eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear ms. Crager: I have been a resident in Irvine Terrace for over thirty years and I was also the owner of one of the largest gasoline marketing companies in California. Well placed and well designed service stations and convince stores certainly have a place in Southern California communities BUT NOT THE ONE PROPOSED FOR THE CORNER OF PCH AND AVOCADO. The proposed 7-eleven at the corner of Avocado and Pacific Coast Highway is a very bad idea for three reasons: 1) The street parking on all the surrounding streets, PCH, Avocado, 4th Avenue and Acacia, is already very limited and oversubscribed and the parking on 4th street and Acacia prevents the safe passage by cars traveling both ways and emergency vehicles like fire trucks. Two cars can not pass at the same time. We don't need more traffic and more demand for parking. 2) The needs for gasoline, food and convince items is already well met by the other two service stations in Corona Del Mar, Ruby's and other food service/take-out businesses and the Corker Liquor store and near-by food markets. A 7-eleven is redundant and unnecessary given existent businesses in the area and it offers no new benefits. 3) A 7-eleven is out of character with the neighborhood. The city has worked hard to maintain the quality and character of Corona Del Mar and the vendors that have businesses in the community and a two story, 2,2000 square foot 7-eleven does not fit in. I strongly oppose the proposal to build and operate a 7-eleven and the structure currently proposed to the City of Newport Beach. Please feel free to contact me if you have any questions. Brian Mock 1821 Bayadere Tr. Corona Del Mar, 92625 949-933-3146 199 From: Janice Munemitsu <socalgal8@gmail.com> Sent: Thursday, August 13, 2020 10:21 AM To: Crager, Chelsea Cc: Janice Munemitsu Subject: Concern over 2 Story Convenience store at PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager, I want to express concern over the proposal to tear down the gas station at PCH and Avocado and rebuild a two story convenience store with liquor sales and office space. Within less than a mile, we already have several liquor stores and Smart & Final/Bristol Farms. Within one block at McArthur and PCH, there is a convenient store located in that gas station. There are two grocery stores and pharmacies close to this location that also sell convenience items. We do not need a second liquor store adjacent to the existing store (Korkers). As a resident owner for over 30 years, I believe this would invite more problematic issues in our residential neighborhood and be detrimental to the harmonious and orderly growth of the city. In addition, this is already a busy intersection. To add additional traffic and office space is not harmonious with the neighborhood. Please do not accept another liquor store and late night convenience store here. This only hurts our current neighborhood and our loyal businesses we love and want to support for their years of service. Thank You, Janice Munemitsu 305 Larkspur Corona del Mar 200 From: Joyce Piercey <alohajp123@gmail.com> Sent: Tuesday, August 18, 2020 4:08 PM To: Crager, Chelsea Subject: convenience store [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am NOT in favor of construction of convenience store at the corner of PCH and Avocado Ave(2201 E Coast Hwy) in Corona del Mar. It would bring more unwanted traffic and noise to an already congested CdM. The hours of operation would be detrimental to the safety and the quality of life to the surrounding residents. Korker Liquor has been a local business for many years and is open reasonable hours and would be adversely affected. Please deny the permit. Project File No:PA2019-027 Activity No.CD2019-005, UP2019-004 Joyce Piercey 221 Poinsettia Ave Corona del Mar 949219-0887 201 From: Alex B <alexbrana@gmail.com> Sent: Tuesday, August 18, 2020 6:08 PM To: Dixon, Diane; Avery, Brad; Duffield, Duffy; Muldoon, Kevin; Herdman, Jeff; Brenner, Joy; O'Neill, William; Planning Commissioners; Crager, Chelsea Subject: Corona del Mar 76 Service Station and Convenience Store [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Project File No PA 2019-027 Activity No CD 2019-005 UP 2019=004 Dear City Council and Planning Commission In regards to the above mentioned proposed project identified as “Corona del Mar 76 Service Station and Convenience Store” currently scheduled for hearing on Thursday, 8/20.2020 at 630 PM, I respectfully request that the following objection be entered into the record: As a 26 year resident of Corona del Mar I have always been in support of any development that benefits our community. I feel it is important that our community’s unique character be preserved while addressing our changing needs. Positive progress after all has been a cornerstone of what makes our country, society , city and community great. The overall question I feel we should be asking is “How will this benefit our community?” I can see little benefit to our community from the proposed project while I can see numerous substantial detriments. First and foremost it has long been known that “Convenience Store”, as a category, bring many potential problems to the surrounding community and immediate vicinity. For a number of reasons, convenience stores are often popular targets for a variety of crimes, most notably shoplifting and robbery. So much so that as far back as 1965 the National Association Of Convenience Stores (NACS) commissioned a study to understand the prevalence of robberies in this store format. In some cities, convenience store crime has become such a problem that special task forces have been created or some stores have been completely closed down. American convenience stores are often direct targets of armed robbery. In some areas of the United States, it is not unusual for clerks to be working behind bulletproof glass windows, even during daylight hours. Some convenience stores may even limit access inside at night, requiring customers to approach a walk-up window specifically for such situations to 202 make purchases. The main dangers are that almost all convenience stores only have one person working night shift, most of the transactions are in cash, and easily resold merchandise, such as liquor, lottery tickets, and cigarettes are on site. Most convenience stores have a cash drop slot into a time-delay safe so clerks may limit the amount of cash on hand. Many have installed security cameras to help detect robberies and shoplifting. Because of their vulnerability to crime, nearly all convenience stores have a friendly relationship with the local police. To reduce burglaries when the convenience store is closed, some convenience stores will have bars on the windows. The reasons for the higher rate of crime at convenience stores may be attributable to various factors, including:  the small number of employees per store makes it difficult to stop or deter criminals  the extended hours of many convenience stores present more opportunities when few customers and/or witnesses are present  the smaller size of the stores makes it easy for criminals to quickly navigate the floor plan and enter and exit close to the cash registers the majority of purchases are in cash as opposed to electronic transactions, leading to a relatively large amount of cash (often minimally secured) at any point To gain a better understanding of ways to control and deter convenience store robberies, the Southland Corporation, parent company of 7-Eleven, starting in 1975 invested $2 million in- depth studies of 17,000 convenience store robberies and the individuals most likely to commit the crimes. Why? They discovered that the most important things would-be robbers considered when deciding whether or not to commit a crime were the ease of escape from the store/surrounding area and how much money they thought the store would have on hand. They also discovered that while the acquisition of money was the most important motivation for robberies, a sense of power or thrill from 203 committing the crime was often mentioned as well. The key six points are: (1) Cash control, (2) the clear sight lines, (3) prominent placement of the cash registers, (4) eliminating escape routes so that people cannot stage their car behind a convenience store and then come out and make a quick escape, (5) balanced lighting and (6) employee training. These points became the 7-Eleven Crime Prevention program which was shared widely throughout the c-store industry. The final element was to tell potential robbers about what you had done. Ray D. Johnson appeared on over 20 Johnny Carson television programs. 7-Eleven's in-house ad agency, The Stanford Agency, created store signage to educate robbers. Its clear that the location of proposed on PCH and unguarded, un lighted, un gated surrounding community the “Convenience Store” meets all the criteria criminals look for and therefore poses a potential significant risk to said immediate residents And it isn’t just what happens inside. An 2016 FBI study showed that “Convenience Stores” were hubs for an increase in crime is as many as 17 different categories including  Vagrancy  Loitering  Drug trafficking / dealing (meeting points)  Alcohol and drug abuse  Vandalism  Underage drinking  Noise complaints So I ask again: “How will this benefit our community?” What community need would this proposed store fill? What Is a Convenience Store? “A convenience store is a retail outlet that sells a limited range of prepared and ready-to-eat foods, bottled and fountain beverages, household staples, tobacco products and periodicals. Convenience stores are typically small in size, are open extended hours, and, in most cases, are staffed by a relatively small team of cashiers, stock workers, and managers.” Does our community have a need for a convenience store in that particular location given the potential risks? The proposed extended hours of 6AM to 12AM would not serve to benefit anyone in the surrounding community. The needs for the range of items 204 carried in a convenience store are already responsibly met by a combination of the Korker liquor store, Bristol Farms, and Smart & Final. We as a community are already dealing with a growing homelessness problem and the associated issues that brings. This particular location has recently had an increased prevalence in vagrancy. A number of residents report instances of aggressive behavior by vagrants, litter, abandoned clothing, shopping carts, and even human feces. In conclusion I am requesting that the application as currently presented be denied. Absent a denial I feel that the City’s primary responsibilities toward its residents that the approval be postponed in order that a full Community Impact Study (or whatever form a proper analysis should take ) be undertaken. Responsible leadership requires that the consequences vs benefits due diligence be performed. Now more than ever we need intelligent, prudent leadership Sincerely, ALEX BRANA 205 From: Tony Garling <tonygarling@roadrunner.com> Sent: Tuesday, August 18, 2020 1:04 PM To: Dixon, Diane; Avery, Brad; Duffield, Duffy; Muldoon, Kevin; Herdman, Jeff; Brenner, Joy; O'Neill, William; Planning Commissioners; Crager, Chelsea Cc: Nona Subject: Corona del Mar 76 Service Station to Convenient Store Proposal [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. > > Project File No PA 2019-027 > Activity No CD 2019-005 UP 2019 004 > > To Our City Council, > > As a homeowner at 620 Acacia Ave in Corona del Mar, I respectfully ask you submit my following objection: > > I have lived a block away from the 76 station for the past 32 years. During that time, our quaint little city has gone through many changes…some for the betterment of the community, and some not. While I understand that some change is good, and can benefit the community, I STRONGLY feel that a 7-11 type convenience store WILL NOT. > > As it is, that corner, largely due to the bus stop location and people that it attracts, has become an area that, quite frankly, I steer clear of. With a convenience store, we all know it will become worse. Especially since it will have extended hours, which is not to the benefit of the community. Our town has always been known as a quiet place that essentially closes down at 9 PM. > > I have read a lot about the crime that is associated with convenience stores, and we are already dealing with way more crime in our town than we ever have before. Why would we open ourselves up to the possibility of more? > > We are a town that does not allow drive thru fast food restaurants, and for good reason... Why would we allow a 7-11 type of convenience store? It makes absolutely no sense to me. > > My neighborhood is one that will feel the impact most, if a 7-11 type of convenience store is allowed. So I am asking you, how will this benefit our community? Was a COMMUNITY IMPACT STUDY conducted to see just HOW this will affect our quaint town and it”s residents? I respectfully request that if not, it is the least you, as the people we’ve elected to take care of our city and it’s people, would make sure this assessment is performed before any further discussion. The results should be made public…out of respect for our residents…and in the fact that your job is to make sure we are informed as to what is happening in our town, and that our best interests are being considered. > > In closing, I haven’t spoken to a single local resident that is in favor of this project. Most of us are struggling to understand why this is even a consideration… > 206 > Thank you, > > Nona Wolverton 207 From: EDIE BARVIN <ediebarvin@aol.com> Sent: Friday, August 14, 2020 3:51 PM To: Crager, Chelsea Subject: Corona del Mar 76 Station [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager, I am firmly opposed to the proposed 76 Station demolition and rebuild as a two-story 7-Eleven and gas station on the corner of PCH and Avocado. Not only will it be an eyesore at the gateway to our city from MacArthur Blvd. and to the surrounding residential area, but the increased traffic and parking on that busy corner will be a nightmare. There is already a liquor store/mini-mart next door to the service station. Another convenience store seems redundant. A two-story 7-Eleven would be a travesty. Please keep Corona del Mar the quaint little town it has always been. Thank you, Edie Barvin 716 Jasmine Avenue Corona del Mar, CA 92625 208 From: Kent Moore <moorekent1523@gmail.com> Sent: Tuesday, August 18, 2020 2:12 PM To: Crager, Chelsea Subject: Corona del Mar 76 Station Remodel Attachments: Letter Planning commission .docx [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. 209 August 18, 2020 To: NEWPORT BEACH PLANNNG COMMISSION Subject: Union 76 Gas Station Remodel in Corona del Mar, Project File No: PA2019-027 I have lived in Corona del Mar for 50 years and have witnessed the addition of many new homes and businesses which has resulted in increased crowding and traffic density in our beautiful area of Newport Beach. Therefore, I find it almost inconceivable that the City would even consider the addition of a convenience store to the already busy corner of Avocado and Pacific Coast Highway, which now houses a multi-pump gas station. Has the City overlooked the fact that a large, family-owned liquor and convenience store (Corker) already operates directly next door to the Union 76 gas station and has been in existence at this location for decades? The corner of Avocado and PCH is an extremely busy intersection which already allows U turns and is subject to heavy foot traffic. It is much like PCH and Bayside Drive where motorists often dangerously jockey for position when pulling into the Chevron gas station and their convenience store. Corker Liquors is flanked by Begonia and Avocado Aves. which are residential areas within 300 feet of the store. We don’t need another store there which would certainly increase lighting, parking and loud noise at night and possibly put residents and children at risk with vagrants and homeless people loitering at this location. Therefore, as a former board member with the Corona del Mar Chamber of Commerce, I ask that you deny the proposal in the interest of our community and public safety. Please contact me if you have any questions. Sincerely, Kent Moore 210 Carnation Ave. Corona del Mar 210 From: Britta Pulliam <brittascafe@aol.com> Sent: Sunday, August 16, 2020 2:25 PM To: Planning Commissioners Cc: Crager, Chelsea Subject: Corona del Mar enlargement and remodel [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. RE: PROJECT FILE: PA2019-027/ Corona del Mar 76 Station Remodel Dear City of Newport Beach Planning Commission: I have resided at 1315 Santanella Terrace in Corona del Mar for over 30 years, grew-up in the Newport Beach area and have owned businesses in Newport Beach. I am abundantly against the proposed plan to build a large two story structure and add a liquor store to the Corona del Mar 76 Gas Station! • The proposed plan does not match and/or improve the charm and aesthetics of the Corona del Mar Village • There is a convenience / liquor store on the same corner ( Korker liquor) - we don’t not need another directly next to the established historical bodega. • Proposed hours are too early and too late • Height is too high • Design would be an eye sore for the entrance to Corona del Mar and does not fit the neighborhood / village. • Corona del Mar Village has two bodegas (convenience / liquor stores) in town that compliment our beautiful city - Papas and Korker. We do not need another! • Bayside and PCH have a Gas station with this type of store - we do need a second similar business less than a mile away. • This project will not enhance Corona del Mar residents daily lives. Please … Do not approve this proposal! Respect and keep alive the charm of Corona del Mar. Please confirm that you received this email - thank you in advance! Best, Britta Britta Kvinge Pulliam 1315 Santanella Terrace 211 Corona del Mar 714-501-0970 212 From: Lee, Amanda Sent: Tuesday, August 18, 2020 12:47 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: 7/11 in CDM From: Sergio Borgognone <sergiob469@gmail.com> Sent: Tuesday, August 18, 2020 12:19 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: 7/11 in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Position Statement regarding proposed mini mart Project File No PA 2019-027 Activity No CD 2019-005 UP 2019=004 Dear City Council In regards to the above mentioned proposed project identified as “Corona del Mar 76 Service Station and Convenience Store” currently scheduled for hearing on Thursday, 8/20.2020 at 630 PM I respectfully request that the following objection be entered into the record: As a 26 year resident of Corona del Mar I have always been in support of any development that benefits our community. I feel it is important that our community’s unique character be preserved while addressing our changing needs. Positive progress after all has been a cornerstone of what makes our country, society , city and community great. The overall question I feel should be asking is“How will this benefit our community?” I can see little benefit to our community from the proposed project while I can see numerous substantial detriments. 213 First and foremost it has long been known that “Convenient Store” as a category bring many potential problems to the surrounding community and immediate vicinity. For a variety of reasons, convenience stores are often popular targets for a variety of crimes, most notably shoplifting and robbery. So much so that as far back as 1965 the National Association Of Convenience Stores (NACS) commissioned a study to understand the prevalence of robberies in this store format. In some cities, convenience store crime has become such a problem that special task forces have been created or some stores have been completely closed down. American convenience stores are often direct targets of armed robbery. In some areas of the United States, it is not unusual for clerks to be working behind bulletproof glass windows, even during daylight hours. Some convenience stores may even limit access inside at night, requiring customers to approach a walk-up window specifically for such situations to make purchases. The main dangers are that almost all convenience stores only have one person working night shift, most of the transactions are in cash, and easily resold merchandise, such as liquor, lottery tickets, and cigarettes are on site. Most convenience stores have a cash drop slot into a time-delay safe so clerks may limit the amount of cash on hand. Many have installed security cameras to help detect robberies and shoplifting. Because of their vulnerability to crime, nearly all convenience stores have a friendly relationship with the local police. To reduce burglaries when the convenience store is closed, some convenience stores will have bars on the windows. The reasons for the higher rate of crime at convenience stores may be attributable to various factors, including: • the small number of employees per store makes it difficult to stop or deter criminals • the extended hours of many convenience stores present more opportunities when few customers and/or witnesses are present • the smaller size of the stores makes it easy for criminals to quickly navigate the floor plan and enter and exit close to the cash registers • the majority of purchases are in cash as opposed to electronic transactions, leading to a relatively large amount of cash (often minimally secured) at any point To gain a better understanding of ways to control and deter convenience store robberies, the Southland Corporation, parent company of 7-Eleven, starting in 1975 invested $2 million in-depth studies of 17,000 convenience store robberies and the individuals most likely to commit the crimes. Why? They discovered that the most important things would-be robbers considered when deciding whether or not to commit a crime were the ease of escape from the store/surrounding area and how much money they thought the store would have on hand. They also discovered that while the acquisition of money was the most important motivation for robberies, a sense of power or thrill from committing the crime was often mentioned as well. The key six points are: (1) Cash control, (2) the clear sight lines, (3) prominent placement of the cash registers, (4) eliminating escape routes so that people cannot stage their car behind a convenience 214 store and then come out and make a quick escape, (5) balanced lighting and (6) employee training. These points became the 7-Eleven Crime Prevention program which was shared widely throughout the c-store industry. The final element was to tell potential robbers about what you had done. Ray D. Johnson appeared on over 20 Johnny Carson television programs. 7-Eleven's in-house ad agency, The Stanford Agency, created store signage to educate robbers. Its clear that the location of proposed on PCH and unguarded, un lighted, un gated surrounding community the “Convenience Store” meets all the criteria criminals look for and therefore poses a potential significant risk to said immediate residents And it isn’t just what happens inside. An 2016 FBI study showed that “Convenience Stores” were hubs for an increase in crime is as many as 17 different categories including • Vagrancy • Loitering • Drug trafficking / dealing (meeting points) • Alcohol and drug abuse • Vandalism • Underage drinking • Noise complaints So I ask again: “How will this benefit our community?” What community need would this proposed store fill? What Is a Convenience Store? “A convenience store is a retail outlet that sells a limited range of prepared and ready-to-eat foods, bottled and fountain beverages, household staples, tobacco products and periodicals. Convenience stores are typically small in size, are open extended hours, and, in most cases, are staffed by a relatively small team of cashiers, stock workers, and managers.” Does our community have a need for a convenience store in that particular location given the potential risks? The proposed extended hours of 6AM to 12AM would not serve to benefit anyone in the surrounding community. The needs for the range of items carried in a convenience store are already responsibly met by a combination of the Korker liquor store, Bristol Farms, and Smart & Final. We as a community are already dealing with a growing homelessness problem and the associated issues that brings. This particular location has recently had an increased prevalence in vagrancy. A number of residents report instances of aggressive behavior by vagrants, litter, abandoned clothing, shopping carts, and even human feces. In conclusion I am requesting that the application as currently presented be denied. 215 Absent a denial I feel that the City’s primary responsibilities toward its residents that the approval be postponed in order that a full Community Impact Study be undertaken. Responsible leadership requires that the consequences vs benefits due diligence be performed. Now more than ever Best regards, Sergio Borgognone (949)554-7295 216 From: Lee, Amanda Sent: Wednesday, August 19, 2020 7:42 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: 7-11 on PCH in CdM -----Original Message----- From: Margaret H. Quinlan <mhq48@hotmail.com> Sent: Wednesday, August 19, 2020 6:12 AM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: 7-11 on PCH in CdM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. A 7-11 in CdM is a terrible idea. There is no need for one, so I doubt it would succeed. We have every service and inexpensive dining option we could possibly need. And the structure would be totally out of place in our charming village. Do NOT approve it! Margaret H Quinlan 303 Heliotrope, CdM 217 From: Lee, Amanda Sent: Monday, August 17, 2020 3:41 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: 7-11 PCH & Avocado From: carolek7@aol.com <carolek7@aol.com> Sent: Monday, August 17, 2020 3:21 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: 7-11 PCH & Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello, I am a longtime resident of CDM, 23 years, and have always love the small town neighborhood feel. That is becoming less and less as the years go on. Please do not add a 7-11 to the mix. Please consider the image of the "village" of CDM. Another liquor store is not needed here. We have tons of grocery, food, drink options. This corner is already a busy one and has seen many near misses. I think a 7-11 would just add more traffic. PCH is crazy in the summer as it is now, don't add more ways to clog it up. Thanks, Carole King 1721 Galatea Terrace 218 From: Lee, Amanda Sent: Monday, August 17, 2020 7:49 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: 7/11 proposal -----Original Message----- From: Andrew Campbell <landru64@gmail.com> Sent: Sunday, August 16, 2020 10:55 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: 7/11 proposal [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I’ve read about a proposal to put a 7/11 in at avocado and pch. I think cdm is better off without such a place. Sincerely Andrew campbell, cdm resident ......... 219 From: Lee, Amanda Sent: Monday, August 17, 2020 12:58 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: 7/11 Store - NO From: Deborah Pattison <deborahpattison@me.com> Sent: Monday, August 17, 2020 12:51 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: 7/11 Store - NO [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good afternoon, I do not think a 7/11 at PCH and Avocado in Corona Del Mar is a good fit. Another type of business that fits in with CDM would be a better choice. Best, Deborah Pattison deborahpattison@me.com 220 From: Lee, Amanda Sent: Monday, August 17, 2020 3:04 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: 7/11 -----Original Message----- From: Ann Rocke <arocke@ocbydesign.com> Sent: Monday, August 17, 2020 2:30 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: 7/11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am adamantly opposed to a 7/11 in CDM. The traffic at that intersection is already too much. My dog and I walk up to dog park almost every day and pass this intersection. People going in and out of a 7/11 will just add way too much. Thank you for the consideration Sent from my iPhone 221 From: Lee, Amanda Sent: Monday, August 17, 2020 11:51 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: 7-11 From: Amy Allred <mooregraphix@gmail.com> Sent: Monday, August 17, 2020 11:09 AM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please do not ruin the charm of cdm. A 7-11 does not match the vibe. I really wish the 76 station would remain the way it is. I love having a neighborhood mechanic. Best Regards, Amy Allred 222 From: Lee, Amanda Sent: Tuesday, August 18, 2020 10:00 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: 76 Gas station Request for Building Permit From: John Hollern <JOHN@butlerbolt.com> Sent: Tuesday, August 18, 2020 9:03 AM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: 76 Gas station Request for Building Permit [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi, My name is John Hollern and I live at 1921 Altura Dr, Corona Del Mar, CA 92625. I have lived in Irvine Terrace for 43 years. I am two blocks from the corner of Avocado and Pacific Coast Highway. The idea of a convenience store at this location would increase the problem we have with the homeless in our area, let alone the library and retail stores. The problem magnifies if they are requesting late hours and the selling of liquor. The store will turn into a collection area for the homeless with a built in bed in the form of the bus bench which is there now. I leave for work before 5:00 am and I see people pushing their carts on PCH every day. Last week, an obviously impacted individual was standing in the 2nd lane of PCH in front of Rothchild's just staring at my car as I was driving across to turn on McArthur. I think we have enough issues now without adding to them. I vehemently oppose approving the change from a 50 year old gas station to a franchised convenience store. Thank you for taking the time to read this. John Hollern 1921 Altura CDM -- 223 John Hollern President 310 323 3114 ext. 1 310 324 0914 fax john@butlerbolt.com AS9100 REV. D / ISO 9001:2015 TORQ-SET® , ACR® and MORTORQ® Please view our inventory by clicking: www.butlerbolt.com/inventory 224 From: Lee, Amanda Sent: Monday, August 17, 2020 7:48 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: August 20, 2020, VII. PUBLIC HEARING ITEM(S) #2 PA2019-027 From: Dennis Baker <dennis.baker@diandden.net> Sent: Saturday, August 15, 2020 2:59 PM To: Weigand, Erik <eweigand@newportbeachca.gov> Cc: Kleiman, Lauren <lkleiman@newportbeachca.gov>; Lowrey, Lee <llowrey@newportbeachca.gov>; Ellmore, Curtis <CEllmore@newportbeachca.gov>; Klaustermeier, Sarah <sklaustermeier@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Rosene, Mark <mrosene@newportbeachca.gov>; Planning Commissioners <PlanningCommissioners@newportbeachca.gov>; 'Brenner Joy' <joybrenner@me.com> Subject: August 20, 2020, VII. PUBLIC HEARING ITEM(S) #2 PA2019-027 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Re: August 20, 2020, VII. PUBLIC HEARING ITEM(S) #2 CORONA DEL MAR 76 SERVICE STATION REMODEL AND CONVENIENCE STORE (PA2019-027) Dear Chairman Weigand and Commissioners, We are writing in opposition to the approval of this project: • This project should not be exempt from California Environmental Quality Act (CEQA) Section 15303 under Class 3 (page 273) o The word “small” is used repeatedly in the section and this is not a “small” or minor project. ▪ It is a complete replacement of the existing business and structure, and therefore should not be exempt. o From the code: “…where only minor modifications are made in the exterior of the structure.” (Emphasis added.) ▪ A teardown and replacement is not a “minor modification”. • The proposal is to put a convenience (with liquor) store adjacent to an existing liquor store (Korker). o Korker store is a very long term (multiple generation), family owned and operated, local institution. o Korker store operates in many respects as a convenience store and is used by many locals as such. o It is very much part of the “local fabric” of CdM. o To approve a very, very similar business adjacent to a local business would be very anti-local business. • Whether by design or by happenstance, CdM is mostly devoid of franchise operations such as fast food joints and the like. o This is very good for local businesses. 225 o Would you approve a Pickup Stix next door to Thai Del Mar? I have no objection to the applicant replacing the gas station, just to his choice of a replacement business. I would prefer he do a bit more research and find a business that fits in with the village ambiance of CdM and also serves the needs of the residents, his neighbors. A convenience store might serve those driving down PCH on weekends, but would not be a convenience for the residents and neighbors. Please deny the application and help to maintain the character of CdM and Newport Beach. Dennis and Diane Baker 706 ½ Begonia Ave, CdM 949.274.3226 226 From: Lee, Amanda Sent: Tuesday, August 18, 2020 8:32 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Corner of Avocado and PCH From: Rosalyn Laudati <outlook_6AF70BA53FD43024@outlook.com> Sent: Monday, August 17, 2020 8:57 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Corner of Avocado and PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Commissioners: Please do not approve the construction of the 7/11 at the corner of PCH and Avocado. This will negatively impact our community both with traffic and the constant influx of people into a larger store. Please realize that this is not good for our community. Rosalyn Laudati, 1833 Galatea terrace, Corona del Mar. Sent from Mail for Windows 10 227 From: Lee, Amanda Sent: Monday, August 17, 2020 11:51 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: CORONA DEL MAR 76 SERVICE STATION REMODEL AND CONVENIENCE STORE (PA2019-027) From: Ray Kennedy <raykennedynb@gmail.com> Sent: Monday, August 17, 2020 11:47 AM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>; Jeff Herdman <jherdman1@roadrunner.com> Subject: CORONA DEL MAR 76 SERVICE STATION REMODEL AND CONVENIENCE STORE (PA2019-027) [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Commissioners, I would ask that you reconsider the preliminary decision by the Planning Department to approve modifications that would permit a convenience store at the corner of Avocado and East Coast Highway. Here are my concerns: 1. That corner is very busy and has seen numerous accidents over the years as vehicles pull out of East Coast Highway to enter that current location The average speed of cars exiting PCH is well in excess of 50mph. Cars are often backed up on Avocado as vehicles wait to exit that location. Adding a convenience store will only further the congestion. 2. The proposed operating hours are longer than necessary and longer than the current facilities. It is adjacent to a neighborhood with young children that would be impacted by the longer hours. Let's face it, who needs to buy liquor at 11pm or 6am? 3. Adding another facility that services packaged liquor will only compound current drinking and DUI problems in Newport Beach. 4. Convenient stores often have more parking spaces and offer products such as ready to eat meals (e.g. pizza, burritos, etc.) and as result, have more loitering that fosters more crime. They tend to attract a customer base that is seeking quick food and alcohol. There have been studies done that show that convenient stores are more dangerous for both customers and employees than regular service stations. The crimes also tend to be violent. 228 5. The project is inconsistent with the goal to improve both the traffic flow and the look and feel of CDM village. Quite frankly, the remodel proposal lacks adequate impact analysis and I am disappointed that the Planning Department has not done a complete analysis of the following: A. Traffic flow - A complete analysis of the impact of increased traffic in and out of the corner especially during peak driving times. B. Noise Impact - A noise analysis as a result of additional loitering and staying times at the location and the impact on the neighborhood. C. Lighting - A lighting analysis to determine if there will be additional lighting impact given the City of Newport Beach's goal to reduce lighting on the surrounding neighborhoods. I think we can all agree that the lighting changes at the corner of CDM Plaza were very negative to the community. D. Crime Impact - An analysis of the potential crime impact of the proposed project given the increase in staying times by customers. There are studies out there about the negative impacts of these stores and I encourage you to do your homework. One thing to consider is that Ruby's is a family oriented restaurant within 100 yards of the proposed convenience store and often has very young children visiting that establishment. The potential for young children to be hurt by the increased crime should be considered in your analysis. I am ambivalent about the impact on Korker's liquor or whether it is a 7-11 franchise. Also, while it is unfortunate that we will lose a service repair facility, I don't think that should be considered in this review. Finally, if you were to move forward, I would ask that you consider the following restrictions: 1. The hours are limited to 7am to 9pm to be consistent with the local businesses in the community. 2. The lighting and decor are subtle and consistent with surrounding commercial spaces. 3. Parking is restricted and limited to 15 minutes parking time to reduce loitering. 4. The police regularly do undercover alcohol testing to make sure that they do not sell alcohol to underage children and that the City of Newport Beach 229 implement an aggressive policy to withdraw the owner's liquor license for non- compliance. 5. Do not grant any concessions to current setback or height regulations. They are not necessary and are setting a bad precedent for the City of Newport Beach. Respectfully Submitted, Raymond Kennedy 1717 Bayadere Terrace CC: This is one study out about crime at convenience stores by ASU. https://popcenter.asu.edu/content/robbery-convenience-stores-0 From Ray Kennedy 949-307-4145 raykennedynb@gmail.com 230 From: Lee, Amanda Sent: Wednesday, August 19, 2020 7:41 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Expansion of service station From: pamella marks <apmarks92625@yahoo.com> Sent: Tuesday, August 18, 2020 6:34 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Fw: Expansion of service station [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Commissioners, I am addressing the expansion and remodeling plan of the service station and liquor store at the corner of Avocado Ave and PCH. My husband and I own and live at 787 Avocado Ave and have since 1994. We absolutely do not support this project, which would be right across the street from where we live! Corona Del Mar does not need a larger gas station and convenience store in town. It is not a good fit for our community! I know that the Corker Liquor store was robbed this month! The employee was beaten before the robbers drove their getaway car up the main corridor to the freeway! Do you want to make even a bigger invitation to criminals? Avocado Street is already inhabited by most of our city's homeless people. This new project would only create more vagrancy and crime! No, no, no to a bigger gas station and convenience store! CDM has 2 other gas stations in town. The existing service station on Avocado and PCH has been an excellent neighbor! If it closes, we do not need a replacement! We need a business which will add character and class to our community! Thank you, Pamella Marks 787 Avocado Ave Corona Del Mar, Ca 714-604-3119 Sent from Yahoo Mail on Android 231 From: Lee, Amanda Sent: Monday, August 17, 2020 4:18 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: OPPOSED - CORONA DEL MAR 76 SERVICE STATION REMODEL AND CONVENIENCE STORE (PA2019-027) Site Location: 2201 East Coast Highway From: Tom Callister <tkcallister@gmail.com> Sent: Monday, August 17, 2020 4:17 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: OPPOSED - CORONA DEL MAR 76 SERVICE STATION REMODEL AND CONVENIENCE STORE (PA2019-027) Site Location: 2201 East Coast Highway [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am OPPOSED to the proposed redevelopment of the above project for the following reasons: 1. The owner is requesting a number of variances from the existing City codes in order to accommodate the proposed development which if the new convenience store business is successful will create a potential traffic and parking hazard immediately adjacent to a residential area; 2. The property next door (Korker Liquor) already has liquor license and sells liquor, beer and wine and accordingly this location does not need additional liquor sales open from 6 A to 11PM; and 3. The proposed 2-story, glass front building is out of character with the adjacent residential neighborhood. I request that the current application be denied. Thank you! 232 Tom Callister Office and Fax (949) 760-6161; Cell (949) 395-9100 233 From: Lee, Amanda Sent: Tuesday, August 18, 2020 1:08 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Poorly Placed "7-11" convenience store From: Bonnie; <msbjg@aol.com> Sent: Tuesday, August 18, 2020 12:51 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Poorly Placed "7-11" convenience store [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear City Planners, It has come to my attention that there is an application to the City of Newport to "re-purpose" the Union 76 Station at the corner of PCH and Avocado into a convenience store. As a long-time resident of Irvine Terrace, I know this intersection very well and I am strongly opposed to placement of a convenience store in this location. As you know, the intersection of PCH and Avocado is already a high traffic volume intersection. Approving the addition of a high volume store in this location would further impact this already congested intersection. (There is very little available parking at that location, by the way). Furthermore, it is my understanding that the proposed store hours would be 6 AM until 12 midnight and would have an adverse impact on a very quiet residential community. I would like to go on record as being opposed to this project. Bonnie Gainer 606 Ramona Drive Corona del Mar 234 From: Lee, Amanda Sent: Tuesday, August 18, 2020 5:54 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Possible New 7-Eleven at the corner of PCH & Avacado ... replacing the 76 gas station From: Norman Metcalfe <nmetcalfe@icloud.com> Sent: Tuesday, August 18, 2020 5:47 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Possible New 7-Eleven at the corner of PCH & Avacado ... replacing the 76 gas station [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I’m strongly opposed to this proposed project! That is already a very busy and congested corner and also serves as the entrance to my community of Irvine Terrace. I’m opposed to the large building (30ft height with an even higher sign.) I’m also concerned about more traffic at an already congested and busy corner and the safety concerns that go with that. I also think the proposed use is somewhat redundant with Korker Liquor right next door. Thanks for hearing my opposition. Norman Metcalfe Norman Metcalfe Office: 949.723.1529 iPhone: 949.433.3656 nmetcalfe@icloud.com 235 From: Lee, Amanda Sent: Wednesday, August 12, 2020 5:27 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Project File 2019-027 From: Lindsay Baumhefner <lindsay.baumhefner@gmail.com> Sent: Wednesday, August 12, 2020 5:21 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Project File 2019-027 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please keep our local business The Korker. Please do not allow a 2 Story chain retailer to occupy this space. Keep the charm of the village of CDM!!! -- Lindsay Baumhefner 236 From: Lee, Amanda Sent: Tuesday, August 18, 2020 10:43 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Proposed 7-11 Corona del Mar -----Original Message----- From: Suzanne Metcalfe <smetcalfe@me.com> Sent: Tuesday, August 18, 2020 10:37 AM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Proposed 7-11 Corona del Mar [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Commissioners, I have previously emailed you regarding the proposed 7-11 at the corner of Avocado and Coast Highway in Corona del Mar. I would like to add that the influx of traffic at this corner should be considered along with any parking issues that will likely arise. I believe there is data available that will show that this type of store will potentially bring a rise in crime to the neighborhood (i.e. an example being the 7-11 at Irvine and 17th Street in Costa Mesa). Thank you very much for your consideration. Suzy and Norman Metcalfe 2007 Bayadere Terrace 949-230-8041 237 From: Lee, Amanda Sent: Monday, August 17, 2020 4:54 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Proposed 7/11 on PCH and Avocado From: Susan Gaunt <smgaunt1@gmail.com> Sent: Monday, August 17, 2020 4:57 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Proposed 7/11 on PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Sirs, I am extremely opposed to putting a 7/11 on PCH and Avocado. The residents in the area are putting up with enough noise these days. Please do not approve this plan. Sincerely, Susan Gaunt 414 Villa Point Drive Newport Beach, CA 92660 238 From: Lee, Amanda Sent: Monday, August 17, 2020 7:48 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Proposed 7-11 -----Original Message----- From: Suzanne Metcalfe <smetcalfe@me.com> Sent: Friday, August 14, 2020 10:22 AM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Proposed 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Commissioner: I have lived in Corona del Mar in the Irvine Terrace neighborhood for the past 27+ years. I understand you are considering a proposal to build a 7-11 on the corner of Coast Highway and Avocado where the 76 gas station now stands. I would like to express my strong opposition to this for a number of reasons. It will take away from the ever-diminishing charm of our town and probably attract more homeless to the site and most importantly likely put Korker Liquor out of business. Korker Liquor has been there for decades and is now owned and operated by a very hardworking young man who single handedly took over the 6 day a week business after his father passed away. We should be supporting these small businesses in our community especially during these trying times. Thank you for your consideration. Suzy Metcalfe 2007 Bayadere Terrace 949-230-8041 239 From: Lee, Amanda Sent: Monday, August 17, 2020 8:28 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Proposed 7-Eleven on PCH -----Original Message----- From: Gwen Cruttenden <gwencrutt@yahoo.com> Sent: Monday, August 17, 2020 7:56 AM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Proposed 7-Eleven on PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good morning, As a Newport Beach citizen, I wanted to express my opposition to granting a license for a 7-Eleven on PCH at the corner of Avocado. Although at this point I’ve just read commentary from neighbors, it is my understanding that it would be a 24 hour facility. I’m sure that you know that 7-Eleven has a reputation for attracting an unsavory element unfortunately. I used to live right next-door to that location and the noise from the gas station was very unpleasant and caused us to move. I’m sure that all the other residents that are still there will be even more upset if it is operating 24/7 and various homeless people and other individuals are hanging out. Which they will be if you just drive by any of the other ones in Newport. Or any other town for that matter. As a former social worker I am sensitive to the plight of the homeless and alcoholic; however, having them hang out on a sidewalk or parking lot all day is not helpful to them. Or the neighbors. Sorry to be blunt. It’s just true. Please consider keeping this a “mom and pop” type of service station. Or limit who you license to for what is a positive addition to the community. Thank you Gwen Cruttenden Sent from my iPhone 240 From: Lee, Amanda Sent: Wednesday, August 19, 2020 1:04 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Proposed 7-eleven store on PCH and Avocado -----Original Message----- From: Angela Monroe <atmonroe@uci.edu> Sent: Wednesday, August 19, 2020 12:59 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Proposed 7-eleven store on PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Honorable Commissioners, I wish to express my objection to the above mentioned 7-eleven building to be considered at your meeting tomorrow, August 20, 2020. After the last few years of beautifying the business area of Corona del Mar Village very successfully and tastefully, this building would be the welcome to the Village for visitors entering from McArthur Blvd, day and night. This makes no sense at all. It completely degrades the efforts of business owners and our own city council to enhance the overall experience of Corona del Mar Village. I am not a business owner myself, merely a proud resident of Corona del Mar for 40+ years. Considering that we already have 2 liquor stores in town, with a 3rd already approved, that the Riteaid has a very healthy liquor business, as does Smart & Final, it is not needed. Not to mention the increased vehicle traffic. Corona del Mar Plaza has put tremendous effort into the types of stores and dining options in the Plaza, and a 2 story 7-eleven with an illuminated sign above the roof, would make a mockery of all that effort. Sincerely, Angela T. Monroe 241 From: Lee, Amanda Sent: Monday, August 17, 2020 12:58 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Proposed 76 and 24 hr market on PCH From: Rabinovich <rabinovich@aol.com> Sent: Monday, August 17, 2020 12:55 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Proposed 76 and 24 hr market on PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commisioners, My husband and I oppose the placement of a convenience store (something like a 7/11) on PCH with the 76 station. It does not fit the character of the neighborhood and is very likely to cause more traffic AND unwanted characters…. If people need grocery essentials, there are many grocery stores and pharmacies in the area. Alcohol sales should remain with the Liquor store and the grocery stores. Keep CDM beautiful and a desirable place for out of town visitors, not low lifers. Thank you for listening to the neighborhood! Much appreciated, Gina and Jacob Rabinovich (949) 697-5199 242 From: Lee, Amanda Sent: Wednesday, August 19, 2020 4:44 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Proposed 76 GasStation Construction Project From: Donna Kendall <donnalkendall@gmail.com> Sent: Wednesday, August 19, 2020 4:29 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Proposed 76 GasStation Construction Project [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Re: Proposed 76 Gas Station Construction Project As a long time resident of Avocado Avenue in Corona Del Mar I am against allowing this project to move forwards for several reasons: Corona Del Mar is a family oriented community. We take pride in being a walkable family oriented community with a village feel. Corona del Mar has a special enjoyable community feeling and unique esthetics we choose to maintain; abundant greenery, trees and shrubs. Sidewalks and parks and our wonderful beaches. These elements, among other help us keep village feeling in our peaceful community. The proposed project on the corner of PCH and Avocado Avenue is too large for the lot size it is on. This is not the type of use the residents who live and work here want to support. What exactly are the findings they seem minimal compare to other cities. What is unique about this lot and furthermore this project that they don't need to meet code? The building already doesn’t meet code for gas station! Why the proposed store needs to be so large? The two existing service bays could be used instead of a new construction of a very large store. Keeping the store in the existing building would not require all these deviations from existing codes. Existing codes keep our neighborhood aesthetically pleasing, peaceful and green. If the property is 13,853 SF and the project requires 15,326 SF, obviously they are trying to build too big of a building, i.e. over building for the size of the Lot Why can’t the project redevelop the structure to fit the Lot? 6 feet variances tell us the building would be too big Many of us believe a mini mart at a gas station doesn’t fit the profile of the village of Corona del Mar, our neighborhood Doesn’t this set a precedent for future development?? 243 How could you than deny the next request for a building to large for the site??? Why cant the size of the building be reduced to be able to conform to the size of the Lot, so landscaping that is required by existing codes could be provided? Aren’t these so-called variances to the code, in reality are code modifications? Couldn't the elimination of the requested zero setback variance to code be achieved by reducing the size of the structure? The service bays could be incorporated into retail space. This would eliminate an environmentally “dirty” use of the property. Isn’t the loss of a 10 feet setback by the alley quite significant? Isn’t the loss of traffic circulation arrangement presented actually caused by not relocating the gas pumps? Couldn't the required traffic circulation be achieved by relocating the gas pumps?? Isn’t overbuilding the reason dose cant be met on this project? Isn’t not moving the gas pumps negatively impacting the code required landscaping? Cities in California are supposed to reduce greenhouse gases to 1990 levels, how does giving landscape variance to this project not contribute to additional greenhouse gases. Trees help with greenhouse gases and are aesthetically pleasing; doesn’t giving a variance from the required 15% landscaping negatively impacts our environment and the beauty of our community? Doesn’t giving a variance on planter size on Avocado Ave and East Coast Highway from 5 feet to 4.5 feet also impacts the size and amount of trees that can be installed? A 5-foot planter allows for a tree to prosper more, 5 feet is the minimum size, is it not for growing a proper tree. Are the total numbers of trees being provided in the landscaping, the number that would be needed for this project? Is there adequate space for landscaping? is there adequate space for trees? Isn’t a 10-foot setback for air and water much better than the 4 foot requested? Couldn't the traffic circulation problem be resolved by a smaller building? I look Forward to your responses to my questions, and to my deep concerns about this project Thank you, Sincerely Donna Kendall 244 From: Lee, Amanda Sent: Monday, August 17, 2020 4:53 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Proposed Development at PCH and Avocado -----Original Message----- From: Kathy Huber Hoffman <kathyhoffman@roadrunner.com> Sent: Monday, August 17, 2020 4:52 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Proposed Development at PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am responding to a post I saw on Next Door. The owner of the 76 Station at this corner is proposing to expand and put on a retail convenience store - possible a 7/11. Before I comment on how wrong I think a 7/11 would be in CDM, I would like to address the more important issue of the impact such a business would have on traffic at that location. I have a home in Irvine Terrace and approaching that intersection (coming north on Avocado towards PCH) is so narrow with parking on both sides of the street. People wanting to turn left or right onto PCH get stuck behind traffic going straight up Avocado. People pulling out of the gas station onto Avocado end up blocking traffic if they are trying to get in to the far left lane to turn. People coming from the alley below the gas station wanting to turn right onto Avocado have to just sit and wait until the signal changes and people clear out (or until someone is kind enough to let them in). A traffic impact study is not feasible now. With people not going to work and kids not going to school because of this pandemic, the traffic is slightly lighter but when this changes and life gets back to our new normal (including going to work and school) it will all start backing up again. You also have people speeding across this intersection going south on PCH - anyone turning into the gas station better get in there quick or they might get hit. This is definitely a high speed intersection at all hours of the day and night. With a convenience store there, u turns from the left lane turning onto Avocado from northbound PCH will increase - traffic in this turn lane will back up and residents living in Irvine Terrace and this side of CDM might get stuck waiting to turn. I've seen it happen. Last but not least. We have a high end market and shopping center across the street from this corner. Do we really believe a convenience store like a 7/11 or anything similar would be of benefit to our community? Does it fit the image that we want for CDM and Newport Beach when you have Fashion Island right next door? Do we really want a business that has the probability of drawing transients from the bus station up the street? We already have a homeless problem that we are trying to deal with. Why in the heck would we add a convenience store like a 7/11 to the mix. I hope you consider first the impact this will have on traffic at that intersection and second the negative affect a convenience store like a 7/11 will have on our neighborhood. 245 Respectfully, Kathleen Huber Hoffman Irvine Terrace 246 From: Lee, Amanda Sent: Tuesday, August 18, 2020 12:48 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Proposed remodel of Union 76 at PCH and Avocado -----Original Message----- From: Gary Vaughan <thevaughanfamily@icloud.com> Sent: Tuesday, August 18, 2020 12:22 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov> Subject: Proposed remodel of Union 76 at PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commission - I write to you on behalf of my family to urge you not to approve any remodel of the Union 76 station at PCH and Avocado that allows a 7-11 to be established there. My wife and I have lived in CDM for over 20 years and have two children, ages 17 and 16. Over the last 20 years, we have seen an increase in bars and establishments that serve alcohol and less family friendly establishments as there were when we first moved to CDM. The addition of a 7-11 to our town will only lessen CDM further. I have lived in cities with 7-11 establishments over the past 53 years, both in Los Angeles and Orange County. They draw people who just loiter outside the store, increase both foot and auto traffic, and in many cases attract more homeless. Just look at the 7-11 locations on the peninsula as well as off Irvine Avenue. We do not need that in CDM. In addition, why would you allow an establishment at PCH and Avocado that sells alcohol when you have Korker’s liquor store right next store? Korker’s is a long standing, family run, CDM establishment. A 7-11 next store would most likely put Korker’s out of business and we do not need another empty store location in CDM as we already have too many. Finally, the owner of the property at PCH and Avocado has done nothing to improve his property over the years. It looks terrible as you head into CDM. If you look at the Chevron across the street or even the 76 station in town, those owners have spent money to improve their properties. This owner should do the same, not try and backdoor an approval for a 7-11 due to his ties to the City. I therefore urge you to reject the idea of a 7-11 at the corner of PCH and Avocado. It is the right thing to do for CDM. Thanks Gary Vaughan 247 From: Lee, Amanda Sent: Tuesday, August 18, 2020 3:36 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Public Comments: August 20 Planning Commission Meeting -----Original Message----- From: Pat Wright <ptwright40@gmail.com> Sent: Tuesday, August 18, 2020 3:27 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>; info@cdmra.org Subject: Public Comments: August 20 Planning Commission Meeting [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please VETO the proposed 7-11 at the corner of Avocado and Coast Highway. It would totally detract from our charming village of Corona Del Mar.....and most likely bring unneeded traffic and unsavory characters. I am against this proposal. Patricia Wright 33 Mainsail Drive Corona Del Mar, CA 92625 248 From: Lee, Amanda Sent: Tuesday, August 18, 2020 3:39 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Public Comments: August 20 Planning Commission Meeting -----Original Message----- From: Jack Meyers <jmeyers@me.com> Sent: Tuesday, August 18, 2020 3:37 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>; info@cdmra.org Subject: Public Comments: August 20 Planning Commission Meeting [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am opposed to developing a two story 7-11 store on PCH and Avocado. There are plenty of convenience stores serving liquor, wine and beer in the village. There is substantial traffic at that intersection and on PCH. I recommend the Commission decline the request. Jack Meyers Sent from my iPad 249 From: Lee, Amanda Sent: Tuesday, August 18, 2020 4:03 PM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Public Comments: August 20 Planning Commission Meeting From: John Petry <johncpetry@hotmail.com> Sent: Tuesday, August 18, 2020 4:03 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>; info@cdmra.org Subject: Public Comments: August 20 Planning Commission Meeting [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Regarding the proposed remodel of the CDM 76 Station at Avocado and PCH, I would strongly object to the addition of a convenience store, particularly one that sells alcoholic beverages. That intersection is too busy as is and the addition of a convenience store would only make things worse. The quick ingress immediately past Avocado is dangerous as is and increased traffic volume would increase the danger. In addition, the proposed sale of alcoholic beverages would hurt Korker Liquor which has been a part of CDM for decades. If, in fact, it is a 7-11 Store that is the prospective tenant, the architecture would be a blight on the area. I ask you to deny the application as currently submitted. Thank you. 250 From: Lee, Amanda Sent: Wednesday, August 19, 2020 7:42 AM To: Crager, Chelsea Cc: Rodriguez, Clarivel Subject: FW: Public Comments: August 20 Planning Commission Meeting -----Original Message----- From: Skykam <skykam@cox.net> Sent: Tuesday, August 18, 2020 11:34 PM To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>; info@cdmra.org Subject: Public Comments: August 20 Planning Commission Meeting [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. No 7-11. We have plenty of business like this place and it does not “fir” into the CDM vibe 251 From: Rose Kottke <rosekottke@gmail.com> Sent: Tuesday, August 18, 2020 6:47 PM To: Crager, Chelsea Subject: Fwd: 7 - eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am a resident of Irvine Terrace and very much opposed to construction of a 7-eleven building at the corner of Avocado and PCH. ---------- Forwarded message --------- From: Rose Kottke <rosekottke@gmail.com> Date: Tue, Aug 18, 2020 at 6:45 PM Subject: 7 - eleven To: <ccrager@newportbeachca.gov> 252 From: lara bodie <larabodie68@gmail.com> Sent: Thursday, August 20, 2020 9:52 AM To: Crager, Chelsea Subject: Fwd: 7-eleven plan [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We are residents of Irvine Terrace and are completely opposed to the plans for the new 7-eleven. Thank you, Lara and Sundar Srinivasan 2012 Seadrift Dr, Corona Del Mar, CA 92625 -- Lara Srinivasan (917) 576-3197 -- Lara Srinivasan (917) 576-3197 253 From: John Hollern <JOHN@butlerbolt.com> Sent: Tuesday, August 18, 2020 9:29 AM To: Crager, Chelsea Subject: Fwd: 76 Gas station Request for Building Permit [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. ---------- Forwarded message --------- From: John Hollern <JOHN@butlerbolt.com> Date: Tue, Aug 18, 2020 at 9:02 AM Subject: 76 Gas station Request for Building Permit To: <Planningcommissioners@newportbeachca.gov> Hi, My name is John Hollern and I live at 1921 Altura Dr, Corona Del Mar, CA 92625. I have lived in Irvine Terrace for 43 years. I am two blocks from the corner of Avocado and Pacific Coast Highway. The idea of a convenience store at this location would increase the problem we have with the homeless in our area, let alone the library and retail stores. The problem magnifies if they are requesting late hours and the selling of liquor. The store will turn into a collection area for the homeless with a built in bed in the form of the bus bench which is there now. I leave for work before 5:00 am and I see people pushing their carts on PCH every day. Last week, an obviously impacted individual was standing in the 2nd lane of PCH in front of Rothchild's just staring at my car as I was driving across to turn on McArthur. I think we have enough issues now without adding to them. I vehemently oppose approving the change from a 50 year old gas station to a franchised convenience store. Thank you for taking the time to read this. John Hollern 1921 Altura CDM -- 254 John Hollern President 310 323 3114 ext. 1 310 324 0914 fax john@butlerbolt.com AS9100 REV. D / ISO 9001:2015 TORQ-SET® , ACR® and MORTORQ® Please view our inventory by clicking: www.butlerbolt.com/inventory -- John Hollern President 310 323 3114 ext. 1 310 324 0914 fax john@butlerbolt.com AS9100 REV. D / ISO 9001:2015 TORQ-SET® , ACR® and MORTORQ® Please view our inventory by clicking: www.butlerbolt.com/inventory 255 From: CINDY HOLLERN <cmhollern@aol.com> Sent: Wednesday, August 19, 2020 3:31 PM To: Crager, Chelsea Subject: Fwd: 76 Unocal and 7Eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Sent from my iPhone Begin forwarded message: From: Cindy's Email <cmhollern@aol.com> Date: August 19, 2020 at 2:49:21 PM PDT To: planningcommisioners@newportbeachca.gov Cc: Citycouncil@newportbeachca.gov Subject: Fwd: 76 Unocal and 7Eleven Sent from my iPad Begin forwarded message: From: Cindy's Email <cmhollern@aol.com> Date: August 19, 2020 at 2:45:02 PM PDT To: Cynthia Hollern <cmhollern@aol.com> Subject: 76 Unocal and 7Eleven Sent from my iPad Begin forwarded message: From: Cindy's Email <cmhollern@aol.com> Date: August 19, 2020 at 2:35:46 PM Sent from my iPad 256 Dear City of Newport Beach Planning Commission and Newport Beach City Counci= lmembers. I am a 45 year resident of Corona del Mar and have been a longtime advocate for the community. My family and I are strongly opposed to the 76 Station proposed project at the corner of PCH and Avocado. The size ,scope and aesthetics of the project are out of scale and out of character for our community particularly its location at the gateway to our City Hall and the businesses and residential neighbithoods of Corona del Mar. The applicant has asked for multiple variances for the project which should not be granted under any circumstance... reduced landscaping among them. Despite the inappropriate design there are more important reasons to oppose this project specifically traffic, public safety and crime. The location on PCH and Avocado is at one of the most congested and impactEd traffic intersections in the city and the site of multiple accidents including fatalities. fThe traffic congestion with PCH ,.pedestrian traffic cross= ing an extremely wide highway, permitted UTurns at the corner, dedicated bIkeway that the City received government funding for which eliminated a traffic lane on northbound Avocado, a blind alley and Second Avenue. This is 257 an increasing traffic and logistical nightmare . Before this proposed project receives any further consideration a comprehensive City TRAFFIC STUDY should be done and the study should include commuter times of day ,midday , and weekends as Avocado is used to avoid congestion on PCH. A question as to liability for the City in the creation of an unsafe traffic environment in the event of accidents also exists. Other cities and our own have been successfully sued for damages if found negligent. .. The increased opportunity for issues relating to public safety and crime are many. The hours of requested hours of operation and type of business cater to a nonresident and/or homeless population. Our City has devoted significant resources and time to humanely work on our existing homeless problem and this project will exacerbate the problem. Convenience stores by their very nature are frequent targets for criminal activity from shoplifting, underage alcohol and tobacco purchases and other petty crimesto robberies. Convenience stores located near major arterials and freeways are particularly vulnerable and MacArthur Blvd is adjacent. The increased policing and associated costs and potential threats to our police should be considered. We have been fortunate in our community for many years but with increased urbanization 258 comes an increase in urban problems. We recently experienced an armed robbery at the Korker Liquor and have had an increase in residential burglaries in the neighborhood of Irvine Terrace where I reside. There are many more reasons not to approve this project as many concerned members of the community have made you aware of. Please consider the residents perspective as you evaluate this project. Thank you. Cynthia Hollern 1921 Altura Drive Corona del Mar CA 92625 Sent from my iPad= 259 From: Monique Rigaud <moniquerigaud@icloud.com> Sent: Saturday, August 15, 2020 5:09 AM To: ccrager@newportbeachca.gov. Subject: Fwd: Gas station at avacado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Sent from my iPad Begin forwarded message: From: Monique Rigaud <moniquerigaud@icloud.com> Date: August 14, 2020 at 5:12:14 PM PDT To: ccrager@newportbeachca.gov.com Subject: Fwd: Gas station at avacado Sent from my iPad Begin forwarded message: From: Monique Rigaud <moniquerigaud@icloud.com> Date: August 14, 2020 at 7:22:53 AM PDT To: hkianpur@gmail.com Subject: Gas station at avacado Hi, I’m writing you to tell u I’m against the gas station - 7/11 store at the corner of avacado in cdm. I have lived in newport all of my life and have lived in cdm 28 years .i actually have a property on marigold by the other gas station which that remodel as well as the firestation has been nothing but a problem they are both way to big for this small beach town and from my experience the traffic the noise and lights in my house have been unbearable and I can’t do anything about it. I can’t just sell and relocate . I feel wen there’s renderings of a proposed site the city does not consider the residents in the matter they just approve things no matter wat the problems will b even if u attend the hearings. To now put a 7/11 and a bigger property is ridiculous we already have a huge homeless problems with homeless sitting out on regular properties littering and using as a bathroom it’s areal problem and again our hands are tied at wat can be done. Now u want to add a 24 hour liquor - food store we are going to attract more problems as well as not keeping the integrity of this community. Take a walk by ocean trash is 260 everywhere from tourist who use this town as a vacation area and have no respect for the residents who pay high prices to live here and work hard to maintain our city. Now u want to add just one more problem to this already messy mix. For once I beg u please save this darling beach town and stop making it a place for large business and homes to take away the charm and add unwanted problems we do not need to keep adding to. Stop the project on avacado and start taking residents in to consideration for once it’s not all about the city just passing th ings for money Thank you,Monique Rigaud Sent from my iPhone 261 From: ALRON7099@aol.com Sent: Tuesday, August 18, 2020 4:06 PM To: Crager, Chelsea Subject: Fwd: Project File PA2019-027; Coastal Development Permit No. CD2019-005; Conditional Use Permit No. UP2019-004; Application 2201 East Coast Highway, Corona del Mar, CA 92625 Attachments: Corr to C Cragar 081820202.pdf [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. -----Original Message----- From: ALRON7099@aol.com <alron7099@aol.com> To: ccrager@newportbeach.gov <ccrager@newportbeach.gov> Cc: llowrey@newportbeachca.gov <llowrey@newportbeachca.gov>; cellmore@newportbeachca.gov <cellmore@newportbeachca.gov>; pkoetting@newportbeachca.gov <pkoetting@newportbeachca.gov>; ddixon@newportbeachca.gov <ddixon@newportbeachca.gov>; dduffield@newportbeachca.gov <dduffield@newportbeachca.gov>; jherdman@newportbeachca.gov <jherdman@newportbeachca.gov>; woneill@newportbeachca.gov <woneill@newportbeachca.gov>; eweigand@newportbeachca.gov <eweigand@newportbeachca.gov>; lkleiman@newportbeachca.gov <lkleiman@newportbeachca.gov>; sklaustermeier@newportbeachca.gov <sklaustermeier@newportbeachca.gov>; mrosene@newportbeachca.gov <mrosene@newportbeachca.gov>; bavery@newportbeachca.gov <bavery@newportbeachca.gov>; kmuldoon@newportbeachca.gov <kmuldoon@newportbeachca.gov>; joy@newportbeachca.gov <joy@newportbeachca.gov>; garen@korkerliquor.com <garen@korkerliquor.com> Sent: Tue, Aug 18, 2020 4:02 pm Subject: Fwd: Project File PA2019-027; Coastal Development Permit No. CD2019-005; Conditional Use Permit No. UP2019-004; Application 2201 East Coast Highway, Corona del Mar, CA 92625 Hello Chelsea: i am forwarding letter also thank you allyson presta -----Original Message----- From: MIKE HEWITT <mhewitt@lawverdict.com> To: ccrager@newportbeach.gov Cc: alron7099@aol.com Sent: Tue, Aug 18, 2020 1:27 pm Subject: Project File PA2019-027; Coastal Development Permit No. CD2019-005; Conditional Use Permit No. UP2019-004; Application 2201 East Coast Highway, Corona del Mar, CA 92625 Hello Chelsea, Attached is a letter in opposition to Project File PA2019-027. Please forward the same, via email, to the Planning Commission Members at your earliest convenience so that the issues raised therein may be considered. Please contact me with any questions or comments. Best regards, 262 Mike Hewitt Michael C. Hewitt Attorney at Law Law Offices of Michael C. Hewitt 2082 Michelson Drive, Suite 300 Irvine , CA 92612 (949) 825-5260 Voice (949) 825-5261 Fax This email communication may contain CONFIDENTIAL INFORMATION WHICH ALSO MAY BE LEGALLY PRIVILEGED and is intended only for the use of the intended recipients identified above. If you are not the intended recipient of this communication, you are hereby notified that any unauthorized review, use, dissemination, distribution, downloading, or copying of this communication is strictly prohibited. If you are not the intended recipient and have received this communication in error, please immediately notify us by reply email, delete the communication and destroy all copies. IRS CIRCULAR 230 DISCLOSURE To ensure compliance with requirements by the IRS, we inform you that any U.S. tax advice contained in this communication (including any attachments) is not intended or written to be used, and cannot be used, for the purpose of (i) avoiding penalties under the Internal Revenue Code or (ii) promoting, marketing or recommending to another party any transaction or matter addressed herein. 263 LAWVERDICT® Law Offices of Michael C. Hewitt, Inc. Attorney at Law 2082 Michelson Drive, Ste. 300 Irvine, California 92612 Phone: 949 825-5260 Fax 949 825-5261 August 18, 2020 Chelsea Crager Community Development Department Associate Planner 100 Civic Center Drive Newport Beach, CA 92660 Via email: ccrager@newportbeachca.gov RE: Project File PA2019-027; Coastal Development Permit No. CD2019-005; Conditional Use Permit No. UP2019-004; Application 2201 East Coast Highway, Corona del Mar, CA 92625 Dear Ms. Crager: This correspondence addresses some of the issues raised by Project File PA2019- 027 Coastal Development Permit No. CD2019-005, and Conditional Use Permit No. UP2019-004 regarding the proposed development at 2201 East Coast Highway, Corona del Mar, CA (the “Project”). As detailed below, the Project does not meet the minimum design guidelines of the City of Newport Beach and must be denied. I. THE STANDARDS FOR DEVELOPMENTS REQUESTING A VARIANCE REQUIRE STRICT COMPLIANCE WITH NEWPORT BEACH MUNICIPAL CODE 20.52.090 The rules for a variance in Municipal Code 20.52.090 (“NBMC”) are as follows: “Findings and Decision. The review authority may approve or conditionally approve a variance only after first making all of the following findings: 1. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification; 264 Chelsea Crager August 18, 2020 Page 2 of 5 LAWVERDICT® Law Offices of Michael C. Hewitt, Inc. 2082 Michelson Drive, Ste. 300 | Irvine, California 92612 Phone: 949 825-5260 | Fax 949 852-5261 2. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; 3. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; 4. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; 5. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood; and 6. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the General Plan, or any applicable specific plan.” The applicant is seeking a variance for at least six (6) service station development standards: The applicant requests modifications from the following six service station development standards: 1. Minimum 10-foot setback to the south side property line abutting the alley for the convenience store. The development provides a 0-foot setback to the south side property line abutting the alley, where a 10-foot setback is required for the proposed convenience store building. Developments must comply with 10 foot setback requirements to promote an appearance harmonious with surrounding landscapes and neighborhoods and here, there is no good reason to grant a variance from the 10 foot setback requirement 2. Minimum 10-foot setback to the rear property line for the air/water dispenser. The development provides a 4-foot setback to the rear property line abutting Korker Liquor for the air/water dispenser, where a 10-foot setback is required. A 4 foot setback is inadequate. Access to the air/water dispenser will be inadequate and the Project building should be set back further from Korker to promote open space and prevent criminal activity from occurring between the narrow gap of two buildings. 265 Chelsea Crager August 18, 2020 Page 3 of 5 LAWVERDICT® Law Offices of Michael C. Hewitt, Inc. 2082 Michelson Drive, Ste. 300 | Irvine, California 92612 Phone: 949 825-5260 | Fax 949 852-5261 3. Minimum lot size. The subject property is 13,853 square feet in size, whereas a minimum 15,326 square feet is required to accommodate the proposed project (1,000 square feet of site area per fueling position and 3.33 square feet of site area for each square foot devoted to retail and/or food and beverage sales). The Project is simply too large for the limited lot size and will create inadequate parking, circulation problems, traffic congestion and other problems associated with a structure too large for the lot. 4. Minimum 5-foot size planting area along Avocado Avenue and east side interior property lines. The development provides 4-foot-6-inch-wide planting areas along the Avocado Avenue property line, instead of the required 5-foot-wide planting areas. Further, the planting area along the east side interior property line is irregularly shaped due to the angled parking spaces and does not meet the 5-foot minimum dimension. There is no perimeter landscaping provided along the south interior side property line abutting the alley today and none would be provided in the design. Landscaping is a critical element in the beautification of Corona del Mar and a deviance at a critical entrance point to Corona del Mar frustrates the purpose of the landscaping requirements. 5. Minimum of 15 percent of the service station site landscaped. Landscape is provided onsite totaling 1,590 square feet, or 11.5 percent of the site area, instead of the required 15 percent of the site area. The proposed landscaping is insufficient and the Project is located at the gateway to Corona del Mar at the corner of East Coast Highway and Avocado where there is maximum visual impact upon entering Corona del Mar. There is no reason to grant a variance for limited landscaping at this location. 6. Quantity of landscaping materials adjacent to the south side interior property line. The site provides no trees or shrubs adjacent to the interior side property line abutting the alley where four trees and 13 shrubs are required by the standards. Again, the Project proposes a major landscaping variance in a location that should comply with all landscaping requirements. None of the variances requested by the applicant have abated problems associated with traffic, noise, crime, trash and other problems and the Project must be denied for failing to comply with the strict requirements of the NBMC. II. A 24 HOUR CONVENIENCE STORE IS INCOMPATIBLE WITH THE NEIGHBORHOOD. Is a 24 hour convenience store going to be the face of Corona del Mar/Newport Beach? As discussed in the objections attached to the staff report, the noise, crime, traffic 266 Chelsea Crager August 18, 2020 Page 4 of 5 LAWVERDICT® Law Offices of Michael C. Hewitt, Inc. 2082 Michelson Drive, Ste. 300 | Irvine, California 92612 Phone: 949 825-5260 | Fax 949 852-5261 and other problems associated with a 24 hour convenience store, especially a convenience store that is duplicative of shopping opportunities already existing in the neighborhood, does not meet the criteria of NBMC 20.52.090 and the project must be denied. III. ALCOHOL As the residents written objections attached to the staff report correctly point out, more than adequate facilities exist for the purchase of alcohol. In fact, Korker liquor is right next door within 20 feet of the Project. Would the two business compete for low price liquor, leading to a flood of alcohol related issues? Moreover, Attachment No. PC3 to the staff report, the Police Department Memorandum, clearly shows that a 24 hour convenience store will create a myriad of problems and requires so many special conditions to mitigate the associate criminal activity and problems; however, it is important to note that the special conditions will only mitigate the criminal activity and will not stop the criminal activity associate with a 24 hour convenience store selling alcohol. As discussed in the objections submitted by residents, there is an oversaturation of alcohol licenses in the vicinity of the project. For this reason alone, the project should be denied. Corona del Mar does not need another facility selling alcohol. In fact, selling more alcohol will lead to increased cost and enforcement by the Newport Beach Police Department and for this reason, the Project must be denied. IV. THE SECOND FLOOR DESIGN IS NOT COMPATIBLE WITH A SMALL OFFICE OR STORAGE. The design indicates that the second floor would be used for storage and an office, yet the access is via an external stairway. If the second floor were truly designed for storage, the access would logically be from inside the store. If the second floor is in fact going to be office space, then parking would need to be adjusted accordingly. V. CONCLUSION The Project does not meet the City of Newport Beach design criteria and must be denied. Moreover, a 24 hour convenience store would increase crime, traffic, noise, invade privacy of neighbors and raises other issues that are incompatible with the City of 267 Chelsea Crager August 18, 2020 Page 5 of 5 LAWVERDICT® Law Offices of Michael C. Hewitt, Inc. 2082 Michelson Drive, Ste. 300 | Irvine, California 92612 Phone: 949 825-5260 | Fax 949 852-5261 Newport Beach. The sale of alcohol from the project is duplicative of sales from existing facilities and will oversaturate the area with alcohol sales. For all of the foregoing reasons, and all of the reasons stated in the residents’ objections to the Project, the Project must be denied. Sincerely, _________________________ MICHAEL C. HEWITT \\TS-WXL9D1\share\Company\Shared Documents\Client Files\PRESTA\Vincente\Corr to C Cragar 081820202.docx 268 From: Megan smith <meganlynnsmith@gmail.com> Sent: Saturday, August 15, 2020 3:17 PM To: Crager, Chelsea Subject: Gas Station Plans - Avocado and PCH in Corona Del Mar [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Chelsea I am a 28 year full time resident, CDM flower streets home owner and AM NOT in favor of allowing any national fast food, convenience store, supermarket or any sort of franchised retail facility at this location. DO NOT ALLOW A 7-Eleven, CircleK or any other “chain convenience store / franchise” in our village. I DO support modernizing the gas station, having a small boutique food market, and NO LIQUOR sales. We need to keep the operating hours consistent with a community that largely goes quiet by 9pm. Thank You, Megan Smith Steele 441 1/2 Begonia Meganlynnsmith@gmail.com 626-394-3500 269 From: Ed Hanley <EHanley@hanleyinvestment.com> Sent: Monday, August 17, 2020 5:04 PM To: Crager, Chelsea Subject: Hamid Kianipur gas station [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager, I am a business owner and building owner in Corona del Mar in addition to being a member of the CdM BID Board. I support Mr. Kianipur’s remodel of his gas station and feel that it would be a big improvement and in line with the long term goal of beautification that the community envisions. Thank you for all your hard work. Ed Hanley President HANLEY INVESTMENT GROUP Real Estate Advisors 3500 E. Coast Hwy, Suite 100 Corona del Mar, CA 92625 P: 949.585.7677 | F: 949.585.7668 BRE License #01118569 www.hanleyinvestment.com 270 From: Pamela Wade <pamela.wade@sbcglobal.net> Sent: Sunday, August 16, 2020 4:15 PM To: Crager, Chelsea Subject: Kiani project comment [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We strongly oppose Mr. Kiani’s proposed CDM project, especially the 7-11. Thank you. Sent from my iPhone Blessings on your day, Brian and Pamela 271 From: Zach Nichelman <zachnichelman@gmail.com> Sent: Monday, August 17, 2020 8:33 PM To: Crager, Chelsea Subject: Korker Liquor [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Chelsea, It’s come to my attention that the 76 gas station on PCH and Avocado is seeking to convert it’s lot to a 2- story 7/11. I’m writing to you because I, and many other residents of Newport Beach and Corona Del Mar, don’t want to see this happen. I’m a customer of Korker Liquor, and I don’t think it makes sense to have a 2-story 7/11 next to them — it seems redundant. Our community supports local family businesses like Korker, and we don’t see a need in adding another chain convenience story when our needs are already being met. Also, amid this pandemic, it’s my feeling that our community should support our own and preserve small businesses that are the backbone of our nation. Appreciate your consideration, Zach Nichelman 272 From: Barbara Ralston <bpr437@yahoo.com> Sent: Monday, August 17, 2020 10:47 AM To: Crager, Chelsea Subject: Korkers must stay [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please add my name to the petition. Barbara Ralston 437 Goldenrod Sent from my iPhone 273 From: Gary Marsh <gmarsh22@gmail.com> Sent: Thursday, August 20, 2020 1:33 PM To: Crager, Chelsea Subject: My opposition to the proposed 7-11 at PCH &Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. The proposed 7-11 store at the corner of Avocacdo and PCH will do nothing to enhance the surrounding area of Corona Del Mar,Irvine Terrace and adjacent neighborhood but will increase the likelihood of major traffic accidents wth the confluence of a major hiwy,(PCH) and at least 4/5 high traffic intersections adjacent to a quick/stop in&out type store in the area! I am completely opposed to this project! Gary Marsh Irvine Terrace 274 Hello Friends and Neighbors Many of you know me, but for those that do not my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience stone that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJEGT. The fuel lslands will be unchanged, and will stili provide UNCCAL gaso The convenience store will be a new bu{lding with the same basic footprint as the existing building (l will have my office on the small 2nd floor). The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with TEleven. The project will have more parkingo The project will replace and improve the landscaping. We will be open from 6AM to midnightr We will sell Beer and Wine (alcohol sales ends at 1 1PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. ,/95 City of Residence'r/4 ) fln - 275 Hello Friends and Neighbors Many of you know me, but for those that do not my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But afier many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECTo The fuel lslands will be unchanged, and will still provide UNOCAL gasr The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor)o The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhoodo We have not decided on branding at this point, but are considering partnering with TEleven. The project will have more parking . The projecl will replace and improve the landscapingo We will be open from 6AM to midnighto We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. qu(q- c!-- a,Kni ---4 276 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this slore for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your vvay home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and will still pi'ovide UNOCAL gas . The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor) r The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood . We have not decided on branding at this point, but are considering partnering with TElevenr The projecl will have rnore parking o The project will replace and improve the landscaping o We will be open from 6AM to midnight r We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT support at the 0l t-- 277 Hello Friends and Neighbors Many of you know me, but for those that do not my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and wili still provide UNOCAL gas . The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor) o The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhoodo We have not decided on branding at this point, but are considering partnering with TEleveno The project will have nnore parkingo The project will replace and improve the landscapingr We will be open from 6AM to midnighto We will sell Beer and Wine (alcohol sales ends at 11PM) ff# :::T::;::ffi:rt ror the project, we wi, present r"',,,{# {,,k/ I'|LSr Newport Beach Planning Commission Meeting tentatively scheduled for August. Cro'()M r . t+ U/278 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your \rvay home or to work. But afler many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT - TL^ 5,,^l l^l^^.1^ ..,ill L^ ,,^^1^^^^^.,i ^-.1 ..,:,1 ^+;ll ^,^.,i,,1^ I llr.l,-\r^A I ^^^. r rrE lutir tstdlltlD wilr vE urlurrarrYEvr arru vvlil :Lril PrvYrl.Ig LrrY\./LrnL Yag. The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor)r The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with TElevenr The project will have rnore parkinge The project will replace and improve the landscaping. We will be open from 6AM to midnightr We will sell Beer and Wne (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support toine project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. 0o(ono\^tq*\ww City of Residence 279 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people talie their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAI. As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station witn a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJEGT. The fuel lslands will be unchanged, and will still provide UNOCAL gas o The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor) r The new building will be designed to architecturally address the street while staying a a a a neutral towards the residential neighborhood We have not decided on branding at this point, but are considering partnering with TEleven The project will have more Parking The project will replace and improve the landscaping We will be open from 6AM to midnight We will sell Beer and Wne (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for tl're project, we will present your supPort at the N6wport Beach Planning Commission Meeting tentatively scheduled for August. &o'tftL,4e+v-thry bctto City of Residence q+q,1ao l9 'lg280 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and i own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But afier many years in the auto service business, I find that irost peopte talie their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station witn a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJEGT. The fuel lslands will be unchanged, and will still provide UNocAL gas o The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor) o The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with 7E!eveno The projecl will have more parking r The project will replace and improve the landscaping . We will be open from 6AM to midnight r We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. i'-l \ q /4 ,z-7f4 281 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and i own the UNOCAL station at the corner of PCH and Avocado. corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station wnn -a snack shop to a convenience store that will hopefully be a place where you c€tn walk to pick up those groceries that you just ran out of. THE PROJECTr The fuel lslands will be unchanged, and will still provide UNOCAL gas o The convenience store will be a new building with the same basic footprint as the existing building (lwill have my office on the small 2nd floor) r The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood . We have not decided on branding at this point, but are considering partnering with TEleven. The project will have more parking . The project will replace and improve the landscaping o We will be open from 6AM to midnight r We will sell Beer and Wne (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. )*.2-*-2lo\ Ea:f (<'*c+ lt,-9 ?Yt q3Z o1so r- City of Residence 282 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your €rs and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grape,rine, I am proposing to remodel my Auto Service Station witn a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, anrj will still provide UNOCAL gas . The convenience store will be a new building with the same basic footprint as the existing building (l will have my office crn the small 2"d floor) . The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with TElevenr The project will have rnore parking r The project will replace and improve the landscaping . We will be open from 6AM to midnight r We will sell Beer and \Nine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the C-u.tr1 f--l LAN City of Residene,e t{2283 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJEGT. The fuel lslands will be unchanged, and will still provide UNOCAL gas r The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor) o The new building will be designed to architecturally address the street while staying a a a a neutral towards the residential neighborhood We have not decided on branding at this point, but are considering partnering with TEleven The project will have more parking The project will replace and improve the landscaping We will be open from 6AM to midnight We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheQuled for August. ao I b.iart<-u [+< <- A n(,otr City of *=/3"3)g '7,Q2284 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and i own the UNOCAL station at the corner of PCH and Avocado. corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station witn a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECTo The fuel lslands will be unchanged, and will still provide UNOCAL gas . The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor) o The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood . We have not decided on branding at this point, but are considering partnering with TEleveno The project will have more parking . The project will replace and improve the landscaping o We will be open from 6AM to midnight o We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT [tO tife to express your support for the project, we will present your support at the Beach Planning commission Meeting tentatively scheg[uled for Aug gst: /5h fl*tan-n- al"lt U/?/Log S l ',u 3 " d// /r, / " Qrr\ r* zs1/tA-{4--,..-- City of --1 285 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipurand I own the UNOCAL station at the corner orl PCH and Avocado. I have owned this store for almost 20 years an<l make my committed to this community and I have servecl many of y in Corona Del Mar. Iam by repairing your cars and makingit convenient to buy gas on your way home or to work. But many years in the auto servicebusiness, I find that most people take their cars to either corner gas station. dealer or a specialist and not to the PROPOSAL As many of you have heard through the grapevine, i am proposing to remodel my Auto ServiceStation with a snack shop to a convenience store that will hopefuliy be a place *here you canwalk to pick up those groceries that you just ran out of. THE PROJEGT. The fuel lslands will be unchanged, and will still provide UNCCAL gasr The convenience store will be a new building with the same basic fbotprint as theexisting building (l wilt have my office on thJsmall 2nd floor) ' The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhoodo We have not decided on branding at this point, but are considering partnering withTEleven. The project will have more parkingr The projecl will replace and improve the landscaping. We will be open from 6AM to midnighto We will sell Beer and \Mne (alcohol sales ends at 11pM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at theNewport Beach Planning Commission Meeting tentatively scheduled toinugusi.' V\t)fi286 Hello Friends and Neighbors Many of you know me, but for those that do no,t, my name is Hamid Kianipurand I own the UNOCAL station at the corner o:fPCH and Avocado. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto ServiceStation with a snack shop to a convenience store that wili hdpefuliy be a place *fi"r" you canwalk to pick up those groceries that you just ran out of. THE PROJEGTr The fuel lslands will be unchanged, and will still provide uNCCAL gasr The convenience store will be a new building with the same basic footprint as theexisting building (l will have my office on the small 2nd floor) ' The new buildjng will be designed to architecturally address the street while stayingneutral towards the residential neighborhood ' We have not decided on branding at this point, but are considering partnering withTElevenr The project will have more parkingo The project will replace and improve the landscaping. We will be open from 6AM to midnight. We will sell Beer and Wine (alcohol sales ends at 11pM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at theNewport Beach Planning Commission Meeting tentatively scheduled toinugust.' ?Am"ci U"'Moi.t A9 6rD \aotl Dk+(287 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipurand I own the UNOCAL station at the corner o1l PCH and Avocado. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto ServiceStation with a snack shop to a convenience store that will hopefuli-y be a place *h.," you canwalk to pick up those groceries that you just ran out of. THE PROJEGTr The fuel lslands will be unchanged, and will still provide UNCCAL gasr The convenience store will be a new building with the same basic fbotprint as theexisting building (l will have my office on the small 2nd floor)o The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhoodr We have not decided on branding at this point, but are considering partnering with TEleven. The project will have rnore parkingo The project will replace and improve the landscapingo We will be open from 6AM to midnightr We will sell Beer and Wine (alcohol sales ends at 11pM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled forAugusi.' I have owned this store for almost 20 years and make my home in Corona Del Mar. I amcommitted to this community and I have servecl many of you by repairing your cars and makingit convenient to buy gas on your way home or to work. But after many yeais in the auto servicebusiness, I find that most people take their cars to either the dealer or i specialist and not to thecorner gas station. &'ia^,bto u-\)vDg+l City of Residence W(AJ (* 288 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipurand I own the UNOCAL station at the corner ol PCH and Avocado. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto ServiceStation with a snack shop to a convenience store that will hopefuliy be a place *n"r" you canwalk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and will still provide UNocAL gaso The convenience store will be a new building with the same basic footprint as theexisting building (l will have my office on the small 2nd floor) ' The new building will be designed to architecturally address the street while stayingneutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering withTEleveno The project will have more parkingr The project will replace and improve the landscapingr We will be open from 6AM to midnightr We will sell Beer and Wine (alcohol sales ends at 11pM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at theNewport Beach Planning Commission Meeting tentatively scheduled toinugusi.' I have owned this store for almost 20 years and make my home in Corona Del Mar. I amcommitted to this community and I have servecl many of you by repairing your cars and makingit convenient to buy gas on your way home or to wo*. But afier many yeais in the auto servicebusiness, I find that most people take their cars to either the dealer or i specialist and not to thecorner gas station. 1z/62-289 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipurand I own the UNOCAL station at the corner ol' PCH and Avocado. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto ServiceStation with a snack shop to a convenience store that wili hopefully be a place *h"r. you canwalk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and will still provide UNocAL gaso The convenience store will be a new building with the same basic footprint as theexisting building (l will have my office on the small 2nd floor)r The new building will be designed to architecturally address the street while stayingneutral towards the residential neighborhroodo We have not decided on branding at this point, but are considering partnering with TEleven. The project will have more parkingo The project will replace and improve the landscaping. We will be open from 6AM to midnight. We will sell Beer and Wine (alcohol sales ends at 11pM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting teniatively scheduled foiRugusi. (w. tti rs [{ o*W\"\la) City of Residence 290 Hello Friends and Neighbors Many of you know me, but for those that do ncrt, my name is Hamid Kianipurand I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I amcommitted to this community and I have served many of you by repairing your cars and makingit convenient to buy gas on your way home or to work. aut aner many y6"r" in the auto servicebusiness, I find that most people take their cars to either the dealer or a specialist and not to thecorner gas station. PROPOSAL fs many of you have heard through the grapevine, I am proposing to remodel my Auto ServiceStation with a snack shop to a convenience store that wili hopefuliy be a place *h"r" you canwalk to pick up those groceries that you just ran out of. THE PROJECTr The fuel lslands will be unchanged, and will stiil provide UNCCAL gasr The convenience store will be a new building with the same basic footprint as theexisting building (l will have my office on the small 2nd floor)o The new building will be designed to architecturally address the street while stayingneutral towards the residential neighborhoodo We have not decided on branding at this point, but are considering partnering withTEleven. The project will have more parkingo The project will replace and improve the landscapingr We will be open from 6AM to midnightr We will sell Beer and Wine (alcohol sales ends at 1 1pM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we wili present your support at theNewport Beach Planning Commission Meeting tentatively scheduled toiRugusi.' q6G >z291 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipurand I own the UNOCAL station at the corner ofPCH and Avocado. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto ServiceStation with a snack shop to a convenience store that wili hdpefuli-y be a place *r'.r" you canwalk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and will still provide UNocAL gasr The convenience store will be a new building with the same basic footprint as theexisting building (l will have my office on the small 2nd floor) ' The new building will be designed to architecturally address the street while stayingneutral towards the residential neighborhood ' We have not decided on branding at this point, but are considering partnering withTEleven. The project will have more parkingo The project will replace and improve the landscaping. We will be open from 6AM to midnighto We will sell Beer and Wine (alcohol sales ends at 11pM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at theN$wport BeacflPlanqing Commission Meeting tentitively scheduted foinugusi ' dz{qq z^7&sPsE City of Residence t-- 292 Hello Friends and Neighbors Many of you know me, but for those that do n<lt, my name is Hamid Kianipurand I own the UNOCAL station at the corner ofPCH and Avocado. PROPOSAL f9 many of you have heard through the grapevine, I am proposing to remodel my Auto ServiceStation with a snack shop to a convenience store that wili hopefuliy be a place *fi"r" you canwalk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and wilt still provide uNCCAL gaso The convenience store will be a new building with the same basic fiotprint as theexisting building (l will have my office on the small 2"d floor)o The new building will be designed to architecturally address the street while stayingneutral towards the residential neighborhoodo We have not decided on branding at this point, but are considering partnering withTEleveno The project will have more parkingo The projecl will replace and improve the landscaping. We will be open from 6AM to midnightr We will sell Beer and Wne (alcohol sales ends at 11pM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at theNewport Beach Planning Commission Meeting tentitively scheduled toinugusi.' 7/ t-- 293 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipurand I own the UNOCAL station at the corner of PCH and Avocado. PROPOSAL fs many of you have heard through the grapevine, I am proposing to remodel my Auto ServiceStation with a snack shop to a convenience store that wili hopefuli-y be a place *n"r" you canwalk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, anclwill stili provide UNocAL gaso The convenience store will be a new building with the same basic footprint as theexisting building (l will have my office on thasmall 2"d floor)o The new build.ing will be designed to architecturally address the street while stayingneutral towards the residential neighborhoode We have not decided on branding at thi:s point, but are considering partnering withTEleven. The project will have rnore parking. The project will replace and improve the landscaping. We will be open from 6AM to midnightr We will sell Beer and Wine (alcohol sales ends at 1 1pM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at theNewport Beach Planning Commission Meeting tentatively scheduled toinugusi.' t-- 294 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT - TL^ J',^l l-l^^.J^..,ill h^,'x^L^^^^..1 ^^.J ..,;ll -+;ll ^.^.,i-l^ t l^.lnr^AI ^^^t r rlli ru(,r rolarluD wlrr vli urr9rlclrrgEu, arr\I wllr or.ilr yruvrug \.rrr\./vi'\L !rcl5r The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor). The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with TEleven. The projecl will have rnore parkingo The project will replace and improve the landscaping. We will be open from 6AM to midnightr We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. City of = Name 7/z 7zo ?6 Q' 295 Hello Friends and Neighbors PCH and Avocado. Many of you know me, but for those that do no!, my name is Hamid Kianipurand I own the UNOCAL station at the corner of PROPOSAL fs many of you have heard through th.e grapevine, I am proposing to remodel my Auto ServiceStation with a snack shop to a convenienice'sitore t'hat witi hopefuliy oe i piace wnere you canwalk to pick up those groceries that you just ran out of. THE PROJECTo The fuel lslands will be unchanged, and will still provide UNocAL gaso The convenience store will be a new building with the same basic fiotprint as the' existing building (l will have my office on the small 2nd floor) ' The new building. will be designed to architecturally address the street while stayingneutral towards the residential neighborhood ' We have not decided on branding at this point, but are considering partnering withTEleven. The project will have more parking. The project will replace and improve flre landscaping. We will be open from 6AM to midnight:. We will sell Beer and Wine (alcohol serles ends at 11pM) WE WOULD LOVE YOUR SUPPORT lf you would like to exPres_s your support for the project, we will present your support at theNewport Beach Planning Conqmission Meeting tentitively scheduled toinugust.' Residence 296 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipurand I own the UNOCAL station at the corner ofPCH and Avocado. PROPOSAL fs many of you have heard through the grapevine, I am proposing to remodel my Auto ServiceStation with a snack shop to a convenienie'store that will hopefuliy be a place *i"r" you canwalk to pick up those groceries that you just ran out of. THE PROJECTo The fuel lslands will be unchanged, and will still provide UNocAL gas ' The convenience store will be a new building with the same basic footprint as theexisting building (l will have my office on the small 2nd floor) ' The new building. will be designed to architecturally address the street while stayingneutral towards the residential neighborhoodo We have not decided on branding at this point, but are considering partnering withTEleven. The project will have more parkingo The project will replace and improve the landscapingo We will be open from 6AM to midnight. We will sell Beer and Wine (alcohol sales ends at 11pM) WE WOULD LOVE YOUR SUPPORT lf you would like to expres_s your support for the project, we will present your support at theNewport Beach Planning Commission Meeting tentitively scheduted toinugust.':1\ ATCI+F gqq")r)-Y{bL q I t-- 297 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto servicebusiness, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place wlrere you can walk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, arnd will still provide uNocAL gaso The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor)o The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhoodo We have not decided on branding at this point, but are considering partnering with TElevenr The project will have more parkingo The project will replace and improve the landscapingo We will be open from 6AM to midnighto We will sell Beer and \Mne (alcohol sales ends at 1 1pM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meetirrg tentatively scheduled for August. 1+l vtolq{G l $TORY 298 Hello Friends and Neighbors Manry of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am cornmitted to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and will still provide UNOCAL gas. The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor). The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with TEleveno The project will have more parkingr The project will replace and improve the landscapingo We will be open from 6AM to midnighlt. We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. 299 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECTo The fuel lslands will be unchanged, and will still provide UNOCAL gas . The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor). The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with TEleveno The project will have more parking. The project will replace and improve the landscapingo We will be open from 6AM to midnight. We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. 300 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and will still provide UNOCAL gas. The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor). The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with TEleveno The project will have more parkinge The project will replace and improve the landscapingr We will be open from 6AM to midnight. We will sell Beer and \Mne (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your Jor the project, we will present your support at the Newport Beach Planning tentatively scheduled for August. q4?-\ZL'':\r\q 4\'-'-OG 4tu4^- City of Residence a 301 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and will still provide UNOCAL gas. The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor)r The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhoodr We have not decided on branding at this point, but are considering partnering with TElevenr The project will have more parkingo The project will replace and improve the landscaping. We will be open from 6AM to midnighto We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Planning Commission Meeting tentatively scheduled for August. oYa'lq 1 t-tr a16- Y.t -7 City of Residence $4ar t-- I 7 302 Hello Friends and Neighbors Many of you know me, but for those that do nrct, ffiy name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJEGTo The fuel lslands will be unchanged, and will still provide UNOCAL gasr The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor)r The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with TEleven. The project will have more parking. The project will replace and improve the landscaping. We will be open from 6AM to midnighto We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. €{n Nane6\)- G+v'( \>4 I have owned this store for almost 20 years and make my home in Corona Del Mar. I am Awnh-r^ City of Residence f,ttorZtL lN eDr4 I I t-- 303 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCF1 and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECTr The fuel lslands will be unchanged, and will still provide UNOCAL gasr The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor). The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhoodr We have not decided on branding at this point, but are considering partnering with TElevenr The project will have more parkingr The project will replace and improve the landscapingr We will be open from 6AM to midnightrr We will sell Beer and \Mne (alcohol sales ends at 1 1PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Planning Commission Meeting tentatively scheduled for August. 444 4a> dltl firw,( "cl- Hls I City of 304 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and will still provide UNOCAL gas. The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor). The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with TElevenr The project will have more parkingr The project will replace and improve the landscapingr We will be open from 6AM to midnight. We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. 7q7 675'-5 / v7 305 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and will still provide UNOCAL gas o The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor)r The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhoodo We have not decided on branding at this point, but are considering partnering with TEleveno The project will have more parkingo The project will replace and improve the landscaping. We will be open from 6AM to midnight. We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you wo-uld like to your support for the project, we will present your support at the Commission Meeting tentatively scheduled for August. Narne n Lceuht1 \-/ -9c&*eo4rr 4 a a'1 - { ^o /) TzbLc306 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECTr The fuel lslands will be unchanged, and will still provide UNOCAL gas o The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor)o The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhoodo We have not decided on branding at this point, but are considering partnering with TElevene The project will have more parkingo The project will replace and improve the landscapingr We will be open from 6AM to midnight. We will sell Beer and Wine (alcohol sales ends at 11PM) for the project, we will present your support at the tentatively scheduled for August. /brt WE WOULD LOVE YOUR SUPPORT 7u0 bu+1rq'// City of Residence ---4 ISTORY 307 Hello Friends and Neighbors Marry of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and will still provide UNOCAL gaso The convenience store will be a new building with the same basic footprint as the existing building (l will have my office,or the small 2"d floor)r The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhoodr We have not decided on branding at this point, but are considering partnering with TElevenr The project will have more parkingr The project will replace and improve the landscapingr We will be open from 6AM to midnighl:. We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT like to express your support for the project, we will present your support at the Planning Commission Meeting tentatively scheduled for August. lf you x&hY Citv of Residen =.\I)zn \\J t! 308 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECTo The fuel lslands will be unchanged, and will still provide UNOCAL gas . The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor) o The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with TEleven. The project will have more parkingo The project will replace and improve the landscaping. We will be open from 6AM to midnighto We will sell Beer and \Mne (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. Jr. pvw @sSuSaolSo^1\( 6a 6,d qfi- 66" Al ?Ll -1 309 He!!o Friends and Neighbors Manry of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and will still provide UNOCAL gaso The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2^d floor)o The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at t,his point, but are considering partnering with TEleveno The project will have more parking. The project will replace and improve the landscapingr We will be open from 6AM to midnighto We will sell Beer and \Mne (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. - 310 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECT. The fuel lslands will be unchanged, and will still provide UNOCAL gasr The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor). The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhoodo We have not decided on branding at this point, but are considering partnering with TEleven. The project will have more parking. The project will replace and improve the landscapingo We will be open from 6AM to midnight. We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am 311 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. committed to this community and I have serveld many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As rnany of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECTr The fuel lslands will be unchanged, and will still provide UNOCAL gasr The convenience store will be a new bruilding with the same basic footprint as the existing building (l will have my office rcn the small 2nd floor)r The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with TEleven. The project will have more parkingr The project will replace and improve the landscaping. We will be open from 6AM to midnight. We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT I have owned this store for almost 20 years and make my home in Corona Del Mar. I am like to express your support for the project, we will present your support at the Planning Commission Meeting tentatively scheduled for August. 5to J-L),{} - I I City of Residence ,{ 312 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Gorona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECTo The fuel lslands will be unchanged, and will still provide UNOCAL gas. The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor)o The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhoodo We have not decided on branding at this point, but are considering partnering with TEleveno The project will have more parkingr The project will replace and improve the landscapingr We will be open from 6AM to midnighl:. We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. rr-IJ-'onlDS qq\0P06qgtl City of Residence 313 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECTo The fuel lslands will be unchanged, and will still provide UNOCAL gas . The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor)o The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood. We have not decided on branding at this point, but are considering partnering with TEleveno The project will have more parking. The project will replace and improve the landscapingo We will be open from 6AM to midnight. We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. HISTORY 1'n 760 YJg 5- {4 (t t 314 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECTo The fuel lslands will be unchanged, and will still provide UNOCAL gas . The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor) o The new building will be designed to architecturally address the street while staying a a a a neutral towards the residential neighborhood We have not decided on branding at this point, but are considering partnering with TEleven The project will have more parking The project will replace and improve the landscaping We will be open from 6AM to midnight We will sell Beer and \y'Uine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meeting tentatively scheduled for August. lame a\ -))(,' Icqs? STOR' 315 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the corner of PCH and Avocado. I have owned this store for almost 20 years and make my home in Corona Del Mar. I am committed to this community and I have served many of you by repairing your cars and making it convenient to buy gas on your way home or to work. But after many years in the auto service business, I find that most people take their cars to either the dealer or a specialist and not to the corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station with a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECTo The fuel lslands will be unchanged, and will still provide UNOCAL gas . The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor). The new building will be designed to iarchitecturally address the street while staying neutral towards the residential neighbtorhood. We have not decided on branding at lthis point, but are considering partnering with TElevenr The project will have more parking. The project will replace and improve the landscaping. We will be open from 6AM to midnigl"tt . We will sell Beer and Wne (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the Newport Beach Planning Commission Meetinrg tentatively scheduled for August. 316 Hello Friends and Neighbors Many of you know me, but for those that do not, my name is Hamid Kianipur and I own the UNOCAL station at the coffier rof PCH and Avocado. corner gas station. PROPOSAL As many of you have heard through the grapevine, I am proposing to remodel my Auto Service Station witn a snack shop to a convenience store that will hopefully be a place where you can walk to pick up those groceries that you just ran out of. THE PROJECTr The fuel lslands will be unchanged, and will still provide UNOCAL gas o The convenience store will be a new building with the same basic footprint as the existing building (l will have my office on the small 2nd floor) o The new building will be designed to architecturally address the street while staying neutral towards the residential neighborhood . We have not decided on branding at this point, but are considering partnering with TEleven. The project will have more parking . The project will replace and improve the landscaping o We will be open from 6AM to midnight . We will sell Beer and Wine (alcohol sales ends at 11PM) WE WOULD LOVE YOUR SUPPORT lf you would like to express your support for the project, we will present your support at the N6wport Beach Planning Commission Meeting tentatively scheduled for August. r- th 317 From: Ronnie Beauchamp <ronnie@arborrealestate.com> Sent: Wednesday, August 19, 2020 7:45 PM To: Ronnie Beauchamp; Ronnie Beauchamp; Crager, Chelsea Subject: NO 7 ELEVEN ON AVOCADO/ PCH PLEASE!!! [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, Please give attention to the 7-eleven on pch and avocado in corona Del Mar. This is not at all In Alliance with the asthetic of the community we have. We do not want this 7- eleven or anything that large! Thank you, Ronnie Beauchamp Cancellieri Jack Cancellieri -- Ronnie Beauchamp 949.795.0873 ronnie@arborrealestate.com #RonnieAndDebbie DRE# 01823391 318 From: Jill Kinder <jkinder2020@gmail.com> Sent: Thursday, August 13, 2020 8:40 PM To: Crager, Chelsea Subject: No 7-11 in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We do not need a mini-mart gas station or anything close! We moved here for the beach and NOT the city! We go out of our way by choice! It will create more traffic, noise, unruly & messy visitors and a place for the homeless to gather!! We do not want or need it! It will ruin the peaceful and charming atmosphere we now enjoy! Thank you Jill Kinder Carnation Ave Sent from my iPhone 319 From: R. Kirby <kirbn8r@cox.net> Sent: Friday, August 14, 2020 7:49 PM To: Crager, Chelsea Subject: No 7-11 in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Planning Dept. Please do not allow a 711 store to setup shop in CDM. Thank you for reading this. 320 From: ERIC CHENOWITH <echeny44@aol.com> Sent: Sunday, August 16, 2020 2:14 PM To: Crager, Chelsea Subject: No 7/11 in CdM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Chelsea, Hope this note finds you doing well. This email is in opposition of the plans to build a 7/11 in CdM. I lived on the 700 block of Acacia for 13 years and just moved to back bay last summer. During my time in CdM I often frequented The Korker. Garen and his late father have always been professional, kind and caring of the local community. A 7/11 would destroy their business and give an eyesore to the entrance of one of the most beautiful cities in the world. Please do not approve the 7/11. With gratitude and good will I thank you for your consideration. Best Regards, Eric Chenowith 1742 Bayport Way Newport Beach, CA 714-931-4060 321 From: Melanie Nichols <melaniernichols@gmail.com> Sent: Wednesday, August 19, 2020 9:10 AM To: Crager, Chelsea Subject: No 7-11 in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, I have lived on Avocado with two children for 10 years. I fear for the safety of our neighborhood should this 7-11 be approved. I drive down Avocado from the bus shelter to home and am very aware of the homeless population that is allowed to sleep overnight at the bus station. I am very aware that the homeless population takes advantage of the warm water in the Civic Center bathrooms because I have walked into the bathroom with my daughters and seen them bathing. I am very aware of the homeless population and how they are allowed to stay all day inside the library until closing hours when it is open. Once the library closes many homeless come down hill to PCH and find their places to sleep in our community. I believe a 7-11 will only aid the homeless population. We don't need a liquor store at that corner. We don't need a place for homeless to loiter out front or pander. We don't want and do not need a 7-11 in CDM. I do not support this in our community. I would suggest that City Council go see the 7-11 up on Irvine Street and decide if it would fit in with CDM. What the Irvine Company has built with the Bristol Market shopping center is what CDM is know for. Not a 7-11 that will attract and cater to the homeless community. Thank you, Melanie Nichols 501 Avocado Ave Corona Del Mar 322 From: Jennifer Ramos <jen@image32photography.com> Sent: Friday, August 21, 2020 8:48 AM To: Crager, Chelsea Subject: No 7Eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello, my Dad made me aware of the plans for replacing Korker Liquor with 7Eleven. Please reconsider, as the Korker establishment has been a Corona del mark icon since I was a kid. This storefront is now considered, by the residents of Cdm and surrounding areas, a historic landmark. Please don't take another landmark away from this beautiful little town. Thank-you for your consideration Jennifer Ramos (Irvine resident) -- Jen Ramos 949-433-8873 www.image32photography.com www.irvineheadshots.com 323 From: JENELLE JONES <tigressinjungle@gmail.com> Sent: Tuesday, August 18, 2020 9:18 AM To: Crager, Chelsea; Planning Commissioners Subject: NO 24 hour 7 Eleven IN ANY WAY SHAPE OR FORM! [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear C. Crager and NB Planning Commisssioner: I represent over 500 League of Women Voters. NO We do not want a 24 hour 7 Eleven Liquor store IN ANY SHAPE OR FORM. Crime is up and we do not need add Gasoline to fire selling liquor. Sincerely, Jenelle Hardwick 324 From: Patti Lambert <lambertpatti@hotmail.com> Sent: Sunday, August 16, 2020 7:50 AM To: Crager, Chelsea Subject: No 711 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. NO 711! Sent from my Verizon, Samsung Galaxy smartphone 325 From: Marcia Howell <mellowolf@aol.com> Sent: Friday, August 21, 2020 12:06 PM To: Crager, Chelsea Subject: No on 7-11 alcohol sales at PCH & Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please do not approve this project as we do not need that type of market in our town. Yes for auto gas and repair. Thank you Marcia Howell Sent from my iPhone 326 From: Andy Lewis <andrewlewis.co@gmail.com> Sent: Monday, August 17, 2020 4:01 PM To: Crager, Chelsea Subject: NO ON 7/11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello, My name is Andrew Lewis and I am 25 years old. I grew up in Corona Del Mar, and Korker Liquor has been a staple in the community for as long as I remember. I use to go there all the time as a kid to get candy, and now I go there to get fishing bait and beer. If there were to be a 7/11 added in place of it, it would degrade the community and take away from the Corona Del Mar vibe. Please take this into consideration and do not replace Korker Liquor with a 7/11. Regards, Andrew Lewis Sent from my iPhone 327 From: m k <rougerocket993@gmail.com> Sent: Friday, August 14, 2020 4:17 PM To: Crager, Chelsea Subject: NO on PCH 7-11! [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am writing to say a big NO to a 7-11 store at the76 gas station on PCH 8n cdm! We don't need a late night convenience store which will surely attach more undesirables that are currently showing up in this town. Thank you Marilynn Kellee 328 From: Janice Carsten <janice@jcarsten.com> Sent: Monday, August 17, 2020 2:49 PM To: Crager, Chelsea Subject: No to 7-11! [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, Please pass along to the City of Newport Beach that we do NOT want a 7-11 at PCH & Avocado in Corona del Mar. Corona del Mar is a quaint town that will be ruined by this type of facility in our neighborhood. Thank you, Janice Carsten 329 From: Greg <gregferrero@hotmail.com> Sent: Saturday, August 15, 2020 4:19 PM To: Crager, Chelsea Subject: No trashy 7/11’s in CDM!!!! [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Help local business’s thrive. Down with corporations! No 2 story 7/11’s!!!!!!! Sent from my iPhone 330 From: Pick, James <James_Pick@redlands.edu> Sent: Wednesday, August 19, 2020 9:50 AM To: Crager, Chelsea Cc: Pick, James Subject: Objection to approval of 7-Eleven at PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello: I am appalled by the proposal to construct a 2 story 7-11 and parking at the corner of PCT and Avocado in Corona Del Mar. As a 39 year resident of CDM, I have never heard of such an egregious proposal. This 7-11 and its parking lot will be a source of traffic congestion, evening noise, night lighting unprecedented for CDM, loitering, alcoholism, and architectural compromise of the CDM village area. The impact will carry over for generations, lowering property values, and reducing the attractiveness and charm that characterizes CDM. The whole project is disrespectful of the community. Sincerely, James Pick, CDM resident 331 From: Pam Duley <pamduley@me.com> Sent: Monday, August 17, 2020 10:19 AM To: Crager, Chelsea Subject: Opposed to 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea, My husband and I are opposed to the unfavorable traffic situation that a 7-11 would create at such a high visibility corner and a seven 11 is not in keeping with the quaint feeling of CDM. We want to keep CDM a special place. With the current markets in the area, there is no need for a 7-11. Thanks, Pam Duley PAM MEGONIGAL DULEY M. 949 933-4212 pamduley@me.com 332 From: Marlene Gemayel <marlenegemayel@yahoo.com> Sent: Sunday, August 16, 2020 10:09 AM To: Crager, Chelsea Subject: Opposition of 7Eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To the Newport City Council and Chelsea, This is email is to inform you that I highly oppose the build out of a 7Eleven at the corner of beautiful CDM. As a resident in the area we all know the pros and cons of living near high traffic street such as PCH. As is it parking has always been an issue so this 2 story building will increase traffic at that busy corner. Weekly truck deliveries will impact other drivers and increase chances of automobile and pedestrian accidents. The city is doing just fine with Korker and Bristol Farms across the street and to be honest, PCH needs a gas station at that corner since there aren’t that many in the nearby proximity. Thank you for taking the time to read my opposition. I hope the city Council does the right thing and keeps CDM a unique and beautiful city with eclectic businesses and not a 7Eleven. Best Regards, Marlene Gemayel 333 From: Mark Campbell <mhcampbell03@gmail.com> Sent: Tuesday, August 18, 2020 2:16 PM To: Crager, Chelsea Subject: Opposition to 7/11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Chelsea, I’m a resident in Irvine Terrace and I am opposed to a 7-Eleven at the 76 station. Thanks Mark Campbell 334 From: Marcus Crahan <mcrahan@powerengineering.com> Sent: Thursday, August 20, 2020 11:21 AM To: Crager, Chelsea Cc: Cynthia Rhodes Subject: PA2019-027 - Hearing 2020-08-20 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Chelsea: Our neighborhood doesn't need a 7-11 "block-house" selling alcohol from 0600 to 2300 every day. This business will attract undesirable persons purchasing alcohol and drinking alcohol in our neighborhood. This will increase vagrancy and risk public health, leading to reduction in nearby property values. The current business sells water, soda, chips and cigarettes, no alcohol or short order fast food. So permitting a 7-11 would be a significant business change at this location. Please accept our input to decline to issue a permit for the proposed business. Best Regards, Marcus Crahan Power Engineering Corp. 16632 Millikan Avenue Irvine, CA 92606 (949) 260-9716 voice (949) 260-9720 fax (949) 278-7984 cell http://www.powerengineering.com/ "The most difficult subjects can be explained to the most slow-witted man if he has not formed any idea of them already; but the simplest thing cannot be made clear to the most intelligent man if he is firmly persuaded that he knows already, without a shadow of doubt, what is laid before him" (Leo Tolstoy 1894) This e-mail may contain confidential and/or privileged information. If you are not the intended recipient or have received this e-mail by mistake please notify the sender immediately and delete it from your system. Any unauthorized copying/disclosure of the material in this e-mail is strictly forbidden. This message has been transmitted over a public network. If you suspect that it may have been intercepted or amended, please contact the sender. 335 From: Brian Jones <bjonese55@gmail.com> Sent: Wednesday, August 19, 2020 2:34 PM To: Crager, Chelsea Subject: PA2019-027 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I would ask that the City not approve this project as currently configured. It does not provide for safe ingress and egress and will seriously complicate parking and traffic in the area. It will be an attractive nuisance in terms of the folks it will attract particularly later in the day. We already have 2 or 3 times the number of permitted liquor outlets in the vicinity. The design is not at all in keeping with the rest of the "village". -- Brian R. Jones President Argonaut Management Consulting C: (949) 233-4000 336 From: Jeff Bloom <j.bloom@roadrunner.com> Sent: Wednesday, August 19, 2020 3:27 PM To: Crager, Chelsea Subject: PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Ms. Crager, I am writing this email in strong opposition to the potential 7-11 store at the above referenced location. A traffic quagmire is bound to exist at both the northbound left turn lane on PCH ( which already backs up into the third lane of traffic) as well as the right turn lane on eastbound Avocado. The location of a business with hundreds of trips in and out for multiple hours a day would be detrimental to residents of Corona Del Mar. Traffic in and around the PCH , Avocado and MacArthur area is already bad and will just get worse. Respectfully, Jeff and Devon Bloom 1919 Chubasco Drive Corona Del Mar Sent from my iPhone 337 From: Scott Smith <Scott@scottasmithlaw.com> Sent: Monday, August 17, 2020 3:04 PM To: Crager, Chelsea Subject: PCH and Avocado 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager As a resident of CdM and having an office a block away from the proposed location, I believe the development of that area into a retail convenience store would be detrimental to the City and the area. I drive by the intersection at least twice daily. Traffic at that intersection is already very heavy with the current uses in place. It would increase greatly with convenience store traffic. It also duplicates the type of use that the Korker store currently offers. I request that the use be denied. Thank you for your consideration. Scott A. Smith Attorney Please note new contact details below: 24 Corporate Plaza Drive, Second Floor, Newport Beach, CA 92660 Phone: (949) 520-7248 / Facsimile: (949) 520-7240 scott@scottasmithlaw.com Advocate The information contained in this electronic transmission is intended only for the use of the recipient and may be confidential, may be attorney-client privileged, and may constitute insider information. Unauthorized use, disclosure or reproduction is strictly prohibited, and may be unlawful. If you have received this electronic transmission in error, please notify the sender immediately by reply e-mail and delete the message and any attachments. Thank you. 338 From: Theresa Koontz <tkoontz2015@gmail.com> Sent: Monday, August 17, 2020 1:46 PM To: Crager, Chelsea Subject: Planning commission- 7/Eleven Store Avocado & Coast proposal [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Chelsea, I’m a resident in Irvine Terrace. My property is located on Seadrift and Zahma Drive. I do NOT support the proposed 7/Eleven store at the corner of Avocado and Coast Hwy. We have more than enough stores in the neighborhood for the purchase of liquor and incidentals. The proposed 7/Eleven is not in keeping with Corona del Mar standards and can only bring additional problems/issues with regards to safety, traffic and policing of this store. Thank you, Theresa Koontz 949 378-9972 2015 Seadrift Drive Corona del Mar, CA 92625 339 From: Kymberly Chiapuzio <kyme@anthonywholesale.com> Sent: Thursday, August 20, 2020 4:46 PM To: Crager, Chelsea; Planning Commissioners Subject: Planning Meeting Tonight Aug. 20, 2020 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms Crager: Wanted to share my opinion on the proposed redevelopment at the corner of PCH and Avocado. While the current gas station is not aesthetically great, the proposed 7- 11 has its shortfalls too. This corner is the gateway to Corona del Mar Village on the south and Irvine Terrace on the North. Given the location, I believe Planning should pay careful attention to design, existing, height, lot line restrictions and landscape requirements. While I don't believe that a 7-11 is the best user for that corner, it is in need of redevelopment as long as City Planners do their job and make the developer adhere to guidelines that best suit the community. Waivers and variances should not be granted. Even if the proposed plan fits into existing guidelines, it is Planning's responsibility to make sure the final product is the best it can be- not just approve what is submitted. Thank you, Kymberly Chiapuzio 1606 Santanella Terrace Corona del Mar , Ca 92625 949.644.5624 Notice to recipient: This e-mail is only meant for the intended recipient of the transmission, and may be a confidential communication or a communication privileged by law. If you received this e-mail in error, any review, use, dissemination, distribution, or copying of this e-mail is strictly prohibited. Please notify us immediately of the error by return e-mail and please delete this message from your system. Thank you in advance for your cooperation. 340 From: Kymberly Chiapuzio <tkchip@roadrunner.com> Sent: Thursday, August 20, 2020 4:42 PM To: Crager, Chelsea; Planning Commissioners Subject: Planning meeting tonight August 20, 2020 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager,: I Wanted to share my opinion on the proposed redevelopment at the corner of PCH and Avocado. While the current gas station is not great, the proposed 7-11 has its shortfalls too. This corner is the gateway to Corona del Mar Village on the south and Irvine Terrace on the North. Given the location, I believe Planning should pay careful attention to design, existing, height, lot line restrictions and landscape requirements. While I don't believe that a 7-11 is the best user for that corner, it is in need of redevelopment as long as City Planners do their job and make the developer adhere to guidelines that best suit the community. Waivers and variances should not be granted. Even if the proposed plan fits into existing guidelines, it is Planning's responsibility to make sure the final product is the best it can be- not just approve what is submitted. Sincerely, Tony Chiapuzio Irvine Terrace Resident 1696 Santanella Terrace Corona Del Mar, Ca 92626 Sent from my iPhone 341 From: kneiger@roadrunner.com Sent: Thursday, August 20, 2020 10:33 AM To: Crager, Chelsea; Planning Commissioners Subject: Planning Meeting tonight [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms Crager: Wanted to share my opinion on the proposed redevelopment at the corner of PCH and Avocado. While the current gas station is not great, the proposed 7-11 has its shortfalls too. This corner is the gateway to Corona del Mar Village on the south and Irvine Terrace on the North. Given the location, I believe Planning should pay careful attention to design, existing, height, lot line restrictions and landscape requirements. While I don't believe that a 7-11 is the best user for that corner, it is in need of redevelopment as long as City Planners do their job and make the developer adhere to guidelines that best suit the community. Waivers and variances should not be granted. Even if the proposed pan fits into existing guidelines, it is Planning's responsibility to make sure the final product is the best it can be- not just approve what is submitted. Thank you Kelly Neiger 1531 Serenade Terrace Corona del Mar , Ca 92625 949-338-3348 342 From: Lisa Walker <lisaflys@gmail.com> Sent: Thursday, August 13, 2020 7:15 PM To: Crager, Chelsea Subject: Please no 7-11 in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Chelsea, I heard via the grapevine that a 7-11 store is being considered for CDM. I’m certain you’ll find that the vast majority of residents are opposed to that, including me. Please take our wishes into consideration. Thank you, Lisa Walker 616 ½ Begonia, CDM M: 949.275.1830 343 From: Greg Hayward <gbhayward@outlook.com> Sent: Thursday, August 20, 2020 8:12 AM To: Herdman, Jeff; Crager, Chelsea Subject: Please no 7/11! [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Mr. Herdman and Ms. Crager- I’m emailing you today to register my opposition to the proposed 7/11 at the corner of PCH and Avocado. Here are my reasons for opposing: 1. It will bring a rise in crime to our city as shown by historical evidence. 2. It doesn’t fit with the character of our CdM village. 3. 7/11’s are open 24 hours 4. I’ve lived next to a 7/11 in the past and it was constantly an area where non-residents hung out, trash was left and foul language was often heard. 5. Korker’s Liquor store is right next door, and then there’s 3 other liquor stores in CdM. Do we really need another one? 6. It will increase traffic in an already impacted area of our city. Please vote NO and do not proceed with lowering the standard of our great city. Thanks, Greg Hayward Sent from my iPhone 344 From: Donna Hood <hood107@aol.com> Sent: Tuesday, August 18, 2020 12:40 PM To: Crager, Chelsea Subject: Please no 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea, Please pass on the message that a 7-11 would be an eyesore and a attraction for loiters and undesired behavior at the corner of PCH and Avocado. The local merchants and residents do not want a convince store at the beginning of Corona Del Mar. It brings down the environment and usually creates trash and a unsightly appearance. The traffic is already congested at that point and having cars abruptly stop to enter the parking lot on a Hot summer day is a disaster waiting to happen. We have numerous markets , CVS and Rite Aid in the area. This addition does not provide any Improvement to the area. Please put me on any mailing lists or notifications on meetings or presentations of this issue. Thank You Donna Hood Corona Del Mar Resident Sent from AOL Mobile Mail Get the new AOL app: mail.mobile.aol.com 345 From: TERESE OBRIEN <terryob@me.com> Sent: Thursday, August 13, 2020 6:05 PM To: Crager, Chelsea Subject: Please NO 7-eleven in CDM! [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Terry O'Brien 714-943-9567 terryob@me.com 346 From: Sherry ONeil <sherry.l.oneil@gmail.com> Sent: Monday, August 17, 2020 5:16 PM To: Crager, Chelsea; Herdman, Jeff Subject: Please vote no to the 7/11 at Avocado/PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Mr. Herdman and Ms. Crager, Thank you for your role on the planning commission. Three generations of our family live in Newport Beach (Corona del Mar) and feel so thankful to be able to raise our families right here. Our community is what it is because of wise planning and we should ; our lovely town is worth guarding against erosion. As you see from my subject line, I think a 7/11 here will erode that. Here’s why: 1. 24-hour stores are designed to attract people at all hours, and with that comes an increase in homeless traffic and crime. 2. The bus stop already located at the curb of this location will only offer an opportunistic loitering place, adding to the allure of this particular store as an easy target for crime and homeless lingerers. 3. This location abuts a residential area of quiet family homes who would see an uptick in the homeless presence in their neighborhood. 4. A 7/11 is unnecessary—Korker Liquor, Bristol Farms, Papa’s Liquor, and Smart and Final are already right in town. (Korker Liquor is already at the same site as the proposed 7/11; why duplicate?) 5. A 7/11 contradicts the established and valued character of our local community. Please vote no on this idea; it is a valueless detractor to our community. Thank you, Sherry O’Neil 347 From: rolfes@roadrunner.com Sent: Wednesday, August 19, 2020 12:32 PM To: Crager, Chelsea Cc: PlanningCommisioners@newportbeachca.gov Subject: Please, NO to 7-Eleven!!!!! [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello, Please don’t let a 7-eleven into our charming Corona Del Mar town. It’s a travesty. It’s like putting a Walmart market on the corner of Newport Center and PCH where all those gorgeous palms are. What is everyone involved thinking (or not)? 7-eleven does not belong around here or even needed. Please say no the corporate 7-eleven like you have said no to other unwanted companies like Macdonalds, Taco Bell or Del Taco. Surely we can’t be that desperate to have a 7-eleven in Corona Del Mar. Looking for you to make the right decision, Kathy 348 From: Bonnie; <msbjg@aol.com> Sent: Tuesday, August 18, 2020 12:54 PM To: Crager, Chelsea Subject: Poor location for a convenience store [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager, It has come to my attention that there is an application to the City of Newport to "re-purpose" the Union 76 Station at the corner of PCH and Avocado into a convenience store. As a long-time resident of Irvine Terrace, I know this intersection very well and I am strongly opposed to placement of a convenience store in this location. As you know, the intersection of PCH and Avocado is already a high traffic volume intersection. Approving the addition of a high volume store in this location would further impact this already congested intersection. (There is very little available parking at that location, by the way). Furthermore, it is my understanding that the proposed store hours would be 6 AM until 12 midnight and would have an adverse impact on a very quiet residential community. I would like to go on record as being opposed to this project. Bonnie Gainer 606 Ramona Drive Corona del Mar 349 From: Norman Metcalfe <nmetcalfe@icloud.com> Sent: Tuesday, August 18, 2020 1:04 PM To: Crager, Chelsea Subject: Possible New 7-Eleven at the corner of PCH & Avacado ... replacing the 76 gas station [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I’m strongly opposed to this proposed project! That is already a very busy and congested corner and also serves as the entrance to my community of Irvine Terrace. I’m opposed to the large building (30ft height with an even higher sign.) I’m also concerned about more traffic at an already congested and busy corner and the safety concerns that go with that. I also think the proposed use is somewhat redundant with Korker Liquor right next door. Thanks for hearing my opposition and recording it for the Planning Commission. Norman Metcalfe Norman Metcalfe Office: 949.723.1529 iPhone: 949.433.3656 nmetcalfe@icloud.com 350 From: jimi snow <hes_faithful@hotmail.com> Sent: Thursday, August 13, 2020 9:28 AM To: Crager, Chelsea Subject: Project file no. PA2019-027 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good day Chelsea, This is a simple note to voice my hearty disapproval for the intended demolition of Korker liquor store in favor of another convenience store (7-eleven). How lame is that??? to eliminate one man's business so that a greedy business with more resources can increase their already over inflated bottom line at Korker's expense. The planning commission ought to be ashamed to even entertain such a thing. Small business owners like Korker are the backbone of this country and to allow them to be crushed like that is despicable. I urge you to defend the little guy against the corporate thugs and disallow this action altogether. Thank you for your attention, James Snow 351 From: Janice Smart <janice.smart@sunpointholdings.com> Sent: Thursday, August 13, 2020 5:50 PM To: Crager, Chelsea Subject: Project: PA2019-027 - 7-11 in Corona Del Mar [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea: I have lived in CDM for over 8 years and am writing to complain about the proposed 7-11. The architecture will not fit in with our charming town AT ALL and will heighten homeless issues as well as bring down property values. Also Korker is family owned business which is what CDM is or was all about. No to 7-11! Janice Smart Assistant Vice President - Claims SunPoint Insurance Service Corporation/SunPoint Holdings 3131 Camino del Rio North, Suite 1150 San Diego, CA 92108 O 619-365-4330 l D 949.929.4085 janice.smart@sunpointholdings.com www.sunpointholdings.com 352 From: Robert Gregory <contact@coastalready.com> Sent: Monday, August 17, 2020 8:03 PM To: Crager, Chelsea Subject: Proposed 7 11 store at PCH & Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Greetings Chelsea, I am writing this email to express my opposition to the proposed 7-11 convenience store on the corner of PCH and Avocado. I have lived in Irvine Terrace for nearly fifty years and pass this location multiple times per day nearly every day of the week. My concerns are many; 1. Increased traffic in and out of the location from Avocado and PCH. 2. Vagrancy; there is a bus stop directly in front of the location. We all know the homeless problem that exists at the bus terminal at the top of Avocado. 3. Corporatizing CDM. We have been fortunate to maintain the unique character of CDM by not allowing major corporations to change the face of our city. (aside from the banks) 4.Over saturating CDM with off-premise alcohol sales locations. We have enough places to purchase alcohol and fast food. I urge Newport Beach city planning to prohibit 7-11 from becoming a part of the landscape and changing the face of our Crown by the sea. Thank you for your consideration. Robert Gregory 949-697-2911 contact@coastalready.com coastalready.com 353 From: Phil Berry <pberry@commercialwest.com> Sent: Tuesday, August 18, 2020 3:47 PM To: Crager, Chelsea Subject: Proposed 7- Eleven application in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea – I’m writing to voice my opposition to 7 – Eleven to be located at the Gateway into Corona del Mar . As a property owner in The Village ( The Bungalow Restaurant & Golden Spoon ) we have all worked hard to maintain a upscale tenant mix to serve our community’s needs. 7-11 will have a direct and negative effect on surrounding property values . We already have a homeless issue in CDM, this type of use will only increase addition loitering. Hours of operation until 12 pm and alcohol only encourages this type of activity. Thank you, Phil Berry Phil Berry License# 00978646 t 949 723 7300 f 949 723 7301 View our properties | Listings Page See what we’re up to | Instagram 2443 East Coast Hwy Corona Del Mar, CA 92625 pberry@commercialwest.com www.commercialwest.com commercial west brokerage A Real Estate Company CONFIDENTIALITY NOTICE: The information contained in this message may be privileged and confidential and protected from disclosure. If the reader of this message is not the intended recipient, or an employee or agent responsible for delivering this message to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited. If you have received this communication in error, please notify us immediately by replying to the message and deleting it from your computer. 354 From: Helen Foster <helenfcdm@aol.com> Sent: Monday, August 17, 2020 10:43 AM To: Crager, Chelsea Subject: Proposed 7 Eleven store on PCH andf Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager,\ I would like to express my concern about a proposed 7-11 store that is being considered on the corner of Avocado and PCH. I believe that this location could pose significant traffic issues on PCH and Avocado, which is already a very busy street and location in Corona Del Mar. As a resident of Corona Del Mar, I am concerned that the proposed store would be a detriment to our community. Both the size and location of this proposed store are a concern, and the need for a store seems unnecessary, as Korker Liquor is currently next door to the proposed 7-11 location. Thank you for including my concerns to the planning commission office. I appreciate your attention and help in expressing my concerns. Sincerely, Helen Foster (CDM Resident for 40 years) 355 From: Brant Dahlfors <bdahlfors@mac.com> Sent: Monday, August 17, 2020 8:03 PM To: Crager, Chelsea Subject: Proposed 7-11 at avacado and PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good day This may be a rumor, I hope so. I am told there is a proposal to build a 7-11 in CDM. We don’t have fast food drive throughs and we don’t need a national chain store to kill more local family runs businesses. I live in the flower streets and have owned a home here for 20 years. I strongly oppose such a proposal if it is real in the first place. I appreciate you reading my message. Thank you! ___________________________ Brant Dahlfors M | (949) 439-8663 Bdahlfors@mac.com 356 From: Peggy Cole <pcole25@aol.com> Sent: Monday, August 17, 2020 6:32 PM To: Crager, Chelsea Subject: Proposed 7-11 at Avocado and PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea, We purchased our home in Irvine Terrace forty years ago and have seen the congestion on Avocado. Customers of the Union 76 often try to cross into the left turn lane, blocking one or more of the other lanes. We were not fond of the gas station being located near the entrance to Irvine Terrace and really feel a 7- 11store will be a misplaced improvement. We do not see our community shopping at the 7-11 but those from out of the area. In addition, we think many more cars will be using the 7-11 than the gas station. Please do the right thing and disapprove this 7-11. Thank you. Jerry Cole 357 From: Deborah Christiansen <dchristiansen09@gmail.com> Sent: Monday, August 17, 2020 5:26 PM To: Crager, Chelsea Subject: Proposed 7-11 at PCH and Avacado Ave. [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea, I am writing to voice my opinion about the proposed 2 story 7-11 at the corner of PCH & Avacado Ave. I live at 412 Carnation & have purchased gas at the Unocal 76 located there many times& have found the owner & employees to be very pleasant people. I believe that people have a right to improve their property but there should be some restrictions on the improvements…just like there are restrictions & codes for building residential properties in CDM. I understand the owners concerns about the lack of auto repair business at his gas station. There is an existing one story building on the property..not a 2 story structure & I firmly believe that any rehab/improvements should remain within the existing legal footprint & not become a 2 story edifice. I also have an issue with it becoming a 7-11..selling liquor and remaining open until midnight. To do so would create an increase in traffic..folks looking to buy alcohol until midnight & possibly driving drunk. We already have a fair amount of cars that make U-turns at PCH & Avacado Ave & we really don’t need anymore traffic doing so…especially later at night when visibility becomes a serious issue. There are Unocal 76 stations in the country that have convenience stores within the building and I would urge the owner to take a look at them & consider modeling his improvement after them rather than a 7-11. We already have a liquor store less than half a block from the Unocal 76 & since grocery stores also sell liquor…do we really need one more establishment selling liquor? Thank you for your consideration. Deborah Christiansen 358 From: Moore, Colleen S. <colleen.moore@hp.com> Sent: Wednesday, August 19, 2020 9:20 AM To: Crager, Chelsea; Planning Commissioners Subject: Proposed 7-11 at the Corner of Avocado and PCH in Corona Del Mar [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commissioners: I am writing to register my vehement objection to the replacement of the Union 76 gas station with a 7- 11 at the corner of Avocado and PCH. I have lived on and off in Corona Del Mar for the last 35 years, and currently own a residence on Avocado Ave. I have watched as our peaceful little beach town has turned in to a heavily congested and crime ridden area. People flock to CDM from places near and far to go to the beach. Parking is impossible, streets are congested, traffic is terrible and the crime rate is on the rise. Adding a 7-11 to the corner of Avocado and PCH will further exacerbate the current traffic congestion, increase the number of cars doing quick U-turns into the 7-Eleven from PCH, and promote loitering (who doesn’t love to hang around in a 7-11 parking lot on a Saturday night?) As a homeowner in CDM, I like all others, have paid a pretty penny to live here and I don’t want to see my property value negatively impacted. There is enough carnage going on in California right now with the COVID crisis, and I would highly encourage you to leave well enough alone. The Union 76 station has been serving us for years. If we feel compelled to go to a 7-11 we can drive ourselves to Costa Mesa. PLEASE VOTE NO on this proposal. Sincerely, Colleen S. Moore Colleen Moore Enterprise Account Manager HP Inc. Colleen.Moore@hp.com M: 949.287.9119 HP Inc. 16399 W. Bernardo Dr. San Diego, CA 92127 Inside Sales Contact: Anthony “Tony” Libaridian Anthony.Libaridian@hp.com Toll Free Direct: 1 (800) 888-6139 Direct Local Phone: 1 (505) 415-7162 359 From: Jones Gayle <gjones@snyderlangston.com> Sent: Monday, August 17, 2020 4:26 PM To: Crager, Chelsea Subject: Proposed 7-11 in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. From: Jones Gayle Sent: Monday, August 17, 2020 3:08 PM To: 'CCrager@newportbeach.gov' Cc: 'Linda@CDMchamber.com'; 'joy@newportbeachca.gov'; Corona del Mar Residents Association (Info@Cdmra.org) Subject: Proposed 7-11 in CDM Dear Ms. Crager, I am responding to a flyer sent to CDM residents. The flyer requested that CDM residents present our opinion to you, as a representative of the Newport Beach Planning commission. As a resident of Corona del Mar, I am against replacing the gas station with a 7-11-type business on the corner of MacArthur and PCH. The flyer indicated that the planning commission is only concerned with traffic, but this is not my experience in the construction industry for 50 years. A new business should be compatible both with the neighborhood architecturally and services provided in addition to zoning and traffic consideration. CDM has two liquor stores that have long served CDM residents and tourists. There are two full-service grocery stores (one has an accessible entrance heading north on PCH in the middle of CDM)--not to mention fast-food take-outs for pizza and so forth. Also, Newport Beach has been lax in its approval of signage in CDM (witness the Rite Aid sign, among others). Adding a 7-11 sign is adding insult to injury. I believe the store will be selling liquor from 6:00 AM until midnight! Ambulances will be busy, and cops could stand by and have a field day. Also, lighting on the second story that will be of considerable disturbance for residents on an incline north of MacArthur and PCH. In sleepy Corona del Mar, please. The proposed 7-11 is strategically located for tourists heading inland on MacArthur, and there is bound to be more traffic entering and leaving a convenience store. Currently, the gas station on PCH in the middle of CDM is always busy, thus relieving the need to stop at another gas station on MacArthur. The result is minimal traffic interference on MacArthur and PCH. Of course, this means more traffic at a 7- 11-type of liquor and takeaway store during high volume traffic passing through CDM--which is always, except for 6:00 AM and midnight. As for only one of CDM's representatives, the CDM Chamber of Commerce has not addressed (blaming the Convid19 situation) the planning commission regarding the property owner's proposal so far. Also, the chamber has not informed residents by mentioning the proposal in its newsletters. Shame on them. After a telephone discussion with a representative of the chamber today, I believe the 360 organization is against the proposed 7-11-type of business in CDM. The chamber has until this Wednesday to contact the planning commission and state its opposition. The planning commission is meeting on Thursday, August 20. The owner of the gas station on MacArthur is well-connected in Corona del Mar and on the board of many CDM organizations. He has had the benefit of an income from the gas station for years, but apparently this business has run its course. He is entitled to build another project, but an eye-sore convenience store selling liquor until midnight with increased traffic is not the answer. He has enjoyed the benefits of Corona del Mar for many years; surely, he can come up with a plan compatible with the town. Sincerely, (Mrs.) Gayle Jones Gayle Jones Snyder Langston Partner, Exec. V.P., Retired 361 From: Rudy <Rudy@LACarGuy.com> Sent: Wednesday, August 19, 2020 2:50 PM To: Crager, Chelsea Subject: Proposed 7-11 in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. As a resident of Newport Beach I oppose the the idea of a 7-11 type of store. This type of retail facility primary serves out of the area visitors which crowds our streets and already strained parking. This type of facility does not compliment or quaint community. Please use Irvine Company’s Corona Del Mar Plaza as architectural and quality inspiration. Thank you for consideration, Rudy Svrcek 362 From: jason marshall <jsbllmarshall@yahoo.com> Sent: Tuesday, August 18, 2020 2:28 PM To: Dixon, Diane; Weigand, Erik; Crager, Chelsea; Brenner, Joy Subject: Proposed 7/11 store at PCH and Avocado in CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. PLEASE DO NOT APPROVE a plan to convert the 76 station into a 7/11! First, the store would hours would go against the local ordinance that businesses close by 10pm. In addition, 7/11 would attract more homeless and vagrants. We currently have some increased issues with that in the area with the bus depot (so close). In addition, CDM doesn't need another liquor store on PCH. We have plenty of businesses already that dispense enough liquor to the public. Encouraging drunken behavior / driving and at beaches... Corker Liquor is next door to the 76 station and already provides the community with it's needs. Preferably please try and find a family owned business that will service the immediate community. Thank you for your time and patience. Thank you, Jason and Sonia Marshall 438 Begonia Avenue CDM, CA 92625 949 922 6140 363 From: Julie Sherwin <juliesherwin@msn.com> Sent: Monday, August 17, 2020 10:20 PM To: Dixon, Diane; Weigand, Erik; Crager, Chelsea; Brenner, Joy Subject: Proposed 7/11 store on PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To our Newport Beach City Advocates who represent us and look after the well being of our community and safety: I have carefully read the letter from the owners of Corker liquor store. I agree with their conclusions regarding the proposed store as do MANY Corona del Mar residents. It would be: 1) an eyesore for our village 2) an affront to owners of an established reputable business that will probably have to close 3) a source of increased traffic of an already busy intersection. ***Has a traffic study been done on this new usage? 4) Potential extended hours beyond what the current business is open 5) a source of public trash disposal 6) Another liquor . 7) Extended hours beyond what the current business is practicing. For all these reasons, and probably more, these plans should be denied or at least an impact study to determine the potential negative impact on the safety, noise and traffic on our community. Sincerely, Julie Sherwin 440 Begonia Ave. CDM 364 From: Patti Gorczyca <pgorczyca@att.net> Sent: Thursday, August 13, 2020 10:10 PM To: Dixon, Diane; Weigand, Erik; Crager, Chelsea Cc: Brenner, Joy; Eileen McLemore; Jeff Woodman; Julie Sherwin; Dennis Baker; Chet Harrison; Andrea Reed; Bret Reed; lawrence sherwin; Patti Gorczyca; Gary Gorczyca Subject: Proposed 7-11 Store on the 76 Station Property (PCH & Avocado) [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Mayor Dixon, Chairman Weigand and Chelsea Crager, I have recently learned that the NB Planning Commission is seeking input on Project File PA2019-027 (Application 2201 East Coast Highway, Corona del Mar, CA) which proposes the inclusion of a large 7-11 on the 76 gasoline station site. The application would replace a 1,735 sq. ft. automotive service station with a 2,400 sq. ft. convenience/liquor store. I oppose this project for the following reasons 1) The 7-11 would be adjacent to Korker’s, also a convenience/liquor store. Korker’s has been a good/safe neighbor and fits our village theme. The 7-11 would negatively impact Korker’s sales and viability. And we already have two other such stores in our village. 2) This project would require a variance for parking and a variance for the radius for exiting gas pumps vs. proposed parking spaces. There have already been two crashes into the Korker’s building form the gas station property. This tight ingress and egress would prompt further accidents. Also, the surrounding residential properties are already negatively impacted by on-street parking from nearby businesses. This project would exacerbate the lack of parking in our residential neighborhood. 3) Also, the project’s architectural design is out of character with the Corona del Mar village community. Finally, this project greatly illuminates the need for the preparation of a CDM Business Village Specific Plan, similar to the that performed for Balboa Village. The Specific/Design Plan would establish design parameters and address parking. This plan would provide guidelines for future projects and help to ensure the viability of our CDM Business Village. Thank you for your consideration, Patti and Gary Gorczyca 605 Begonia Ave. 365 Corona Del Mar, 366 From: Suzanne Metcalfe <smetcalfe@me.com> Sent: Friday, August 14, 2020 10:08 AM To: Crager, Chelsea Subject: Proposed 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I have lived in Corona del Mar in the Irvine Terrace neighborhood for the past 27+ years. I understand the city is considering a proposal to build at 7-11 on the corner of Coast Highway and Avocado. I am strongly opposed to this for a number of reasons. It will take away from the ever-diminishing charm of our town, probably attracting more homeless to the site and most importantly will likely put Korker Liquor out of business. Korker has been there for decades and is now owned by a very hardworking young man who single-handedly took over the 6-day a week business after his father passed away. We do not want a 7-11 in our community!! Suzy Metcalfe 2007 Bayadere Terrace 949-230-8041 367 From: Suzanne Metcalfe <smetcalfe@me.com> Sent: Monday, August 17, 2020 4:47 PM To: Crager, Chelsea Subject: Proposed 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager, I have previously emailed you regarding this item for review at the upcoming Planning Commission meeting. I would like to add that the influx of traffic at this corner should be considered along with any parking issues that might arise. I also believe data is available that will show that it is likely to bring a rise in crime to the neighborhood. Please no 7-11!! Suzy & Norman Metcalfe 2006 Bayadere Terrace 949-230-8041 368 From: sageglojac@aol.com Sent: Tuesday, August 18, 2020 2:09 PM To: Crager, Chelsea Subject: Proposed 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager: I find it very discouraging to hear that the 76 gas station site is being considered for a 7-11. I use that gas station, and like to go to the Bamboo Bistro as well. Living in Irvine Terrace, it is almost impossible to get there unless you are headed north on PCH. I don't even think about going there on weekends or even during the week with the heavy traffic now on PCH. If a 7- 11 is allowed to go in, you are going to see many more people coming from the beach, etc., who are going to see the 7-11 and try to decide at the last second whether to pull in there, or get onto MacArthur. That corner is already dicey with people trying to get into the correct lanes. This is going to cause many more accidents there, and hurt the businesses in CdM (of which I have no financial interest). This may prod me to avoid going into the downtown of the city where I've lived for 20 years. Please don't allow this to happen. Gloria Sage 600 Ramona Drive CdM 369 From: Arthur Lipton <alipton813@sbcglobal.net> Sent: Tuesday, August 18, 2020 11:35 AM To: Crager, Chelsea Subject: Proposed 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We are Newport Beach residents with our home on Kewamee Drive in Irvine Terrace. We have a number of concerns about the 7-11proposed project. In this note we want to single out a paramount concern: TRAFFIC IMPACTS 1. This project will greatly increase traffic not only on PCH but also on Kewamee Drive, posing several dangerous situations. 2. The project will greatly increase the number of vehicles making a U turn on PCH at Avocado, potentially increasing the existing volume of u-turns and causing backups extending into the PCH through traffic lane.There have been a number of accidents at that intersection in the past. 3. Our GREATEST CONCERN is the traffic on Kewamee Drive. It is a heavily used cut-through from Bayside Drive to PCH. The volume and SPEEDING on Kewamee are already a DANGEROUS issue. The police have already posted electronic speed signs to no avail. We feel that SPEED BUMPS are already needed to slow Kewamee Drive traffic and with the increased 7-11 traffic will be mandatory. We believe any review of the proposed project must address mitigating these issues. Thank you for having them brought to the attention of the Planning Commission. Judith and Arthur Lipton 370 From: Karen & Scott Tucker <mickeyds@me.com> Sent: Thursday, August 20, 2020 1:39 PM To: Crager, Chelsea Subject: Proposed 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea, Thank you for taking the time to read my opposition to the proposed 7-11 at the corner of Avocado and PCH in CdM. I cannot think of a business that is as unnecessary in our little community as a 7-11 and I say that without any elitism. For what purpose would it serve for the locals in the area? We currently have several small liquor stores on PCH and several grocery stores within a tight radius. We also currently have increased traffic both in cars and on foot. Our neighborhood (Irvine Terrace) alone has seen an increase in transients and break ins. I fear that 7-11 would unfortunately increase the transient numbers and looking at the odds I would say the potential for crimes would rise. This would not be good nor fair to not just my neighborhood but all of the flower streets, residents and businesses alike. A dream for me would be small cafe/specialized deli/butcher/produce market. Something of the sort. Items that go beyond the everyday daily needs provided at our local grocery stores. That is just a vision I have but what a classy clean aesthetic look it would be as you enter our community of CdM. The 76 gas station has been a convenient stop for me for years on my way to work but more times than not after I had a visit at this 76 my credit card # was stolen and used at different 76 stations throughout California. Needless to say I stopped going to this 76 and say good riddance. But, I would rather have a gas station than a 7-11. I am all for community progress and development but development as necessary. Thank you for your time and consideration, Karen Tucker Irvine Terrace Sent from my iPad 371 From: Janet <jstoneman@roadrunner.com> Sent: Tuesday, August 18, 2020 1:03 PM To: Crager, Chelsea Subject: Proposed 7-eleven at corner of Avocado and PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea Crager and Newport Beach Planning Commissioners, It has been brought to my awareness that a 7-eleven is being considered by our planning commission this Thursday. It is to be located at the corner of Avocado Avenue and Pacific Coast Highway, where the 76 gas station currently operates. I am a resident and homeowner near this corner and feel strongly that of this business would create dangerous traffic issues, add much congestion to an already extremely busy, accident prone intersection and bring an unwanted increase in noise, loitering and parking issues, with the stated hours of 6am until 12 pm. For these very important reasons, I feel very strongly that this proposed 7-eleven should definitely not be approved by the planning commission on Thursday, August 20th, 2020. Thank you for your time and help with this matter. Very sincerely, Jane Stoneman 372 From: Terrence Wallock <terry@wallock.com> Sent: Wednesday, August 19, 2020 10:14 AM To: Crager, Chelsea Subject: Proposed 7-eleven at PCH and Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Ms. Crager I am a long time resident of Corona Del Mar residing at 2224 Pacific Dr. I am vehemently opposed to the proposed 7-eleven at PCH and Avocado. That intersection is very busy now and will be far worse if this development moves forward. Also this is a quiet residential community and such an addition will be inconsistent with this great area. We do not want to add late night retail of alcohol especially. Please record my vote as a no to this proposal. Thank you. Terrence Wallock. 373 From: wmmoede@roadrunner.com Sent: Thursday, August 20, 2020 3:14 PM To: Crager, Chelsea Subject: Proposed 7-Eleven at PCH-Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. This is simply to let you know that my wife Elaine and I strongly oppose the proposed construction of a 7-Eleven Convenience Store/Filling Station at the corner of PCH and Avocado for the following reasons: 1…..It will add additional traffic and congestion to an already busy intersection. 2…..It will necessitate longer traffic signal delays for PCH travelers. 3…..Its height and build-to-the-lot line dimension are excessive and out of character for the neighborhood. 4…..All services promised are already available at or close by the proposed site. 5…..The hours of operation, lighting and signage will be very annoying to nearby residents. 6…..This will do nothing to preserve (let alone enhance) the nature and reputation of Corona Del Mar. We are voters, and we think this is an awful idea. We appreciate the opportunity to comment. Walter M. Moede Elaine Snow Moede Irvine Terrace Corona Del Mar 374 From: kurt mcelroy <kurtmcelroy@yahoo.com> Sent: Wednesday, August 19, 2020 12:56 PM To: Crager, Chelsea Subject: Proposed 7-eleven at the corner of Avocado and PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea, We are Irvine Terrace homeowners (Alrura Drive) opposed to the proposed building on corner of PCH and Avocado. That corner is already problematic with people doing u turns on PCH and people on Avocado trying to make a right. The left turn lane on PCH is also frequently backed up, clogging the intersection. There are also a number of people who loiter on the bus stop bench already, which with a store open from 6am -12pm and selling alcohol , may make it even more attractive to loiter. Thank You, Anne and Kurt McElroy 375 From: Gwen Cruttenden <gwencrutt@yahoo.com> Sent: Tuesday, August 18, 2020 7:31 AM To: Crager, Chelsea Subject: Proposed 7-Eleven in CdM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good morning, As a Newport Beach citizen, I wanted to express my opposition to granting a license for a 7-Eleven on PCH at the corner of Avocado. Although at this point I’ve just read commentary from neighbors, it is my understanding that it would be a 24 hour facility. I’m sure that you know that 7-Eleven has a reputation for attracting an unsavory element unfortunately. I used to live right next-door to that location and the noise from the gas station during the day was even a little much for us. I’m sure that all the other residents that are still there will be even more upset if it is operating 24/7 and various homeless people and other individuals are hanging out. Which they will be if you just drive by any of the other ones in Newport. Or any other town for that matter. As a former social worker I am sensitive to the plight of the homeless and alcoholic; however, having them hang out on a sidewalk or parking lot all day is not helpful to them. Or the neighbors. Sorry to be blunt. It’s just true. Please consider keeping this a “mom and pop” type of service station. Or limit who you license to for what is a positive addition to the community. Thank you Gwen Cruttenden Sent from my iPhone 376 From: Bill Calhoun <calhoun949@msn.com> Sent: Wednesday, August 19, 2020 11:55 AM To: PlanningCommissioners@newportbeach.gov Cc: Crager, Chelsea Subject: Proposed 7-eleven in Corona del Mar is a dangerous situation [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. 8/19/2020 To Whom it may concern, My grandparents have owned property on Balboa Island since the late 1930's, and my grandparents and parents have owned in Irvine Terrace since 1967. They have all since passed, and at 61 year old, I currently live back in the home where I grew up, in Irvine Terrace. My family loves this area and we call it OUR HOME!! My parents knew that Newport Beach was a beautiful and safe small town, and made the move to Corona del Mar from Los Angeles in 1964. I attended Harbor View Elementary, Corona del Mar Elementary, Lincoln Middle School and Corona Del Mar High School. We love that CdM is a cute, quiet, little area where we enjoy walking, shopping and dining. It is close to everything, and still has a small town feel. My family and I are NOT in favor of tearing down the 76 gas station at Avocado and PCH. In general, convenience stores tend to attract an element of people hanging around who cause mischief. We already have problems with the homeless begging, stealing, and loitering around our beautiful city. I believe the inclusion of a 7-Eleven to the neighborhood will cause more mischief, traffic and congestion. I believe there will also be a direct negative impact on our property values. Leave the 7-Elevens and other convenience stores in Costa Mesa, we don't need them in Corona Del Mar. There are many other places like CVS, and Rite Aid to quicky and easily purchase necessities. Please DO 377 NOT ruin our lovely little town, with an ugly 7-Eleven. It DOES NOT belong here, nor do the type of people that frequent them. I urge the Planning to commission to VOTE NO and to keep our city quiet and quaint. Thank you for your time, William Calhoun Clark 1525 Bonnie Doone Terrace 378 From: karen jones <klwj55@gmail.com> Sent: Monday, August 17, 2020 3:13 PM To: Crager, Chelsea Subject: Proposed 7-eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Chelsea, I am a resident that lives in Irvine Terrace and just received information regarding the proposed 7- eleven at the corner of Avocado/PCH. I am VERY concerned with this proposal. It will contribute to traffic congestion, create parking issues, attract questionable outsiders, late hours, bright lights on and seen from the building, etc. I urge the planning commission to DENY the application. We have plenty of charming local stores that provide 7-eleven's services. Karen Jones 379 From: Ed Foster <eheafoster@aol.com> Sent: Monday, August 17, 2020 10:49 AM To: Crager, Chelsea Subject: Proposed 7-eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chelsea, My wife and I have lived at 1st Avenue and Carnation in Corona Del Mar for 25 years and we oppose the approval of a 7-eleven at the corner of Avocado and Coast Highway. A liquor store, Korker Liquor, is the next door property and two businesses that sell alcohol is excessive in our neighborhood. Also the added traffic given the short ingress and egress at a major traffic light will create a dangerous traffic issue. Thank you for representing the residents of our community. Ed Foster 380 From: JANET WALKER <carpruby@aol.com> Sent: Tuesday, August 18, 2020 1:37 PM To: Crager, Chelsea Subject: Proposed 7-Eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am a homeowner living in the 700 block of Avocado. I’m writing to oppose the building of a 7-Eleven on the corner of PCH and Avocado in CDM. -Entrance to this structure will be problematic with the U turn vehicles going left unto PCH, heading for the extreme right lane to enter the site, often not attending to the cars turning right from Avocado, and the pedestrians trying to cross PCH in the crosswalks. This is a complex and dangerous intersection as is. -Often the line of cars waiting for a signal change extends beyond the marked lanes on Avocado. -Sudden turns from PCH into the proposed 7-Eleven will result in more accidents and injuries. It’s similar to the often dangerous intersection at PCH and Bayside. Bike riders will be much more vulnerable. -Already there are too many cars running red lights on PCH without consequence. This proposed construction will compound the situation. -Currently trucks deliver to the 76 station very early in the am and the noise is loud and disruptive to homeowners nearby. Deliveries will increase at all hours causing more traffic disruption and noise to the neighborhood. -The ability to purchase alcohol throughout the day and much of the night will increase loitering and drinking in close neighborhoods. Police presence will be more in demand. -A 7-Eleven store in the proposed location will be an eyesore and will not aesthetically fit in with nearby centers. Janet Walker Sent from my iPhone 381 From: Bill Yingling <bill.yingling@pacbell.net> Sent: Wednesday, August 19, 2020 5:27 PM To: Crager, Chelsea Subject: Proposed 7-eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea Crager: Thank you for taking the time to receive and note my comments The proposed 7-eleven at the intersection of Pacific Coast Highway and Avocado will be a disaster on multiple fronts: Traffic-both volume and safety at the intersection; property values; vagrancies…. Additionally the services it would offer are already readily available nearby. Please note our opposition to this proposal. Thank you! Respectfully, Bill Yingling CdM resident 382 From: Robert Langley <robjlangley@gmail.com> Sent: Thursday, September 3, 2020 11:04 AM To: Crager, Chelsea Subject: Proposed 7-Eleven/PCH and Avacado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Chelsea, I wanted to reach out in response to a proposed 7-Eleven that's under consideration in CDM. I've been a resident here for over 30 years and I never thought I'd see the day that a proposal like this would be taken under consideration. Beyond the obvious eye-sore a 7-Eleven would bring to our charming neighborhood, I see a traffic nightmare on our hands. Coming down MaCarthur and attempting to get into the left hand lane before reaching Avacado is difficult enough for local residents. With the addition of a 7-eleven on the corner, I suspect we will see a considerable increase in congestions and accidents trying to cut across multiple lanes. We also have Corker's on PCH. A store that has been in CDM since the 50's and at least 17 years under its current ownership. Are we seriously proposing two stores that sell liquor within 100 feet of each other in this neighborhood? My vote is a big "NO". Let's keep our charm and carry on. Sincerely, Robert Langley Concerned resident.and small business advocate. 383 From: Jeanie <jroe17@cox.net> Sent: Thursday, August 13, 2020 7:02 PM To: Crager, Chelsea Subject: Proposed 711 at Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. It is my hope that you disapprove the request to build a 711 store next to Korkers on PCH. We have plenty of stores serving alcohol and beverages and Korkers has been here forever. We don’t need to increase traffic at that intersection either. Thank you, Jeanie Roe 2518 Wavecrest drive, cdm. 384 From: Meegan, Patrick <Patrick.Meegan@hwcm.com> Sent: Monday, August 17, 2020 11:45 AM To: Crager, Chelsea Cc: Patrick Meegan Subject: Proposed changes to PCH/Avocado service station [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, Hello, my name is Patrick Meegan. I have resided at 423 Avocado since 2012. I have extensively used the auto repair services of the Corona del Mar 76 on three personal vehicles and have purchased my gas at this station, almost exclusively, for the past 10 years. I stopped using the auto repair services after the long-time mechanic retired and several key personnel left. I am opposed to the proposed changes to the PCH/Avocado service station (most significantly a 24 hour convenience store that sells alcohol) for the following reasons: 1. Inadequate parking – The gas station services currently require all the available space on the property and the addition of a convenience store will create a parking problem that will adversely impact traffic and parking (already a problem in CDM) in the very busy area immediately surrounding the gas station. 2. Increased foot traffic – The PCH/Avocado intersection is one of the busiest in Newport Beach and the increased foot traffic resulting from the addition of a convenience store will elevate pedestrian involved accidents, slow traffic on PCH and Avocado and increase the number of vehicles driving through the already overcrowded residential streets in the CDM Village. 3. Sufficient Existing Alcohol Purchase Options – The existing alcohol related stores (including Korker’s, Bristol Farms, Smart & Final and Papa’s Liquor) are more than sufficient to service the existing CDM community offering multiple price points and convenient hours of operation. There is no need for an additional alcohol-related store given the existing stores and the relatively fixed size of the CDM population. 4. Operator Profitability Concerns – The gas station owner assertion that declining revenue from automotive services moving to car dealerships is not supported by facts, or my extensive experience as a Corona del Mar 76 auto repair customer. Used car sales are skyrocketing and the average age of the US private passenger fleet age is at a record high of 11.9 years. Demand for high quality, cost effective vehicle service in the CDM area is increasing, not declining. I was 100% satisfied with the auto repair service provided by Corona del Mar 76 and spend thousands of dollars annually on auto repair services. I recently stopped taking my vehicles there for repair because I lost confidence in the quality and convenience of the auto repair services I had come to trust and rely upon. Thank you for taking the time to listen to my views on the proposed changes to the PCH/Avocado service station and for your service to our community. 385 Please let me know if you have any questions or if I can be of further assistance. Sincerely, Patrick Meegan Patrick Meegan, CPA Portfolio Manager Hotchkis & Wiley | 601 S. Figueroa St, 39th floor | Los Angeles , CA , 90017 Direct 213-430-1906 | Main 213-430-1000 | Fax 213-430-1001 Patrick.Meegan@hwcm.com For time-sensitive communication, such as cash flows, please copy HWClient@hwcm.com NOTE: The information in this e-mail, and any attachments therein, is confidential and for use by the addressee only. If you are not the intended recipient, please return the e-mail to the sender and delete it from your computer. All e-mail sent to or from this addre ss will be received or otherwise recorded by the Hotchkis & Wiley corporate e-mail system and is subject to archival, monitoring or review by, and/or disclosure to, someone other than the recipient. #nosig 386 From: Tiare Meegan <tiaremeegan@me.com> Sent: Friday, August 14, 2020 8:27 AM To: Crager, Chelsea Subject: Proposed changes to PCH/Avocado service station [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Chelsea, I am responding the proposed changes to the service station located at the corner of PCH and Avocado Ave in Corona del Mar. I am a resident of Avocado Avenue and this intersection is our main artery out of the neighborhood. My first concern regarding an addition of a 7-11 to the existing service station is traffic related. Heading up Avocado Ave, away from the ocean towards Fashion Island, the single lane of traffic divides into 3 lanes: one to turn left, one to continue straight, one to turn right. This area is directly adjacent to the service station. Additionally, both sides of Avocado has street parking, which reduces visibility. Currently, Drivers leaving the service station block traffic to get to that left hand turn lane, often making the first part of the turn blind due to the parked cars. Adding a 7-11 will increase the frequency of this traffic situation. As a resident, I often walk to the market across the street. Located behind the service station is an alley. Traffic coming from the alley often stops on or beyond the sidewalk to get better visibility before making the turn. Bicyclists and pedestrians on the sidewalk or in the bike lane are an after thought. 7- 11 will increase not just vehicle traffic, but also pedestrians and bicycles (kids getting a slurppee) traffic. I feel that it is already too busy of an intersection to handle the traffic of a 7-11. Finally, there is not enough parking in the neighborhood to support this 7-11. As it is, the street parking is always full or "parked" in this area. It will increase traffic in the neighborhood looking for parking. Traffic is already an issue on Avocado with it being a "back way" through the village and with visitors trying to find the beach then doing a u-turn to get out of the neighborhood. Parking on PCH will add to the congestion within the neighborhood because making a right turn onto PCH will be blocked. In all, its a busy intersection and the location right on the corner does not allow enough safe space for pedestrians/cyclists and sometimes even motorists to operate safely. Most importantly, there is already a liquor store right next to the property. This is a duplicative store on the same street, same side of the street. I believe the last thing any neighborhood needs is 2 liquor stores on the same block, not mention across the street is a grocery store with a full wine/liquor department. I am sorry that the owner of the service station is unable to continue his auto mechanic services-our family used their mechanics exclusively until there was a change in mechanics. I understand that it is a difficult time for business owners. However, I don't find that adding a 7-11 is highest and best use of that property and it will be detrimental to the neighborhood should one go in. 387 Thank you for your time and your consideration. Tiare Tiare Meegan 949.584.5117 tiaremeegan@me.com www.tiaremeegan.com Instagram: @tiaremeeganphotography Privileged And Confidential Communication. This electronic transmission, and any documents attached hereto, (a) are protected by the Electronic Communications Privacy Act (18 USC §§ 2510-2521), (b) may contain confidential and/or legally privileged information, and (c) are for the sole use of the intended recipient named above. If you have received this electronic message in error, please notify the sender and delete the electronic message. Any disclosure, copying, distribution, or use of the contents of the information received in error is strictly prohibited. 388 From: Kallao, Franz <fkallao@mgmresorts.com> Sent: Thursday, August 13, 2020 8:35 PM To: Crager, Chelsea Subject: Proposed Redesign of Union 76 - CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms Crager: I just wanted to voice my total and complete disapproval and frankly shock of consideration of a 7-11 store at entry to CDM. While I support and applaud Hamid’s goal to remodel (I kinda like the charm of th old design too) - we don’t need a 7-11 with liquor sale and the environment and reputation that 7-11’s have around the country. CDM and Newport are surrounded by grocery and specialty food stores as well as liquor stores already. This is selfish and no regard to CDM or the character and charm that encompass this area. Why on earth would things like this be considered solely for the self serving financial interests on a single owner? Look at what’s happened to Balboa island with all th cheap t-shirt shops. It always starts with one business that gets away with something like this and it becomes a slippery slope to mediocre...please don’t let this happen - just on pure fact of tons of available stores within a very small radius. If he was building a true grocery, small town, clean foods etc then that is an entirely different model. I don’t know for sure, but I would guess that the % of sales at a typical 7-11 that come froM alcohol and smoking products is very high. Thanks for your attention and dedication to keep Newport and CDM a truly special and unique place to visit, shop and stroll. Regards, Franz Kallao 80 Villa Point Dr Newport Beach CA 92660 702-210-0885 389 From: Christine Pappas <bradpap@prodigy.net> Sent: Tuesday, August 18, 2020 6:01 PM To: Crager, Chelsea Cc: Hugh Bradley Subject: Public Comments: August 20 Planning Commission Meeting [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Re: #2 Agenda item: Proposed 7-eleven on Avacado and PCH replacing the 76 gas station August 20 Planning Commission Meeting I am concerned that if this building is allowed to be built a hazardous and undesirable environment will be created for the community. Loitering, traffic snarls and increased congestion is a great threat. The bright, invasive lighting will certainly be disruptive and intrusive to the surrounding homes in the area. From the description, the building does not appear to be an appealing one and certainly not in coordination with the established building esthetic of the community. We already have one convenience store selling liquor in the neighborhood. I question the ethics and need of adding another. Christine Pappas 1615 Bonnie Doone Terrace Corona del Mar, CA bradpap@prodigy.net 390 From: A William Allen <awasteakhouse@icloud.com> Sent: Friday, August 07, 2020 10:25 AM To: Crager, Chelsea Subject: Re: [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Thanks Chelsea. I am a long time resident of the area and I use both Korker Liqour store as well as the 76 gas station. I understand that the gas station wants to remodel and add a convenience store at the corner of Avocado and Coast Highway. My concerns are that it is already dangerous getting in and out of that space from Avacado. Adding more traffic and any additional parking will only make it more difficult I would think. Bill Allen > On Aug 6, 2020, at 4:58 PM, Crager, Chelsea <ccrager@newportbeachca.gov> wrote: > 391 From: Robyn Ashton <ashtonfamily@cox.net> Sent: Thursday, August 13, 2020 7:31 PM To: Crager, Chelsea Subject: re 7/11 on PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am writing in opposition of the possible approval of a 7-11 on PCH and Avocado. A 7-11 does not fit with the charm of CDM, and 7-11s in general attracts criminals. Please retain the charm and class of Corona del Mar! Robyn Ashton 392 From: Patrick Papaccio <patrick@imaginethis.com> Sent: Monday, August 17, 2020 6:19 PM To: Crager, Chelsea Subject: Re: 7-eleven in Corona Del Mar [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Ms. Crager, I want to reach out and share my thoughts on the proposed 7-eleven. I am not the person to stand in the way of progress. I understand that 7-eleven might be able to generate more sales tax revenue as compared to the 76 gas station. However, I think it’s major blow to the local iconic Korker Liquor. What is not missed by us Corona Del Mar residents is this family owned and run business has a unique style and service. They have molded their selections to meet the demand of the local community. From their liquor and wine selections and beyond they offer what a 7-Eleven and their corporate product mix cannot. My concern is the impact a 7-eleven could have being located literally next to Korker Liquor. I don’t know if this has been considered already, but I would hate to see it put them out of business. Also, Korker has reasonable business hours and doesn’t attract late night people/traffic. Just my thoughts. Patrick Papaccio CEO Mobile (949)677-9933 393 From: Britta Pulliam <brittascafe@aol.com> Sent: Tuesday, August 18, 2020 7:11 PM To: Planning Commissioners Cc: Crager, Chelsea Subject: Re: Corona del Mar enlargement and remodel [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello All! Reaching out to confirm that this email was received! Thank you! Britta On Aug 16, 2020, at 2:24 PM, Britta Pulliam <brittascafe@aol.com> wrote: RE: PROJECT FILE: PA2019-027/ Corona del Mar 76 Station Remodel Dear City of Newport Beach Planning Commission: I have resided at 1315 Santanella Terrace in Corona del Mar for over 30 years, grew-up in the Newport Beach area and have owned businesses in Newport Beach. I am abundantly against the proposed plan to build a large two story structure and add a liquor store to the Corona del Mar 76 Gas Station!  The proposed plan does not match and/or improve the charm and aesthetics of the Corona del Mar Village  There is a convenience / liquor store on the same corner ( Korker liquor) - we don’t not need another directly next to the established historical bodega.  Proposed hours are too early and too late  Height is too high  Design would be an eye sore for the entrance to Corona del Mar and does not fit the neighborhood / village.  Corona del Mar Village has two bodegas (convenience / liquor stores) in town that compliment our beautiful city - Papas and Korker. We do not need another!  Bayside and PCH have a Gas station with this type of store - we do need a second similar business less than a mile away.  This project will not enhance Corona del Mar residents daily lives. 394 Please … Do not approve this proposal! Respect and keep alive the charm of Corona del Mar. Please confirm that you received this email - thank you in advance! Best, Britta Britta Kvinge Pulliam 1315 Santanella Terrace Corona del Mar 714-501-0970 395 From: Scott Smith <Scott@scottasmithlaw.com> Sent: Monday, August 17, 2020 3:25 PM To: Crager, Chelsea Subject: RE: PCH and Avocado 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Thank you. I would also like to note that traffic through CdM Village is really getting congested in both directions. There are a great number of high-performance vehicles that seem to believe it is an autobahn, especially on the south end of the Village adjacent to Shorecliffs and Cameo Shores. The red light at Morning Canyon is run all the time at high speeds. Thank you again. Scott A. Smith Attorney Please note new contact details below: 24 Corporate Plaza Drive, Second Floor, Newport Beach, CA 92660 Phone: (949) 520-7248 / Facsimile: (949) 520-7240 scott@scottasmithlaw.com Advocate The information contained in this electronic transmission is intended only for the use of the recipient and may be confidential, may be attorney-client privileged, and may constitute insider information. Unauthorized use, disclosure or reproduction is strictly prohibited, and may be unlawful. If you have received this electronic transmission in error, please notify the sender immediately by reply e-mail and delete the message and any attachments. Thank you. From: Crager, Chelsea <ccrager@newportbeachca.gov> Sent: Monday, August 17, 2020 3:17 PM To: Scott Smith <Scott@scottasmithlaw.com> Subject: RE: PCH and Avocado 7-11 Hello, 396 Thank you for your input. Your email will be included in materials to the Planning Commission for their review and consideration. Best, CHELSEA CRAGER Community Development Department Associate Planner ccrager@newportbeachca.gov 949-644-3227 From: Scott Smith <Scott@scottasmithlaw.com> Sent: Monday, August 17, 2020 3:04 PM To: Crager, Chelsea <ccrager@newportbeachca.gov> Subject: PCH and Avocado 7-11 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager As a resident of CdM and having an office a block away from the proposed location, I believe the development of that area into a retail convenience store would be detrimental to the City and the area. I drive by the intersection at least twice daily. Traffic at that intersection is already very heavy with the current uses in place. It would increase greatly with convenience store traffic. It also duplicates the type of use that the Korker store currently offers. I request that the use be denied. Thank you for your consideration. Scott A. Smith Attorney 397 Please note new contact details below: 24 Corporate Plaza Drive, Second Floor, Newport Beach, CA 92660 Phone: (949) 520-7248 / Facsimile: (949) 520-7240 scott@scottasmithlaw.com Advocate The information contained in this electronic transmission is intended only for the use of the recipient and may be confidential, may be attorney-client privileged, and may constitute insider information. Unauthorized use, disclosure or reproduction is strictly prohibited, and may be unlawful. If you have received this electronic transmission in error, please notify the sender immediately by reply e-mail and delete the message and any attachments. Thank you. 398 From: ljwilliams@roadrunner.com Sent: Wednesday, August 12, 2020 3:39 PM To: Crager, Chelsea Subject: RE: Planning Commission project for 7-11 store at corner of Avocado & PCH, CDM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Ms. Crager, As long time residents of Corona del Mar, we would be opposed to the proposal to build a 7-11 store on the corner of Avocado and Pacific Coast Hwy, replacing the existing service station and Korker Liquor store. It would be an eyesore and cheapen the entrance to CDM. It would also attract the homeless, significantly increase parking and traffic congestion at an already busy intersection. It is not the type of business we want in our small and charming town! As we live only 3 blocks away from the property, we would definitely be affected by this proposal. We would appreciate the Commissions review of our opposition and other CDM property owners that express the same. Sincerely, John and Linda Williams 508 Begonia Avenue Corona del Mar, CA 92625 (949) 675-1265 ljwilliams@roadrunner.com 399 From: Michael Kanbar <michaelkanbar@gmail.com> Sent: Wednesday, August 19, 2020 9:40 AM To: Planning Commissioners; Crager, Chelsea Subject: Re: Proposed 7-11 on Avocado [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commissioners: After years of searching for and learning about the areas from Laguna Beach to Malibu my wife and I recently bought a wonderful house in Irvine Terrace. There are many reasons that we ended up choosing this particular neighborhood, and one of them is that we are within walking distance to the CDM village and all of it's lovely shops and restaurants. Yesterday we received a notice about the proposed 7-11 at the site of the 76 station on Avocado and PCH. I am writing to express our opposition to this project and tenant at that location. While I'm generally of the opinion that a landowner should be able to do pretty much what they want with their land, I also recognize the needs of maintaining integrity in the community. We who are homeowners in Irvine Terrace understand when we make investments in these properties that there are restrictions on expansion, development, landscaping and decoration options, and though some may disagree with the standards, we all at some level understand and accept that it is because of these standards that our neighborhood is able to maintain a consistency in it's structures which ultimately translates to stability and appreciation in property values. These rules are in place for the good of the community, and they work. There may not currently be anything in the code that restricts a 7-11 from being built at the site, however I believe that we as a community have the right and responsibility to offer our opinions on this proposed project. In my opinion the presence of a 7-11, especially in such a high-profile and high-traffic location, would cheapen the overall personality of the Village and thus negatively impact the surrounding areas. This store will cause traffic, attract a bad element and increase demand on our police and first responders, among other issues which I'm sure you're hearing about. I can't think of one positive thing this would bring to the neighborhood or community. This is a prime piece of property in an exceptional area, I'm sure that a more suitable tenant could be found. I am currently a semi-retired businessman who has built multiple businesses over the years, built brands and built a factory. I tell my staff that if they come to me with complaints they should also come to me with solutions, so in following my own directives, and you've heard my complaint, I offer to volunteer, for no pay or compensation, to help the seller of that property find a better suited tenant/buyer and to assist in as much or as little asked of me through negotiations, planning, community relations and ultimately closing. I think that if we are as a community urging the Planning Commission to reject this plan then we as a community 400 should be willing to step up to help the current owner of the property find a solution that we can all agree on. For the sake of the integrity of our community, this proposed 7-11 project though should not be approved or allowed. Thanks, Michael Kanbar 917-208-8585 401 From: Jennifer Zick <jenzick@gmail.com> Sent: Tuesday, August 18, 2020 6:59 AM To: Julie Sherwin Cc: Dixon, Diane; Weigand, Erik; Crager, Chelsea; Brenner, Joy Subject: Re: Proposed 7/11 store on PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Thank you Julie -- I echo your comments. As a resident on Acacia, a few blocks from the proposed construction site, I'm extremely upset and concerned about the potential 711. I don't see any upside for the community. Please consider the noise, parking issues, traffic, crowds, extra trash and business conflict that this new site would bring. It would be a step in the wrong direction for the future of our beautiful and special community. I truly appreciate your thoughtful consideration here about denying the plans or delaying them with a required community impact study. Best, Jen Zick 704 1/2 Acacia Ave CDM On Mon, Aug 17, 2020 at 10:19 PM Julie Sherwin <juliesherwin@msn.com> wrote: To our Newport Beach City Advocates who represent us and look after the well being of our community and safety: I have carefully read the letter from the owners of Corker liquor store. I agree with their conclusions regarding the proposed store as do MANY Corona del Mar residents. It would be: 1) an eyesore for our village 402 2) an affront to owners of an established reputable business that will probably have to close 3) a source of increased traffic of an already busy intersection. ***Has a traffic study been done on this new usage? 4) Potential extended hours beyond what the current business is open 5) a source of public trash disposal 6) Another liquor . 7) Extended hours beyond what the current business is practicing. For all these reasons, and probably more, these plans should be denied or at least an impact study to determine the potential negative impact on the safety, noise and traffic on our community. Sincerely, Julie Sherwin 440 Begonia Ave. CDM 403 From: Eileen McLemore <eileen@amapolacreek.com> Sent: Monday, August 17, 2020 6:25 PM To: Dixon, Diane; Weigand, Erik; Crager, Chelsea Cc: Brenner, Joy; Jeff Woodman; Julie Sherwin; Dennis Baker; Chet Harrison; Andrea Reed; Bret Reed; lawrence sherwin; Gary Gorczyca; Patti Gorczyca; Kenneth Jaggers; Linda Williams (ljwilliams@adelphia.net); John Williams Subject: RE: Proposed 7-11 Store on the 76 Station Property (PCH & Avocado) [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Mayor Dixon, Chairman Weigand and Chelsea Crager, We understand the Newport Beach Planning Commission is asking for input on a proposed two story 7-11 at the corner of Avocado and PCH where the gas station is. The proposed 7-11 building and type of business is not in keeping with the charm and ambiance of the Corona del Mar Village Community, which prides itself on quality . What is a chain driven, freeway offramp store will be right next door to the longtime Korker convenience liquor store, and across from a mall housing Bristol Farms. The proposal includes selling liquor, wine and beer from 6am to 11pm, and there are already two liquor and two grocery stores providing beer, wine , and liquor in our small village. This site is at the entrance to Corona del Mar, and will make a negative and cheap first impression of our charming community. Will people who paid millions of dollars for their home want a 7-11 on the corner, or within the neighborhood? As a long time home owner we do not. This will also significantly increase traffic and congestion on an already busy intersection which experiences high speeds, and negatively impact the parking for existing businesses and residents which is a significant problem. We have been long time residents of CDM and would not want to see the charm and ambience of our small beach village negatively impacted by a building out of keeping with existing standards , an already very busy intersection experience additional excess congestion and parking, attracting increased alcohol consumption, and transients to camp out . 404 I have sent this to our neighbors who expect the planning commission and city council to have the highest standards for our lovely and charming CDM. My Best, Eileen and Richard Lloyd Eileen McLemore Lloyd Richard Edwards Lloyd 509 Begonia Ave Coroma del Mar From: Patti Gorczyca <pgorczyca@att.net> Sent: Thursday, August 13, 2020 10:10 PM To: Dixon, Diane <ddixon@newportbeachca.gov>; eweigand@newportbeachca.gov; ccrager@newportbeachca.gov Cc: Brenner, Joy <JBrenner@newportbeachca.gov>; Eileen McLemore <eileen@amapolacreek.com>; Jeff Woodman <Jeff@JWCDM.com>; Julie Sherwin <juliesherwin@msn.com>; Dennis Baker <Dennis.Baker@diandden.net>; Chet Harrison <chet.harrison@gmail.com>; Andrea Reed <reedandrea@att.net>; Bret Reed <bhrjr@reedlawcorp.com>; lawrence sherwin <lsherwin1@msn.com>; Patti Gorczyca <pgorczyca@att.net>; Gary Gorczyca <gsg@pwggc.com> Subject: Proposed 7-11 Store on the 76 Station Property (PCH & Avocado) Dear Mayor Dixon, Chairman Weigand and Chelsea Crager, I have recently learned that the NB Planning Commission is seeking input on Project File PA2019-027 (Application 2201 East Coast Highway, Corona del Mar, CA) which proposes the inclusion of a large 7-11 on the 76 gasoline station site. The application would replace a 1,735 sq. ft. automotive service station with a 2,400 sq. ft. convenience/liquor store. I oppose this project for the following reasons 1) The 7-11 would be adjacent to Korker’s, also a convenience/liquor store. Korker’s has been a good/safe neighbor and fits our village theme. The 7-11 would negatively impact Korker’s sales and viability. And we already have two other such stores in our village. 2) This project would require a variance for parking and a variance for the radius for exiting gas pumps vs. proposed parking spaces. There have already been two crashes into the Korker’s building form the gas station property. This tight ingress and egress would prompt further accidents. Also, the surrounding residential properties are already negatively impacted by on-street parking from nearby businesses. This project would exacerbate the lack of parking in our residential neighborhood. 3) Also, the project’s architectural design is out of character with the Corona del Mar village community. 405 Finally, this project greatly illuminates the need for the preparation of a CDM Business Village Specific Plan, similar to the that performed for Balboa Village. The Specific/Design Plan would establish design parameters and address parking. This plan would provide guidelines for future projects and help to ensure the viability of our CDM Business Village. Thank you for your consideration, Patti and Gary Gorczyca 605 Begonia Ave. Corona Del Mar, 406 From: Eileen McLemore <eileen@amapolacreek.com> Sent: Tuesday, August 18, 2020 8:04 AM To: Dixon, Diane; Weigand, Erik; Crager, Chelsea Cc: Brenner, Joy; Jeff Woodman; Julie Sherwin; Dennis Baker; Chet Harrison; Andrea Reed; Bret Reed; lawrence sherwin; Gary Gorczyca; Patti Gorczyca; Kenneth Jaggers; Linda Williams (ljwilliams@adelphia.net); John Williams Subject: RE: Proposed 7-11 Store on the 76 Station Property (PCH & Avocado) [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Councilwoman Diane Dixon, Chairman Erik Weigand and Chelsea Crager, We understand the Newport Beach Planning Commission is asking for input on a proposed two story 7-11 at the corner of Avocado and PCH where the gas station is. The proposed 7-11 building and type of business is not in keeping with the charm and ambiance of the Corona del Mar Village Community, which prides itself on quality . What is a chain driven, freeway offramp store will be right next door to the longtime Korker convenience liquor store, and across from a mall housing Bristol Farms. The proposal includes selling liquor, wine and beer from 6am to 11pm, and there are already two liquor and two grocery stores providing beer, wine , and liquor in our small village. This site is at the entrance to Corona del Mar, and will make a negative and cheap first impression of our charming community. Will people who paid millions of dollars for their home want a 7-11 on the corner, or within the neighborhood? As a long time home owner we do not. This will also significantly increase traffic and congestion on an already busy intersection which experiences high speeds, and negatively impact the parking for existing businesses and residents which is a significant problem. We have been long time residents of CDM and would not want to see the charm and ambience of our small beach village negatively impacted by a building out of keeping with existing standards , an already very busy intersection experience additional excess congestion and parking, attracting increased alcohol consumption, and transients to camp out . 407 I have sent this to our neighbors who expect the planning commission and city council to have the highest standards for our lovely and charming CDM. My Best, Eileen and Richard Lloyd Eileen McLemore Lloyd Richard Edwards Lloyd 509 Begonia Ave Coroma del Mar From: Patti Gorczyca <pgorczyca@att.net> Sent: Thursday, August 13, 2020 10:10 PM To: Dixon, Diane <ddixon@newportbeachca.gov>; eweigand@newportbeachca.gov; ccrager@newportbeachca.gov Cc: Brenner, Joy <JBrenner@newportbeachca.gov>; Eileen McLemore <eileen@amapolacreek.com>; Jeff Woodman <Jeff@JWCDM.com>; Julie Sherwin <juliesherwin@msn.com>; Dennis Baker <Dennis.Baker@diandden.net>; Chet Harrison <chet.harrison@gmail.com>; Andrea Reed <reedandrea@att.net>; Bret Reed <bhrjr@reedlawcorp.com>; lawrence sherwin <lsherwin1@msn.com>; Patti Gorczyca <pgorczyca@att.net>; Gary Gorczyca <gsg@pwggc.com> Subject: Proposed 7-11 Store on the 76 Station Property (PCH & Avocado) Dear Mayor Dixon, Chairman Weigand and Chelsea Crager, I have recently learned that the NB Planning Commission is seeking input on Project File PA2019-027 (Application 2201 East Coast Highway, Corona del Mar, CA) which proposes the inclusion of a large 7-11 on the 76 gasoline station site. The application would replace a 1,735 sq. ft. automotive service station with a 2,400 sq. ft. convenience/liquor store. I oppose this project for the following reasons 1) The 7-11 would be adjacent to Korker’s, also a convenience/liquor store. Korker’s has been a good/safe neighbor and fits our village theme. The 7-11 would negatively impact Korker’s sales and viability. And we already have two other such stores in our village. 2) This project would require a variance for parking and a variance for the radius for exiting gas pumps vs. proposed parking spaces. There have already been two crashes into the Korker’s building form the gas station property. This tight ingress and egress would prompt further accidents. Also, the surrounding residential properties are already negatively impacted by on-street parking from nearby businesses. This project would exacerbate the lack of parking in our residential neighborhood. 3) Also, the project’s architectural design is out of character with the Corona del Mar village community. 408 Finally, this project greatly illuminates the need for the preparation of a CDM Business Village Specific Plan, similar to the that performed for Balboa Village. The Specific/Design Plan would establish design parameters and address parking. This plan would provide guidelines for future projects and help to ensure the viability of our CDM Business Village. Thank you for your consideration, Patti and Gary Gorczyca 605 Begonia Ave. Corona Del Mar, 409 From: janet aengst <jlaengst@hotmail.com> Sent: Monday, August 17, 2020 2:54 PM To: Crager, Chelsea Subject: Re: union 76 gas station [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Addendum to previous e-mail. Personal aside... We use to take our business to this gas station for many years. The current owner has decreased the quality of his work and service. His mechanic left him as did his good manager. He has also decreased staff. I have heard many complaints. I was unsatisfied the last time Iutilized his service. I do not see why he should be rewarded or bailed out business wise. Meanwhile, Korker is a one man entity. He does not stay open late, is closed on Sunday and has minimal impact on traffic etc. I hope the planning commission will see that a mini mart will effectively put Korker out of business. This does not seem fair to me. Thank you for your consideration. From: Crager, Chelsea <ccrager@newportbeachca.gov> Sent: Monday, August 17, 2020 10:17 AM To: 'janet aengst' <jlaengst@hotmail.com> Subject: RE: union 76 gas station Hello, Thank you for your input. Your email will be included in materials to the Planning Commission for their review and consideration. Best, CHELSEA CRAGER Community Development Department Associate Planner ccrager@newportbeachca.gov 949-644-3227 From: janet aengst <jlaengst@hotmail.com> Sent: Friday, August 14, 2020 4:42 PM To: Crager, Chelsea <ccrager@newportbeachca.gov> Subject: union 76 gas station 410 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I strongly oppose a convenience store addition at this location. We already have an impacted traffic problem at this intersection. A store will add many more short term stops at this station. Already a problem. Also, additional employees will park on adjacent streets as they do now. There will be more of them, so more parking impact. I do not believe any business nearby is open til midnight. What kind of clientele will use this store at that hour?? They certainly do not serve gas til midnight. Overall it is an inappropriate usuage and should be rejected in its entirety. No compromise. Thank you, Janet Aengst Irvine terrace 411 From: Kent Moore <moorekent1523@gmail.com> Sent: Tuesday, August 18, 2020 3:30 PM To: Crager, Chelsea Subject: Re: Union Gas Station remodel [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. It’s not like having a convenience store/ market like Korker next door already has. Very misleading to the Commissioners. The 76 place is a dump. Sent from my iPhone > On Aug 18, 2020, at 3:22 PM, Kent Moore <moorekent1523@gmail.com> wrote: > > Yes, Chelsea, but am I missing something regarding the Notice of Public Hearing where the applicant states that the 76 Station already has a convenience store? (Line 6) That would be misleading to Commission members. I’ve never seen a “convenience market “ when I’ve been in there. Have you? > > Sent from my iPhone > >> On Aug 18, 2020, at 2:25 PM, Kent Moore <moorekent1523@gmail.com> wrote: >> >> Thanks for your call, Chelsea. I just e mailed you my letter to the Commission. Incidentally, I just looked at line 6 of the Notice of Public Hearing and it mentions an existing “ convenience market” already at the service station. Since when has there been a convenience store there? Is the owner trying to make Commission members think that he already operates a store at that location?? Just wondering? KM >> >> Sent from my iPhone 412 From: Donna Kendall <donnalkendall@gmail.com> Sent: Wednesday, August 19, 2020 4:26 PM To: Crager, Chelsea; PlaniningCommissioners@newportbeachca.gov Subject: service station remodel on Avocado Ave and PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Re: Proposed 76 Gas Station Construction Project As a long time resident of Avocado Avenue in Corona Del Mar I am against allowing this project to move forwards for several reasons: Corona Del Mar is a family oriented community. We take pride in being a walkable family oriented community with a village feel. Corona del Mar has a special enjoyable community feeling and unique esthetics we choose to maintain; abundant greenery, trees and shrubs. Sidewalks and parks and our wonderful beaches. These elements, among other help us keep village feeling in our peaceful community. The proposed project on the corner of PCH and Avocado Avenue is too large for the lot size it is on. This is not the type of use the residents who live and work here want to support. What exactly are the findings they seem minimal compare to other cities. What is unique about this lot and furthermore this project that they don't need to meet code? The building already doesn’t meet code for gas station! Why the proposed store needs to be so large? The two existing service bays could be used instead of a new construction of a very large store. Keeping the store in the existing building would not require all these deviations from existing codes. Existing codes keep our neighborhood aesthetically pleasing, peaceful and green. If the property is 13,853 SF and the project requires 15,326 SF, obviously they are trying to build too big of a building, i.e. over building for the size of the Lot Why can’t the project redevelop the structure to fit the Lot? 6 feet variances tell us the building would be too big Many of us believe a mini mart at a gas station doesn’t fit the profile of the village of Corona del Mar, our neighborhood Doesn’t this set a precedent for future development?? How could you than deny the next request for a building to large for the site??? Why cant the size of the building be reduced to be able to conform to the size of the Lot, so landscaping that is required by existing codes could be provided? Aren’t these so-called variances to the code, in reality are code modifications? 413 Couldn't the elimination of the requested zero setback variance to code be achieved by reducing the size of the structure? The service bays could be incorporated into retail space. This would eliminate an environmentally “dirty” use of the property. Isn’t the loss of a 10 feet setback by the alley quite significant? Isn’t the loss of traffic circulation arrangement presented actually caused by not relocating the gas pumps? Couldn't the required traffic circulation be achieved by relocating the gas pumps?? Isn’t overbuilding the reason dose cant be met on this project? Isn’t not moving the gas pumps negatively impacting the code required landscaping? Cities in California are supposed to reduce greenhouse gases to 1990 levels, how does giving landscape variance to this project not contribute to additional greenhouse gases. Trees help with greenhouse gases and are aesthetically pleasing; doesn’t giving a variance from the required 15% landscaping negatively impacts our environment and the beauty of our community? Doesn’t giving a variance on planter size on Avocado Ave and East Coast Highway from 5 feet to 4.5 feet also impacts the size and amount of trees that can be installed? A 5-foot planter allows for a tree to prosper more, 5 feet is the minimum size, is it not for growing a proper tree. Are the total numbers of trees being provided in the landscaping, the number that would be needed for this project? Is there adequate space for landscaping? is there adequate space for trees? Isn’t a 10-foot setback for air and water much better than the 4 foot requested? Couldn't the traffic circulation problem be resolved by a smaller building? I look Forward to your responses to my questions, and to my deep concerns about this project Thank you, Sincerely Donna Kendall 414 From: EV PARRELLA <evssf@aol.com> Sent: Thursday, August 20, 2020 5:36 AM To: Crager, Chelsea Subject: Stop the 7-11 on PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please, please, please do not allow a 7-11 to be built at the corner of Avocado and PCH. That corner is already so crowded. There is already a liquor store next to the gas station, and the Traffic at that corner will be unbearable. We have so much beach traffic already and this will only add to the congestion and Backed up traffic. Please do to allow this to happen to this beautiful But already overcrowded town and Intersection. Thank you, Evelyn Parrella Corona Del Mar resident 415 From: Cheryl <pynes@optonline.net> Sent: Monday, August 17, 2020 7:57 PM To: Crager, Chelsea Subject: STOP the 7-Eleven [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am a resident of Irvine Terrance and strongly disapprove of a 7-Eleven on the corner of PCH and Avocado. It’s not a proper location for that kind of business. -it will attract the homeless -create crime in a safe and upscale area -will increase traffic -decrease property value -be an eye sore Please don’t allow this to happen!!!! Kindly, Cheryl Pyne Sent from my iPhone 416 From: Jodi Geoffroy <jodigeoffroy@gmail.com> Sent: Wednesday, August 19, 2020 4:35 PM To: Crager, Chelsea; Planning Commissioners Subject: Two Story Building [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To Whom It May Concern, I have been a resident in Corona Del Mar for 30 years. I have seen tremendous changes to our community in that time. Some positive and many negative. This proposal would be very negative. The traffic and congestion on PCH and Avocado is already very impacted. We do not need to add anything more to clog our streets and adversely effect the residents and businesses. Regards, Jodi Geoffroy 1412 Serenade Terrace Corona Del Mar Sent from my iPad 417 From: 9499392405@vzwpix.com Sent: Thursday, August 13, 2020 5:47 PM To: Crager, Chelsea Subject: Attachments: text_0.txt 418 From: Crager, Chelsea Sent: Thursday, August 20, 2020 1:55 PM To: Crager, Chelsea Subject: Voicemail Comment PA2019-027 An anonymous voicemail was received on Wednesday, August 19, 2020 at 3:04pm expressing opposition to the project. CHELSEA CRAGER Community Development Department Associate Planner ccrager@newportbeachca.gov 949-644-3227 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 | newportbeachca.gov 419 From: Tim O'Neil <tim.r.oneil@gmail.com> Sent: Monday, August 17, 2020 5:16 PM To: Crager, Chelsea; Herdman, Jeff Subject: Vote no on the 7/11 proposed in Corona del Mar [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Ms. Crager and Mr. Herdman, This is to register my opposition to the proposed 7/11 convenience store in Corona del Mar. A 24-hour store of this type will attract homeless individuals and increased crime, and is completely unnecessary to our community. We already have Korner Liquor right there, in addition to other small convenience stores, as well as Smart and Final and Bristol Farms. The homes located on Avocado near PCH already have plenty of pedestrian and homeless individuals because of the businesses already in the area. My wife and I walk the entire area of Corona del Mar daily, and already see plenty of homelessness, with frankly frightening people sleeping and shouting at the beach, in parking lots, bus stops (there’s a bus stop at the proposed 7/11 location, too), and in the seating provided outside coffee shops, etc. We do not need to encourage more of this with such a well-known target as a 7/11. Please vote no on this proposal. Thank you. Tim O’Neil Resident of Corona del Mar 420 From: Scott Tucker <s.tucker@faroint.com> Sent: Tuesday, August 18, 2020 11:23 AM To: Herdman, Jeff; Crager, Chelsea Cc: mickeyds@me.com Subject: Vote No on the proposed 7/11 Style Gas & Convenience Store [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Mr. Herdman and Ms. Crager, I am a deeply concerned homeowner living within the Irvine Terrace Community at 1839 Sabrina Terrace, CDM, CA. 92625, It is my understanding the City of Newport Beach Planning Commission will be voting to approve a 7/11 style gas & convenience store business located at the corner of Avocado Ave. & PCH. The current 76 Service Station provides gas & service to automobiles in the surrounding community. Removing the auto service function from this location and replacing it with a convenience shopping center will only further entice the expanding homeless population to shop and populate the corner. There is already a bus stop at this location where homeless tend to sleep and congregate the area. Further populating of the area will increase the risk of unintentional vehicle & pedestrian mishaps. As you know, many cars and other vehicles drive past this location and further populating this corner wil l only increase the risk accidents. Homeless have also been breaking into our cars and homes within our Irvine Terrace Community which will only increase if you further entice convenient shopping and congregation at the corner of Avocado & PCH. It is also important to note that further stimulating a homeless problem at the entrance of Corona del Mar will not convey a solid image for our community. For the above reasons, please do not approve the 7/11 style gas & convenience store business at the corner of Avocado Ave. & Pacific Coast Highway. Sincerely, Scott Tucker 1839 Sabrina Terrace Corona del Mar, CA. 92625 NOTICE: Privileged And Confidential Communication. This electronic transmission, and any documents attached hereto, (a) are protected by the Electronic Communications Privacy Act (18 USC §§ 2510-2521), (b) may contain confidential and/or legally privileged information, and (c) are for the sole use of the intended recipient named above. If you have received this electronic message in error, please notify the sender and delete the electronic message. Any disclosure, copying, distribution, or use of the contents of the information received in error is strictly prohibited. 421 INTENTIONALLY BLANK PAGE422 Attachment No. PC 5 Project Description 423 INTENTIONALLY BLANK PAGE424 ASLAN COMPANIES, INC. C:949-250-7118 SPEOTTER@ASLANCO.COM - WWW.ASLANCO.COM 14252 CULVER DRIVE, SUITE A-305, IRVINE, CA 92604 May 5, 2021 Chelsea Crager Assistant Planner City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Subject: Letter of Justification PA2019-027 CDM-UNOCAL 2201 Coast Hwy E Corona Del Mar, CA 92625 Dear Chelsea: This letter is to provide the project description and justification for CUP UP2019-004/CDP CD2019-005. Upgrade to the existing UNOCAL station at 2201 East Coast Highway. This proposed project will replace the existing auto service bays and existing small Convenience Store (C-Store) with a larger, modern convenience store that will sell groceries including Beer & Wine. EXISTING LAND USE: 1. Existing Zoning CC-B Corridor Commercial 2. Existing Use Permit 1580-UP Issued on January 18, 1972, including the following: a. New 1,763 SF Auto Service Building b. Fuel dispensing (2 islands) c. 3 Mechanics Bays, 1 outside lube rack d. Tire Sales e. Automobile Rentals (3 cars) f. C-Store sales (candy/drinks/cigarettes) g. Auto washing and detailing (no mechanical car wash) h. Car battery sales i. 10 parking spaces(5 tandem) PROJECT DESCRIPTION: Proposed Scope of Work for Modification: 1. Existing 13,854 SF Site. 2. Remodel existing 1,763 SF Auto Service/ C-Store facility a. Build a new addition of 232 SF 3. Type 20 ABC license - Off-Sale Beer and Wine (Permitted use) 4. Existing Fuel Dispensors (8 Fueling Positions) will remain 5. Existing underground gasoline storage to remain 6. Existing 1,699 SF Fuel Canopy to remain. 425 Project Description Letter of Justification PA2019-027 CDM-UNOCAL May 24, 2021 Page 2 7. Remove Tandem Parking and Driveway Parking spaces for a total of 10 Parking spaces (plus 8 Fueling positions which provide parking f or the C-Store while fueling). 8. Make easterly driveway along PCH a one way exit only driveway. Approvals Required: 1. New Use Permit/Coastal Development Permit (PA2019-27) replacing the existing Use Permit 1580-UP 2. Remodel existing 1,763 SF Auto Service/ C-Store facility a. Build a new addition of 232 SF 3. Modification of Service Station Standards required (per 20.48.210) a. Minimum Lot Size b. Landscaping Justification and Findings for the Conditional Use Permit: 1. The use is consistent with the General Plan and the Local Coastal Plan; a. The subject property has a General Plan land use designation of Commercial Corridor ("CC") within the General Plan. The CC designation is intended to provide for areas appropriate for a range of neighborhood-serving retail and service uses along street frontages that are located and designed to foster pedestrian activity. Fuel/service stations and convenience stores are permitted uses within this land use designation with approval of a use permit. The larger convenience store and existing service station are consistent with this designation. b. The service station development is located at the South corner of East Coast Hwy and Avacado Avenue. East Coast Highway provides a primary transportation route through the city. The proposed expanded convenience store and existing service station development will provide services for visitors to the City as well as residents and employees of businesses located within the area and throughout the City. c. The subject property is not part of a specific plan area. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; a. The Property is located in the Commercial Corridor ("CC") Zoning District. The CC designation is intended to provide for areas appropriate for a range of neighborhood-serving retail and service uses along street frontages that are located and designed to foster pedestrian activity. The existing service station development is located at the intersection of a major road (East Coast Hwy) and a secondary road (Avacado Avenue) and will provide services for residents of the 426 Project Description Letter of Justification PA2019-027 CDM-UNOCAL May 24, 2021 Page 3 surrounding area, employees of businesses located within the area, and visitors to the City. 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; a. The Property is located at the South corner of East Coast Hwy and Avacado Avenue. The site is abutting residential properties to the south and commercial properties to the west, north and east. The Property provides a convenient location for residents and employees of the neighboring areas as well as visitors to the City traveling on East Coast Highway to purchase fuel and convenience items. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and vehicle access and public services and utilities; and a. The project is located at the intersection of a primary road and a secondary road. The size of the Property is adequate for the intended use. The existing station has opperated for over 50 years and has a demonstrated history of success. Vehicular access to the site is provided via three existing driveways, two adjacent to East Coast Highway and one adjacent to Avacado Avenue. The project is located and designed to provide adequate circulation and parking on-site for the service station and convenience market. b. The subject Property is developed with the existing service station, convenience store, and 3 service bays. There is adequate public and emergency vehicle access, public services, and utilities, which are existing on the site to accommodate the proposed project development. c. The improvements to the project site will comply with all City of Newport Beach Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will be complied with. 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. a. The existing service station, convenience store, and service bays have been in operation since 1972 pursuant to Use Permit No. 1580 when the station replaced and older, obsolete and outdated service station that had been there for decades. The development has not proven detrimental to the area, and has demonstrated that it is compatible with the neighboring residential uses. b. The service bays are located at the rear of the site to minimize noise and light impacts to the residential uses to the south of the project. Elimination of the service 427 Project Description Letter of Justification PA2019-027 CDM-UNOCAL May 24, 2021 Page 4 bays and increasing the size of the convenience store will eliminate the current noise from the service bays and the use will be more compatible with the surrounding neighborhood. 6. The strict compliance with the standards is not necessary to achieve the purpose and intent of this section. Modification or Waiver of Standards Minimum Site Size: Statement of Facts: Existing site with the existing uses: (according to the current standards) 8 existing fueling positions to remain 8x1,500=12,000SF 3 service bays x 1,000sf= 3,000 SF 500 SF Convenience Store x 3.33sf= 1,665SF Total Site Required = 16,665 SF Existing Site = 13,853SF Proposed Project: 8 existing fueling positions to remain 8x1,500=12,000SF 1,995 SF Convenience Store x 3.33sf= 6,643SF Total Site Required = 18,643 SF Existing Site = 13,853SF Justification: a. The strict compliance with the standard is not necessary to achieve the purpose and intent of NBMC Section 20.48.210. a. The existing station has opperated for over 50 years and has a demonstrated history of success on a site that does not meet the minimum size requirements of the current code. b. We have downsized the project considerably. As the attached traffic study indicates, the trips generated by the proposed project are not significantly different than the existing project, therefore the proposed project should continue to meet the intent of NBMC Section 20.48.210. b. The project possessed compensating design and development features that offset impacts associated with the modification or waiver of standards. 428 Project Description Letter of Justification PA2019-027 CDM-UNOCAL May 24, 2021 Page 5 a. The project will enhance the appearance of the Property with updated and improved, strategically located, landscaping. New landscaping will comply with the requirements of the Water Efficient Landscape Ordinance ("WELO"). b. The Property will be developed with an expanded and enhanced convenience store building. The building will be 18 feet high, with the architectural projections at 23.5 feet. The building architecture is designed to provide an attractive appearance that is compatible with and complimentary to the surrounding area. The existing building location maximizes its ability to block off-site noise from Coast Hwy for the benefit of the residents to the south of the project. c. The overall site plan and architectural design is consistent with the City of Newport Beach Design Guidelines: “Automobile Service Stations and Washing”. a. The site plan and architectural design of the expanded convenience store and the existing service station is consistent with the City of Newport Beach Design Guidelines: Automobile Service Stations and Washing. The proposed improvements to the existing building architecture will provide an attractive appearance that is compatible with and complimentary to the surrounding area. The building elevations reflect architecturally treated wall surfaces to prevent monotony. Minimum Landscape Standards NBMC Section 20.48.210 seeks a 5’ minimum planter size on the perimeter planters and planters between driveways, and a 15% minimum site area for landscaping. Statement of Facts: a. The proposed planter on the east property line is “sawtoothed” and Meets the 5’ requirement, but because of the one way angled parking it is not 5’ throughout the planter. b. The proposed Landscape Area is 11.8% which is below the minumum 15% required. The landscaping is strategically located at the corner and at the property lines and will meet the city requirements as far as plant material and irrigation. These are located in locations that give maximum visual impact. The existing grade conditions, restrictive site conditions and desire to block off-site noise from Coast Hwy make it imposible to achieve the site design and meet the landscape coverages. Justification: a. The strict compliance with the standard is not necessary to achieve the purpose and intent of NBMC Section 20.48.210. 429 Project Description Letter of Justification PA2019-027 CDM-UNOCAL May 24, 2021 Page 6 a. The east property line landscaping, because of its sawtooth design will allow the trees required by the city to be installed and will meet the intent of trees in the code. The parking and the adjacent building will block views of the planter and most people will not be aware that the planter does not meet the strict adherance to the standards. b. The balance of the required percentage of landscaping would normally be along the alley, but with the grade difference would never be viewed, so the 11.5% landscaping in lieu of 15% landscaping will appear no differently to the public. c. The proposed project should continue to meet the intent of NBMC Section 20.48.210 b. The project possessed compensating design and development features that offset impacts associated with the modification or waiver of standards. a. The project will enhance the appearance of the Property with updated and improved, strategically located, landscaping. New landscaping will comply with the requirements of the Water Efficient Landscape Ordinance ("WELO"). b. The Property will be developed with an expanded and enhanced convenience store building. The building will be 18 feet high, with the architectural projections at 23.5 feet. The existing building wall/roof will remain along the south property line to minimize impact. c. The building architecture is designed to provide an attractive appearance that is compatible with and complimentary to the surrounding area. The new parapet around the existing building will allow rooftop equipment to be fully screened. This building location maximizes its ability to block noise from Coast Hwy. c. The overall site plan and architectural design is consistent with the City of Newport Beach Design Guidelines: Automobile Service Stations and Washing. a. The site plan and architectural design of the expanded convenience store and the existing service station is consistent with the City of Newport Beach Design Guidelines: Automobile Service Stations and Washing. The proposed improvements to the building architecture will provide an attractive appearance that is compatible with and complimentary to the surrounding area. The building elevations reflect architecturally treated wall surfaces to prevent monotony 430 Project Description Letter of Justification PA2019-027 CDM-UNOCAL May 24, 2021 Page 7 7. The project possesses compensating design and development features that offset impacts associated with modification or waiver of standards. a. The project will enhance the appearance of the Property with updated and improved, strategically located, landscaping. New landscaping will comply with the requirements of the Water Efficient Landscape Ordinance ("WELO"). b. The Property will be developed with an expanded and enhanced convenience store in the existing building. The building will be 18 feet high with architectural features that will be 23.5 feet at the highest. The building architecture is designed to provide an attractive appearance that is compatible with and complimentary to the surrounding area. The building is located in the same location as the existing location and is similar in size and mass. This building location maximizes its ability to block noise from Coast Hwy. 8. The overall site plan and architectural design is consistent with the City of Newport Beach Design Guidelines: Automobile Service Stations and Washing. a. The site plan and architectural design of the expanded convenience store and the existing service station is consistent with the City of Newport Beach Design Guidelines: Automobile Service Stations and Washing. The proposed improvements to the building architecture will provide an attractive appearance that is compatible with and complimentary to the surrounding area. The building elevations reflect architecturally treated wall surfaces to prevent monotony. b. The landscaping onsite will be improved to more closely comply with Zoning Code requirements and will comply with the WELO. Irrigation will be updated to drip zone valves where possible to increase water efficiency. 9. Traffic Analysis. The project complies with the Traffic Phasing Ordinance. The project has a traffic analysis based on the ITE Manual as follows: a. Utilizing the ITE designation for the esxisting station as a Gasoline/Service Station (ITE Code 944) the existing Average Daily Trips (ADTs) for the project would be projected to be 1,376 ADTs. Land Use: 944 - Gasoline/Service Station. This land use includes gasoline/service stations where the primary business is the fueling of motor vehicles. The sites included generally have a small building (less than 2,000 gross square feet) that houses a cashier and limited space for motor vehicle maintenance supplies and general convenience products. A gasoline/service station may also have ancillary facilities for servicing and repairing motor vehicles and may have a carwash. The existing project is a 1,763 SF building. 431 Project Description Letter of Justification PA2019-027 CDM-UNOCAL May 24, 2021 Page 8 b. The designation for the proposed use as a Gasoline/Service Station w/convenience market (ITE 960) projects 1,070 ADTs. This designation is predicated on the C-Store size of approximately 2,000-3,000 SF with at least 10 fueling positions. This convenience store is 1,995 SF with 8 fueling positions. Land Use: 960 - Super Convenience Market/Gas Station This land use includes gasoline/service stations with convenience markets where there is significant business related to the sale of convenience items and the fueling of motor vehicles. Some commonly sold convenience items include newspapers, freshly brewed coffee, daily-made donuts, bakery items, hot and cold beverages, breakfast items, dairy items, fresh fruits, soups, light meals, ready-to-go and freshly made sandwiches and wraps, and ready-to-go salads. Stores typically also had automated teller machines (ATMs), and public restrooms. The sites included in this land use category have the following two specific characteristics: • The gross floor area of the convenience market is at least 3,000 gross square feet • The number of vehicle fueling positions is at least 10 c. This provides for a net increase of 272 ADTs, which is less than the threshold of 300 ADTs when a Traffic Phasing Ordinance (TPO) would be required. 10. Beer and Wine type 20 offsite license. a. The Newport Beach Police Department analysed the project (see attached report) and determined that a Public Convenience and Necesity (PCN) letter is required. The PCN is required when either there and “over concentration” for alcohol premises in two ways. 20% higher crime with an alcohol nexis in a reporting district compared th ethe city-wide average or an “over-saturation” of licenses in the Census Tract compared to the city-wide average. i. This reporting district is reported to ABC as a high crime area as compared to other reporting districts in the City. The RD’s Crime Count is 335, 141 % over the City-wide crime count average of 134. Since this area has a 20% greater number of reported crimes than the average number of reported crimes as determined from all crime reporting districts within the City, the area is found to have undue concentration. In comparison, neighboring RD 39 is 253% above the City-wide average, RD 42 is 33% lower, and RD 43 is 70% lower. The highest volume crime is burglary/theft from automobiles and the highest volume arrests are drug-related. 432 Project Description Letter of Justification PA2019-027 CDM-UNOCAL May 24, 2021 Page 9 DUI, Public Intoxication, and liquor law violations make up 23% of arrests in this reporting district. In comparison, the figure for neighboring RD 39 is 20%, RD 42 is 29%, and RD 43 is 33%. However, these statistics do not differentiate the fact that many of these alcohol related crimes are from the retail liqour licenses and not the off- site licenses. They also do not take into consideration that PCH is a thoughoughfare and the origins of the alcohol rlated crimes do not necessarily originate in this census tract. This location meets the legal criteria for undue concentration as it relates to crime. (B&P §23958.4). But a case can be made that the Off-Site License that is proposed, would not contribute to these statistics. ii. The applicant premise is located within census tract 0627.01. This census tract has an approximate population of 2,800 residents with 14 active retail alcohol licenses. That is a per capita ratio of 1 license for every 200 residents. Per the Business and Professions code, we compare this per capita ratio to Orange County's per capita ratio of 1 license for every 467 residents. Since the area’s ratio exceeds the ratio of on-sale retail licenses to population in the county, the area is deemed to have an undue concentration of alcohol licenses. Specifically, B&P §23958.4 requires a comparison of off sale licenses. There are currently three off sale licenses in this census tract. Korker Liquor is located directly next door to the applicant premise. Leverage Wines and Johndrow Vineyards are both internet-based companies located in residences. The per capita ratio of off-sales licenses in this census tract is 1 to 1400. Per the Business and Professions code, we compare this per capita ratio to Orange County‘s per capita ratio of 1 off sale license for every 1590 residents. Since the area’s ratio exceeds the ratio of off sale retail licenses to population in the county, the area is deemed to have an undue concentration of off sale alcohol licenses. If you were to consider these statistics without including the residence- based internet-only sale of wine, the per capita ratio would be 1 to 4,200 residents, much less than the 1 to 1,590 residents average of Orange County. This location meets the legal criteria for undue concentration as it relates to over saturation of alcohol licenses (B&P §23958.4). Although this location “technically” meets the legal criteria, a case can be made that there isn’t an over-concentration because the resindence based off-site licenses do not serve the “walk-in” public. b. Typically a convenience store, by its market design provides a PCN. As it provides a convenience that may prevent the need for additional car trips (ADTs) 433 Project Description Letter of Justification PA2019-027 CDM-UNOCAL May 24, 2021 Page 10 as patrons that are stopping for gas can pick up food needs, including alcohol, without making an additional stop at another location. c. Should this project be approved, the Police Department has determined the following conditions would mitigate any potential negatives associated with alcohol sales and would be appropriate for the business: 1. The applicant shall comply with all federal, state, and local laws, and all conditions of the Alcoholic Beverage License Material violation of any of those laws or conditions in connection with the use is a violation and may be cause for revocation of the use permit. 2. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages within 60 days of hire. This training must be updated every 3 years regardless of certificate expiration date. The certified program must meet the standards of the certifying/licensing body designated by the State of California. The establishment shall comply with the requirements of this section within 60 days of approval. Records of each owners manager's and employee’s successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 3. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 4. No alcoholic beverages shall be sold between the hours of 11:00 p.m. and 6:00 a.m. 5. Patrons shall be required to show valid identification to verify age at the point of sale for alcohol. 6. Alcoholic beverages in containers of 16 oz. or less shall not be sold by single container, but must be sold in manufacturer pre- packaged multi-unit quantities. 7. Wine shall not be sold in bottles or containers smaller than 750 ml. 8. No person under the age of 21 shall sell or deliver alcoholic beverages. 9. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. interior displays of alcoholic beverages or signs that are clearly visible to the exterior shall constitute a violation of this condition. 10. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter, and debris from the premises and on all 434 Project Description Letter of Justification PA2019-027 CDM-UNOCAL May 24, 2021 Page 11 abutting sidewalks within 20 feet of the premises. Graffiti shall be removed within 48 hours of written notice from the City. 11. The applicant shall post and maintain a professional quality sign facing the premise’s parking lot that reads: NO LOITERING, NO LITTERING, NO DRINKING OF ALCOHOL BEVERAGES VlOLATORS ARE SUBJECT TO ARREST 12. The operator of the facility shall be responsible for the control of noise generated by the subject facility. All noise generated by the proposed use shall comply with the provisions of Chapter 1026 and other applicable noise control requirements of the Newport Beach Municipal Code. 13. The applicant shall maintain a security recording system with a 30-day retention and make those recording available to police upon request. This project will update an existing 50 year old facility to meet modern needs and will enhance the community aesthetics. The project will provide services to residents, employees that work in the area, and visitors to the community. The convenience aspect will allow customers to take care of business while fueling, thus saving additional trips to the community. Sincerely, ASLAN COMPANIES, INC Scott Peotter, Architect 435 INTENTIONALLY BLANK PAGE436 Attachment No. PC 6 Project Plans 437 INTENTIONALLY BLANK PAGE438 $3$&,),&&2$67+:<$92&$'2$9($//(<  5  ( )8(/67$7,216&$123< 12:25. ( %8667236,*1725(0$,11 1 75$6+(1&/2685($'$9$167$// ( 6)61$&.6+23 $8725(3$,5 3 &219(1,(1&(6725(6,1*/(6725< 3 6)$'',7,2172 3 &219(1,(1&(6725(6,1*/(6725<             123$5.,1*123$5.,1* ( 9$3255(&29(5<6<67(0725(0$,1 6/0/(' /,*+73267'8$/7<36/23('685)$&(!  7<3      ( 6(:(5/,1(9&3&1% ( :$7(5/,1($&3 ( 0$1+2/($%$1'21('&$33('6(:(512/21*(586(' ( :$7(50(7(5725(0$,1 ( 6(:(5/$7(5$/:,7+&/($12873(5&,7<67$1'$5'  $ ( )+$  ( $,5:$7(5',63(16(5725(0$,1$5&+,7(&785(:,7+,15($&+66$1*$%5,(/%/9'68,7(6$1*$%5,(/&$/,)251,$  :::=35287&20,1)2#=35287&20-XO\WK&RDVW+Z\&RURQD'HO0DU1HZSRUW%HDFK&$B*&RYHU  6LWH352-(&7'(6&5,37,213523(57<,1)250$7,21$''5(66&2$67+:<(1(:3257%($&+$66(62563$5&(/180%(5%8,/',1*$5($$5($ 3$5.,1*&$/&8/$7,2166) 67$//65(4&219(1,(1&(6725( )22' %(9(5$*(6$/(667$//3(5(9(5<6) 3$5.,1*3529,'(' 9(&,1,7<0$3$5($2)6,7(6) $&5( /$1'6&$3($5($352326('  6)  6)5(4)/225$5($5$7,2 3 6)  6) 0$; /27&29(5$*( 3 6)  6) 0$; %8,/',1*+(,*+7 0$;6((&$/&8/$7,216%(/2:6:1:6(1($''('72*(7+(5 727$/',9,'('%< $9(5$*(3$'+(,*+7 7232)%8,/',1*0$;,080  3   0$;2&&83$1&<0180%(52)6725,(67<3(2)&216758&7,219%635,1./(5('12(;,67,1*725(0$,16)1(:$'',7,216)727$/%8,/',1*$5($6)=21,1*&&%&200(5&,$/&255,'255(48(67)25$33529$/2)$&21',7,21$/86(3(50,7 &83 $1'&2$67$/'(9(/230(173(50,7 &'3 72$//2:$5(02'(/$1'648$5()227$'',7,2172$1(;,67,1*6(59,&(67$7,21%8,/',1* 6(59,&(%$<6$1'60$//0$5.(7 $1'&+$1*(2)86(72$&219(1,(1&(0$5.(7,1&/8',1*$%((5$1':,1( 7<3($%& /,&(16((;7(5,255(02'(/2)%8,/',1*:,7+1(:6725()5217$1'),1,6+(65(02'(/,17(5,25)251(:&219(1,(1&(6725(7+(352326(''(9(/230(17:,//,1&/8'(1(:/$1'6&$3,1*1(:75$6+(1&/2685($1'1(:6,7(/,*+7,1*7+((;,67,1*&$123<)8(/',63(16(56$1'81'(5*5281')8(/7$1.6$5(352326('725(0$,1352326('+28562)23(5$7,21$5($072$0'$,/<:,7+$/&2+2/6$/(6)520$07230'$,/<6,7(127(6$&&(66,%/(3$7+2)75$9(/6+$//%(0,1 :,'(0$;6/23(,1',5(&7,212)75$9(/&52666/23('(7(&7$%/(:$51,1*3(5'(7$,/*%8,/',1*(;7(5,25:$//66+$//&203/<:,7+&+ 2)&%&5(&216758&7'5,9(:$<3(5&,7<67$1'$5'8186('3$572)7+('5,9(:$<6+$//%(3/8**('3(5&,7<67$1'$5'6(('(7$,/6216+((7*21(:$<'5,9(:$<6,*1$*( ( '5,9(:$<72%('(02/,6+('PA2019-027Attachment No. PC 6 - Project Plans439 3$&,),&&2$67+:<$92&$'2$9($//(<  5  ( )8(/67$7,216&$123< ( %8667231$'$67$// ( 6)61$&.6+23 $8725(3$,56,1*/(6725< ( 9$3255(&29(5<6<67(0 ( 6,*1$5&+,7(&785(:,7+,15($&+66$1*$%5,(/%/9'68,7(6$1*$%5,(/&$/,)251,$  :::=35287&20,1)2#=35287&20-XO\WK&RDVW+Z\&RURQD'HO0DU1HZSRUW%HDFK&$B*([LVWLQJSDUNLQJ  6LWH 3ODQ([LVWLQJPA2019-027Attachment No. PC 6 - Project Plans440 $5&+,7(&785(:,7+,15($&+66$1*$%5,(/%/9'68,7(6$1*$%5,(/&$/,)251,$  :::=35287&20,1)2#=35287&20&RDVW+Z\&RURQD'HO0DU1HZSRUW%HDFK&$B*&LW\QRWHVDQGGHWDLOV-XO\WKPA2019-027Attachment No. PC 6 - Project Plans441 3$&,),&&2$67+:<$92&$'2$9($//(< ( )8(/67$7,216&$123< ( %8667236,*1725(0$,11 1 75$6+(1&/2685($'$9$167$// ( 6)61$&.6+23 $8725(3$,5 3 &219(1,(1&(6725(6,1*/(6725< 3 6)$'',7,2172 3 &219(1,(1&(6725(6,1*/(6725<123$5.,1*123$5.,1* ( 9$3255(&29(5<6<67(0725(0$,16)6)6)6)    6)  $5&+,7(&785(:,7+,15($&+66$1*$%5,(/%/9'68,7(6$1*$%5,(/&$/,)251,$  :::=35287&20,1)2#=35287&20&RDVW+Z\&RURQD'HO0DU1HZSRUW%HDFK&$$/DQVFDSHSODQ  6LWH 3ODQ/DQGVFDSH ( %8667236,*1725(0$,16) 1 75$6+(1&/2685($$'$9$167$//123$5.,1*123$5.,1*6)  ( )8(/67$7,216<&$123< ( 6)61$&.6+23 $8725(3$,5 3 &219(1,(1&(6725(<6,1*/(6725<  IRRIGATION & PLANTING NOTES:SITE PALNTING ADJUSMENT STATEMENT:SITE IRRIGATION ADJUSTMENT STATEMENT:HYDROZONESVICINITYPLANTING LEGENDTREES:SHRUBS:GROUNDCOVER:1. ALL LANDSCAPE AREAS SHALL RECEIVE A WATER CONSCIOUS AUTOMATIC IRRIGATION SYSTEM. DRIP IRRIGATION SHALL BE UTILIZED WHERE EVER APPROPRIATE.2. ALL ON - SITE PLANTING AND IRRIGATION SHALL BE MAINTAINED TO ENSURE WATER EFFICIENCY AND HEALTH APPEARANCE.3. ALL UNSIGHTLY SITE APPARATUS SHALL BE SCREENED WITH 5 GALLON SHRUBS OR GREATER (BACK FLOW PREVENTERS, TRANSFORMERS, GAS METERS AC UNITS ETC.).4. THE CRITERIA OF CALIFORNIA MODEL WATER EFFICIENT LANDSCAPE ORDI-NANCE WILL BE CALCULATED & PROVIDED TO ASSURE COMPLIANCE OF EFFICIENT USE OF WATER WITHIN THE NEW DESIGNED LANDSCAPE PLAN.5. IRRIGATION SYSTEM TO BE A SUB-SURFACE DRIP IRRIGATION SYSTEM WITH 'SMART CONTROLLER'.6. PROPOSED IRRIGATION SYSTEM SHALL PROVIDE A SEPARATE BUBBLERSYSTEM, TWO (2) PER STREET TREES WITH PC SCREENS.7. NO NEW WALLS OR FENCES ARE TO BE CONSTRUCTED. ALL PROPERTY LINES CLEARLY IDENTIFIED BY EXISTING WALLS AND EDGE OF SIDEWALKS, NO CONCRETEMOWSTRIPS REQUIREDHYDROZONE 1 : LOW WATER USEHYDROZONE 2 : MEDIUM WATER USEIN CONJUNCTION, WE SHALL REMOVE ALL EXISTING NON-COMPLIANCE TURF, SHRUB & GROUND COVER PLANT MATERI-ALS & REPLACE WITH LOW GROWING DROUGHT TOLERANT PLANTING PALETTE TO MEET THE “MWELO” REQUIREMENTS. WE SHALL RETAIN MOST OF THE EXISTING TREES & THE PERMA-NENT SCREEN HEDGEROW ALONG THE NORTH & WEST PROP-ERTY LINES. WE SHALL INTRODUCE A FEW ADDITIONAL TREES FOR SHADE REQUIREMENTS WITHIN THE PEDESTRIAN & PARK-ING LOT AREAS. THESE PLANTING & IRRIGATION ADJUSTMENTS WILL SERVE AS A WATER EFFICIENT LOW WATER & A LOW MAIN-TENANCE LANDSCAPE PROGRAM.THE OBJECTIVE REGARDING THE CURRENT IRRIGATION & LAND-SCAPE PROGRAM IS TO CONVERT THOSE EXISTING PLANTERS CURRENTLY OPERATING WITH AN OVERHEAD SPRAY IRRIGATION SYSTEM, WITH A WATER EFFICIENT DRIP IRRIGATION PROGRAM TO MEET COMPLIANCE WITH THE STATE OF CALIFORNIA “MWELO” MANDATE. WE SHALL UTILIZE THE EXISTING WATER METER AT ITS CURRENT LOCATION, AS WELL AS THE EXISTING 2” BACKFLOW PREVENTER DEVICE. WE SHALL INTRODUCE THE REQUIRED MASTER VALVE AND FLOW SENSOR DEVICES DOWN-STREAM OF THE EXISTING RP & SHALL BE CONNECTED TO THE EXISTING CONTROLLER. WE SHALL ALSO UTILIZE THE EXISTING MAINLINE ROUTING LOCATIONS, & THE EXISTING REMOTE CON-TROL VALVE (RCV) LOCATIONS. WE SHALL REPLACE THOSE EXIST-ING RCV’S WITH DRIP ZONE VALVES AS INDICATED IN THE NEW IRRIGATION DESIGN PROGRAM. ALL NEW DRIP ZONE VALVES SHALL UTILIZE THE EXISTING CONTROLLER & COMMON WIRING TO THE EXISTING CONTROLLER. ALL OVERHEAD SPRAY HEADS SHALL BE REMOVED & REPLACED WITH LOW WATER DRIP SYS-TEMS THROUGHOUTHYMENOSPERMUM FLAVUM ( SWEET SHADE TREE) 24” BOX 2LAGERSTREEMIA INDICA (CRAPE MYRTLE)24” BOX 2EXISTING TREE3” MULCH BED REDWOOD MULCHARCTOTIS HYBRIDS (AFRICAN DAISY)ALYOGYNE HUEGELII (BLUE HIBISCUS)CEANO THUS X PALLIDUS CEANOTHUSGREVILLEA (GREVILLEA)KNIPHOFIA UVARIA (RED HOT POKER)LANTANA MONTIVIDENSIS (LATANA)LAVANDULA ANGUSTIFOLIA (ENGILISH LAVENDER) LEUCOPHYLLUM LANGMANIAE (TEZAS SAGE)ROSMARINUS OFFICINALIS (ROSEMARY)TEUCRIUM FRUTICANS (BUSH GERMANDER) ZAUSHNERIA CALIFORNIA (CALIFORNIA FUCHSIA) 5 GAL5 GAL5 GAL5 GAL5 GAL5 GAL5 GAL5 GAL5 GAL5 GAL5 GALBOTANICAL NAME (COMMON NAME)SIZE QTY. ::::::::(2) (E) TREES TOREMAINTO REMAIN S:S:S:-XO\WKAPPROX. 7' TALL / 2' WIDEAPPROX. 4' TALL / 1' WIDEAPPROX. 2' TALL / 4' WIDEAPPROX. 3' TALL / 3' WIDEAPPROX. 3' TALL / 3' WIDEAPPROX. 2' TALL / 4' WIDEAPPROX. 3' TALL / 3' WIDEAPPROX. 3' TALL / 3' WIDEAPPROX. 2' TALL / 4' WIDEAPPROX. 2' TALL / 4' WIDEAPPROX. 3' TALL / 3' WIDEAPPROX. 2' TALL / 4' WIDEAPPROX. 2' TALL / 4' WIDEAPPROX. BETWEEN 3'-5' TALL / 2'-3' WIDEPA2019-027Attachment No. PC 6 - Project Plans442  § § § §&836%(/2:75$6+%(/2:&836%(/2:75$6+%(/2:&$338&&,12&5($0,&('&2))(()52=(1%(9(5$*(6,1.:&*5$%%$5*5$%%$573%$%<&+$1*(72:(/675$6++$1''5,(56($7&29(5+$1'6,1.$'$&$%,1(7326)/2250236,1.+$1'6,1.&2036,1.(1'&$3(1'&$3(1'&$3 (1'&$3(03/2<((/2&.(56&22/(5&22/(5&22/(5&22/(5&22/(5&22/(5&22/(5&22/(5%((5&22/(5%((5&22/(5%((5&22/(5$7072%$&&272%$&&2326'(/,67$1'%,%5$&.6+(/9,1* /;+,*+/)&22/(5&22/(50,&52:$9(%(/2:&2817(56+(/9,1* /;+,*+/)6+(/9,1* /;+,*+/)6+(/9,1* /;+,*+/))/2256,1.6+(/9,1* /;+,*+/):,1(6+(/9,1* /;+,*+/)&2))((:$50(5/2772:$/.,1&22/(56$/(6$5($(175<&$6+,(55(675220(/(&75,&$/9(5,)<%$&.522087,/,7<5220$$:DONLQFRROHU 6WRUDJH 6WRUDJH6WRUDJH%DWKURRP6DOHVIORRU6DOHVFRXQWHURYHUIORZ HPHUJHQF\VKXWRIISXPSFRQQHFWLRQ H YHHGHUURRW:DONLQIUHH]HU 6WRUDJH 352326('$'',7,21$$5&+,7(&785(:,7+,15($&+66$1*$%5,(/%/9'68,7(6$1*$%5,(/&$/,)251,$  :::=35287&20,1)2#=35287&20-XO\WK&RDVW+Z\&RURQD'HO0DU1HZSRUW%HDFK&$$)ORRUSODQ  /HYHOPA2019-027Attachment No. PC 6 - Project Plans443 %$')( ( 522)3/$7(  ( 23(1,1*    * %$0(7$/3$1(/$12',=('&/($5%0(7$/$:1,1*6725()5217723&$3&86720:,'(0$75,;0(7$/3$1(/0(',80*5(<$'()')(0(7$/3$1(/&$5%5('**$5&+,7(&785(:,7+,15($&+66$1*$%5,(/%/9'68,7(6$1*$%5,(/&$/,)251,$  :::=35287&20,1)2#=35287&20-XO\WK&RDVW+Z\&RURQD'HO0DU1HZSRUW%HDFK&$$(OHYDWLRQV  9LHZIURP&RDVW+Z\  9LHZIURP$YRFDGR$YHPA2019-027Attachment No. PC 6 - Project Plans444 *$5&+,7(&785(:,7+,15($&+66$1*$%5,(/%/9'68,7(6$1*$%5,(/&$/,)251,$  :::=35287&20,1)2#=35287&20-XO\WK&RDVW+Z\&RURQD'HO0DU1HZSRUW%HDFK&$$6WUHHW(OHYDWLRQV  6WUHHW9LHZIURP$YRFDGR$YH  6WUHHW9LHZIURP&RDVW+Z\PA2019-027Attachment No. PC 6 - Project Plans445 $5&+,7(&785(:,7+,15($&+66$1*$%5,(/%/9'68,7(6$1*$%5,(/&$/,)251,$  :::=35287&20,1)2#=35287&20-XO\WK&RDVW+Z\&RURQD'HO0DU1HZSRUW%HDFK&$$'YLHZV'9LHZ'9LHZBPA2019-027Attachment No. PC 6 - Project Plans446 PA2019-027Attachment No. PC 6 - Project Plans447 From:Crager, Chelsea To:Lee, Amanda; Rodriguez, Clarivel Subject:FW: Planning Commission Hearing on October 7th on my remodel project Date:Monday, October 4, 2021 8:49:57 AM Attachments:image001.png image003.png CHELSEA CRAGER Community Development Department Associate Planner ccrager@newportbeachca.gov 949-644-3227 From: Dr Priestley <drp@priestleychiropractic.com> Sent: Monday, October 04, 2021 8:49 AM To: Crager, Chelsea <ccrager@newportbeachca.gov> Subject: Planning Commission Hearing on October 7th on my remodel project [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi Chelsea, I am writing to you to tell you I am in support of Hamid converting his gas station to a convenience store. Since my business is in walking distance of his station, it would be very convenient. Thank you, Sent from Mail for Windows Planning Commission - October 7, 2021 Item No. 5b - Additional Materials Received Corona del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5b - Additional Materials Received Corona del Mar 76 Service Station Remodel (PA2019-027) From:Crager, Chelsea To:Lee, Amanda; Rodriguez, Clarivel Subject:FW: October 7th-Public Hearing Date:Wednesday, October 6, 2021 2:04:18 PM Attachments:image001.png image003.png CHELSEA CRAGER Community Development Department Associate Planner ccrager@newportbeachca.gov 949-644-3227 From: Papa Liquor <papasliquor@gmail.com> Sent: Wednesday, October 06, 2021 2:00 PM To: Crager, Chelsea <ccrager@newportbeachca.gov> Cc: Papa Liquor <papasliquor@gmail.com> Subject: October 7th-Public Hearing [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please Confirm Receipt of this Email: RE: Corona Del Mar 76 Service Station Remodel - Project File No.: PA2019-027 Dear Ms. Crager: I would like to voice my disapproval of the plans submitted by Corona Del Mar 76 ServiceStation. As a current CDM Business Owner and resident of Newport Beach, I have a directinterest in this hearing. Options:I strongly believe that adding another liquor/wine establishment will have a negative impacton this small community. The local residents already have (3) nearby ConvenienceStores/Liquor stores to choose from. Soon, they will also have Mother's Market. Many alsofrequent bigger (box) stores such as: Pavilions (Newport Coast), Gelsons (Newport Beach),Whole Foods (Newport Beach), Bristol Farms (Newport Beach) and Pavillions (Bayside). Allof these locations also provide Alcohol/Liquor inventory for sale. This provides a wide array Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) of options to choose from for residents of the area. Undue Hardship: Additionally, Adding another convenience Store/Liquor Store establishment will cause an undue hardship on Korker Liquor. Korker Liquor is a long time local establishment inCDM/Newport Beach area. In fact, Korker and Papa's share many clientele who frequent both locations. By permitting another location directly next to a preexisting one, the City would beharming an already long time existing business, selling the same product. There is absolutely no benefit to adding another convenience store adjacent to a pre-existing one. Big Picture:We all know that the Applicant has had long aspirations of expanding his business to include liquor and wine. However, the City should consider and truly evaluate the big picture and in sodoing, would see that the residents of Corona Del Mar/Newport Beach would be negatively impacted by permitting this application. Residents and Tourissts already have substantial resources for alcohol, (6) of which are alllocated within less than a 1 mile of each other. All these locations carry a substantial amount of alcohol beverage options and are easily accessible to locals and tourists. In addition, adding another convenience store in the Applicant's location may cause increasedtraffic in and out of his location. Parking will also be negatively impacted both on location premises and on PCH. More importantly, this could potentially increase the level of crime in the immediate vicinityand increase homelessness and loitering which is already a cause of concern among businesses and residents. I appreciate your time and consideration. Sincerely yours,/s/ Marie Karam Marie Karam, Esq.Papas Liquor 3244 E. Coast HighwayCorona Del Mar, CA 92625 (949) 735-5535 Cell Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) From:Crager, Chelsea To:Lee, Amanda; Rodriguez, Clarivel Subject:FW: 76 Station Conversion Date:Wednesday, October 6, 2021 3:44:40 PM Attachments:image001.png image003.png CHELSEA CRAGER Community Development Department Associate Planner ccrager@newportbeachca.gov 949-644-3227 From: Cynthia Hollern <cmhollern@icloud.com> Sent: Wednesday, October 6, 2021 3:39 PM To: Crager, Chelsea <ccrager@newportbeachca.gov> Subject: Fwd: 76 Station Conversion [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Sent from my iPad Begin forwarded message: From: Cynthia Hollern <cmhollern@icloud.com> Date: October 6, 2021 at 3:33:08 PM PDT To: planningcommisioners@newportbeachca.gov Subject: 76 Station Conversion Dear Members of the City of Newport Beach Planning Commission You are being asked to approve a proposal to convert the existing 76 service station with service bays to a mini mart with gas pumps. When this project was first proposed more than two years ago it was met with widespread opposition from the community. Since that time the applicant modified architectural renderings of the exterior of the Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) building but little else of significance appears to have changed. The applicant has asked for many variances to existing City of Newport Beach policies and codes to further his business plan.. Due to Covid the public and residents have not had adequate time to review and comment on the resubmission in its entirety however the original concerns raised by the community and potential problems have increased. The applicant has requested the addition of beer and wine sales in a location next to the Korker Liquor store. He has requested hours 6 a.m. to 12 midnight with liquor sales sales theoretically ending at 11:00 which would be in practice unenforcible. This business would be the only one of its kind on PCH in Newport Beach from the border of Huntington Beach through Laguna Beach with these operating hours. It is the only business to be located directly adjacent to a residential area. The Chevron station/mini mart at PCH and Bayside Drive is most comparable but it is buffered from surrounding residences by street width and additional retail businesses. The Chevron closes at 10:00 p.m. The late requested operating hours has the extreme likelihood of being an attractant to a transient nonresident customer .We already as a city are struggling with the sad increase of the homeless population. It is not a big leap to conceive of late night liquor sales being enjoyed and consumed in the relative seclusion of Irvine Terrace Park. Since the project was first presented traffic on PCH has dramatically increased and the intersection of Avocado and PCH has become increasingly dangerous with “running the red” and many many more “u-turns”. Northbound traffic on Avocado has been compressed to one traffic lane with the creation of the bike lane . Pedestrian crossings have increased as well. There have been many accidents at this intersection and at least one fatality. A traffic study was not done originally and is not a part of this submission. U turns will in all probability increase particularly at night. This is a scenario of additional accidents waiting to happen. In addition to the costs to victims the City may become liable for creating an unsafe traffic situation in that eventuality. Additional variance requests relating to provisions for reduction in landscaping would increase the visual blight to our residential neighborhood . If on site parking is not included in the plan minimart customers would use residential parking which is already limited. Parking at the pumps only does not seem sufficient. The original plan called for lot line to lot line construction which eliminated the existing parking on the side of the building. In summation while it is important to allow an owner to improve his property it is not required to grant variances . It is not in the community’s best interest to give preferential treatment to one owner over another or establish these new conditions /variances as precedent. Thank you for your consideration of these issues in your decision. Some of these issues do not have been adequately addressed by City Planning. Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Sincerely Cynthia and John Hollern 1921 Altura Drive Corona del Mar Sent from my iPad Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5c - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Mr. l ee Lowrey, Chair Mr. James Vlgllone 41S 62nd Street Newport Beach, CA 92663 October 6, 2021 Newport Beach Planning Commission 100 Civic Center Drive Newport Beach, CA 92660 Re: CORONA DEL MAR 76 SERVICE STATION REMODEL (PA2019-027) Dear Chair Lowrey and fellow Planning Commissioners: I am the owner of the property at 2229 E. Coast Hwy (the "Korker Llquor''building) immediately adjacent to the subject property. I do not own the business. I have several objections to the applicant's request for a CUP and a CDP for the proposed expansion of the convenience store as well as the permitting of the store for the off sale of beer and wine. As discussed in the staff report, the applicant has requested numerous exceptions to the City's Service Station design criteria and the set back requirements for the property. Of particular significance is the request to encroach into the 10 foot setback immediately adjacent to my property. The current service station building and convenience store is already non-conforming to current City standards and construction in the setback will only make it more so. The goal of the City should be to encourage property owners to become more conforming, not less conforming. There should be more than adequate square footage to operate a convenience store with the remaining size of the building. I also object to the lot size waiver. Again this is only being forced by the allowance of the expansion of the convenience store into the setback area. The granting of an additional off sale liquor license is also problematic. As noted in the staff report, the crime rate in the project's statistical area already exceeds the City wide average. Currently, the number of alcohol related crimes In the area Is equal to or greater than the Planning Commission - October 7, 2021 Item No. 5d - Additional Materials Received After Deadline Corona Del Mar 76 Service Station Remodel (PA2019-027) nearby areas. The report prepared by the Police Department clearly states, "Undue concentration exists in this location In regards to both crime and alcohol license saturation." (Staff Report page 68, Police Report Page 4) Adding an additional off sale liquor establishment directly adjacent to a residential neighborhood wlll only Increase the number of alcohol related crimes, making the area more problematic than It already Is. As noted In the report, there Is already a liquor store, Korker Liquor, Immediately adjacent to the service station property, which can adequately serve the needs of the local population as well as the travelling public. The Police Report also contains a chart which shows the calls for service at other gas station and convenience store locations around the City as having a substantially higher number of calls for service than similar businesses that do not have alcohol sales (Staff Report Page 681 Police Report page 4). There is no additional benefit provided by adding an additional off sale liquor license in this location and the potential for significant detriment. I respectfully ask that you either deny the application entirely or modify the proposed CUP and CDP to remove the encroaching portions of the building and to deny permission for an off sale beer and wine license at this location. James Viglione Planning Commission - October 7, 2021 Item No. 5d - Additional Materials Received After Deadline Corona Del Mar 76 Service Station Remodel (PA2019-027) From:Crager, Chelsea To:Lee, Amanda; Rodriguez, Clarivel Subject:FW: PA2019-027 Date:Thursday, October 7, 2021 7:46:19 AM Attachments:image001.png image003.png CHELSEA CRAGER Community Development Department Associate Planner ccrager@newportbeachca.gov 949-644-3227 From: Korker Liquor <garen@korkerliquor.com> Sent: Wednesday, October 6, 2021 8:21 PM To: Crager, Chelsea <ccrager@newportbeachca.gov> Subject: PA2019-027 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Chelsea, I am opposed of 76 Gas Station Project PA2019-027 for the following reasons: 1. The project does not comply with the rules for a variance in Municipal Code 20.52.090. Granting the variance will set a precedent for other gas stations in Newport Beach. 2. It duplicates the type of use that Korker Liquor currently offers. 3. There is already an over saturation of ABC licenses in the area. 4. It does not provide safe ingress and egress given the amount of cars that will substantially increase with the larger market. The lot will not provide a sufficient amount of customer parking. 5. As the owner of Korker Liquor, nearby residents have expressed their satisfaction with my hours of operation. The proposed hours for the station would be a lot longer at 18 hours a day which could Planning Commission - October 7, 2021 Item No. 5d - Additional Materials Received After Deadline Corona Del Mar 76 Service Station Remodel (PA2019-027) cause issues they'd like to avoid. Thank you for your consideration. Garen Yegenian Korker Liquor 2229 East Coast HWY Corona del Mar, CA 92625 Planning Commission - October 7, 2021 Item No. 5d - Additional Materials Received After Deadline Corona Del Mar 76 Service Station Remodel (PA2019-027) From:Alex Brana To:Planning Commissioners Cc:Nona Wolverton; Sergio Borgognone; garen@korkerliquor.com Subject:76 Service station remodel and addition(PA2019-027) Date:Thursday, October 7, 2021 11:40:25 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear City PlanningCommissioners In regards to the above mentioned proposed project identified as “Corona del Mar 76 ServiceStation and Convenience Store” currently scheduled for hearing on Thursday, 10/08.2021 at 630 PM I respectfully request that the following objection be entered into the record: As a 29 year resident of Corona del Mar I have always been in support of any development that benefits our community. I feel it is important that our community’s unique character bepreserved while addressing our changing needs. Positive progress after all has been a cornerstone of what makes our country, society , city and community great.The overall question I feel should be asking is “How will this benefit our community?” I can see little benefit to our community from the proposed project while I can see numeroussubstantial detriments. First and foremost it has long been known that “Convenient Store” as a category bring many potential problems to the surrounding community and immediate vicinity. For a variety of reasons, convenience stores are often popular targets for a variety of crimes, most notably shoplifting and robbery. So much so that as far back as 1965 the National Association OfConvenience Stores (NACS) commissioned a study to understand the prevalence of robberies in this store format. In some cities, convenience store crime has become such a problem that special task forceshave been created or some stores have been completely closed down. American convenience stores are often direct targets of armed robbery. In some areas of the United States, it is notunusual for clerks to be working behind bulletproof glass windows, even during daylight hours. Some convenience stores may even limit access inside at night, requiring customers to approach a Planning Commission - October 7, 2021 Item No. 5d - Additional Materials Received After Deadline Corona Del Mar 76 Service Station Remodel (PA2019-027) walk-up window specifically for such situations to make purchases. The main dangers are that almost all convenience stores only have one person working night shift, most of the transactionsare in cash, and easily resold merchandise, such as liquor, lottery tickets, and cigarettes are on site. Most convenience stores have a cash drop slot into a time-delay safe so clerks may limit theamount of cash on hand. Many have installed security cameras to help detect robberies and shoplifting. Because of their vulnerability to crime, nearly all convenience stores have a friendlyrelationship with the local police. To reduce burglaries when the convenience store is closed, some convenience stores will have bars on the windows. The reasons for the higher rate of crime at convenience stores may be attributable to various factors, including: the small number of employees per store makes it difficult to stop or deter criminals the extended hours of many convenience stores present more opportunities when few customers and/or witnesses are present the smaller size of the stores makes it easy for criminals to quickly navigate the floor plan and enter and exit close to the cash registers the majority of purchases are in cash as opposed to electronic transactions, leading to a relatively large amount of cash (often minimally secured) at any point To gain a better understanding of ways to control and deter convenience store robberies, the Southland Corporation, parent company of 7-Eleven, starting in 1975 invested $2 million in-depth studies of 17,000 convenience store robberies and the individuals most likely to commit the crimes. Why? They discovered that the most important things would-be robbers considered when deciding whether or not to commit a crime were the ease of escape from the store/surrounding area and how much money they thought the store would have on hand. They also discovered that while the acquisition of money was the most important motivation for robberies, a sense of power or thrill from committing the crime was often mentioned as well. The key six points are: (1) Cash control, (2) the clear sight lines, (3) prominent placement of the cash registers, (4) eliminating escape routes so that people cannot stage their car behind a convenience store and then come out and make a quick escape, (5) balanced lighting and (6) employee training. These points became the 7-Eleven Crime Prevention program which was shared widely throughout the c-store industry. The final element was to tell potential robbers about what you had done. RayD. Johnson appeared on over 20 Johnny Carson television programs. 7-Eleven's in-house ad agency, The Stanford Agency, created store signage to educate robbers. Its clear that the location of proposed on PCH and unguarded, un lighted, un gated surroundingcommunity the “Convenience Store” meets all the criteria criminals look for and therefore poses a potential significant risk to said immediate residents Planning Commission - October 7, 2021 Item No. 5d - Additional Materials Received After Deadline Corona Del Mar 76 Service Station Remodel (PA2019-027) And it isn’t just what happens inside. An 2016 FBI study showed that “Convenience Stores” werehubs for an increase in crime is as many as 17 different categories including Vagrancy Loitering Drug trafficking / dealing (meeting points) Alcohol and drug abuse Vandalism Underage drinking Noise complaints So I ask again: “How will this benefit our community?” What community need would this proposed store fill? What Is a Convenience Store? “A convenience store is a retail outlet that sells a limited range of prepared and ready-to-eat foods, bottled and fountain beverages, household staples, tobacco products and periodicals. Convenience stores are typically small insize, are open extended hours, and, in most cases, are staffed by a relatively small team of cashiers, stock workers, and managers.” Does our community have a need for a convenience store in that particular location given the potential risks? The proposed extended hours of 6AM to 12AM would not serve to benefit anyone in the surrounding community. The needs for the range of items carried in a convenience store are already responsibly met by a combination of the Korker liquor store, Bristol Farms, and Smart & Final. We as a community are already dealing with a growing homelessness problem and the associated issues that brings. This particular location has recently had an increased prevalence in vagrancy. Anumber of residents report instances of aggressive behavior by vagrants, litter, abandoned clothing, shopping carts, and even human feces. In conclusion I am requesting that the application as currently presented be denied. Absent a denial I feel that the City’s primary responsibilities toward its residents that the approval be postponed in order that a full Community Impact Study be undertaken. Responsibleleadership requires that the consequences vs benefits due diligence be performed. Now more than ever Best regards, ALEX BRANA I Principal CDMHOMES | Custom Homes /Construction Management Planning Commission - October 7, 2021 Item No. 5d - Additional Materials Received After Deadline Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5e - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5e - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) Planning Commission - October 7, 2021 Item No. 5e - Additional Materials Received Corona Del Mar 76 Service Station Remodel (PA2019-027) 76 Station Remodel 2201 East Coast Highway Planning Commission Public Hearing October 7, 2021 Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Introduction Conditional Use Permit and Coastal Development Permit Remodel and 232 square-foot addition Beer and wine sales 2201 East Coast Highway Avocado/Coast Highway Community Development Department -Planning Division 2 Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Community Development Department -Planning Division 3 Vicinity Map Subject Property Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Community Development Department -Planning Division 4 Site Photos Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Community Development Department -Planning Division 5 Site Photos Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Background Use Permit UP1580 approved in 1972 Scheduled for August 20, 2020 Planning Commission Rebuild convenience market –2 stories Many comments received Continued per Applicant request Project revised to smaller scale, lower height Corona del Mar Residents Association (CDMRA) Community Development Department -Planning Division 6 Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Project Details Remodel of existing building 232-square-foot addition Beer and wine sales Convenience store hours: 6am-midnight Alcohol sales 6am-11pm Fuel 24 hours Modification of service stationstandards Community Development Department -Planning Division 7 Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Community Development Department -Planning Division 8 Site Plan Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Community Development Department -Planning Division 9 Floor Plan Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Community Development Department -Planning Division 10 Elevations Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Modifications of Service Station Standards Side setback (building) Existing and proposed –0 feet Rear setback (air and water) Existing and proposed –4 feet Lot size – 13,853 provided 14,643 required Landscaping Perimeter planting area 9.7% of site area Quantity along side property line Community Development Department -Planning Division 11 Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Community Development Department -Planning Division 12 Landscaping Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Community Development Department -Planning Division 13 Type 20 Beer and Wine Business Name Address No. of CFS in 2019 No. of CFS in 2020 CFS Year-to- Date 76 Station (no alcohol)2201 E.Coast Hwy 16 11 8 Korker Liquor (alcohol sales)2229 E.Coast Hwy.2 10 5 Papa’s Liquor (alcohol sales)3244 E.Coast Hwy.13 10 6 Chevron GasStation (no alcohol)2546 E.Coast Hwy.14 35 22 76 GasStation (no alcohol)3400 E.Coast Hwy 10 18 26 7-Eleven (alcohol sales)1495Superior Ave.141 154 146 7-Eleven (alcohol sales)1920 W.Balboa Blvd.61 111 102 Circle K (alcohol sales)(CLOSED)4555W.Coast Hwy.150 153 12 Chevron Gas Station (alcohol sales) 1550 Jamboree Rd.71 85 58 Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Police Conditions of Approval Training program No onsite consumption No single containers No small wine bottles No exterior advertising Security recording No alcohol sales 11pm-6am Lock alcohol after 11pm Community Development Department -Planning Division 14 Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) CEQA Review Categorical exemption –Section 15301 (Class 1 –Existing Facilities) Community Development Department -Planning Division 15 Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Recommended Action Conduct a public hearing Find project exempt from CEQA pursuant to Section 15301 under Class 1 (Existing Facilities) Adopt resolution approving Coastal Development Permit No. CD2019-005 and Use Permit No. UP2019-004 Community Development Department -Planning Division 16 Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) For more information Contact Thank you. Questions?Chelsea Crager 949-644-3227 ccrager@newportbeachca.gov www.newportbeachca.gov Community Development Department -Planning Division 17 Planning Commission - October 7, 2021 Item No. 5f - Additional Materials Presented at Meeting by Staff Coronal del Mar 76 Service Station Remodel (PA2019-027) Proposed CDM UNOCAL REMODEL 2201 E. Coast Hwy, Corona Del Mar, CA 92625 Corona del Mar 76 Service Station Remodel (PA2019-027) Coastal Development Permit No. CD2019-005 Conditional Use Permit No. UP2019-004 Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) Existing Site Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) Existing Building Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) Existing Building Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) Existing Canopy Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) Original Submittal •Full 2nd Floor at 1,625 SF •Iconic Design Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) Original Submittal Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) Original Submittal Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) 2nd Submittal •Reduced 2nd Floor to 350SF •Changed Design to more conservative Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) 2nd Submittal Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) 2nd Submittal Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) 3rd Submittal •2nd Floor at 390SF •Refined Design •Added some Technical Details Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) 3rd Submittal Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) 3rd Submittal •Ready for Hearing Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) Postponed hearing •Based on Community feedback we Went Back to the drawing Board •Eliminated 2nd Floor •Eliminated 7-eleven •Independent Branding •Worked with Residents on design •CDMRA is supporting •CDM COC is supporting •Many residents and neighbors Are supporting Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) Proposed Site •Changed Design to be less Iconic and more Part of CDM •People liked the existing building-so we kept it •Reduced scope to a 232 sf addition •Improved Parking-no tandem Parking •ADA Access •Enhanced and additional Landscaping Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) Proposed Elevations •Changed Design to be less Iconic and more Part of CDM •Independent Branding •1 story •More pedestrian scale Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) Proposed Perspectives •Changed Design to be less Iconic and more Part of CDM Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027) Proposed Perspectives •Changed Design to be less Iconic and more Part of CDM Planning Commission - October 7, 2021 Item No. 5g - Additional Materials Presented at Meeting by Applicant Coronal del Mar 76 Service Station Remodel (PA2019-027)