HomeMy WebLinkAbout4201 BIRCH ST4201 Birch St
June 16, 1995
TO: GENIA GARCIA
PLANNING DEPARTMENT
FROM: JANET DIVAN R�Xkl
TRAFFIC ENGINEERIN
SUBJECT: FAIR SHARE FEES FO T E PROPOSED AVIS RENTAL CAR
FACILITY - 4201 Birch Street
The proposed project is a quick turnaround service facility for the Avis rental car fleet
assigned at the John Wayne Airport. Vehicles will be refueled, and washed and
vacuumed at this location. Rental cars will shuttled to and from the John Wayne Airport
by employees; customer pick-up and drop-off of the rental cars will be handled from the
airport.
The Fair Share fee for this project is $12, 356.28, based upon the following information:
The daily trip generation for the car rental operation will be
(265 rental cars x 2.32 trips/car) = 615 trips
2. Two parcels with existing structures that will be removed as
part of this project total:
4201 Birch St. = 13, 800 sq ft
4222 Campus = 9, 600 sq ft
Total = 23, 400 sq ft
3. Records of existing buildings in this area indicate a mix of 2/3 general
office use and 1/3 commercial office use. Using this assumption to the
existing buildings, the following trips would be considered for credit:
(23, 400 sq ft x 0.67) = 15, 678 sq ft
General Office = 15, 678 x 13 trips/1000 sq ft = 204 trips
(23, 400 sq ft x 0.33) = 7, 722 sq ft
General Commercial = 7, 722 x 40 trips/1000 sq ft = 309 trips
Total trips for credit = (204 + 309) = 513 trips
3. The total increase in daily trips = (615 - 513) = 102 trips
F:1H0ME1D1vanlfa1rsharlav1sa1t3 Revised 6.16.95
June 16, 1995 Fair Share Fee - Avis QTA Facility Page 2
4. The current fee is $121.14/trip and the fee is calculated as:
102 trips x $121.14/trip = $12, 366.28
Please contact me if you have any questions about the fee. Thank you.
F:\HOME\Divan\fairshar\avisalt3 Revised 6.16.95
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COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS
Telephone: (7141 644-3200
By:Genia Garcia, Associate Planner
Plan Check No•• / 25S 475
B •Christy Teaaue Associate Planner
By:Marc Myers, Associate Planner By:
yDate: ) CO�� �,(r),��5 Address:
Distf iccting TSapCNo / Land Use Element Page No. Vg
Corrections Required:
Legal Description:
PA , PM q4-l4y
Lot Block Section Tract
Resubdivision required to combine lots or portions of lots when construction or
alterations are in excess of $20,000.
Covenant required. Please have owner's signature notarized on the attached
document and return to me.
Lot Size --A /, J� 'L-
Zone• PV7
pit, Proposed Use '5 y f1
I (CV14i6L 1,.VA t'atGllr{"�/
Required Setbacks,
Front
Rear
Right Side
Left Side
FAR WORKSHEET
Lot area ( site area sa. ft.) :
N&�,) .L VVVA5k1 F--ac4i 1
m6w ojr� 6e. s) Re-5+YM44 s/
A-dw)1'.Y1 rA14 or) 6)a
A1reA 235 Z
sq.ft.
Base Development Allocation (BDA):
Comm sq.ft.
[0.5 x site area sq.ft., unless otherwise specified in Land Use
Element)
FAR permitted, without variance: (A)
comm
'res nka
Square footage permitted:
Comm
res nkc sq.ft.
[(A) x site area sq.ft.)
Maximum FAR allowed with variance: (B)
Comm
res Pka
Maximum square footage allowed:
Comm
res sq.ft.
[(B) x site area sq.ft.)
PROPOSED DEVELOPMENT:
'
(C) Base FAR use sq.�t:
sq.ft.
(D) Reduced�FAR use sq.ft.
sq.ft.
(E) Maximum FAR use sq.ft.
sq.ft.
(F) TOTAL SQ.FT. [C+D+E]
sq.ft.
PROPOSED FAR:
[ F + site area sq.ft. )
PROPOSED WEIGHTED DEVELOPMENT:
FAR Use Category Weighting
Factor
Weighted Sq.Ft.
(G) (H)
( G x H 1
sq.ft. Base X
1.00
sq.ft.
sq.ft. Reduced X
1.67
sq.ft.
sq.ft. Maximum X
0.50'
sq.ft.
TOTAL WEIGHTED SQ.FT.(May not exceed BDA)
_,Provide tissue overlay of calculations to verify provided square footage.
Required Parking
6 iL Proposed parking (indicate numbs o stalls pi6videdj
Total On -Site Parking
Standard Compact
In -lieu Parking
Dimension building height as measured from natural grade to average and maximum
roof height
Show natural grade line on all elevations 8 (14 " ' -4
Show all rooftop mechanical equipment and dimension from grade directly below.
6G _ Indicate location of trash containers on site plan.
Number of Stories
Floor Plan fully dimensioned showing all room uses.
—_ lot Plan fully dimensioned showing location of all buildings, fences, etc. in
relation to the property line. ak, S.}sYN $, q aJ. � Su r T Gf f Ce 6l ee,
1,01-1-11
Fair Share Contribution & /�OS X 512'`•/•0'5 - ��j 2M� 2S +p4/r7,L�/�
_an Joaquin Hilkii Tranepdrtatidn CarCfidoi Fes ' Q+
Jew i ALetdg sc _ A to l/Q ✓j�4
SJ R-F6 kKi5e-d ovi -- 4-rj ps .
a4E$4ihL APPROVAL REOVIRED THROUGH: �
Please indicate any discretionary approval numbers on the plans and
the attached; excerpt of minutes And list of t
conditions into the blueline drawings
approval letter into the blueline drawings
Modifications Committees indicate Approval No. on Sluelines
Modification required for
Plannino Comnissian/City
ttge Pernlite
CounajjJ•
No. -AS47
Variances
No.
Reaubdivigion/Tracts
No.
Site Plan Reviews
No.
Amendments
No,
other _Al63.LA �iS-53
Public Works:
Easement/Encroachment Permit
Subdivision Engineer
� yild+hq Dever ent:
Grading Engineer
1o4 / ret"7G41-qv. 7T
Les,; Cr-ed,{A 384
_---- e
e Pe0je 4•4'F, )e fv✓�IGfkFez Co-Re4-tkPeY15
1p,q,w 4V pel►ryvl 1-1� i S6VtGL s7 G
yyyy 04L/
Approval of Lan reaps Piano
Coastal Development Permita:
Approval In Concept (AIC) No.
(Notes File 3 gets of planet site, floor, and elevations)
(Coastal Development Permits No. �►
v Effective Dates
iver/Exemption: No. _
Iffactive dates
C!
U Pw 6u avt �l a� lit C (�,rrwr4- 3557j Lava l,5 oc POla.41 W 4
G pre aged b a ! (c evt se d Ic��ds u.roti r3�c-F v� �r►�-ra c�,�'.
PIA,n74M I mush �^K4-4 11kf v(d5r-ure. Vj'e-�4J . rG�Zt�1n 3,�t, ►ova!(•
NOTE$ It is the responsibility of the applicant to circulate their plans and
obtain the neoessary approvals from the departments checked above, If you
have quAe/-st�.ions regarding your application* please contact me at (914) 644-
Planning Commission Meeting Tune 22,1995
Agenda Item No.
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: A Use Permit No. 3557 (Public Hearing)
Request to permit the establishment of a quick turnaround automobile
storage facility for AVIS's rental fleet at John Wayne Airport The
proposed project includes washing, vacuuming and fueling services.
0
B. Traffic Study No.105 (Public Hearing)
Request to approve a Traffic Study prepared for the proposed Quick
Turnaround Facility for AVIS's rental fleet4t John Wayne Airport
LOCATION: Parcel 1 of Parcel Map No. 92-142 (Resubdivision No. 978) and Lot 24
of Tract Map No. 3201, located at 4201 Birch Street, located on the
northerly side of Dove Street, across from the Newport Place Planned
Community District
ZONE:
APPLICANT:
OWNER:
ENGINEER:
Application
M-1-A
Robert H. Lee Associates, Petaluma
Donald R. Lawrenz, Newport Beach
Robert Kahn, John Kain & Associates, Newport Beach
This application is a request to permit the establishment of an automobile rental storage
facility for Avis's rental fleet which includes washing, vacuuming and fueling services of
the automobiles; and the approval of Traffic Study No. 105 in compliance with the City!s
VICINITY MAP
Traffic Study No. IO5
N A, R vE
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1
SUBJECT SITE
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Planning Department
June 13, 1995
t1
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TO: Planning Commission - 3.
Analysis
The applicant is requesting to -establish an -automobile storage -for Avis's Car Rental. The
proposed facility will consist of a 2,300 sq.ft structure which will include a -car -wash and an
employee office, break room and lockers. A second canopy structure of approximately
3500 sq.ft also proposed which will accommodate 4 service bays for vacuuming and
fueling of automobiles. A 270 sq. ft area at the eastern end of the canopy is enclosed for
mechanical equipment and fluid storage purposes. The proposed site will serve as a
support facility for Avis's rental fleet at John Wayne Airport Rental cars will be transferred
to the subject site by Avis employees for cleaning, vacuuming and, refueling, and then
returned by the employees to the airport as customers demand: The applicant has
indicated that there will be no customer service. at this location.
The proposed hours of -operation are from 5:00 am to 12:00 midnight There will be a
maximum of 40 employees at. -any daily peak shift The applicant has indicated that all
employees working at the proposed site will be parking ,off site, at Avis's Administrative
Facility located at 848 Dove Street, approximately 1/4 of a mile away, and that all
employees will be shuttled, to the site. The applicant has also indicated that all major
automobile maintenance and repair services such as engine and body repairs, engine tune-
ups, brake repair, painting, electrical work and detailing will not be performed at the
proposed facility.
The applicant has indicated that there would not by any identification or business sign on
the premises, however there would be a total of 4 directional signs located on Campus
Drive and on Dove Street. Each sign would be less than 10,sq.ft in size.
The attached site plan indicates that a portion of the 6 foot high concrete block wall
encroaches 5 feet into the required 15 foot street side setback along Dove street An
approval of -a modification to the Zoning Code will be essential to allow the proposed
encroachment 1, 1-
Traffic impacts
The proposed Avis quick turnaround facility will generate approximately 615 new vehicle
trips per day which willresult,in traffic increases on streets in the area., A traffic study was
completed for the proposed project in conformance with the City's Traffic Phasing
Ordinance and City,Council Policy Ir18. •.The results of the traffic study are summarized
below. The study is attached for the information of the Planning Commission.
The City's Traffic Engineer identified 4 intersections that could potentially be affected by
the proposed project 3 intersections exceeded the one percent volume threshold in the AM
and PM peak periods. One intersection exceeded the one percent volume threshold in the
AM peak period only. Therefore, the Intersection Capacity Utilization (ICU) analysis
became necessary as follows:
TO: Planning Commission - 2.
Traffic Phasing Ordinance for the proposed use. If approved, the study will allow the
establishment of a quick turnaround support facility for Avis's rental fleet at John Wayne
Airport. Traffic Study procedures are contained in Chapter 15.40 of the Newport Beach
Municipal Code and City Council Policy L48. Use permit procedures are outlined in
Chapter 20.80 of the Municipal Code.
Environmental Significance
This project has been reviewed, and it has been determined that it is categorically exempt
from the requirements of the California Environmental Quality Act under Class 3
(Construction of Small Structures).
Conformance with the General Plan and Zonate
The site is located in Statistical Area 14 and is designated for Administrative, Professional
and Financial Commercial by the City's General Plan Land Use Element Automobile
rental and storage is permitted under support commercial uses. The Zoning of the
property is M-1-A which designates the site for light industrial development and support
services subject to approval of a use permit prior to any construction on the site. The
proposed operation of an automobile storage for rental purposes and related maintenance
on the site is consistent with the City's General Plan and Zoning requirements. The project
is outside the Coastal Zone Boundary and approval of a Coastal Development Permit is not
required. 1
Subject Property and Surrounding Land Use
The subject property is currently vacant and it consists of three parcels of land. The site is
bordered by Birch Street; Dove Street; and Campus Drive across from the Newport Place
Planned Community District To the west of the property, across Birch Street is a number
of office and retail uses; to the north is office development; to the south, across Dove Street
is a light industrial building and to the east, across Campus Drive is John Wayne Airport
Lot Consolidation
At its meeting of June 6,1995, the Modification Committee approved Newport Beach Lot
Line Adjustment No. 95-8. The approval consolidated lot 24 of Tract Map 3201 and parcel 2
of Parcel Map No. 92-142 into one parcel of land, making the proposed development
feasible. The subject parcel is approximately 2.06 acres in size.
TO: Planning Commission - 4.
Birch Street at Dove Street (AM)
Birch Street at Quail Street (AM and PM)
Campus Drive at Airport Way (AM and PM)
Campus Drive at Dove Street (AM and PM)
ICU analysis was performed for the above intersections, and indicated that the .ICU values
of all intersections would remain within acceptable levels, between 0.45 and 0.67, with the
addition of the proposed project The study concluded that the proposed project would
have no significant short-term or long term traffic impacts. No mitigation measures were
required by the traffic study.
Site Access Parking and Circulation. Access to the site is provided by the existing drive-
ways from Birch Street, Dove Street and Campus Drive. At the completion of the
construction, the primary entrance to the site will be from an existing drive -way located
approximately mid -block on Dove Street The existing drive -way on Campus Street will
serve only as an exit controlled by a mechanicalmotorized gate arm. The site plan indicates
that the two existing drive -ways on the westerly side of Birch Street and a third existing
drive -way on Dove Street will be abandoned.
No direct customer or public service is provided at this facility and all employees are
shuttled to the site in rental cars that are scheduled for cleaning and fueling. Therefore, no
need is anticipated for employees or customer parking.
Based on the design and location of the pre -service area, vacuuming and fueling service
islands, carwash and post -service area, it is anticipated that sufficient internal circulation
has been provided.
Aesthetics
a,
The project site is located across from the Newport Place Planned Community District The
proximity of the site to Koll Center Newport and John Wayne Airport contribute to the
importance of its location. The projects 6 foot high concrete block wall could have a
significant adverse effect on the aesthetics of the neighborhood, unless mitigated with
landscaping to soften its appearance. The following requirement would reduce the
anticipated potential impact,below the level of significance.
Condition # 1
Prior to the issuance of a grading . or building permit, a detailed landscaping
and irrigation plan prepared by a licensed landscape architect or landscape
contractor shall be reviewed by the Planning and Building Departments.
The plan shall include appropriate plant materials of sufficient size to
partially obscure the retaining wall from view. Prior to issuance of a
t^�
TO: Planning Commission - 5.
0
certificate of occupancy, landscaping and irrigation shall be installed
according to the approved plan.
Fiscal Impacts
The City Council's Economic Development Policy F-17 states "the City's ability to deliver
quality municipal services is dependent upon adequate tax revenues derived primarily
from the property and businesses located within the City.... The City Council seeks to
promote economic activity within the City to increase the revenue available to provide
municipal services". Currently the site is not occupied and the property tax contributed, to
the County of Orange, was in the amount of $25,976.44 for the tax year 1995. The City's
portion of the total property tax was $4,358 in 1995, The proposed site plan indicates that
the existing office buildings will be demolished to provide maximum automobile storage,
therefore the site's projected property tax is anticipated to result in a reduction, causing an
adverse impact on the City's revenue. If the proposed use permit approval is granted, the
City's Business License Fees will be $100.00 plus a $10 fee per each employee. The 40
employees, as indicated by the applicant, will generate an annual revenue of $ 500.00 in
addition to the/property tax. Based on the operational, characteristics of the proposed use
the subject commercial site would not generate any significant sales tax.
Site's Revenue taxes Without Project With Proposed Project
1. Property Tax $25,976.44 $25,976.44
2. Business License 0 500.90
3. Sales Tax 0 0
Total Revenue $25,976.44 26 476.44
Development Fees: The proposed use of automobile maintenance/storage produces a
higher trip generation than the former uses on the subject property. Therefore the City's
Traffic Fair Share Fee requirements will impose $121.14 for each additional trip generation.
The exact amount of the Fair Share Fee would be determined by the City's traffic Engineer
at a later date. The applicant is aware of this requirement.
Additional Considerations
The proposed project is related to the project that is being considered as agenda item 1.
The project proposed is part of a growing trend of the establishment of parking and
automobile service uses which are supportive of John Wayne Airport. While it can be
argued that rental car operations are generally supportive of the dominant office use of
the area (business travelers often use rental cars), the Planning Commission may wish
to consider the desirability of the quick turn around facility in a prominent location on
Campus Drive. While the proposed use, as conditioned, is not anticipated to be
detrimental to the environmental goals of the City, and also meets the requirements of
the City's Traffic Phasing Ordinance, the use of this site for the proposed quick turn
TO: Planning Commission - 6.
around facility will preclude the use of the site by a use which may provide more direct
economic benefits to the City. Additionally, other uses allowed by the existing zoning
typically provide a higher level of property maintenance as well as better landscaping
and architectural treatments than may be expected from the proposed facility.
Therefore, approval of the proposed project could be considered adverse to the general
welfare of the City since it may affect the character of the area and the ability of the City
to maintain and deliver quality municipal services to the area.
Conclusions and Specific Findings
Based on the information provided by the applicant and contained in the traffic study
prepared for the proposed project, the development will not cause nor make worse an
unsatisfactory level of service on any major, primary -modified, or primary roadway as
defined in Chapter 15.40 of the Newport Beach Municipal Code and Council Policy L-
18.
In order to approve a Use Permit, the Planning Commission must find that the
establishment lof the use will not, under the circumstances of the particular case, be
detrimental to the health, safety, peace, morals, comfort and general welfare of persons
residing or working in the neighborhood, or be detrimental or injurious to property
and improvements in the neighborhood or the general welfare of the City. Should the
Planning Commission desire to approve the proposed project, findings for approval are
provided in Exhibit'W. Findings for denial have been provided in Exhibit "B".
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
By
/�-
Aziz M. Aslami
Associate Planner
f..\aziZ\t91O5\po-stf[1
Attachments:
1. Vicinity Map
2. Exhibit "A"
3. Exhibit "B"
4. Traffic Study No.105
TO: Planning Commission - 7.
EXHIBIT "A"
FINDINGS AND CONDITIONS OF APPROVAL FOR
USE PERMIT NO.3557 AND
TRAFFIC STUDY NO.105
FINDINGS:
1. That the proposed application is a secondary use in nature which may be
considered as a support service allowed by the General Plan Land Use Element
and the proposed project, under the circumstances of the particular use, would
not be detrimental to the general welfare of the City
2. That the design of the proposed improvements will not conflict with any
easements acquired by the public at large for access through or use of property
within the proposed development.
3. That public improvements may be required of a developer per Section 20.80,060
of the 14unicipai Code.
CONDITIONS:
1. That all improvements be constructed as required by Ordinance and the Public
Works Department.
2. That the on -site parking, vehicular circulation and pedestrian circulation systems
be subject to further review by the Traffic Engineer.
3. That the intersection of the private drives and streets be designed to provide
sight distance for a speed of 35 miles per hour in accordance with the City's
Sight Distance Standard 110-L. The sight distance requirement may be modified
at non -critical locations, subject to approval of the Traffic Engineer.
4. That the design the control gate at the entrance on Dove Street be reviewed and
approved by the Public Works Department and Fire Department. That the
driveways be designed to handle fuel delivery vehicles.
5. That all unused drive approaches be removed and -replaced with curb, gutter
and sidewalk and that all work be completed under an encroachment permit
issued by the Public Works Department.
6. That the design of the on -site drainage be reviewed and approved by the Public
Works Department prior to issuance of any grading or building permits.
TO: Planning Commission - 8.
7. Disruption caused by construction work along roadways and by movement of
construction vehicles shall be minimized by proper use of traffic control
equipment and flagmen. Traffic control and -transportation of equipment and
materials shall be conducted in accordance with state and local requirements.
8. Prior to the issuance of a business license or building permit, a detailed landscaping
and irrigation plan prepared by a licensed landscape architect or landscape
contractor shall be submitted to be reviewed by the Planning and Building
Departments. The plan shallinclude appropriate plant materials of sufficient size to
partially obscure the retaining wall and other fencing from view. Prior to issuance
of a certificate of occupancy, landscaping and irrigation shall be installed according
to the approved plan.
TO, Planning Commission - 9.
EXHIBIT "B„
FINDINGS OF DENIAL FOR
USE PERMIT NO.3557
FINDINGS:
1. That the granting of a permit for such an operation Is not necessary to protect a
substantial property right; and it will be contrary to the purpose of Section 20.80
of the Municipal Code, and will be detrimental to the property, neighborhood
and to the general welfare of the City.
2. The approval of Use Permit No. 3558 will, under the proposed circumstances, be
in conflict to the City's Economic Development Policy.
Planning Commission Meeting June 22, 1995
Agenda Item No. 2
(Supplement Item)
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: ' Use Permit No. 3557 and Traffic Study No. 105
The revenue table on page 5 of the Planning Commission Staff Report may inadvertently be
misleading in that the table does not reflect the fact that the City's portion of the property tax
revenue is in the amount of $4,358.00. The following revised table is provided for the
information of the Planning Commission.
Site's Revenue taxes
County of orange
Newport Beech
County of Orange
Newport Beach
Without Pro
Without Pro
With Proiect
With Pro ied
Property Tex
$25,976.44
$41358
$25,976.44'"'
$4,358—
Business Incense
0
0
0
500
Sales Tax
0
0
0
0
Total Revenue
25,976.44
4,358
25,976.44'""
rsr This amount may be reduced as a result of the demolitions associated with the proposed project.
The Planning Department has received an additional condition of approval of Traffic Study No.
105 which the Planning Commission may consider as part of the project's approval.
Condition: Removal or delivery of the rental velicles (using large
trucks) shall be prohibited on the public streets surrounding
the subject site.
PLANNING DEPARTMENT
JAMES D. HEWICKER Director
Wes+ 1� By —
Aziz KI.Aslami
Associate Planner
f.A&&WxpmtWp3558su
Robert Kahn, John Kain
& Associates, Inc.
Transportation Planning • Traffic/Acoustical-Engineering.
June 2, 1995
Mr. Aziz M. Aslami
Planning Department
CITY OF NEWPORT BEACH
3300 Newport Boulevard
Newport Beach, CA 92658-8915
Subject: Avis Quick Turnaround Facility Traffic Phasing Ordinance Analysis
Dear Mr. Aslami:
ROBERT KAHN, JOHN KAIN & ASSOCIATES, INC. is pleased to submit the Avis
Quick Turnaround Facility Traffic Phasing Ordinance Analysis. This report provides
a summary of the findings, analysis procedures and evaluation of the proposed
project, for peak period and peak hour conditions, including site access, and on -site
circulation pursuant to CITY OF NEWPORT BEACH requirements
Based upon this review, the project can be accommodated within the planned
circulation system, without off -site improvements. In addition, the site access and
on -site circulation are adequate for the project site.
If you have any questions regarding this study, please do not hesitate to call at (714)
474-0809.
Sincerely,
ROBERT KAHN, JOHN KAIN
Robert Kahn, P.E.
Principal
RK:LR:kgd/4984
JN:559-95-001
NO.00
UP.12/31197
TES, INC.
Lee Royalt , P.E.
Associate
4101 Birch Street, Suite 100, Newport Beach, California 92660 i �y
(714) 474-0809 • FAX (714) 474-0902 1 b
AVIS QUICK TURNAROUND FACILITY
TRAFFIC PHASING ORDINANCE ANALYSIS
NEWPORT BEACH,
Prepared for:
CITY OF NEWPORT BEACH
Planning Department
3300 Newport Boulevard
Newport Beach, CA 92658-8915
Prepared by:
ROBERT KAHN, JOHN KAIN & ASSOCIATES, INC.
4101 Birch Street, Suite 100
Newport Beach, CA 92660
Robert Kahn, P.E.
Lee Royalty, P.E.
June 2, 1995
JN:559-95-001
TABLE
OF CONTENTS
SECTION
EAU
I.
INTRODUCTION AND BACKGROUND .......................
1
II,
PROJECT DESCRIPTION ....................... . ........
3
III.
TRIP GENERATION AND DISTRIBUTION ............ . . . . . . . . .
7
A. Project Trip Generation
B. Project Trip Distribution
IV.
TRAFFIC IMPACT ANALYSIS ............. . . . . . . . . . . . . . . . .
13
A. Traffic Phasing Ordinance Committed Projects
B. Regional Traffic Growth
C. Study Intersections
D. Determlhation of Impacted Intersections
V.
INTERSECTION CAPACITY UTILIZATION ANALYSIS ............
20
VI.
SITE ACCESS AND ON -SITE ISSUES .......................
22
A. Site Access
B. On -Site Circulation
C. Summary
APPENDICES
ONE PERCENT VOLUME ANALYSIS WORKSHEETS A
ICUWORKSHEETS ........................... I.... I...... B
13
LIST OF_EXHIBIT
EXHIBIT
PAGE
A
LOCATION MAP ...................................
4
B
SITE PLAN ..................................... a ..
6
C
INBOUND PROJECT TRIP DISTRIBUTION ..................
11
D
OUTBOUND PROJECT TRIP DISTRIBUTION .................
12
E
STUDY INTERSECTIONS .............................
17
LIST OF TABLES
TABLE PAGE
1 TRIP GENERATION RATES 8
2 PROJECT TRIP GENERATION 9
3 COMMITTED PROJECTS LIST .......................... 14
4 REGIONAL TRAFFIC ANNUAL GROWTH RATES ............. 16
5 ONE PERCENT ANALYSIS SUMMARY .................... 19
6 INTERSECTION CAPACITY UTILIZATION SUMMARY .......... 21
"IS QUICK TURNAROUND FACILITY
TRAFFIC PHASING ORDINANCE ANALYSIS
NEWPORT BEACH
INTRODUCTION AND BACKGROUND
This report presents the traffic impact analysis for the proposed Avis Quick
Turnaround Facility (QTA) located on Birch Street in the City of Newport Beach. As
required in Newport Beach for all new development projects exceeding 10,000 square
feet or generating greater than 130 daily vehicle trips, the traffic analysis conforms
to the Traffic Phasing Ordinance analysis procedures specified by the City.
The Traffic Phasing Ordinance study format requires that project traffic impacts be
presented in progressive analysis steps. Following a description of the project location
and site plan, the trip generation and distribution for the proposed project are
presented. Traffic impacts at intersections are then determined for AM and PM 2 1/2
hour peak periods and AM and PM peak hours.
The traffic analysis is conducted at a time frame one year after the proposed
completion of the project. This time frame is selected because traffic from the project
is assumed to have reached a stabilized flow condition that is typical of project traffic
conditions. Traffic from other, projects, which have been previously approved by the
City of Newport Beach (committed projects) but which are not completed or currently
generating traffic, is included in the analysis. Information on committed projects and
their traffic is furnished by the City. Arterial roadways in the City which carry a
regional traffic component are also identified by the City. Because the traffic volume
which represents the regional traffic component increases without regard to the
approval of projects within the city, the regional traffic growth component must be
1
lb
accounted for separately. As with committed project traffic, the yearly regional
growth rate for each roadway is specified by the City. With the completion of this
project contemplated in the Fall of 1995, assuming approval by the City, the analysis
year for this project has been assumed to be 1996.
Project traffic is then combined with existing, committed project and regional growth
traffic to simulate traffic conditions during the analysis year. Project traffic volumes
are first subjected to a one -percent test at study intersection locations. Project traffic
on each intersection approach during an AM and PM two and one-half hour period is
compared to one percent of the traffic projected to exist in the analysis year without
the project. If the project traffic volume is greater than or equal to one percent of the
intersection approach volume, further analysis must be completed at this intersection
location duringthe peak hour.
Intersection analysis during the peak hour is performed using the Intersection Capacity
Utilization (ICU) methodology. The ICU methodology expresses intersection
performance in terms of the degree of capacity utilization foIr critical lane groups of
the intersection. An intersection which is operating with an ICU of 1.00 is said to be
operating at capacity. The Traffic Phasing Ordinance requires that intersections
operate at an ICU of 0,90 or less during AM and PM peak hours. if the ICU with
project traffic is projected to exceed 0.90, a mitigation improvement must be
proposed which will cause the ICU during that time period to be reduced to at an
acceptable level. For the purposes of the analysis, the incremental increase in
Intersection capacity due to the improvement must be limited to 70 percent of it's
value to insure some reserve capacity.
In addition to the intersection analysis, the report provides a review of on -site traffic
circulation, and site access from the adjoining street system.
2 11
PROJECT DESCRIPTION
The project site, located at the corner of Birch Street and Dove Street in the John
Wayne Airport area of Newport Beach, is proposed for development as a quick
turnaround (QTA) service facility for the Avis rental car fleet assigned to the airport.
This type of facility provides light maintenance which is limited to fueling, washing
and vacuuming, and "top -off" replacement of consumable fluids such as windshield
washing liquid and motor oil. Facilities for full' lubrication and mechanical repair (such
as brake replacement) will not be provided at the QTA Facility but will be utilized at
the proposed Avis Administrative Facility located at 848 Dove Street, approximately
one-half mile away. The site location with respect to the surrounding area is shown
in Exhibit A.
f!
Because the customer service area for pickup/drop-off of rental vehicles at the airport
is limited to approximately 75 parking spaces, vehicles will be shuttled to the QTA
Facility from the airport and returned by AVIS employees a rental demand at the
airport dictates; the QTA site will not be open to AVIS rental Lstomers. In addition,
the 40 AVIS employees working at the QTA Facility will not be permitted to park their
own vehicles at the site. Employees will report for work to the Administrative Facility
and will be shuttled to their work locations in shuttle vans or rental vehicles that are
in transit from the airport. Vehicles that are scheduled for oil change or brake service
will be shuttled directly to the Administrative Facility from the airport. After receiving
this heavier maintenance, they will then be shuttled to the QTA Facility for final
cleaning service. It is estimated .that approximately 10 percent of the daily QTA
vehicle volume will pass through the Administrative Facility for heavier maintenance.
The'service facilities will operate from 5:00 AM to 12:00 midnight. It is estimated by
AVIS that a total of 310 vehicles per day will be serviced at the QTA Facility and that
3
13
LOCATION MAP
tl
AVIS QTA FACILITY TRAFFIC STUDY
ort Newport Beach, California
EXHIBIT A
Robert Kahn, John
& Associates, Inc.
Ka
M
a maximum of 85 percent of the vehicles (265 cars) may be at the QTA site at any
one time.
The site plan for the proposed QTA Facility is shown in Exhibit B. The "L" shaped
parcel will be surrounded by a six foot high concrete block wall to provide security
and control access. Entry to the site will be via a single one-way entrance from Dove
Street using an existing curb cut and driveway approach approximately 260 feet west
of Birch Street. The entrance will be controlled by a non -motorized traffic controller.
An emergency -only access through a chain -link gate will be provided from Birch Street
approximately 160 feet north of Dove Street. Exit from the site will be through a
single one-way, guard -attended gate to Campus Drive approximately 160 feet north
of Dove Street. The exit gate will utilize a motorized gate arm.
The service area will be located approximately in the center of the parcel, midway
between Birch Street and Campus Drive. Fueling of vehicles and cleaning of their
interiors will occur at eight servicing stations under a canopied island. A small office
structure with employee restrooms and lockers and a carwash bay is situated just
west of the service island. A pre -service queing/parking area is located between the
entrance and the service island, and a post -service queing/parking area is located
between the carwash and the exit gate.
5
SITE PLAN
AVIS QTA FACILITY TRAFFIC STUDY
ort Newport Beach, Californla
EXHIBIT B
6 Robert Kahn, John
do Associates, Inc.
n
Al
TRIP GENERATION AND DISTRIBUTION
This section of the report discusses project trip generation and trip distribution. Trip
generation rates which are appropriate for the project are identified and the resulting
trip generation is determined. The distribution patterns that project trips will then use
for routing through the roadway network are identified and depicted graphically.
Project Trip Generation
The trip generation rates selected for the proposed site use are shown in Table 1.
These rates are designated by the City of Newport Beach Traffic Engineering
Department for a satellite rental car facility and are based on survey data of similar
facilities in the Pirport area.
The peak hour trip generation rates shown in Table 1 define the trip generation for the
project during one -hour AM and PM time periods. Peak hour trip generation is used
to assess the project's traffic impacts using the Intersection Capacity Utilization
methodology as required by the Traffic Phasing Ordinance. However, before the ICU
calculations are performed, determination of impact to an intersection is first assessed
through a One Percent Test. The One Percent Test reviews traffic flows during a two
and one-half hour time period both in the morning and evening peak periods. Project
trip generation during the two and one-half hour time periods is assumed to be
equivalent to twice the one -hour trip generation values.
Trip generation for the project is 'shown in Table 2 and is based on the maximum
number of vehicles expected to be parked at the site at any one time. For the 265
maximum parking spaces, the project will ,generate 61 trips in the AM peak hour (34
7
TABLE 1
TRIP GENERATION RATES'
LAND USE
UNITS"
PEAK -HOUR
DAILY
AM
PM
IN
OUT
IN
OUT
Satellite Rental
Car Facility
SPACE
0.13
0.10
0.13
0.12
2.32
Source: City of Newport Beach, based on survey of similar facilities in John Wayne Airport area
by Austin -Foust Associates, Inc., October 1991.
SPACE - on -sits storage parWng space
F,
73
0
TABLE 2
PROJECT TRIP GENERATION
LAND USE
QUANTITY
UNITS'
PEAK -HOUR
DAILY
AM
PM
EE
IN
OUT
llite Car
Fal Facility .
265
SPACE
34
27
34
32
615
SPACE = on -site storage parking space
9 2`�
inbound/27 outbound), 64 trips in the PM peak hour (34 inbound/32 outbound) and
615 trips daily.
Proiect Trip Distribution
The trip distribution for the site is shown in Exhibit C (inbound) and Exhibit D
(outbound). The variation between inbound and outbound routes for the QTA Facility
reflects the difference In rental vehicle shuttle travel patterns to and from the airport
based on whether the vehicle needs light or heavy maintenance. All vehicles return
to the airport from the QTA Facility, but not all vehicles reach the QTA Facility from
the airport.
The inbound trip distribution reflects the shuttling of vehicles from the airport to both
the QTA Facility where light service is done, and the Administrative Facility where
heavier service is done. Most of the vehicles leaving the airport (90 percent) travel
directly to the QTA Faci►ity; the remainder (10 percent) travel directly to the
Administrative Facility but make their way to the QTA Facly later the same day.
The outbound trip distribution reflects the shuttling of all vehicles to the airport
directly from the QTA Facility.
10
Planning Commission Meeting June 22, 1995
Agenda Item No. 2
(Supplement Item)
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: Use Permit No. 3557 and Traffic Study No. 105
The revenue table on page 5 of the Planning Commission Staff Report may inadvertently be
misleading in that the table does not reflect the fact that the City's portion of the property tax
revenue is in the amount of $4,358.00. The following revised table is provided for the
information of the Planning Commission.
Site's Revenud taxes
County of Orange
Newport Beach
County of Orange
Newport Beach
Without Project
Without Pro! ed
With Proie t
With Project
Property Tax
$25,976.44
$4,358
$25,976.44 "'
$4,358 "
Business License
0
0
0
500
Sales Tax
0
0
0
0
Total Revenue
25,976.44
4,358
25,976.44 —
4,858
*** This amount maybe reduced as a result of the demolitions associated with the proposed project.
The Planning Department has received an additional condition of approval of Traffic Study No.
105 which the Planning Commission may consider as part of the project's approval.
Condition: Removal or delivery of the rental velicles (using large
trucks) shall be prohibited on the public streets surrounding
the subject site.
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
By"`--
Aziz Mom. lami -
Associate Planner
f..VzizlusepmtWp3558su
848-888 DOVE ST.
USE PERMIT 3558
CONDITIONS OF APPROVAL
Condition
Department
Action
�f� 1 b
ic Works
Plan Review
1., Improvements construct d
Publ(1
2. Guarantee improvements
Public Works
Plan Review/Bond
3. Storm Dr/Water easements shownPublic Works
Plan Review
4. Sight distance
Traffic
Plan Review
5. Jamboree access rights released
Public Works
Plan Review
6. Drainage to public storm drain
Public Works
Plan Review
7. Const vehicles minimized
Traffic
Plan Review
8. Utilities undergrounded
Public Works
Plan Review
1 �1 1--,t1G I
* 9. Landscape plan/Ret Wall screen
Planning
Plan Review on
10. Jamboree signage eliminated
Planning
Plan Review/Letter
11. IF01\14 d� sA I6
96 �
4201 Birch St.
biz ,g5 /,t�' R,Gfe4�
USE PERMIT 3557/TRAFFIC STUDY 105
CONDITIONS OF APPROVAL
%�r�"4 a P (l o�a4t
1. Improvements constructs
Public Works
Plan Review
2. On -site parking,circulation
Traffic
Plan Review
3. Sight distance 35 mph
Traffic
Plan Review
4. Control gate design
Fire
Plan Review
Public Works
Plan Review
5. Drive approaches replaced
Public Works
Encroachment Permit
6. On -site drainage
Public Works
Plan Review
Building /Grading
Plan Review
7. Const traffic minimized
Traffic
Plan Review
S. Landscape plan/Ret wall screen
Planning
Plan Review +h01A v.i FAa 1.
9. Rental vehicles with large trucks
prohibited on surrounding streets
Planning
Plan Review/Letter
10. Po.\/%4- of 'Galt of
Rewe ltwe
ve4.0-A l cars,
T 5lrt s S u7��o'P-v+a*�
- Vz4,,-c jj Lod- 1_M.e �t,cs�-rvt re_Lv ; c& d
0
41y ~
4201 Birch St.
USE PERMIT 3557/TRAFFIC STUDY 105
CONDITIONS OF APPROVAL
Condition
Department
Action
1.
Improvements constructed
Public Works
Plan Review
2.
Guarantee improvements
Public Works
Plan Review/Bond
3.
Storm Dr/Water easements'shownPublic Works
Plan Review
4.
Sight distance
Traffic
Plan Review
5.
Jamboree access rights released
Public Works
Plan Review
6.
Drainage to public storm drain
Public Works
Plan Review
7.
Const vehicles minimized
Traffic
Plan Review
8.
Utilities undergrounded
Public Works
Plan Review
9.
Landscape plan/Ret Wall -screen
Planning
Plan Review
10.
Jamboree signage eliminated
Planning
Plan Review/Letter
►).
tm w�- "pa;>t+ 6 fscc16
le-ik- %
848-888 D VE ST.
USE PERMIT 3558
CONDITIONS OF APPROVAL
1.
Improvements constructed
Public Works
Plan Review
2.
On -site parking,circulation
Traffic
Plan Review
3.
Sight distance 35 mph
Traffic
Plan Review
4.
Control gate design
Fire
Plan Review
Public Works
Plan Review
5.
Drive approaches replaced
Public Works
Encroachment Permit
6.
On -site drainage
Public Works
Plan Review
Building /Grading
Plan Review
7.
Const traffic minimized
Traffic
Plan Review
8.
Landscape plan/Ret wall screen
Planning
Plan Review
9.
Rental vehicles with large trucks
prohibited on surrounding streets
Planning
Plan Review/Letter
.0
CITY OF NEWPORT BEACH
MINUTES
ROLL
CALL
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August 14, 1995
INDEX
,
"An application to add outdoor dining may
denied or approval of an application ma e
revoked or modified by the Planning D cior,
subject Jo call up by the Planning Com sslon or
City Council for referral to th Planning
Commission within fourteen (14) ys upon a
finding of the failure to co ply with the
conditions in this Section and all other
applicable conditions and r ulations."
Council Member Glov indicated she was
opposed to including a above amendment in
her motion.
In response to ouncil inquiry, the City Attorney
stated that in is opinion, the Planning Commission
has the fin authority with respect to the subject
Ordinan The City Council can call up an
applic ion, but only to refer it to the Planning
Co fission, and that there would be no
c tinuing review beyond that.
Ayes
x
x
x
The amendment made by Council Member
Noes
x
x
x
x
Edwards was voted on and FAILED.
x
x
The motion made by Council Member Glover was
Ayes
x
x
x
x
voted on and carried•
Noes
x
45. Mayor Hedges opened the public hearing on the
U/P 3557/
application of ROBERT H. 'LEE ASSOCIATES for USE
Trfc Stdy 10!
PERMIT NO. 3557 AND TRAFFIC STUDY NO. 105 on
4201 Birch Si
property jocated at 4201 Birch Sfreet - Request to
(88 )
permit the establishment of an automobile storage
facility for Avis automobile rental fleet on properly
located in the M-1-A District. The proposal includes
washing, vacuuming and fueling services of the
automobiles; and the approval of a traffic study for
the proposed development. Also included in the
application is a modification to the Zoning Code to
allow a 6 foot high concrete block wall to encroach
5 feet into the required 15 foot street side setback
along Dove Street;
AND
USE PERMIT NO. 3558, on property located at 848 &
U/P• 3558
888 Dove Sfreet - Request ' to permit the
848/888 Dover
establishment of administrative and clerical offices
St (8 8)
and automobile maintenance facilities for Avis
automobile rental fleet on property located in the
Newport Place Planned Community.
Report from Planning Department.
Volume 49 - Page 355
CITY OF NEWPORT BEACH
MINUTES
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August 14, 1995
INDEX
Mr. Delino referenced the Site Map depicting the
/P 3557/3558
location of the two proposed uses, and stated the
Planning Commisssion reviewed these two
applications in tandem. He noted that an
emergency ordinance has also been prepared for
Council consideration which would adopt a
k
moratorium on the establishment of certain auto
service facilities within certain zoning and planned
community districts, The two applications in
question Were approved by the Planning
Commission, but called up by the City Council.
The Birch Street project includes the demolition of
an existing office building (approximately 23,500
square feet) to establish a quick turnaround facility
for a 265 car rental fleet which will be shuttled to
and from John Wayne Airport. The Dove Street
project is a reuse of an unoccupied site of a former
new car dealership for a major vehicle
maintenance facility. These two projects together
will support Avis Rental Car counter and services
located at John Wayne Airport. Currently, Avis
provides these services from a location in Santa
Ana along the 55 Freeway. Relocation of these
facilities nearer to the airport will substantially
reduce operating costs for Avis. He discussed the
arguments supporting approval as well as the
arguments for denial as enumerated in the staff
report.
Mr. Delino stated that if the above applications are
approved, he would recommend that the Council
approve the following additional Finding and
Condition as set forth in Exhibit A:
Finding - "That the proposed project(s) will tend
to decrease the property and sales taxes which
accrue to the City."
Condition - "The applicant shall work with the
Revenue Division of the City and provide best
efforts to establish Newport Beach as a point of
sale for the purpose of accruing sales tax
associated with car rentals,"
Mayor Pro Tern Debay reported that she had
viewed the projects in question, and that the
applicant has dutifully pursued the entitlements for
the intended uses., In response to her question
- , regarding the need for landscaping in front of the
two sites, Mr. Delino advised that conditions have
been imposed so that both developments satisfy
this concern.
Volume 49 - Page 356
CITY OF NEWPORT BEACH
MINUTES',
ROLL
CALL
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August 14, 1995
INDEX
Motion
x
Council Member Glover stated the reason she
/P 3557/355
called these two projects up for -public hearing was
to review the area inasmuch as a number of
properties have changed hands over the years.
She stated she has visited the area and has had
discussions with representatives of Avis as well as
the Finance Department, and as a result, feels
these tvlo projects are not only good uses, but
could generate some income for the City.
Therefore, she moved to sustain the decision of
the Planning Commission and approve Use Permit
No. 3557, Traffic Study No. 105 and Use Permit No.
3558, including the added Condition and Finding
described in Exhibit A of the staff report.
Gary Semling, Architect with Robert H. Lee &
Associates, representing the applicant, addressed
the Couhcil and stated they have been •working
with the Planning and Traffic Engineering
Departments on their projects, and feel they have
taken into consideration all concerns, including
the issue expres;Ied by Mayor Pro Tern Deboy
regarding landscaping in front of their
developments. There will also not be any signage
on the Birch Street site and very minimal signage at
the Dove Street location. They feel their projects
will be beneficial to the City as well as John Wayne
Airport and urged approval.
Dolores Otting, 17 Hillsborough Drive, addressed,
the Council and indicated the City should try and
work with the County Board of Supervisors to
discuss a fee being paid to the City of Newport
Beach for car rentals since the City of Brea has
negotiated a fee on the imported trash that will be
put into the Brea landfill. She noted that the City
of Newport Beach does not receive any revenue
from car rental transactions conducted at John
Wayne Airport.
Barry West, owner of property adjacent to Avis on
Birch Street, addressed the Council and stated that
he had only one concern with the proposed
development, and that is the MOW gallon
underground gasoline storage tank which is about
50 feet from his• building. Also, behind his property
is National Car Rental and they, too, have a 12,000
gallon underground gasoline storage tank. He,
stated his concern•is that there is the potential of
an "accident waiting,to happen." He also has an
egress easement over the Avis property whicrh he:
purchased at the same tiime he bought Pis!
property from The Irvine Com an f
Volume 49 • Page 357
ICITY OF NEWPORT BEACH
MINUTES
ROLL
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August 14, 1995
INDEX
The Public Works Director advised that he talked
U/P 3557/3558
with Mr. West during the Council recess, and that
the City's subdivision. engineer as well as the Fire
Marshal will meet with Mr. West regarding his
concerns, and make modifications,as necessary.
There being no others wishing to address the
Council, the public hearing was closed.
All Ayes
The motion made earlier by Council Member
Glover was voted on and carried.
There being no objections, the staff was directed
to undertake a "quick fix" on the Zoning
Ordinance clarifying the language as to uses that
are ancillary to or supportive of the primary uses
for this area, and return to the City Council in
approximately 60 days.
Motion
x
In the interim, Mayor Hedges moved to adopt an
Emergency Ordinance ADOPTING A
MORATORIUM ON THE ISSUANCE OF PERMITS FOR
ESTABLISHMENT OR EXPANSION OF CERTAIN AUTO
SERVICE FACILITIES WITHIN CERTAIN ZONING AND
PLANNED COMMUNITY DISTRICTS (Report from the
Assistant City Manager).
Council Member Cox spoke in opposition to the
moratorium, indicating the Council does not know
what the impact will be once this'action has been
taken, nor does it know how many applications of
this nature are in the process, and until the City has,
a better handle on this issue, he does not think
enacting the proposed moratorium is the answer.
Council Member O'Neil pointed out that if the
Emergency Ordinance is adopted, it is only in
effect for 45 days, and therefore, he does not see
the need for it until further information is brought
back to the Council.
Ayes
x
x
The motion made by Mayor Hedges was voted on
Noes
x
x
x
x
x
and FAILED.
-I-,64-4he--reeommendation-cf-thE'--City- Mttom*-=
motion was made by Council Memb�trr .
2's'-9s"95
adopt Resolution No. 95-9 dectaTg intention to
ts.410a Newport Place Panned
initiate amend
gswmursf ext.
I
f i i I
� I I
l
-
i
r+,• . COMMERCIAL/INDUSTRI•AL :ZONING •CORRECTIONS, .. ,
„FTel'e"ptionee (7141'644—$200 Plan Check TZo,:
I.255 1'S
Y'4ga-1'ByiGenia Garcia. Associate Planner - 8 :,Christy-:Teaoue •Associate Planner
By:
•��i,.-By:Marc Mvere . AssociatPlanner e
(.•;•Date: �ZS�� Addr`ess: gjr4�-,h
7. pistricting"Map•No: Land Use Element Vagq�-No;. �g
:gi':Correctiona Required:
+:• Legal Description. Lot Block' Section Tract
Resubdiviaion required,to combine -lots or portipna of lots when construction or
alterations:are in excess of•�.$20y000.
uA., _ Covenant, required. Please have owner's, signature notarized on the attached
document and return to me.
r Lot Size laSOD A 4- � � �✓vUa SG► FR LI f 1
zone. /hc.PF'.. .. i�Gn1iJG� S/ ,E'Sd YCL'i'N 5i
.��.,, ri'F ;,::. .' ...:• r.,.;, :,..;,: -, 'i,• '• ., y('�"�'VVII.))i,'r.1�YGl,'•�O✓1...t7'i�,
,914Proposed Use',,-�+• • '• -
"CWL416Z w V-0 AYAWA fi(ci.lil l3vi i) �)1�t f3rCA �35 2
Required,
equired Setba'ck6 •'l
Front<l �O(/ •!.::. ��JOR
Rear . - ---
h
". Right Side :_ _ __ •• ... ,
Left Side
'•7r�' FAR 'WORKSHEET '•i • • .tir : .,•.• ``
g Lot area (site area sc.ft.)sq.ft.
Gt Base Development Allocation (BDA) : Comm: sq., t.:c,
IV (0.5 x site area sq.ft., unless otherwise specified -in Land.Use Element)
FAR permitted, without variance: ,(A) Comm. pko ',-
Square footage'permitted: Comm res
[(A) x site area sq.ft.) s, .. •„it i;�t, '
Maximum FAR allowed with variance: (B) Comm res :,,,vkc-b'„
Maximum square footage allowed: Comm res sq.ft.
((B) x site area sq. ft.] 13/: S.'.;l is J,•hrq „e.,:: ! Ci.i`••':•l
PROPOSED DEVELOPMENTS• -''' :C ..•>°..'�, :lit',• . :'.!�if'•'•c ». ,l A'„ - -
(C) Base FAR use sq.ft:>.:::.1. >".:• sq.ft. - -
(D) Reduced -,FAR use_aq:ft:.''• sq.ft.
..__ • . _. .�(E)"Maximnm':FAR_u`seaq: fti, - „' � , lsgaft.•,,, `; ; •��\+il'r 1.::>
TOTAL'SQ(C+D+E].., aeq.,it.,
•PROPOSED FAR: _ .. (- F.+ site area sq.ft f?',:; .�._, _' ...
-_+.. ROPOSED`WEIGHTED DEVELOPMENT:
__..w: •t ' - FA_ R:Use: Cate or -„Wei h�in FaetoX,_.. , Weighted, Sq,
(G1 (H1 ! G X H 1
'
sq.ft. Base X '.y 1.00 •, aq. ft.
sq.ft. Reduced X, 1.67 sq.ft;
sq.•ft. Maximum X�. 0.50, 'Bq.ft.
,
.,'TOTAL,WEIGHTED,SQ.FT.(May-not,exceed.BDA) •, - •,�:' _ �,;; '(, .'�
Provide tissue overlay of calculations 'to verify p'rovidedz•squa're•-footage:
u - ''i- Sl;t":. •:i:: .Y',:'. pf... Fa�P`. CTin: ri- ✓'t F' 'tAb.? 'xi, °•��
,Ftec�ui�redyPvajrkin _..•_. 3,�..��-' �.G:;vt ,1.t7�'�F�%/';
e,`, did&te. —'ie i}K•r; ,(; rf, ,c"'Y:Ffi�3(3:x is(; ,:,•.;C�:1 k
•Pro posed.parking'(Ihdicate• number o •stalls.`'lirovideS'
• Total On -Site Parking
Standard Compact
In -lieu Parking
y 1°' Dimena,ion building height as measured from natural •grade to average `and .maxipuiq
',,:, roof `height'." '
rt Me show natural grade line'on all elevations
�g ,- show all rooftop mechanical equipment and dimension from grade -directly below,
"^ %n'dicita location of trash containers on site plan.
_ 0�k_ Number of stories
r.
A—L Floor Plan Billy diMensioned showing all room uses,
plot plan fully dimensioned showing location of all buildings, fences, atc.•inc
relation to the property line.
Fair share Contribution
n ..I r _ 7w _ �_t G�SC✓�
Y1 1, —
SC.- f�• J H"7 5Cd lyvi < , 1 ' :1 hoi'' �jPs ,
gPICCTAL aneaoyAt 12OUTUD TNROUM
piease'indi�ate any discretionary approval numbers on the plans and 'incorporate
the attachadt excerpt of minutes and list of findings 'and-
...
ditions into the blualine drawings
approval letter into the,blualine drawings
Modifications Committees Indicate approval No. on 4tlualines
Modification required for
I
R ADIII _Q• Mission/City Councils
Use Parmits No. 4c47 _
Varlancat No._ __
Resubdivision/Tracts No,
site Plan Reviews No.
Amendmenti No.
Other
pub�,io works:
Easement/Encroachment Permit
J�Eaubdivisicn Engineer
af eerproval of
n :cape Planrko x�> penw- G11�SSK�a ✓1 G P
Grading
Deoartmentt � iioAA1't4ovi q�,,n4.
zadinq Engineer
parks Deoartmentt
Approval of Landscape Plans
(Notes file 3 sets of planet sits, floor, and elevations)'
Coastal Development Parmitt No,
Effsctivs Dates
Waiver/Examptiont No.
Effective dates
ff
r
�� P�,✓' (,or,�{'tV► � �' l/t�G Y'GY IN1•IT 355'7, L.Gtv1�5 �' la-✓1 vnu.�
prcPr be, ofcd lo a 1�`cer�sed landscajo�c rotiI�ecl v dAr►�rz�G�r
PIA,ri ' m,asd• aV,444(bj aoscj•re v;e4v Y*4lrc44Iei.
NOTRI it is the responsibility of the applicant to airaulat* their Plats and
obtain the necessary approvals front the departments checked above, if you
have questions regarding your application, please contact me at (714). 644-
ZrORMs\COMM-YON.COR Rsv, 2/94
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Motion was made and voted on endment No. 826 for public
Lon
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hearing at the P ommission meeting of July 20, 1995.
ant
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Mt7TSA D.
Use Permit No 3558-(PPublicHeadniz)
Agenda Iten
Na. 1
UP No.3558
Request to permit the establishment of administrative and clerical
offices and automobile maintenance facilities for Avis's rental fleet on
property located in the Newport Place Planned Community.
Approvea
LOCATION: Parcel 1 of Parcel Map 64-25 (Resubdivision No.
462) located at 848-888 Dove Street, on the
southeasterly side of Dove Street between Bristol
Street North and Quail Street, in the Newport
Place Planned Community.
ZONE: P-C
APPLICANT: Robert H. Lee Associates, Petaluma
OWNER: Nikko Capital, Newport Beach
AND
A Use Permit No 3557 (Public Hearing)
Agenda Ite:
No. 2
Request to permit the establishment of an automobile storage facility
for Avis's automobile rental fleet on property located in the M-1-A
oP No. 355
District. The proposal includes washing, vacuuming and fueling
and
services of the automobiles. Also included in the application is a
modification to the Zoning Code so as to allow a 6 foot high masonry
wall to encroach 5 feet into the required 15 foot street side setback
along Dove Street.
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AND
B. Traffic Study No.105(PublicHearing)
Request to permit a traffic study so as to allow an automobile storage
facility.
LOCATION: Lot 24, Tract No. 3201 and Parcel 1, Parcel Map
94-142, located at 4201 Birch Street, on the
northerly comer of Birch Street and Dove Street,
across Birch Street from the Newport Place
Planned Community.
ZONE: M-1-A
APPLICANT: Robert H. Lee Associates, Petaluma
4
OWNER: Donald R. Lawrenz, Newport Beach
James Hewicker, Planning Director, suggested that inasmuch as Item Nos.
1 and 2 have the same applicant and the applications are similar that the
public hearing be held simultaneously. He stated that a letter was received
by the Planning Department from Mr. Frank Lawrence representing Mr.
Frank Malik dated June 22, 1995, objecting to Use Permit No. 3557 and
Traffic Study No. 165. Mr. Malik received approval on November 10,
1994, for a parcel at 3543 Campus Drive that encompasses the Campus
Drive frontage of Item No. 2, for an automobile repair facility. Acting
Chairman Ridgeway pointed out that the objection stated in the letter is a
civil matter and it is beyond the authority of the Planning Commission. In
response to a question posed by Acting Chairman Ridgeway, Mr.
Hewicker replied that the property owner, Donald R. Lawrenz, initialed
the use permit application to grant the applicant authority to apply for the
permits.
Motion was made and voted on that Item Nos. 1 and 2 will be heard in
TS Nd. 10
Approved
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tandem. MOTION CARRIED.
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Don Webb, Public Works Director, referred to Supplement Agenda Item
No. 2, and the request to add an additional condition to Traffic Study No.
105, stating that Removal or delivery of the rental vehicles (using large
trucks) shall be prohibited on the public streets surrounding the subject
site. Mr. Webb explained that previously vehicles were being delivered by
truck and parking in the center of 'the street to off-load the vehicles. In
response to a question posed by Commissioner Adams, W. Webb
explained that the gates on Campus Drive may need to be modified
inasmuch as the gates appear to be narrow. He pointed out that the
circulation plan will be reviewed by staff during plan check.
Commissioner Adams asked if noise from the vacuums would have a
potential impact on the adjoining land uses. He addressed the proposed
hours of operation between 5:00 a.m. to 12:00 midnight, and the cut outs
in the fence on Jamboree Road for an automobile display. Commissioner
Brown stated that the plans indicate that anew concrete block wall would
be built to match the existing block wall that would remain on the site.
In response to questions posed by Acting Chairman Ridgeway concerning
the Fiscal Impact analysis that was included in the staff report, Mr.
Hewicker replied that a transition of what is being included in the staff
report is occurring. He explained the -history of the zoning in_the subject
area, and the fact that the Newport Place Planned Community was
established at a time when the City was attempting to attract new
automobile dealerships. In recent years some of the automobile dealerships
moved out of the area and the zoning that existed on the property had
outlived its usefulness, but the only types of uses that were permitted in the
areas formerly occupied by new automobile dealerships were rental car
facilities, repair facilities, etc. that were 'subject to a use permit. However,
there may be other uses in the future that the City could attract to the
subject area that may generate more revenue than the support facilities for
the airport. W. Hewicker stated that there is a Council Policy that requires
the staff to provide an economic analysis to `major projects' that will be
coming before the City. He could not determine if the Planning
Commission would consider the subject applications to be `major projects'.
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The purpose for the economic analysis in the staff report may have been to
give the Planning Commission a point of departure as to what the property
may currently generate in terms of revenue and what it might generate with
the proposed uses. Commissioner Pomeroy questioned the amount of
time that it takes staffto provide an economic analysis for a difference of a
few hundred dollars.
In further response to Acting Chairman Ridgeway's question, Patty
Temple, Advance Planning Manager, stated that staff made a determination
to provide the Planning Commission the option and appropriate findings to
deny the projects if they so chose. In order to develop adequate findings
for denial it is necessary to have information within the public record. To
consider a potential denial of the use permits, it was necessary to go back
to the very basis of why zoning exists, and that is the general welfare of the
community as a whole. As a result, the subject information was important
to support the finding that the project was detrimental to the general
welfare in order to provide a legal basis for denial.
Commissioner Brown pointed out that when an automobile is rented at the
airport -that the point of collection of the sales tax is the County of Orange.
He explained how the applicant has the ability to provide additional
revenue to the City. Acting Chairman Ridgeway and Commissioner Brown
discussed the aforementioned comments. Acting Chairman Ridgeway
commented that it is possible that the City will be servicing the -airport, and
the fact that the City accepts the servicing of the airport there should be a
Fair Share Revenue source from the County to the City. Commissioner
Brown pointed out that the plan for the Dove Street facility indicates a new
rental counter.
In response 4o comments by Acting Chairman Ridgeway, Ms. Clauson
stated that the City Manager, staff, and City Council are the parties that
would consider the Fair Share Revenue for the subject applications. Acting
Chairman Ridgeway stated that the staff report includes a Fiscal Analysis
Report, and there is a loss of retail automobile sales from automobile
agencies which are not going to locate on the site. He said that if the Fiscal
Report had not been presented to the Planning Commission he would not
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have asked the question. Mr. Hewicker explained why the County of
Orange has taken a strong position with respect to how they would share
revenue with the City. Acting Chairman Ridgeway suggested that the City
Manager address the issue inasmuch as there is a land use change occurring
in the airport area. There will be more support uses that we are servicing
and not -receiving benefits from, but we are burdened with their problem.
The public hearing was opened in connection with this item, and Mr. Gary
Semling, representing the applicant and Avis Rent-A-Car, appeared before
the Planning Commission. He explained that the applicant has been
working with the City concerning the traffic problems. Mr. Semling
the findings and conditions in Exhibit "A", Item Nos. 1 and
concurred with
2, including the added condition as stated by W. Webb. He said that off-
loading of vehicles would be done on -site. The subject sites are critical to
support the airport and the services are beneficial to the City, the airport,
and to Avis Rent-A-Car. The Fair Share Assessment Fee is associated with
the quick turnaround project. The administrative facility is a small
improvement, but if there are 310 automobiles going through the site
creating 620 trips then it would be $121 per automobile or $71,000. In
response to a question posed by Acting Chairman Ridgeway, Mr.
Hewicker explained that it is a one time fee that would be collected when
the pemvt is issued.
In response to questions posed by Commissioner Adams, Mr. Sending
replied that Avis Rent-A-Car operations are currently located in Santa Ana.
Mr. Semling stated that the City Traffic Engineer pointed out that the
distance from the subject site to the airport would be shorter and quicker
than from Santa Ana.
Commissioner Di Sano stated that an automobile rental facility uses
Campus Drive as an "air dry mode" of a car wash to the airport. He
suggested that the Police Department be informed of the drivers going
north on Campus Drive at high speed with just washed automobiles to the
airport. Commissioner Di Sano commented that the subject site is an
appropriate site for the subject use. '
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Mr. Semling stated that the Dove Street facility will include the corporate
sales office consisting of the Regional Vice President, the District Manager,
and staff and it is not just an automobile repair facility. He said that
because Avis is concerned with their image that they will maintain the
landscaping and they are remodeling the buildings. The employee parking
area can be increased. Avis may consider customer sales on the site some
time in the future. The. majority of the rental car companies are doing
business at the airport, and to bus -a customer to the site to rent an
automobile would be a disadvantage to their business. A six foot high
screen wall is proposed at the quick turnaround facility on Dove Street.
The wall would be constricted of split face masonry block and there would
be some articulation in design. There would be an encroachment of a 5
foot setback to make the site usable. The subject uses are permitted at the
subject sites, and they are automobile related supporting the airport.
In response to questions posed by Mr. Hewicker, Mr. Semling explained
that the direction of the enclosed car wash is to enter the premises towards
the airport and exits on to Campus Drive. The blowers are located at the
exit of the car wash. Mr. Semling further replied' that the majority of the
car washing will be done during the day and he questioned if the noise
would be noticeable based on the airport noise.
In response to a question posed by Acting Chairman Ridgeway, Mr.
Semling replied that large trucks that would be delivering automobiles
could go to the 848 Dove Street site where the truck could do a
turnaround. Mr. Semling concurred that the driveway would have to be
increased to allow for the trucks, and the applicant would agree with the
landscape material and size that would be recommended by the City.
Commissioner Brown asked if the applicant would agree to finishing two
walls with stucco as opposed to split faced block, and only have signage on
Dove Street and not on Jamboree Road. Acting Chairman Ridgeway
suggested that the Planning Commission not design review the wall, and
there is not an application for a sign to review. Commissioner Brown
responded that it is in the Planning Commission's purview to discuss
landscaping, walls, lighting, signage, given the sensitivity of the use.
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Commissioner Adams concurred that the material and frontage of the uses
is within the Planning Commission's purview.
Mr. Jeff Konen, Senior Project Manager representing Avis Rent-A-Car,
Garden City, New York, appeared before the Planning Commission. I&
Konen stated that the applicant will work with the staff and the Planning
Commission on the aesthetic issues concerning the landscaping, wall, and
signage. He -stated that the applicant would agree to either a stucco finish
or a split face block finish wall, and the existing wood fence could be
replaced in a manner that would be acceptable to everyone. The applicant
could comply with the request not to have signage on Jamboree Road, and
there would be minimal signage on Dove Street. Mr. Konen stated that the
car wash is very quiet and the noise level outside the car wash bay would
be acceptable. He said that the vacuums would be enclosed in a storage
building. Mr. Konen concluded that inasmuch as there is a concern
regarding the noise level on the site for their employees that the noise levels
are mitigated from the car wash.
In response to questions posed by Commissioner Adams, Mr. Hewicker
explained that the sales counter could be used by Avis at their own
discretion provided there was not a condition on the permit that would
prohibit the customers from coming to the facility. Conunissioner Adams
and Mr. Hewicker pointed out that there are conflicting concerns between
the traffic that would be generated by Avis, and requesting Avis to use the
subject property as a point of sale to generate revenue. Ms. Temple stated
that the Dove Street property did not require a traffic study because it is a
similar or lessor use than the previous use. She agreed that compared to
the proposed facility that the use may increase the traffic generation but
overall the use would be far less than the previous use. Commissioner
Adams concurred, and he said that there would not be a significant
negative impact.
Mr. Charles Sweigart, Avis Rent-A-Car, 4101 South Main Street, Santa
Ana, appeared before the Planning Commission as an Operations Manager.
In response to questions posed by Acting Chairman Ridgeway, Mr.
Sweigart replied that Avis is only considering a counter at the Dove Street
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Acting Chairman Ridgeway commented that Fiscal Analysis should only be
-he
done pursuant to Policy F-17 which addresses major projects, and'
suggested that it be limited to major projects.
There being no others desiring to appear and be heard, the public hearing
was closed at this time.
Lon
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Motion was made and voted on to approve Use Permit No. 3558 subject
3
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to the findings and conditions in Exhibit "A", including added Condition
ant
*
No. 10 that the sign be eliminated on Jamboree Road. The motion further
states that the applicant shall install mature landscaping and an aesthetically
pleasing wall. MOTION CARRIED
FINDINGS:
1. That the proposed application is a secondary use in nature
which may be considered as a support service allowed by the
General Plan Land Use Element and the proposed project,
under the circumstances of the particular use, would not be
detrimental to the general welfare of the City.
2. That the design of the proposed improvements will not conflict
with any easements acquired by the public at large for access
through or use of property within the proposed development.
3. That public improvements may be required of a developer per
Section 20.80.060 of the Municipal Code.
CONDITIONS:
1. That all improvements be constructed as required by Ordinance
and the Public Works Department.
2. That arrangements be made with the Public Works Department
in order to guarantee satisfactory completion of the public
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improvements, if it is desired to record a parcel map or obtain a
building permit prior to completion of the public improvements.
3. That the existing storm drain and water easements be
shown on the site plan.
4. That sight distance be provided at the drive entrances in
accordance with the City's sight distance standard 110-L unless
otherwise approved by the Public Works Department.
5. That all vehicular access rights to Jamboree Road be released
and relinquished to the City of Newport Beach prior to
occupancy.
6. That the on -site drainage be collected and conveyed to the
public storm drain or street as approved by the Public Works
Department.
7. Disruption caused by movement of construction vehicles shall
be minimized by proper use of traffic control equipment and
flagmen. There shall be no construction storage or delivery of
materials within the Jamboree Road right -of --way.
8. That overhead utilities serving the site be undergrounded to the
nearest appropriate pole in accordance with Section 19.24.140
of the Municipal Code unless it is determined by the City
Engineer that such undergrounding is unreasonable or
impractical.
9. Prior to the issuance of a business license or building permit, a
detailed landscaping and irrigation plan prepared by a licensed
landscape architect or landscape contractor shall be submitted to be
reviewed by the Planning and Building Departments. The plan
shall include appropriate plant materials of sufficient size to
partially obscure the retaining wall and other fencing from view.
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Prior to issuance of a certificate of occupancy, landscaping and
irrigation shall be installed according to the approved plan.
10. That signage shall be eliminated at Jamboree Road.
tion
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Motion was made and voted on to approve Use Permit No. 3557 and
es
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Traffic Study No. 105, subject to the findings and conditions in Exhibit
sent
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"A", including added Condition No. 9 as previously stated. MOTION
CARRIED.
FINDINGS:
1. That the proposed application is a secondary use in nature
which may be considered as a support service allowed by the
General Plan Land Use Element and the proposed project,
under the circumstances of the particular use, would not be
detrimental to the general welfare of the City
2. That the design of the proposed improvements will not conflict
with any easements acquired by the public at large for access
through or use of property within the proposed development.
3. That public improvements may be required of a developer per
Section 20.80.060 of the Municipal Code.
CONDITIONS:
1. That all improvements be constructed- as required by Ordinance
and the Public Works Department.
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2. That the on -site parking, vehicular circulation and pedestrian
circulation systems be subject to further review by the Traffic
Engineer.
3. That the intersection of the private drives and streets be
designed to provide sight distance for a speed of 35 miles per
hour in accordance with the City's Sight Distance Standard
i IO-L. The sight distance requirement may be modified at non-
critical locations, subject to approval of the Traffic Engineer.
4. That the design the control gate at the entrance on Dove Street
be reviewed and approved by the Public Works Department and
Fire Department. That the driveways be designed to handle fuel
delivery vehicles.
5. That all unused drive approaches be removed and replaced with
curb, gutter and sidewalk and that all work be completed under
an encroachment permit issued by the Public Works
Department.
6. That the design of the on -site drainage be reviewed and
approved by the Public Works Department prior to issuance of
any grading or building permits.
7. Disruption caused by construction work along roadways and by
movement of construction vehicles shall be minimized by proper
use of traffic control equipment and flagmen. Traffic control
and transportation of equipment and materials shall be
conducted in accordance with state and local requirements.
8. Prior to the issuance of a business license or building permit, a
detailed landscaping and irrigation plan prepared by a licensed
landscape architect or landscape contractor shall be submitted to be
reviewed by the Planning and Building Departments. The plan
shall include appropriate plant materials of sufficient size to
partially obscure the retaining wall and other fencing from view.
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Prior to issuance of a certificate of occupancy, landscaping and
irrigation shall be installed according to the approved plan.
9. Removal or delivery of the rental vehicles (using large trucks) shall
be prohibited on the public streets surrounding the. subject site.
Use Permit No. 1905 Amended ublic Hearin
Agenda Item
3
No.
UP No. 1905
Req st to amend a previously approved use permit which permitted
the est lishment of George's Camelot Restaurant with on -sale beer
and wine d an outdoor eating area on property located in the RSC-H
Approved
District. Th roposed amendment involves a request to change the
operational cha cteristics of the restaurant so as to allow the
establishment of a let parking service on the Via Oporto right-of-way
in conjunction with th xisting restaurant use.
LOCATION: Parce of Parcel Map 59-17 (Resubdivision No.
416), to ted at 3420 Via Oporto, on the
northeaster ide of Via Oporto, between Central
Avenue and Vi ido, in Lido Marina Village.
ZONE`. RSC-H
APPLICANT: Walter Heim (George's Ca lot Restaurant),
Newport Beach
OWNER: Lido Marina Village, Newport Beach
The public hearing was opened in connection with this item. The being
no one to appear on behalf of the applicant, the public hearing was c ed
at this time.
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FINAL
FINDINGS AND CONDITIONS OF APPROVAL FOR
USE PERMIT NO.3557 AND
TRAFFIC STUDY NO.105
FINDINGS:
1. That the proposed application is a secondary use in nature which may be
considered as a support service allowed by the General Plan Land Use Element
and the proposed project, under the circumstances of the particular use, would
not be detrimental to the general welfare of the City
2. That the design of the proposed improvements will not conflict with any
easements acquired by the public at large for access through or use of property
within the proposed development
3. That public improvements may be required of a developer per Section 20.80.060
of the Municipal Code.
4. That the proposed project will tend to decrease the property and sales taxes
which accrue to the City.
CONDITIONS:
1. That all improvements be constructed as required by Ordinance and the Public
Works Department.
2. That the on -site parking, vehicular circulation and pedestrian circulation systems
be subject to further review by the Traffic Engineer.
3. That the intersection of the private drives and streets be- designed to provide
sight distance for a speed of 35 miles per hour in accordance with the CiVs
Sight Distance Standard 110-L. The sight distance requirement may be modified
at non -critical locations, subject to approval of the Traffic Engineer.
4. That the design the control gate at the entrance on Dove Street be reviewed and
approved by the Public Works Department and Fire Department That the
driveways be designed to handle fuel delivery vehicles.
5. That all unused drive approaches be removed and replaced with curb, gutter
and sidewalk and that all work be completed under an encroachment permit
issued by the Public Works Department
6. That the design of the on -site drainage be reviewed and approved by the Public
Works Department prior to issuance of any grading or building permits.
7. Disruption caused by construction work along roadways and by movement of
construction vehicles shall be minimized by proper use of traffic control
equipment and flagmen. Traffic control and transportation of equipment and
materials shall be conducted in accordance with state and local requirements.
8. Prior to the issuance of a business license or building permit, a, detailed landscaping
and irrigation plan prepared by a licensed landscape architect or landscape
contractor shall be submitted to be reviewed by the Planning and Building
Departments. The plan shall include appropriate plant materials of sufficient size to
partially obscure the retaining wall and other fencing from view. Prior to issuance
of a certificate 'of occupancy, landscaping and irrigation shall be installed according
to the approved plan.
9. Removal or delivery of the rental vehicles (using large trucks) shall be prohibited on the
public streets surrounding the subject site.
10. The applicant shall work with the Revenue Division of the City and provide best efforts to
establish Newport Beach as a point of sale for the purpose of accruing sales tax associated
with car rentals.
FINAL
FINDINGS AND CONDITIONS OF APPROVAL FOR
USE PERMIT NO.3558
FINDINGS:
1. That the proposed application is a secondary use in nature which may be
considered as a support service allowed by the General Plan Land Use Element
and the proposed project, under the circumstances of the -particular use, would
not be detrimental to the general welfare of the City.
2. That the design of the proposed improvements will not conflict with any
easements acquired by the public at large for access through or use of property
within the proposed development
3. That public improvements may be required of a developer per Section 20.80.060
of the Municipal Code.
4. That the proposed project(s) will tend to decrease the property and sales taxes
which accrue to the City.
CONDITIONS:
1. That all improvements be constructed as required by Ordinance and the Public
Works Department
2. That arrangements be made with the Public Works Department in order to
guarantee satisfactory completion of the public improvements, if it is desired to
record a parcel map or obtain a building permit prior to completion of the public
improvements.
3. That the existing storm drain and water easements be shown on the site plan.
4. That sight distance be provided at the drive entrances in accordance with the
City's sight distance standard 110-L unless otherwise approved by the Public
Works Department
5. That all vehicular access rights to Jamboree Road be released and relinquished to
the City of Newport Beach prior to occupancy.
6. That the on -site drainage be collected and conveyed to the public storm drain or
street as approved by the Public Works Department.
7. Disruption caused by movement of construction vehicles shall be minimized by
proper use of traffic control equipment and flagmen. There shall be no
construction storage or delivery of materials within the Jamboree Road right-of-
way.
8. That overhead utilities serving the site be undergrounded to the nearest
appropriate pole in accordance with Section 19.24.140 of the Municipal Code
unles' it is determined by the City Engineer that such undergrounding is
unreasonable or impractical.
9. Prior to the issuance of a business license or building permit, a detailed landscaping
and irrigation plan prepared by a licensed landscape architect or landscape
contractor shall be submitted to be reviewed by the Planning and Building
Departments. The plan shall include appropriate plant materials of sufficient size to
partially obscure the retaining wall and other fencing from view. Prior to issuance
of a certificate of occupancy, landscaping and irrigation shall be installed according
to the approved plan.
10. That signage shall be eliminated at jamboree Road.
11. The applicant shall work with the Revenue Division of the City and provide best
efforts to establish Newport Beach as a point of sale for the purpose of accruing
sales tax associated with car rentals.