Loading...
HomeMy WebLinkAbout1177 CAMELBACK_MINI STORAGECOMMERCIAL/INDUSTRIAL ZONING CORRECTIONS Telephones 7 644-3200 _ y:Genia Garcia, Associate Planner By:Marc Myers, Assistant P1 nner Date: Address Districting Map No. Plan Check Not By:Christy Teague, Associate Planner By; Land Use Element Page No Corrections Required:// Legal Description: Lot CO Block Section Tract 1019 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 si na�ttyure notarize the attached document and return to me. Z ( 6 / y��`'ZP Lot Size Zone //11 ����/��1/1 //.,,y�%Y�GCr�i Building Setbacks: Required Proposed P� Front: (Camelback Street) 30 ft. Varies between 115 ft. and ts for Bldg "A"; be and between 45 ft. and 80 ft. for Bldg "B" Front: (Bison hyenas)' 30 ft. Varies between 56 ft. and 72 d (l/' ft. for Bldg "A'; and between 42 ft. and 51 ft. for Bldg "B" % r'� Rear. (Northerly property line) 0 ft. 50 fL / /©� IWXW)g Side: (Westerly property line) 10 fL 25 fL jSET //7��Tl ��� //• p Distance between buildings: 0 ft. 25 ft. �Z /! sq. ft. /'lCYru/�' Q���G.����A/ Lot area tutLw naea ey ... ,. 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 Pkcr 4400 RVA Square footage permitted: Comm res Pka 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.ft. (D) Reduced FAR use sq.ft. (E) Maximum FAR use sq.ft. (F) TOTAL SQ.FT. [C+D+E] PROPOSED PAR: , 91 PROPOSED WEIGHTED DEVELOPMENT: FAR Use Category (G) ft. Base sq.ft. Reduced sq.ft. Maximum sq.ft. sq.ft. sq. ft. sq.ft. [ F % site area sq.ft. ] Weighting Factor SQ.FT.(May not exceed BDA) Weighted Sq.Ft. ( G x H ) X 1.00 sq.ft. X 1.67 sq.ft. X 0.50 sq.ft. Provide tiesue overlay of nalculations to verifv Provided scruare footage. Required Parking _ Off-Strcct Parking (per dwelling '— Proposed parking (Ind1 Total On —Site Parking _ Standard Compact In —lieu Parking 2 garage spaces for manager; and 4 parking spaces for customers, including 1 handicapped parking space D Permitted Building Height: 32 ft. average roof height; 37 ft. maximum ridge rage and maximum ri height. Proposed Building Height: 22 ft. to the top of parapets, for both buildings. 5)DOS6 -aT nedl-rIOAZ 0057 04176 L=LetlAr � Show natural grade line on,all elevations Show all rooftop mechanical equipment and dimension from grade directly below. Indicate location of trash containers on site plan Number of Stories Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buildings, fences, etc. in relation to the property line. � Fair Share Contribution &&, 4yy� 2 ' �� ze% /J7/i✓� San Joaquin Hills Transportation Corridor Fee 9. 07 22f�,��a�8� � 07177,F�6 SPECIAL APPROVAL REOUIREE OUGH . Please indicate any discretionary approval numbers on the plane and incorporate the attached; excerpt of minutes and list of findings and conditions into the blueline drawings approval letter into the blueline drawings Modifications Committee: Indicate Approval No. on Bluelines Modification required for PlanningCommission/City Council: Use Permit: it: No. Variance: No. Resubdivision/Tract: No. Site Plan Review: No.�� Amendment: No. Other rupiic worxs: Easement/Encroachment Permit Subdivision Engineer Traffic Engineer Approval of Landscape Plane Building Department: 44 Grading Engineer Parke Department: Approval of Landscape Plans Coastal Development Permits: Approval In Concept (AIC) No. (Note: File 3 sets of plans: site, floor, and elevi Coastal Development Permit: No. Effective Date: Waiver/Exemption: No. Effective No E: It is the responsibility of the applicant to circulate their plans and o tain the neaassary approvals from the departments checked above. If you have questions regarding your application, please contact me at (714) 644- ,1200. FORMS\COMM-ZON.COR t�. r6o--" Condition OF APPROVAL mir, rLamiN REVIEW #68 1177 Camelback Street PC #591-94 Dept. Action i/' 1 substantial conformance Planning Plans Approval 2. improvements Public Works Plans Approval 3. improvements Public Works Plans Approval 4. parking, circulation Traffic Engineer Plans Approval 5. site distance/landscaping Traffic Engineer Plans Approval General Services Planning 6. security gate Public Works Plans Approval Fire Dept. 7. cracked sidewalk Public Works Plans Approval 8. hydrology/hydraulic study Public Works Plans Approval Prior to grading permits 9. improvement fee Public Works Prior to grading permits 10. traffic control plan Public Works Prior to grading permits 11. utilities Public Works Plans Approval 12. mechanical/trash,areas Planning Cod nforcement 13. handicapped parking Building Field check Planning Code Enforcement 14. landscape/irrigation plan Public Works Planning DFinal CHold General Services 15. light &glare Planning Plans Approval Hold on Final 16. outdoor speaker Planning 17. hours of operation Planning 18. Conditions of Approval 19. N/A dk\gg\SPR#68.F&C Letter of Compliance Letter of Compliance t'TY OF NEWPORT BEACH COUNCIL MEMBERS MINUTES ��F,s�so�9�� 1CRLL les )es IxIXIxIxIxIXIx >tion x ies x x x x x x )es I I x otion 11 Ayes x January 10, 1994 work in the past, and the list is available in the Building Department. Hearing no others wishing to address t e Council, the public hearing was clos Council Member Hart encouraged the Council to move ahead with this pro act and not delay it any longer, and tated she will be voting against the mo ion to defer this for two -weeks. The substitute motion made b Council Member Sansone was voted on d FAILED. Mayor Turner asked if Co ncil Member Hart would include in he motion some type of provision that w ld extend the amortization period top ssibly 10 years for the property owner ho is estimated• to pay the $6600 asse ment. Council Member Hart stated she has no objection to Mayor urner's suggestion, however, inasmuch s the staff will be working individua ly with all hardship cases, she felt is sppecial case would be handled appr riately. The motion was/voted on and carried. 14, Mayor Turne open the continued public hearing re arding DEVELOPMENT AGREEMENT NO. 5 - R quest to approve an amendment to subje development agreement for the Hoag Ho pital Master Plan between the City o Newport Beach and Hoag Memorial Hospi 1 Presbyterian; located at 4000 West Coast Highway, on the northerly side of West Coast Highway, between Ne ort Boulevard and Superior Avenue an 301 Newport Boulevard, on the s uthwesterly corner of Hospital Road d Newport Boulevard. Report from Planning Department. Motion was made by Mayor Turner to continue this hearing to January 24, 1994 as recommended by staff in their report. 15." "Mayor Turner opened the public hearing regarding: A. General Plan Amendment No. 93-3(B) - Request to amend the Land Use Element of the General Plan to redesignate the PacTel Site from a mixture of Retail and Service Commercial and Administrative, Professional and Financial Commercial to General Industry and increase the allowable development entitlement from 20,000 sq.ft. to 110,600 sq.ft. so as to allow development of a mini -storage facility in the North Ford Planned Community District, on property located at 1177 Camelback Street; Volume 48 - Page 6 ties Agmt 5 3oag Hosp C-2912 (38) GPA 93-3(F (45) COUNCIL MEMBERS CITY OF NEWPORT BEACH MINUTES ?lotion :•lotion x x January 10, 1994 mentioned by Mr. Kenny, and as a resul , many property owners ate not yet aw a of the proposed cost. He noted t at there is only one propporty owner wh is estimated to pay $6600, and that the average cost for all other grope ies ranges from $1200 to $1800. Hearing no others wishing to addr a the Council, the public hearing was losed. Council Member Hart ei Yesaisd appreciation to the staff for 1 thair efforts in this project, to th property owners who circulated tha pe ition in support and moved to adopt esolution No. 94-1 establishing derground Utility District No. 13, an to approve the loan program for the C ty to lend the cost of reconnect g service connections for hardship cases, and•••• further, to waive the $5 City permit fee required by each prop rty owner. Council Member Sansone tated he felt the Council was actin a little too hastily inasmuch as many of the property Yoe owners are not yaware of the estimated cost since tat cost was not available until 6 p.m, his evening, and therefore, made a sub titute motion to defer this item to J uary 24, 1994. Charles Wilson, 5 utheYn California Edison Company, ad4lthe Council and stated that t ere ere some time constraints invol d in the proposed project because o Caltrans plans to do some street wideAin and resurfacing work on PCH. How er, the suggested two week extension will not create a hardship, but th longer the City waits, prices do fl ate, and due to the economy, the a oner the City approves the project th better. In view of a foregoing discussion, Mayor Turns re -opened the public hearing. Mr. Kenny ddressed the Council again and stated a felt the estimates for the work are realistic and that the alectrica bid does include the alectrica panel. John 0' exey, 2631 Crestview Drive, address the Council and stated that the tot 1 estimate for the 31 property owners that was just received this evenin is $40,506.00. The telephone work proposed to cost between $85 to $275; excavation $200 to $2350, and tops s $50 to $2250. He felt that some of a figures were somewhat high in ThW Public Works Director noted that the affected property owners within the proposed district are welcome to obtain bids from any number of electrical contractors. The City has an established list of qualified contractors that have done this type of Volume 48 - Page 5 94-1 CITY OF NEWPORT BEACH COUNCIL MEMBERS MINUTES ,P A�o�\\ January 10, 1994 INDEX L MIILL B. Amendment No. 790 - Request to PCA 790 amend the North Ford Planned (94) Community District Regulations so as to redesignate Site 2a from Light Industry-Office- Commercial/Industrial to General Industry and increase the additional allowable square footage from 20,000 sq.ft. to 110,600 sq.ft. and to amend the District's standards to incorporate appropriate language so as to accommodate provisions to regulate the proposed mini -storage facility in the North Ford Planned Community District; AND C. Traffic Study No. 91 - Request to approve a Traffic Study so as to allow -the construction of a 110,600-square-foot mini -storage facility in the proposed General Industry Site 2a of the North Ford Planned Community; AND D. Site Plan Review No. 68 - Request to approve a Traffic Study so as to allow the construction of a 110,600-square-foot mini -storage facility in the proposed General Industry Site 2a of the North Ford Planned Community. Report from Planning Department, A Supplemental Staff Report was distributed to the City Council on January 7, 1994. The Planning Director summarized the subject applications as enumerated in the above, advising that at its meeting of December 9, 1993, the Planning Commission recommended approval of the proposed project with an additional condition requiring Site Plan Review. At the conclusion of the public hearingg on the Site Plan Review on January 7, 1994, the Planning Commission approved the -application, subject to findings and conditions with the following modification to Condition No. 17: 17. That the hours of operation of the mini -storage facility shall be limited between the hours of 6:00 a.m. and 10:00 p.m. The Planning Director stated that the project includes 1,121 rental units in two buildings; a dwelling unit for on - site manager; the buildings are two- story configuration and are 22 ft. in height and access to the property is from the existing driveway. The development is enclosed with masonry walls and a chain link fence. In response to question raised by Council Member Hart regarding Volume 48 - Page 7 CITY OF NEWPORT BEA(` CHLL Motion All Ayes COUNCIL MEMBERS A0AOX((���� x January 10, 1994 landscaping around the building, the Planning Director commented that it his intention to use the General Services Department Arborist to review the landscape plans for the project. Council Member Hart indicated she would like the landscape plans to come back to the City Council for final review. The planning Director referenced the plena on display which depict the size number and type of landscape materiai proposed to be used around the site. He stated there is already a heavily landscaped embankment on the south side of the property. Rush Hill, Architect, representing the Applicant, addressed the Council and commanded the staff for their assistance with this project. With respect to landscape plans and Council Member Hart0o concerns, he stated this has been addressed and a well-known landscape architect was retained to perform the landscape design, which has mat the approval of The Irvine Company as well as the design of the buildings. The buildings will be of "Class A" construction; it is a good project on a very unique and hidden piece of property, and a good neighbor project because it is a low traffic generator with no noise and no external light. They have met with individuals in the neighborhood and shared with them the landscaped plans, hours of operations, etc., and they have no objections. Council Member Debay commented that when the original general plan amendment was approved for the 20,000 sq. ft. building,_she was part of a group of Newportesa Board of Realtors who were looking at this particular site for their new Association office, and alot of the members were very discppointed when the project fell through. However, she felt the proposed use will be superior for the neighbors inasmuch as there would have been far more traffic generated if their Aasociation relocated to this,sits._ She also felt the mini - storage facility could be a good income - generator for the Citf. Hearing no others wishing to address the Council, the public hearing was closed. Motion was made by Council Member Cox to approve the following: (a) Adopt Resolution No. 94-2, amending the Land Use Element of the General plan so as to designate the subject property for a maximum of 110,600 sq.ft, of mini -storage facility use; 9E, Volume 48 - page 8 MINUTES 93-3 ( 190 Res 94-2 rITY OF NEWPORT BEACH COUNCIL MEMBERS January 10, 1994 MINUTES INDEX (b) Adopt Resolution No. 94-3. Res 94-3 approving Amendment No. 790 so as to redesignate Site 2a of the North Ford Planned Community District from Light Industry - Office -Commercial/ Industrial to General Industry, to increase the additional allowable square footagge from 20,OOd sq.ft. to 110,600 sq.ft., and to amend the District's standards to incorporate appropriate language so as to accommodate provisions to regulate the proposed mini -storage facility; AND (c) Uphold the action of the Planning Commission and approve Traffic Study No. 91 and Site Plan Review No. 68 subject to the findings and conditions as recommended by the Planning Commission. UBLIC COMMENTS 1. Sid Soffer, 900 Arbor Street, Costa Crime in Mesa, addressed the Council regarding General crime in general and stated he did not feel that additional police officers and dditional jails is the solution to c me, but rather the teaching of morals in he schools and at home. In sponse to the above remarks, Counci Member Debay, also member of the Anti-Ga Task Force Committee, reported that the are interested in reinstating the D.A.R.E. program into the junior high school and providing an officer on the campus i the high schools, and she is hopeful f ds can be included in the 1994-95 budget for this purpose. 2. Delores Otting, 17 Hillsborough, and Solid Wast representing 5 St r Rubbish, addressed etc. the Council and dis ussed 1) the City's regulations for Soli Waste Permits, 2) the General Servi es Department's request for proposals r refuse hauling dated December 28, 1993, 3) the proposal for Ambulance Service wi hin the City, and 4) the State's abil y to impose civil penalties on local go rnments for failure to implement a sourc reduction and recycling element or a household hazardous waste element. 3. Grant Reynolds, 1301 Kings Road, Balboa Bay addressed the Council regardin the Club proposed renovation at the Balboa Bay Club which consists of 17 guest ro ms and 34,000 sq. ft. He stated that e represents many other concerned propert owners in his neighborhood, and they are in agreement that some of the existing buildings are in need of repair, but they are opposed to any increase in height and want to have the opportunity to give their input and be involved in the planning process in the early stages. Volume 48 - Page 9 r CITY OF NEWPORT REACT' COUNCIL MEMBERS MINUTES no ROLL CALL January 10, 1994 INDEX Mayor Turner informed Mr. Reynolds that once the environmental impact report s prepared for this project, pub c hearings will be held before a Planning Commission as well as the ty Council which will give Is opportunity for public input. ORDINANCES FOR.ADOPTION 16, Recycled memorandum from the Se here- Ord 93-27 OrComprehensive Plan Ex cutive Municipal Stearing Committee regarding oposed being, Complianc ORDINANCE NO. 93-27, Officer AN ORDINANCE OF THE CIT COUNCIL (53) OF THE CITY OF NEWP T BEACH PROVIDING FOR A ICIPAL COMPLIANCE OFFICER. It was noted that the propos ordinance provides for a new employee designation which would allow the Cit Manager to hire a Municipal Complian a Officer on a contract basis who woul be empowered to enforce all City co a. Such an individual could than d ote attention to specific leastlo s like the Seashore/Oceanfront pro ect area. Motion x Motion was made by Cou ail Member Debay moved to adopt Ordina a No. 93.27. All Ayes Council Member Deb announced that another meeting of ommunity Pride in West Newport will be old on February 15 at the Newport E1e entary School, and she is hopeful he now Compliance Officer will be on card by that time. 17. Report from D puty City Manager Ord 93-28 regarding OC PIER REGULATIONS, Ocean Pie proposed OrJinan a No. 93-28, being, Regulatio AN ORDI CE OF THE CITY COUNCIL (62) OF THE ITY OF NEWPORT BEACH AMENDING CHAPTERS 11,08 AND 11,20 OF THE NEWPORT BEACH MUNICIPAL CODE TO GULATE ACTIVITY ON OCEAN PIERS. It was note by the City Manager that the speci c issues this ordinance addresses re 1) sleeping, 2) cleaning of the pie a on a periodic basis, and 3) the cios g of the piers for that cleaning. He stated that Council Member Hedges, rior to this meeting, advised him the there needs to be a correction in the rdinance to reflect the motion he mad on December 13, 1993 relative to period c closing of the beaches as well as th piers. Coun I Member Hedges stated that urs nt to Municipal Code section 030 - Use of Beaches at Night - the City Manager has the authority to cl Be the beaches periodically for pu lie safety reasons, but not the p ers, and that is what he requested be i eluded to the subject Ordinance at the December 13, 1993 meeting. Volume 40 - Page 10 COMMISSIONERS pfoAp f�tap�O�s �O66k CITY OF NEWPORT BEACH MINUTES January o, IYY'+ ROLL CALL INDEX 17. That public improvements may be required of a developer per Section 20.01.070 of the Municipal Code. 18. The approval of the proposed project will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. 19. That Site Plan Review No. 68 will not become effective unless and until General Plan Amendment 93-3(B), Traffic Study No. 91 and Amendment No. 790 are approved by the City Council. Conditions: 1. That the proposed development shall be in substantial compliance with the approved site plan, floor plans and elevations, except as noted below. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements, if it is desired to obtain a building permit prior to completion of the public improvements. 4. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer. 5. That the intersection of the private drive and Camelback Street be designed to provide sight distance for a speed of 35 miles per hour. Slopes, landscape, walls, the monument sign and other obstructions shall be considered in the sight COMMISSIONERS MINUTES' ' ,proep Q/LO�S cF�y��Ott� l �09ROs O CITY OF NEWPORT BEACH dais o, LYY4 ROLL CALL INDEX distance requirements. Landscaping within the sight line as defined by City Standard 110-L shall not exceed twenty-four inches in height. 6. That the security gate at the entrance shall be designed to provide a turnaround prior to the gate. The design of the controlled entrance shall be reviewed and approved by the Public Works Department and the Fire Department. 7. That the displaced and cracked sections of sidewalk be reconstructed along the Bison Avenue and Camelback Street frontages; that the displaced curb access ramp at the i corner of Camelback Street and Bison Avenue be reconstructed; and that the shrubs along the Bison Avenue frontage be trimmed back to two (2) feet behind the sidewalk unless otherwise approved by the Public Works Department. All work shall be completed under an encroachment permit issued by the Public Works Department. I i 8. That a hydrology and hydraulic study be prepared by the I I applicant and approved by the Public Works Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to issuance of any grading or building permits. Any modifications or extensions to the existing storm drain, water and sewer systems shown to be required by the study shall be the responsibility of the developer. 9. That the Water Capital Improvement fee be paid. 10. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. A traffic control plan shall be reviewed and approved by the Public Works Department. There -7- pj COMMISSIONERS MINUTES ®R(olke-ULN CITY OF NEWPORT BEACH January b, 19Y4 ROLL CALL INDEX shall be no construction storage or delivery of materials within the Camelback Street or Bison Avenue rights -of -way unless otherwise approved by the Public Works Department. 11. 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. 12. That all mechanical equipment and trash areas shall be screened from public streets and adjoining properties. 13. That the required number of handicapped parking spaces shall be designed within the on -site parking area and shall be used solely for handicapped self -parking. One handicapped sign on a post and one handicapped sign on the pavement shall be required for each handicapped space. 14. That a landscape and irrigation plan for the site shall be approved by the Public Works and Planning Departments. Landscaping shall be provided along both street frontages to provide adequate screening from the adjacent residential uses. The landscaping shall be installed in accordance with the prepared plans. 15. That the project shall be so designed to eliminate light and glare spillage on adjacent streets and uses. 16. That no outdoor loudspeaker or paging system shall be permitted in conjunction with the proposed operation. 17. That the hours of operation of the mini -storage facility shall be limited between the hours of 6:00 a.m. and 10:00 p.m. -8- I COMMISSIONERS MIN&PEB ' CITY OF NEWPORT BEACH ranuary o, IV514 ROLL CALL INDEX 18. That all conditions of approval of Amendment No. 790 and Traffic Study No. 91 and related mitigation measures of the environmental document shall be fulfilled. 19. That this Site Plan Review shall expire unless exercised within 24 months from the date of approval as specified in Section 20.01.070 K of the Newport Beach Municipal Code. R .. City Council Meeting January 10, 1994 Agenda Item No. 15 (Supplemental Report) CITY OF NEWPORT BEACH TO: Mayor and Members of the City Council FROM: Planning Department SUBJECT: A General Plan Amendment No. 93-3(B) Request to amend the Land Use Element of the General Plan to redesignate the PacTel Site from a mixture of Retail and Service Commercial and Administrative, Professional and Financial Commer- cial to General Industry and increase the allowable development entitlement from 20,000 sq.ft. to 110,600 sq.ft. so as to allow develop- ment of a mini -storage facility in the North Ford Planned Community District. INITIATED BY: The City of Newport Beach B. Amendment No. 790 Request to amend the North Ford Planned Community District Regulations so as to redesignate Site 2a from Light Industry-Office- Commercial/Industrial to General Industry and increase the additional allowable square footage from 20,000 sq.ft. to 110,600 sq.ft. and to amend the District's standards to incorporate appropriate language so as to accommodate provisions to regulate the proposed mini -storage facility in the North Ford Planned Community District. m C. Traffic Study No. 91 Request to approve a Traffic Study so as to allow the construction of a 110,600-square-foot mini -storage facility in the proposed General Industry Site 2a of the North Ford Planned Community. :wo D. Site Plan Review No. 68 Request to approve a Site Plan Review so as to allow the construction of a 110,600-square-foot mini -storage facility in the proposed General Industry Site 2a of the North Ford Planned Community. TO: City Council - 2. APPLICANT: Dahn Corporation, Irvine ADDITIONAL BACKGROUND INFORMATION: As noted in the original report for this item, Site Plan Review No. 68 was scheduled for hearing by the Planning Commission on January 6, 1994. At the conclusion of the public hearing the Commission unanimously approved the application subject to the findings and conditions contained in the attached Planning Commission report with the following modification to Condition No. 17: 17. That the hours of operation of the mini -storage facility shall be limited between the hours of q:89 6:1'J!1 a.m. and S:A91t1-W P.M. A copy of the draft Planning Commission minutes for this item are also attached for your information. Respectfully submitted, PLANNING DEPARTMENT JAMES D. HEWI/C/KER, Director By.. Jobn,H. D(t$las, AICP Prilfipal Planner/Environmental Coordinator 1. Planning Commission Staff Report of January 6, 1993. 2. Excerpt of Planning Commission Minutes of January 6, 1993. r.\...\PAC.1EL\caerr s Planning Commission Meeting January 6. 1994 Agenda Item No. 2 CITY OF NEWPORT BEACH TO. Planning Commission FROM: Planning Department SUBJECT: Site Plan Review No 68 (Public Hearing) Request to approve a Site Plan Review so as to allow the construction of a 110,600 square foot mini -storage facility and related dwelling unit for the owner/manager on property located in the North Ford/San Diego Creek Planned Community. LOCATION: Lot 6, Tract No. 6680, located at 1177 Camelback Street, on the northwesterly corner of Camelback Street and Bison Avenue, in the North Ford/San Diego Creek Planned Community. ZONE: P-C APPLICANT: The Dahn Corporation, Irvine OWNER: Belcourt Medical Partners, Laguna Hills Application This application involves a request to permit the construction of a 110,600 square foot mini - storage facility and related dwelling unit for the owner/manager on property located in the North Ford/San Diego Creek Planned Community. In accordance with conditions of approval recommended by the Planning Commission on Amendment No. 790, this site plan review application has been submitted for the Commission's review. Site Plan Review procedures are set forth in Chapter 20.01 of the Municipal Code. Background On March 11, 1991, the City Council approved General Plan Amendment 90-1(G) which designated the subject property, the PacTel site, for Retail and Service Commercial uses with an alternate use for Administrative, Professional and Financial Commercial; Amendment No. 721 to the North Ford/San Diego Creek Planned Community District Regulations which provided for a transfer of 13,550 sq.ft. of commercial development from the PacTel site to Fashion Island and allocated 20,000 sq.ft. of office/commercial development to the PacTel site; and approved Traffic Study No. 70 which indicated that the project is in compliance with the City's requirements. In October 1991, the City, at the request of Resco Development, initiated General Plan Amendment 91-3(D) to amend the land use classification of the PacTel site from a mixture TO: Planning Commission - 2. of Retail and Service Commercial and Administrative, Professional and Financial Commercial to Multi -Family Residential with a density of 30 dwelling units per acre for a senior -related residential development or 23 dwelling units per acre for a standard multi- family development with affordable housing provisions. Since October 1991, staff has met with different applicants or their representatives to review various projects proposed for the PacTel site; however, no specific project was actively pursued or submitted for consideration pursuant to GPA 91-3(D). On October 25, 1993, at the request of Resco Development, the City Council initiated General Plan Amendment 93.3(B) to amend the General Plan Land Use Element to change the PacTel site land use designation from a mixture of Retail and Service Commercial and Administrative, Professional and Financial Commercial to General Industry so as to allow development of a mini -storage project. At its meeting of December 9, 1993, the Planning Commission recommended to the City Council the approval of the following applications in conjunction with the subject property: 1. General Plan Amendment No. 93-3(B) (Public Hearing) Request to amend the Land Use Element of the General Plan to redesignate the PacTel Site from a mixture of Retail and Service Commercial and Administrative, Professional and Financial Commercial to General Industry and increase the allowable development entitlement from 20,000 sq.ft. to 110,600 sq.ft. so as to allow development of a mini -storage facility in the North Ford/San Diego Creek Planned Community District. AND Request to amend the North Ford/San Diego Creek Planned Community District Regulations so as to redesignate Site 2a from Light Industry-Office- Commercial/Industrial to General Industry and increase the Additional Allowable square footage from 20,000 sgft, to 110,600 sq.ft. and to amend the Planned Community standards to incorporate appropriate language so as to accommodate provisions to regulate the proposed mini -storage facility in the North Ford/San Diego Creek Planned Community DIstrict. 0 Request to approve a Traffic Study so as to allow the proposed construction of 110,600 square feet of mini -storage facility in the proposed General Industry Site 4 located in the North Ford/San Diego Creek Planned Community. TO: Planning Commission - 3. The action of the Planning Commission was taken with the findings and subject to the conditions of approval set forth in the Draft Planning Commission minutes dated December 9,1993, which are included in the Planning Commission packets for review. As part of that action, the Commission recommended an additional condition to Amendment No. 790 requiring approval of a Site Plan Review for the proposed mini -storage facility. The City Council is scheduled to consider these items at its meeting of January 10, 1994. In order to expedite the processing of the project, the applicant has elected to submit this Site Plan Review application prior to final action by the City Council. It should be noted that final approval of this Site Plan Review is contingent upon final approval of GPA 93-3(B), Traffic Study No. 91, and Amendment No. 790 by the City Council. Conformance with the General Plan and Zoning Code The site is located in Statistical Area L4 and currently is undeveloped. The Land Use Element of the Newport Beach General Plan currently designates the site for Retail and Service Commercial with an alternate use of Administrative, Professional and Financial Commercial with a development allocation of 20,000 sq.ft. As mentioned previously, General Plan Amendment No. 93-3(B), Traffic Study No. 91 and Amendment No. 790, were recommended to the City Council to change the PacTel site land use designation from a mixture of Retail and Service Commercial and Administrative, Professional and Financial Commercial to General Industry so as to allow development of a mini -storage warehouse project. The requested Site Plan Review is consistent with those recommended revisions to the General Plan and Zoning regulations. ubiect Pronertv and Surrounding Land Use The subject property is currently an undeveloped single parcel of land within the North Ford/San Diego Creek Planned Community. To the west of the property is an electrical substation; to the north of the site is the Camelback Post Office; to the south, across Bison Avenue, is the Belcourt residential development; and to the east, across Camelback Street, is the North Ford Retail Center. Other nearby land uses include the Toyota Research Plant, two churches and a private school, and residential condominiums and apartments. Environmental Significance In accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City Policy K-3, an Initial Study has been prepared for the project. Based upon the information contained in the Initial Study, it has been determined that if the proposed mitigation measures are incorporated, the project would not have a significant effect on the environment. As required by CEQA, certain findings must be adopted prior to a project's approval. A Negative Declaration was prepared for the project and approved by the Planning Commission on December 9, 1993. A copy of the Negative Declaration will be available for the Commission's information at the hearing. 5 TO: Planning Commission - 4. In accordance with the proposed General Plan Amendment No. 93-3 Band Amendment No, 7909 the applicant is requesting the approval of a Site Plan Review for the construction of a mini -storage warehouse facility. The proposed manager's quarters contains 1,056 sqft. of living space on the second floor and consists of a master bedroom, a second bedroom, bath, living room/dining room and kitchen. The ground floor of the manager's unit contains 432 sgft. for an office/lobby area and a 400 sq.ft, two -car garage. The proposed hours of operation of the facility are from 7:00 a.m. to 7:00 p,m., daily. The following outline sets forth the major characteristics of the subject project: Land Area: Buildable Area: Permitted Gross Structural Area: Proposed Gross Structural Area: Building "A": 64,131gross sq.ft. Building "B": 46,464t gross sq.ft. Proposed Floor Area Ratio: Building Setbacks: Front: (Camelback Street) Front: (Bison Avenue) Rear: (Northerly property line) Side: (Westerly property line) Distance between buildings: 121,445 :t sq.ft. 121,445t sq.ft. 1100595t sq.ft. 110,595t sq.ft. 0.91 x Site Area 30 ft. Varies between 115 ft. and 180t ft. for Bldg "A"; and between 45 ft. and 80 ft. for Bldg "B" 30 ft. Varies between 56 ft, and 72 ft. for Bldg "A"; and between 42 ft. and 51 ft. for Bldg "B" 0 ft, 50 ft. 10 ft. 25 ft. 0 ft. 25 ft, Off -Street Parking (per dwelling unit): 2 spaces 2 garage spaces for manager; and 4 parking spaces for customers, including 1 handicapped parking space Permitted Building Height: 32 ft. average roof height; 37 ft. maximum ridge height. 22 ft. to the of for both buildings. To.. Planning Commission - 5. Proposed Monument and Wall Sign The applicant has also proposed a double-faced, illuminated monument sign and an illuminated wall sign for identification of the facility from Camelback Street and Bison Avenue. The monument sign is located at the entry drive on Camelback Street. The sign measures 3 feet 6 inches to the highest point and 15 feet in length for an area of 53 sq.ft. per face. The North Ford/San Diego Creek Planned Community Development Regulations permits a 150 sq.ft. (per face) monument sign to be located within 20 feet of the front property line and limited to a maximum of 4 feet in height measured from natural grade. The sign as proposed is consistent with the development regulations. The City Traffic Engineer has also recommended that the monument sign be located in accordance with City Standard 110-L for sight distance. The appropriate conditions of approval have been incorporated into the attached Exhibit "A". The proposed illuminated wall sign is located on the easterly face of Building "B" facing Camelback Street, is comprised of individual can letters and numbers and measures approximately 20 feet wide by 4 feet high (80 square feet). This wall sign is in compliance with the sign limitations as specified in the North Ford/San Diego Creek Planned Community Development Regulations. Reouired Standards for Site Plan Review The review of site plans have specific standards of review as established in Section 20.01.070 of the Newport Beach Municipal Code. Each standard is listed below, with a brief discussion of the project as it relates to each. 1. Sites subject to Site Plan Review under the provisions of Section 20.01.070 of the Municipal Code shall be graded and developed with due regard for the aesthetic qualities of the natural terrain, harbor, and landscape, giving special consideration to waterfront resources and unique landforms such as coastal bluffs or other sloped areas, trees and shrubs shall not be indiscriminately destroyed. The plans as submitted seem to provide due regard to the aesthetic qualities of the natural terrain and landscaping. In addition, no extensive grading is proposed on the subject property due to its existing grading as a parking and storage lot. 2. Development shall be compatible with the character of the neighborhood and surrounding sites and shall not be detrimental to the orderly and harmonious development of the surroundings and of the City. The proposed development is in keeping with the existing development along Camelback Street and will not be detrimental to the orderly and harmonious development of the surrounding area. 3. Development shall be sited and designed to maximize protection of public views, with special consideration given to views from public parks and from roadways designated as Scenic Highways and Scenic Drives in the Recreation and Open Space Element of the General Plan: There are no significant public views available from the upper portion 7 TO: Planning Commission - 6. of Bison Avenue which looks over the subject property. Based on this information, it is staffs opinion that the proposed project has been sited so as to protect existing views from public parks and roadways and scenic drives. 4. Environmentally sensitive areas shall be preserved and protected No structures or landform alteration shall be permitted in environmentally sensitive areas unless specific mitigation measures are adopted which will reduce adverse impacts to an acceptable level or the Planning Commission or City Counci4 on review or appeal; finds that the benefits outweigh the adverse impacts: The site does not contain any environmentally sensitive areas. S. No structures shall be permitted in areas of potential geologic haxatd unless specific mitigation measures are adopted which will reduce adverse impacts to an acceptable level or the Planning Commission or City Council, on review or appeal, funds that the benefits outweigh the adverse impacts: Tho site is not located in an area of particular geologic hazard, other than the seismic hazards common to the Southern California area. 6. Residential development shall be permitted in areas subject to noise levels greater than 65 CNEL only where specific mitigation measures will reduce noise levels in exterior areas to less than 65 CNEL and reduce noise levels in the interior of residences to 45 CNEL or less: The subject property is not located within an area subject to noise levels in excess of 65 CNtL. 7. Site plan and layout of buildings, parking areas, pedestrian and vehicular access ways, and other site features shall give proper consideration to functional aspects of site development. The applicant has designed the project so as to provide vehicular access to the site from Cameiback Street. Such a design is the only acceptable means of access to the site as recommended by the Public Works Department and the Planning Department. 8. Development shall be consistent with specific General Plan and applicable SpecificArea Plan policies and objectives, and shall not preclude the implementation of those policies and objectives: As discussed in the General Plan Compliance section, the proposed project is consistent with the General Plan as recommended by the Planning Commission in General Plan Amendment No. 93-3 B. If approved by the Planning Commission, this Site Plan Review will not become effective unless GPA 93-3(B) is approved by the City Council. 9. Development shall be physically compatible with the development site, taking into consideration site characteristics including, but not limited to, slopes, submerged areas, and sensitive resources: As indicated previously, it large portion of the site is flat. 10. When feasible, electrical and similar mechanical equipment and trash and storage areas shall be concealed: Conditions of approval have been imposed on the project which I TO: Planning Commission - 7. will mandate the screening of electrical and mechanical equipment, and to conceal trash enclosures. 11. Archaeological and historical resources shall be protected to the extent feasible. There are no known archeological or historical resources on -site. 12. Commercial development shall not have significant adverse effects on residences in an abutting residential district. Landscaping along the street frontages will provide adequate screening from the adjacent residential uses. Conclusions and Specific Findings Section 20.01.070(F) of the Newport Beach Municipal Code sets forth the standards by which the Commission is to evaluate Site Plan Reviews. Should the Planning Commission wish to approve the subject project, the findings and conditions of approval set forth in the attached Exhibit "A' are suggested. The project will be full conformance with the provisions of the General Plan, and the North Ford/San Diego Creek Planned Community Text if GPA 93-3(B), Traffic Study No. 91, and Amendment No. 790 are approved by the City Council as recommended by the Planning Commission. Therefore, staff has not included an exhibit for denial. However, the possibility remains that information may be provided at the public hearing which may provide adequate basis for denial of the project should the Planning Commission wish to take such an action. In addition, this Site Plan Review is subject to final action by the City Council in conjunction with GPA 93-3(B), Traffic Study No. 91, and Amendment No. 790. PLANNING DEPARTMENT JAMES D. HEWICKER, Director By(4,t, 2 L-L / Javier S. Galq Senior Planner Attachments: Exhibit "A" Vicinity Map Site Plan, Floor Plans, Landscape Plan and Elevations JAY-G\SR\SPR68.SR TO: Planning Commission - 8. EX141BIT "A" FINDING AND CONDITIONS OF APPROVAL FOR SITE PLAN REVIEW NO.68 Findings,' 1. That the proposed action is part of the project evaluated in the Negative Declaration prepared for GPA 93-3(B)/Amendment No. 790/Traffic Study No. 91 and approved by the Planning Commission on December 9, 1993. That Negative Declaration adequately addresses the potential environmental impacts of the project, and satisfies I the requirements of CEQA. The Negative Declaratiott or the independent judgement of the Planning Commission and was reviewed and considered prior to zecommending approval of the project. 2. That development of the subject property in the North Ford/San Diego Creek Planned Community District will not preclude implementation of specific General Plan objectives and policies. 3. That the value of property is protected by preventing development characterized by inadequate and poorly planned landscaping, excessive building bulk, inappropriate placement of structures and failure to preserve where feasible natural landscape features, open spaces, and the like, resulting in the impairment of the benefits of occupancy and use of existing properties in such area. 4. That benefits derived from expenditures of public funds for improvement, acquisition and beautification of streets, parks, and other public facilities are maximized by the exercise of reasonable controls over the layout and site location characteristics of the proposed development. 5. That unique site characteristics are protected in order to ensure that the community may benefit from the natural terrain, harbor and ocean, to preserve and stabilize the natural terrain, and to protect the environmental resources of the City. 6. That the proposed development fully conforms to the established development standards for the North Ford/San Diego Creek Planned Community District, as recommended for City Council approval by the Planning Commission in Amendment No. 790. 7. That the development is compatible with the character of the neighborhood and will contribute to the orderly and harmonious development of surrounding properties and the City. 8. That the development has been designed to maximize protection of public views from Bison Avenue. E y TO: Planning Commission - 9. 9. That there are no known archeological or historical resources on -site. 10. That there are no environmentally sensitive areas on -site. 11. The property does not contain any areas of unique geologic hazards. 12. That the proposed project will meet City noise standards for residential development. 13. The site plan and layout of buildings, parking areas and pedestrian and vehicular access are functional in that the project has been designed so as to limit vehicular access to the site from Camelback Street. 14. The development is consistent with surrounding land uses and with the goals and policies of the General Plan as recommended for City Council approval by the Planning Commission in GPA 93-3(B). 15. Mechanical equipment and trash areas will be concealed from view. 16. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 17. That public improvements may be required of a developer per Section 20.01.070 of the Municipal Code. 18. The approval of the proposed project will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. 19. That Site Plan Review No. 68 will not become effective unless and until General Plan Amendment 93-3(B), Traffic Study No. 91 and Amendment No. 790 are approved by the City Council. Conditions: 1. That the proposed development shall be in substantial compliance with the approved site plan, floor plans and elevations, except as noted below. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements, if it is desired to obtain a building permit prior to completion of the public improvements. TO: Plan,dng Commission - 10. 4. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer. 5. That the intersection of the private drive and Camelback Street be designed to provide sight distance for a speed of 35 miles per hour. Slopes, landscape, walls, the monument sign and other obstructions shall be considered in the sight distance requirements. Landscaping within the sight line as defined by City Standard 110-L shall not exceed twenty-four inches in height. 6. That the security gate at the entrance shall be designed to provide a turnaround prior to the gate. The design of the controlled entrance shall be reviewed and approved by the Public Works Department and the Fire Department. 7. That the displaced and cracked sections of sidewalk be reconstructed along the Bison Avenue and Camelback Street frontages; that the displaced curb access ramp at the corner of Camelback Street and Bison Avenue be reconstructed; and that the shrubs along the Bison Avenue frontage be trimmed back to two (2) feet behind the sidewalk unless otherwise approved by the Public Works Department. All work shall be completed under an encroachment permit issued by the Public Works Department. 8. That a hydrology and hydraulic study be prepared by the applicant and approved by the Public Works Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to issuance of any grading or building permits. Any modifications or extensions to the existing storm drain, water and sewer systems shown to be required by the study shall be the responsibility of the developer. 9. That the Water Capital Improvement fee be paid. 10. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. A traffic control plan shall be reviewed and approved by the Public Works Department. There shall be no construction storage or delivery of materials within the Camelback Street or Bison Avenue rights -of -way unless otherwise approved by the Public Works Department. 11, 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. 12, That all mechanical equipment and trash areas shall be screened from public streets and adjoining properties. 1Z TO: Planning Commission - 11. 13. That the required number of handicapped parking spaces shall be designed within the on -site parking area and shall be used solely for handicapped self -parking. One handicapped sign on a post and one handicapped sign on the pavement shall be required for each handicapped space. 14. That a landscape and irrigation plan for the site shall be approved by the Public Works and Planning Departments. Landscaping shall be provided along both street frontages to provide adequate screening from the adjacent residential uses. The landscaping shall be installed in accordance with the prepared plans. 15. That the project shall be so designed to eliminate light and glare spillage on adjacent streets and uses. 16. That no outdoor loudspeaker or paging system shall be permitted in conjunction with the proposed operation. 17. That the hours of operation of the mini -storage facility shall be limited between the hours of 7:00 a.m. and 8:00 p.m. 18. That all conditions of approval of Amendment No. 790 and Traffic Study No. 91 and related mitigation measures of the environmental document shall be fulfilled. 19. That this Site Plan Review shall expire unless exercised within 24 months from the date of approval as specified in Section 20.01.070 K of the Newport Beach Municipal Code. 13 VICINITY MAP ------------- CITY Or IRVIAE SITE PLAN REVIEW NO. � 8 To: Building Department zli ja j No Activity: / In Plan Check: From: Planning Department Active Bldg Permit: Public Works Notified: Re: Hold on Buildiinn}g' Permit Final Plan Checker Notified: Address // 77 Plan Check No. Planning Department Comments PRIOR TO RELEASE Of Building Permit Final: [ ] Park Dedication Fee in the Amount of $ is DUE. [ ] Fairshare Fee in the Amount of $ is DUE. S.J.H.T.C. Fee in the Amount of $ is DUE. [ ] Coastal Commission Approval of Resubdivision Must Be Obtained. [ ] Parcel Map Recordation: Resubdivision No. Record date [ ] Use Permit Conditions of Approval: Use Permit No. Condition(s) No. [ ] After recordation of the map a building permit change must be processed with the Building and Planning Departments, -'PRIOR TO FINAL OF THE BUILDING PERMIT, to change the description of the permit to reflect condominium construction, the fee is nominal and payable at the time of the change. Proof of payment of the above mentioned fees may be required at that time if not collected at issuance of the original building or grading permits. j Other: /(] Other: Units Demolished Units Built Planni g Departm nt CC: _Code Enforcement _Plan Checker F:\WP50\JAY\MEM\BP-HOLD.MEM rev 4-5-90 a FAIR SHARE FEE MEMO DATE: 11- ,PC�L1 TO: Rich Edmonton, Traffic Engineer FROM: Genia Garcia, Associate Planner Please provide a Fair Share Fee for 7A6,�C,� -42&:L& A Traffic Study No. � was approved on i0 Other approvals: This project V is _ is not in plan check. Other comments: 0 Building Department City of Newport Beach P.O. Box 1768 Newport Beach, CA 92659-1768 Subject: Capital Facilities Connection Fee for Dahn Self Storage Facility Gentlemen: On July 13, 1994, the Board of Directors of County Sanitation District No. 7 heard an appeal from Dahn Corporation regarding the self storage facility at 1177 Camelback Street, Newport Beach, CA. The Directors approved the appeal which recognizes the 2-hour fire wall between the office/public restroom/manager's apartment as a building separation. Therefore, the self storage units are not subject to the Capital Facilities Connection Fee. The City of Newport Beach is requested to accept connection fees for this project as follows: Manager's apartment: $2,350 Office/restroom area (minimum charge): $2,350 Total: $4,700 By copy of this letter, I am requesting that Mr. Bradley of Dahn pay these fees to the City of Newport Beach. Please note that this exemption applies only to this particular case. However, the Directors may soon consider this exemption for all similar situations. If you have any questions, please contact Tom Dawes, (714) 962-2411 extension 5080. BPA:TMD:rl D7\072094.11 cc: Finance Director Dahn Corporation Blake IRE241d@ri3n DItAIMPtte:9 509j'AiftERT _ rV OF P1r,1NP0PT BEACV UILDiNO t'�� PP.R i cNT AM AUG 0 91994 PM 718t9t1Utllt12t1t2i8t4A6 AUG - G 1994 i OF N410rI'OR T BEACH CALIFORNIA .1)1 (Alw mz- GriAr i 1: t-o PpJe6+ i IOAO Ot? \, I b b 44r-0rr 2ND FLOOR 64.73 1013.27 ;p BUILDING C-1 1078. SF 9'-8rr r M 2ND FLOOR 7439.67 7374.94 BUILDING B-2 S 2614.69 1828.34 7p0,10` 2426.21 \ / 0 BUILDING DING B-1 793.75 Sr 60'lp„ 595.31 10• 63-2 FROM DHHN CORPORATION 6. 2.1994 11:55 P. 1 ®1�lAtIN CORPORATIONM['; i REAL ESTATE INVBSTNTS & ASSET MANAGEMENT June 2, 1994 Its. Genia Garcia City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92659-1768 REt SITE PLAN REVIEW #68 Dear Its. Garcia, Post -It"' brand fax transmittal memo 7671 IN of pace. . c Dept. "On" Faxe I Fax# Pursuant to our conversation this morning, please let this letter serve as verification that Dahn Corporation shall comply with the conditions set forth in the Planning Commission approval dated December 9, 1993. Specifically regarding items 15, 16 and 17 there shall be no loudspeaker paging system used on the property. The hours of operation shall not exceed 6am to 10pm, as amended by City Council on January 10, 1994. The exterior lighting system has been professionally designed by DGH Associates, an electrical engineering firm. Their design complies with the requirement to "eliminate light and glare spillage on adjacent streets and uses". This design was also approved by The Irvine Company. I hope that this letter satisfies your request for compliance of these issues. If you have any questions do not hesitate to contact me at the below address or telephone number. Sincerely, Dahio rpo e Robert R. radle Jr. Executive Vice President CC: Rush Hill 18552 MacArthur Blvd., #495, Irvine, CA 92715 (714) 752-1282 • FAX (714) 752-0301 ***END*** April 27, 1994 TO: GENIA GARCIA PLANNING DEPARTMENT FROM: TRAFFIC ENGINEER SUBJECT: FAIR SHARE FEE FOR MINI STORAGE AT 1177 CAMELBACK STREET The Fair Share Fee for this project is $28,218.52. The fee was based upon the following information: 1. The project will generate 236 daily trips per the traffic study. 2. The current fee is $119.57 per daily trip 3. The fee is calculated as follows: 236 X $119.57 = $28,218.52 A comparison was made using the industrial rate and the fee using this approach would be $78,526. Thus using the specific traffic generation from the report results in the lowest fee. Please let me know if you have any questions about the fee. Richard M. Edmonston Traffic Engineer wp51\HchVrshrmin.str COMMERCIAWINDUSTRIAL ZONING CORRECTIONS ' Telephone: 714 644-3200 y:Genia Garcia. Associate Planner By:Marc Myers, Assistant Planner ZDate:1�"i' Address Plan Check Nov _E�— By:Christy Teacue. Associate Planner districting Map No. Land Use Element Page No. Corrections Required: Legal Description: Lot 45 Block Section Tract (OCo Q 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 si n�tyr_e� not rizecy, the attached document and return to me. zL ( F�J g46-4 :,q Lot Size fr ���� t� A-1vf /� Zone /C.e.7C� �G(/ rran /1D_� Building Se0oacks: Required Proposed Front: (Camelback Street) 30 ft. Varies between 115 ft. and ISO_' ft.for Bldg "A"; and between 45 ft. and 80 ft for Bldg "B" Front: (Bison Avenue) 30 ft. Varies between 56 ft and 72 ft. for Bldg "A'; and between (� / 42 ft. and 51 ft, for Bldg "B" Rear: (Northerly property line) 0 ft. 50 ft. Side: (Westerly property line) 10 ft. 25 ft. 3EET o / Di; Lance between buildings; 0ft. 25 ft. �/�'r �C�,CO sq.ft. Base Development Allocation (SDA): cotton sq.ft. [0.5 x site area sq.ft., unless otherwise specified in Land Use Element](%f�j FAR permitted, without variance: (A) Comm res okc Square footage permitted: Comm res okc sq.ft. [(A) x site area sq.ft.] Maximum FAR allowed with variance: (B) Comm res vka Maximum square footage allowed: Comm res sq.ft. [(B) x site area sq.ft.] PROPOSED DEVELOPMENT: (C) Base FAR use sq.ft. sq.ft. (D) Reduced FAR use sq.ft. sq.ft. (E) Maximum FAR use sq.ft. 5(5-q sq.ft. (F) TOTAL SQ.FT. [C+D+E] sq.ft. PROPOSED FAR: , 9/ [ F % site area sq.ft. ] PROPOSED WEIGHTED DEVELOPMENT: FAR Use Category Weighting Factor Weighted Sq.Ft. (G) (H) ( G x H ) sq.ft. Base X 1.00 sq.ft. sq.ft. Reduced X 1.67 sq.ft. sq.ft. Maximum X 0.50 sq.ft. TO WEI HTED SQ.FT.(May not exceed BDA) Provide tissue overlay of calculations to verifv Drovided souare footaca_ Required Parking Off -Street Parking (per dwelling unit): 2 spaces 2 garage spaces for manager; and —� 4 parking spaces for customers, includ�— Proposed parking (Ind] s ace mg 1 handicapped parking Total On -Site Parking ----"-_"-- -_---p --- - __ Standard Compact In -lieu Parking — rt Permitted Building Height: 32 ft. average roof height; 37 ft. maximum ridge's-�Yage and maximum height. Proposed Building Height: 22 ft. to the top of parapets, for both buildings. A'r� Ti ,J5�D5� Sty? nodATioAJ5 ©ec NA r 61e40EI O,uTo C-t19t/AT6'nJ5 Show natural grade line on all elevations Show all rooftop mechanical equipment and dimension from grade directly below. Indicate location of trash containers on site plan. Number of stories Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buiidinge, fences, etc. in relation to the property line. -� Pair Share Contribution:����( O �'1'%� /tl 16,- Z&T2PIVAAOf� San Joaquin Hills Transportation Corridor Fee J'"�5 Please indicate any discretionary approval numbers on the plans and incorporate the attached; _ excerpt of minutes and list of findings and conditions into the blueline drawings approval letter into the blueline drawings Modifications Committees Indicate Approval No, on Bluslines Modification required for Planning rm Commission/City Council: Use VPermits No.. variance: No.7�y4 Resubdivision/Tracts No. .aj'GY.` Site Plan Reviews No. - Amendments No. Other ' Public NOrkr: _ EaeMnsnt/Encroachment Permit Subdivision Engineer TraffiApproval Engineer Land Approval of Landscape Plans Buildina Departments Grading Engineer Parks Departments .�) Approval of Landscape Plans Coastal Development Permits: Approval In Concapt (AIC) No (Notes File 3 sets of plans: site, floor, and elevations) Coastal Development Permits No. Effective Date: Waiver/Exemptions No. 1 Al At �7 t S91V ;/ NOT92 '3, is }eha r ss pon ility of the applicant to circulate their plans and obtain the necessary approvals from the departments checked above* if you l have questions regarding your application, please contact me at (714) 644— V rk�tglla/ - ON.COR" `� /Wo ��' Nov. 1/93 l City Council Mee ; January 10, 1994 Agenda Item No. CITY OF NEWPORT BEACH TO: Mayor and Members of the City Council FROM: Planning Department SUBJECT: A General Plan Amendment No. 93-3(B) Request to amend the Land Use Element of the General Plan to redesignate the PacTel Site from a mixture of Retail and Service Commercial and Administrative, Professional and Financial Commer- cial to General Industry and increase the allowable development entitlement from 20,000 sq.ft. to 110,600 sq.ft. so as to allow develop- ment of a mini -storage facility in the North Ford Planned Community District. INITIATED BY: The City of Newport Beach B. Amendment No. 790 Request to amend the North Ford Planned Community District Regulations so as to redesignate Site 2a from Light Industry-Office- Commercial/Industrial to General Industry and increase the additional allowable square footage from 20,000 sq.ft. to 110,600 sq.ft. and to amend the District's standards to incorporate appropriate language so as to accommodate provisions to regulate the proposed mini -storage facility in the North Ford Planned Community District. FEW C. Traffic Study No. 91 Request to approve a Traffic Study so as to allow the construction of a 110,600-square-foot mini -storage facility in the proposed General Industry Site 2a of the North Ford Planned Community. F" D. Site Plan Review No, 68 Request to approve a Traffic Study so as to allow the construction of a 110,600-square-foot mini -storage facility in the proposed General Industry Site 2a of the North Ford Planned Community. TO: City Cou. A - 2, APPLICANT: Dahn Corporation, Irvine Applications The proposed applications, if approved, would allow development of a 110,600-square-foot mini -storage facility on a 2.788-acre parcel of land on the northwest corner of Bison Avenue and Camelbaek Street in the North Ford Planned Community. The requests include an amendment to the Land Use Element of the General Plan to redesignate the property (the former PacTel site) from Administrative, Professional and Financial Commercial (with an alternate land use of Retail and Service Commercial) to General Industry; an amendment to the North Ford Planned Community District Regulations so as to reclassify Site 2a from Light Industrial-Office-Commercial/Industrial use to General Industry and increase the additional allowable square footage from 20,000 sqft. to 110,600 sq.ft. and establish mini - storage facilities as the exclusive permitted use; and to approve a Traffic Study in compliance with the City's Traffic Phasing Ordinance to allow development of 110,600 sq.ft. of new mini -storage facilities. At its meeting of December 9, 1993 the Planning Commission recommended approval of the proposed project with an additional condition requiring Site Plan Review. General Plan Amendment procedures are contained in City Council Policy Q-1, Amendment procedures are in Chapter 20.84, Planned Community procedures are in Chapter 20.51, and Traffic Study procedures are in Chapter 15.40 of the Newport Beach Municipal Code. Procedures for Site Plan Review are contained in Section 20.01.070 of the Municipal Code. Suggested Action Hold hearing; close hearing; if desired, (a) Adopt Resolution No._, amending the Land Use Element of the General Plan so as to designate the subject property for a maximum of 110,600 sq.ft. of mini -storage facility use; and (b) Adopt Resolution No.. approving Amendment No, 790 so as to redesignate Site 2a of the North Ford Planned Commmm ity District from Light Industry-Office- Commercial/Industrial to General Industry, to increase the additional allowable square footage from 20,000 sq.ft. to 110,600 sq.ft., and to amend the District's standards to incorporate appropriate language so as to accommodate provisions to regulate the proposed mini -storage facility; and (c) Uphold the action of the Planning Commission and approve Traffic Study No. 91 and Site Plan Review No. 68 subject to the findings and conditions as recommended by the Planning Commission. 'TO: City Council - ,,. Background A public hearing to consider these items was held by the Planning Commission on December 9, 1993. At the conclusion of that hearing the Planning Commission adopted a motion (6 Ayes, 1 Absent) recommending City Council approval of the requested actions with the additional requirement for Site Plan Review approval. In recommending the requirement for Site Plan Review the Commission expressed concerns regarding the site plan and elevations of the proposed facility and its compatibility with the adjacent residential area to the south and the commercial center to the east. The Planning Commission noted that without the added Site Plan Review requirement the Commission would have no opportunity to review detailed plans for the project. In response to questions from the Commission, staff noted that there is currently no requirement for Site Plan Review in most portions of the North Ford PC (the only exception being the residential area north of University Drive). Staff also confirmed that without the Site Plan Review requirement the applicant would be free to alter the project plans that have been submitted so long as all site development standards were met (e.g., height limit, setbacks, building floor area, etc.). Subsequent to the December 9 Planning Commission hearing, the project proponent submitted a Site Plan Review application, which will be heard by the Planning Commission on January 6, 1994. If it is the desire of the Planning Commission to approve the Site Plan Review, it would not become effective until and unless the related items are approved by the City Council. The action of the Planning Commission will be reported to the Council at the Study Session of January 10. Copies of the minutes and staff report for the Planning Commission hearing will be transmitted to the City Council prior to the public hearing. Respectfully submitted, PLANNING DEPARTMENT JAMES D. HEWICKER, Director By: �L Jo n . Do as, AICP Prin pal Planner/Environmental Coordinator Attachments: 1. Draft City Council Resolution No. (GPA 93-3[B]). 2. Draft City Council Resolution No. (Amendment No. 790). 3. Excerpt of Planning Commission Minutes of December 9, 1993. 4. Planning Commission Staff Report of December 9, 1993. R\... \PAC-TCL\CC-RPr.2 f RESOLUTION NO. _. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT TO THE LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN FOR THE PAC TEL SITE IN THE NORTH FORD PLANNED COMMUNITY [GENERAL PLAN AMENDMENT 93.3(B)j WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, the Land Use Element of the General Plan sets forth objectives, supporting policies and limitations for development in the City of Newport Beach; and WHEREAS, the Land Use Element of the General Plan designates the general distribution and location and extent of the uses of land and building intensities in a number of ways, including residential land use categories, population projections and floor area ratio limitations; and WHEREAS, the Land Use and Circulation Elements are correlated as required by California planning law; and WHEREAS, the provisions and policies of the Land Use and Circulation Elements are further implemented by the traffic analysis procedures of the Traffic Phasing Ordinance and the implementation programs of that Ordinance and the Fair Share Traffic Contribution Fee Ordinance; and WHEREAS, pursuant to Section 707 of the Charter of the City of Newport Beach, the Planning Commission has held a duly noticed public hearing and has CPA 93-3(0) - Dahn MitiMlonge City Council Resolution h recommended approval of the proposed amendment to the Land Use Element of the Newport Beach General Plan; and WHEREAS, the approval of the proposed project would preserve the consistency between the Land Use Element and the North Ford Planned Community District Regulations; and WHEREAS, Traffic Study No. 91 has demonstrated that the proposed amendment would not have a significant adverse impact on the circulation system; and WHEREAS, the proposed general industrial land use is compatible with the surrounding community; and WHEREAS, pursuant to the California Environmental Quality Act an Initial Study has been conducted to evaluate the potential environmental impacts of the proposed project. The Initial Study concluded that the project could not have a significant effect on the environment, therefore a Negative Declaration has been prepared. NOW, THEREFORE, BE IT RESOLVED that based upon the information contained in the Initial Study, comments received, and all related documents, the City Council finds that there is no substantial evidence that the project, as conditioned or as modified by mitigation measures identified in the Initial Study, could have a significant effect on the environment, therefore a Negative Declaration has been prepared. The Negative Declaration adequately addresses the potential environmental impacts of the project, and satisfies all the requirements of CEQA, and is hereby approved. The Negative Declaration reflects the independent judgement of the City Council and was reviewed and GPA 93.3(n) - Dahn MiniStoragc 2 city Council Resolution WN considered prior to approval of the project. BE IT FURTHER RESOLVED that an amendment to the Land Use Element of the General plan as described in Exhibit "A" is hereby approved. BE IT FURTHER RESOLVED that all of the mitigation measures identified in the Negative Declaration are hereby adopted as conditions of approval for the project. BE IT FURTHER RESOLVED that the monitoring requirements of Public Resources Code Sec. 21081.6 (AB 3180 of 1988) will be met through the design of the project, required compliance with City building, grading, and other codes and ordinances, and required compliance with the adopted mitigation measures. A Mitigation Monitoring and Reporting Program for the project is attached to the Negative Declaration and incorporated herein by reference. ADOPTED this ____, day of , 1994. Mayor ATTEST: City Clerk Attachment: Exhibit "A": Revised Land Use Element text and tables h\... \IOnN-t)\PAGIEL\CC RM- O.OPA OPA 9X3(D) - DNhn Mini -Storage 3 City Council Resolution 6 Exhibit A 1-2. AFArea 2. This area is designated for Single Family Detached development and is allocated 53 dwelling units, which reflects the existing development. 1-4. AFArea 4. This area is designated for General Industry and is allocated' 1,331,000 sq.ft. of development, exclusive of parking. 1-5. AFArea 5. This area is designated for Single Family Detached development and is allocated 39 dwelling units. No subdivision resulting in additional units in this area is allowed. 1-6. AFArea 6. This area is designated for Single Family Attached development and is allocated 54 dwelling units, which reflects the existing development. 1-7. AFArea 7. This area is designated for Single Family Attached development and is allocated 59 dwelling units, which reflects the existing development. 1-8. AFArea 8. This area is designated for Single Family Attached development and is allocated 168 dwelling units, which reflects the existing development. 2. North Ford. This area is boundedbyBison Avenue, Jamboree Road, San Diego Creek and the City boundary. The area is identified as the North Ford Planned Community. Areas described are numbered as on the Planned Community Text map.(see Map 6) All development limits exclude parking. 2-1. NFArea 1. This area is designated for Governmental, Education and Institutional Facilities with an allocation of 58,417 sq.ft. and for General Industry with an alloca- tion of 89,624 sq.ft. [GPA 88-2(B)] 2-2. NF Area 2. This area is designated Governmental, Educational and Institutional Facilities and General Industry and Reiail and c dee, Ge_,.- , i AdmirAstra , [GPA 90- n_,.e,.,.,. r' - u 1(G)]. The development allocation is as follows: Synagogue site: 31,150 sq.ft Utility Station: 1,000 sq.ft. TIC Corp. Yard: 33,940 sq.ft. i""`" 2 O�— Postal Facility: 55,200 sq.ft. General Industry 110 600 ta.ft. (Site 2a: Mini -Storage Facility) 2-3. NFArea 3. This site is designated for Retail and Service Commercial land use and is allocated 50,000 sq.ft. of retail commercial development. 2-4. NFArea 4. This area is designated for Multi -Family Residential land use and is allocated 300 dwelling units. 20% of the units shall be affordable, with the affor- dability standards and term determined at the time of project approval. -72- / NFArea 5. This area is designated for residential development in three types. The Single Family Detached area is allocated 159 dwelling units and no subdivision which will result in additional dwelling units is allowed. The Single Family Attached area is allocated 120 dwelling units which reflects the existing development, The Multi - Family Residential area is allocated 570 dwelling units and one unit is allowed for each 2,778 sq.ft, of buildable lot area, 2-6. NFArea 6. This site is designated for Recreational and Environmental Open Space for community park uses. This park site is intended to provide major facilities for the City's community recreation programs. 3. San Diego CreekNorth.This site is located on JamboreeRoad easterly of the Bayview Planned Community. The site is designated for Administrative Professional and Financial Commercial land use and is allocated 112,000 sgft. A Fire Station reser- vation of 2.5 acres is also designated on the site. 4. Jamboree/Mac&thur. This site is located southerly of the intersection of Jamboree Road and MacArthur Boulevard. It is designated for Administrative, Professional and Financial use, with a floor area ratio of 0.25. ESTIMATED GROWTH FOR STATISTICAL, AREA 13 Residential (in du's) Commercial (in sq.ft.) Existing Gen.Plan Projected Existing Gen.Pla I Projected I/1/87 Projection Growth 1/1187 Projection Growth 1.1.AFArea1 50 50 .0- 4 .0- 4 1-2. AF Area 2 53 53 -0. .0- .0- 4 1-4. AF Area 4 .0- .0- -0- 1,227,488 1,331,000 103,512 1-5. AF Area 5 39 39 .0- .0• .0- .0- 1.6. AP Area 6 54 54 .0- .0- 4- -0- 1-7. AF Area 7 59 59 -0- -0- 4 .0- 1-8. AF Area 8 168 168 .0- .0- -0- 4 2-1. NF Area 1 .0- -0- .0- 74,692 148,041 73,349 2-2. NF Area 2 -0- -e-.1 -0-.1 100,930 454,OQ M-,M 245,440 144530 2.3. NF Area 3 .0- -0- .0- -0- 50,000 50,000 2.4. NFArea 4 -0- 300 300 -0. .0- -0- 2.5.NFArea 5 849 849 .0- 4 -0- 4 2.6. NFArea 6 .0- 4 .0- 4 4 4 3. San Diego Creek North -0- 4 -0- -0- 112,000 112,000 4damboree/MacArthur -0- -0- .0- -0- 50,000 50,000 TOTAL 1,V2 *5RLM dBB,iQ;, 1,403,110 1,845,881 442,771 Population 2,519 8;+13 5% -73- Citywide Growth Projections The programs and policies for the Land Use Element will result in additional development with associated population increases within the City, as well as in the unincorporated areas within the City's planning area. This growth is summarized below. ESTIMATED GROWTH FOR THE NEWPORT BEACH PLANNING AREA Residential (in do's) Commercial (in sq.ft.) Existing Gen.Plan Projected F)dsting Gen.Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth DIVISION A 2,597 5,610 3,013 2,118,930 4,211,410 2,092,480 DIVISION B 3,897 4,970 1,073 1,247,381 1,705,236 457,855 DIVISION C 901 1,168 267 -0- .0- -0- DIVISION D 2,891 3,490 599 323,393 420,355 96,962 DIVISION E 2,228 2,801 573 118,828 147,086 28,258 DIVISION F 4,454 5,224 770 700,332 983,047 282,715 DIVISION G 1,008 1,025 17 150,258 262,583 112,325 DIVISION H 2,115 2,214 99 1,982,300 2,944,221 961,921 DIVISION 4,552 4,612 60 1,613,946 3,134,839 1,520,893 DIVISION K 3,647 3,965 318 853,204 i,-740,166 886,,964 1,,830,768 977,564 DIVISION L 2,162 3932 6% 14,119,849 16,077,251 1,957,402 3_.033 871 DIVISION 4,199 4,329 130 608,721 777,035 168,314 DIVISION N -0- 2,600 2,600 -0- 2,975,000 2,975,000 MISC.RES. -0- 200 2W -0- -0- .0- CITY 34,209 39;864 6;655 23,837,142 35;3 , " ,`"', 39,865 5,656 35,468,83111,631,689 SPHERE -OF - INFLUENCE 442 5,376 4,934 351,816 4,267,831 3,916,015 PLANNINGAREA TOTAL 34,651 45,aO i9,589 24,188,958 39, ; 45.241 10,590 39.736.66215,547,704 -86- Revised 10/93 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT TO THE NORTH FORD PLANNED COMMUNITY DIS- TRICT REGULATIONS [PLANNING COMMISSION AMENDMENT NO. 7901 WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, the Newport Beach Municipal Codesprovides specificprocedures for the implementation of Planned Community zoning for properties within the City of Newport Beach; and WHEREAS, an amendment to the North Ford Planned Community District Regulations is necessary in order to maintain consistency between the Newport Beach General Plan and the Zoning Ordinance; and WHEREAS, pursuant to the California Environmental Quality Act an Initial Study has been conducted to evaluate the potential environmental impacts of the proposed project. The Initial Study concluded that the project could not have a significant effect on the environment, therefore a Negative Declaration has been prepared. NOW, THEREFORE, BE IT RESOLVED that based upon the information contained in the Initial Study, comments received, and all related documents, the City Amendment No. 790 - Dahn Mini -Storage ], City Council Ac olulion l0 Council finds that there is no substantial evidence that the project, as conditioned or as modified by mitigation measures identified in the Initial Study, could have a significant effect on the environment, therefore a Negative Declaration has been prepared. The Negative Declaration adequately addresses the potential environmental impacts of the project, and satisfies all the requirements of CEQA, and is hereby approved. The Negative Declaration reflects the independent judgement of the City Council and was reviewed and considered prior to approval of the project. BE IT FURTHER RESOLVED that Amendment No. 790 to the North Ford Planned Community District Regulations, as shown on Exhibit "A" attached hereto, is hereby approved. BE IT FURTHER RESOLVED that all of the mitigation measures identified in the Negative Declaration are hereby adopted as conditions of approval for the project. BE IT FURTHER RESOLVED that the monitoring requirements of Public Resources Code Sec. 21081.6 (AB 3180 of 1988) will be met through the design of the project, required compliance with City building, grading, and other codes and ordinances, and required compliance with the adopted mitigation measures. A Mitigation Monitoring and Reporting Program for the project is attached to the Negative Declaration and incorporated herein by reference. . Amendment No. 790 - Dahn Mini -Storage 2 City Council Resolution ADOPTED this _____, day of , 1994. ATTEST: City Clerk Attachment: Exhibit "A": North Ford P-C revisions f:\...\JOHN•D\CAGTL*L\CC-ROO.ZC Mayor Amendment No. 790 . Dahn MiniStomge 3 City Council Resolution /A 0 SECTION I. STATISTICAL ANALYSIS North Ford LightGenei4ndustry 9€€iee xEiF L-igl}tGenetif Industry-9ffiee-913--'M ,. . ..... " "• (Itiliiii�Stora e General•Industry......_......-, „....-g. . TOTAL Commercial Multi -Family Residential Open Space Approx. Gross Area Acres 1 16.7 2 2-54 22;7 2a &.$• 42.2 Area 3 4 4a Approx. Gross Acres 5.0 18.6 2.4 Additional Additional Allow�?aFble Allowable T D s -0- -0- -0- -0- 28:000'- �- 110,600 -0- Additional Additional Allowable Allowable Sq. t. DU s 50,000 -0- Undetermined 300 Residential 5 79.0 -0- 888 Park 6 12.0 -0--- TOTAL 117.0 50,000 44-98 Wo The above statistics are based on gross acreage and do not account for buildable area. The Y. a a aa:..:.:a:.:•wa:2i.:r�:...:ra:.ii.:a�a�.a:eiimi.�ei:n.:�a:...w:�.i��. az 13 in Ary-4 2a, development is limited to mini -storage fac0ity use with a maxitmuai floor area of 110,600 sq.ft, Development may include one dwelling unit for an owner/manager including * garage spaces, provided that such residential use will be incidental to the mini -storage dsd and will'�iot alter the,character of the premises; SECTION V. LW41TGl1NML4L.1NDUSTRY, BUNNESS AND PROFESSION. ,AND c-omhiERGOVPRNWNTA AT'l' Rj 1N5'7mmoNAL rACiI.1ms AREA Z, dENLRAI. iNDUS' R AREA 2a(Wni-St6rage Use) A. ?ptent It is the intent of this district to permit the location of a combination of H& Industrial and Giovornmental,lydu 06eral'Industrial and Institutional services relating to and supporting confined within a building or build smoke, or vibration to the surroul potential due to the nature of the Clerieral' Tirilusulal,use"of S'ifa' facility with an:irieiderital dive i rational and' 1nititutional Pkilfiios uses,, uses may.y'engaged in the sales` of products an the development plan, provided such uses are ings, and do not contribute excess noise, dust, iding environment nor contain a high hazard products, material or processes involved. tI 1"�"t"�'scrid 'ecIio"iliG't>p"eratitin of a'rr #iiistq g�, i�t'foi rnvit�r/rriana�e'r acc�tpanc�r; ` "`"' �' Ancillary activities, i.e., vehicle and bulk storage, associated with the above permitted uses may be located outside a structure provided screening requirements as set forth in this document are observed. B. Permitted.Uses The following uses and other uses which in the opinion of the Planning Director are compatible shall be permitted: Uses primarily engaged in eemmereial Industriat< activities that involve some degree of on -site production, assembly; repair, maintenance, etc., of the product sold or products related to the service rendered, such as, but not limited to, the following list of examples: a. Appliance sales, rental, repair b. Furniture sales, rental,repair C. beel(srMth d. -Plumbing -dreg e. . . . #tc, Equipment rental centers jrl. Nursery and garden stores e; """ "' Wat° el�©using µm Service, and Iviainteiiance'1 acilities 2. Public and Quasi -Public Uses a. Post Office b. Public and quasi -public utility business office and related service facilities C. Utility substation d. Service and maintenance facilities e: W sflotions "Schools <w 3. E3€€iee {�aea_ 2a Gei�exatndisry {Ares 2a iUWLGu. LV .I1liA11-JiVAM4V w.. _........ V .. ages' occupancy; Thin site pl= fbr to num-stot4e fa�ity•�l 4 be cleslo, so as to locate the office .and caretaker's residence as far from. ft slec@ `sufstation and .bigli=voltage traitsiuissiun lines as is feas�bie bxriex minimize long-term exposure to sleetrq�magneields C. Building Site Area Twenty thousand (20,000) square feet minimum. D. Setbacks All setbacks shall be measured from the property line. For the purpose of this Ordinance, a streetside property line is that line created by the ultimate right-of-way line of the frontage street. 1. Street Frontage Yard Setback Thirty (30) feet minimum, except that unsupported roofs or sunscreens may project six (6) feet into the setback area. 2. Interior Side Yard Setback Ten (10) feet, except that unsupported roofs and sunscreens may project three (3) feet into the setback area. 1_5� P. 18 1. Parkine Adequate off-street parking shall be provided to accommodate all parking needs for the site. The intent is to eliminate the need for any on -street parking. Parking shall be provided for each building or development in accordance with the requirements set forth below based on the proportion of each type of use to the total building site. Required off-street parking shall be provided on the site of the use served, or on a contiguous site or within 300 feet of the subject site. Where parking is provided on other than the site concerned, a recorded document shall be approved by the City Attorney and filed with the Planning Department and signed by the owners of the alternate site stipulating to the permanent reservation of use of the site for said parking. Office one (1) space for each 225 square feet of net floor area. The parking requirement may be lowered to one (1) space for each 250 square feet of net floor area upon review and approval of the modification committee. Manufacture Research and Assembly Two (2) parking spaces for each three (3) employees, but in no event less than three (3) spaces for each 1,000 square feet of gross floor area. Warehouse Two (2) parking spaces for each three (3) employees, but in no event less than one (1) space for each 1,000 square feet of gross floor area for the first 20,000 square feet of gross floor area for the second 20,000 square feet; one (1) space for each 4,000 square feet of gross floor area for areas in excess of the Initial 40,000 square feet of floor area of the building. The number of employees for parking purposes shall be determined by the largest number of employees present on the site at one time. In the event there is more than one (1) shift, sufficient parking must be provided on -site to preclude the necessity for on -street parking at all hours of the day including work shift overlaps. '] wn (2) pgYkirig spaces fac'eai+h'tliree ()`cmplayees., n aildi{inn, twn t spaces sbxtt°tie provided for 41ie owneh/mIm,a'teessory'dwellinW u' x constructed: m.. 16 City of Irvine ®GENERAL INDUSTRY GOVERNMENT, EDUCATION &.'I INSTITUTIONAL FACILITIES ®GENERAL INDUSTRY(SITE 7A ) l MINI -STORAGE USE �I COMMERCIAL !� I O SPECIAL STREET LANDSCAPED 3'OI RESIDENTIAL PARK fi4-i+rx OPEN SPACE North Ford/San Diego Creek F Planned Community NORTH LAND USE PLAN REVISED LAND USE PLAN : AMENDMENT N0. 790 August 24, 1992 /1 COMMISSIONERS D /\ FT" MINUTES. I`�CqIl �� +a nr�f0 7'�p9 CITY" OF NEWPORT BEACH LYYVY{IV VL /, i INDEX ROLL CALL A General Plan Amendment. No93.3(B) (Public Hearing) Item No.2 Request to amend the Land Use Element of the General Plan so GPA [Resg1342 as to redesignate the subject property from a mixture of "Administrative, Professional and Financial Commercial" and T591 "Retail and Service Commercial" uses to "General Industry" use; and the acceptance of an environmental document. A790 [Res 1343 INITIATED BY: The City of Newport Beach oved Approved AND B Traffic Stu ly No 91 (Public Hearing) Request to approve a Traffic Study so as to allow an increase in the development entitlement for the subject property from 20,000 square feet to 110,600 square feet to be used for a mini -storage facility. AND C Amendment No. 790 (Public Hearine) Request to amend the North Ford/San Diego Creek Planned Community Development Regulations so as to reclassify the subject property from Light Industrial-Office- Commercial/Industrial to General Industrial and to increase the allowable development from 20,000 square feet to 110,600 square feet. LOCATION: Lot 6, Tract No. 6680, located at 1177 Camelback Street, on the northwesterly corner of Camelback Street and Bison Avenue, in the North Ford/San Diego Creek Planned Community. .6. �v COMMISSIONERS MINUTES �f O '+.DLO s�O�r3 CITY OF NEWPORT BEACH December y 1993 Rf ^ALL INDEX ZONE: P-C APPLICANT: The Dahn Corporation, Irvine OWNER: Belcourt Medical Partners, Laguna Hills The public hearing was opened in connection with this item, and Mr. Rush Hill, architect, appeared before the Planning Commission on behalf of the applicant. He concurred with the findings and conditions in Exhibit "A". Commissioner Ridgeway and Chairman Merrill expressed concerns regarding the proposed elevation and site plan of the proposed project. Mr. Hill briefly described the project's proposed site plan. He indicated that the applicants met with the Fire and Traffic Departments to address the Departments' concerns regarding the project, and the Departments have given the project a preliminary sign -off on the layout of the project as it relates to fire safety and traffic. He stated that a manager's unit,would be provided on the site, and the site would be controlled by a security code access gate. The hours of operation would be from 7:00 a.m. to 7:00 p.m. daily. He discussed the density of the proposed landscaping on Bison Avenue and Camelback Street, and that the second floor of the project would be the only portion that would be visible from the streets. The proposed raised letter sign would reflect off of the building, and a monument sign would be installed at the entrance to the property. No lights are proposed for the exterior of the building but an automobile would activate the lights within the roject from a sensor from the driveway. n response to a question posed by Commissioner Gifford regarding the roofing material, Mr. Hill explained that the colored ea -gravel roof would blend with the clay tile that would be used throughout the project. r. Hill and Chairman Merrill discussed the proposed use of the ni-storage facility. -7- �y COMMISSIONERS MINUTES CITY OF NEWPORT BEACH T .L-- n inm 1JGGG1LLUG1 7 1770 ROLL CALL INDEX There being no others desiring to appear and be heard, the public hearing was closed at this time. In response to a question posed by Commissioner Ridgeway with respect to requiring a site plan review, John Douglas, Principal Planner, explained that the Planned Community regulations for the North Ford Planned Community do not require approval of a Site Plan Review for other permitted uses in the area. Hotion * Motion was made to approve General Plan Amendment No. 93- 3(13) [Resolution No.1342), Amendment No. 790 [Resolution No. 1343], and Traffic Study No. 91 subject to the findings and conditions in Exhibit "A". Substitute Commissioner Edwards made a substitute motion to approve Motion * General Plan Amendment No. 93.3(B), Amendment No. 790, and Traffic Study No. 91 subject to the findings and conditions in Withdrawn Exhibit "A", but added that there is nothing to prevent the applicants from developing a project under the guise of general industrial unless the applicants present a site plan wherein he suggested that the applicant be required to submit a site plan of the proposed development to the Planning Commission for review Amended * at a later date. Commissioner Ridgeway amended the original Motion motion to add Condition No. 7 stating that the Planned Community text shall be revised to provide that the mini -storage facility and related dwelling unit shall be permitted in Area 2A, subject to the approval of a Site Plan Review. The substitute motion was withdrawn. Ayes * * * * * * Motion was voted on, MOTION CARRIED. Absent -8- COMMISSIONERS MINUTES 4481, kslm CITY OF NEWPORT BEACH ic�ciu�ci 7, •»✓ ZO' -.ALL INDEX A. ENVIRONMENTAL DOCUMENT Findings: 1. That an Initial Study has been prepared for the project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy K-3. 2. That based upon the information contained in the Initial Study, comments received, and all related documents, there is no substantial evidence that the project, as conditioned or as modified by mitigation measures identified in the Initial Study, could have a significant effect on the environment, therefore a Negative Declaration has been prepared. The Negative Declaration adequately addresses the potential environmental impacts of the project, and satisfies all the requirements of CEQA, and is therefore approved. The Negative Declaration reflects the independent judgement of the Planning Commission and was reviewed and considered prior to approval of the project. 3. An Initial Study has been conducted, and considering the record as a whole there is no evidence before'this agency that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat upon which wildlife depends. On the basis of the evidence in the record, this agency finds that the presumption of adverse effect contained in Section 753.5(d) of Title 14 of the California Code of Regulations (CCR) has been rebutted. Therefore, the proposed project qualifies for a De Minimis Impact Fee Exemption pursuant to Section 753.5(c) of Title 14, CCR. -9- COMMISSIONERS ''g'in�0 Li MINUT1aS CITY OF NEWPORT BEACH 1JC<:CIIlUCf Y lYYJ ROLL CALL INDEK Mitigation Measures: 1. Prior to the issuance of any building permit the applicant shall demonstrate to the Planning Department that the lighting system shall be designed, directed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent properties. The plans shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. GENERAL PLAN AMENDMENT 93-3(B) Adopt Resolution No. 1342, recommending approval of General Plan Amendment 93-3(B) to the City Council. .C, AMENDMENT NO, 790, Adopt Resolution No. 1343, recommending to the City Council approval of Amendment No. 790, an amendment to the North Ford Planned Community District Regulations to rezone Commercial/Professional Office Site "2e to General Industry land use limited to establishment of a mini -storage facility with the following conditions. CONDITIONS: 1. That public improvements may be required of a developer per Section 19.08.020 of the Municipal Code. 2. 'That all improvements be constructed as required by Ordinance and the Public Works Department. 3. That each building be served with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department. 4. That County Sanitation District fees be paid prior to -10- p2o� COMMISSIONERS MINUTES CITY OF NEWPORT BEACH Lecemocr y iy7� Rr CALL INDEX issuance of any building permits. 5. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. There shall be no construction storage or unloading of materials within the Camelback Street and Bison Avenue right-of-way. 6. That the landscape plans be subject to the review and approval of the Parks, Beaches and Recreation Department and the Public Works and Planning Departments with sight distance provided in accordance with City Standard No. 110-L. 7. That the North Ford/San Diego Creek Planned Community text shall be revised to provide that the mini -storage facility and related dwelling unit shall be permitted in Area 2A, subject to the approval of a Site Plan Review. E. TRAFFIC STUDY NO. 91 FINDINGS: 1. That a Traffic Study has been prepared which analyzes the impact -of the proposed project on the morning and afternoon peak hour traffic and circulation system in accordance with Chapter 15.40 of Newport Beach Municipal Code and City Council Policy S-1. 2. That the traffic projected one year after project completion, during any a.m. or p.m. 2.5 hour peak traffic period on each leg of each critical intersection, will be increased less than 1% by traffic generated from the project during any a.m. or p.m. 2.5 hour period. -11- a� COMMISSIONERS MI14UT1aS. o��od��,s9 +o CITY OF NEWPORT BEACH December y, AY" ROLL CALL ZNDEv CONDITIONS: 1. That prior to issuance of a building permit the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. The pedestrian circulation system shall include walkways that connect the internal system to the sidewalk along the public streets. 2. That all vehicular access rights to Bison Avenue be released and relinquished to the City of Newport Beach. 3. Prior to the issuance of any building permit, the applicant or his successor shall comply with the provisions of the Traffic Phasing Ordinance (NBMC Chapter 15.40) and Traffic Study No. 91. Use Permit No. 3514 (Public Hearine) Item No.: Request to permit the establishment of a take-out restaurant with UP3514 incidental seating within an existing market and delicatessen, on approved property located in Area 3 of the North Ford Planned Community. The proposal also includes a request to waive a portion of the required off-street parking for the proposed facility. LOCATION: Lot 6, Tract No. 2309, located at 1280 Bison Avenue, on the northerly side of Bison Avenue, between Camelback Street and MacArthur Boulevard, in the North Ford Planned Community. ZONE: P-C PLICANT. A & F Stores Corp., Newport Beach -12- Planning Commission Meeting December 9. 1993 Agenda Item No. 2 CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT: A General Plan Amendment No 93-3(B) (Public Hearing) Request to amend the Land Use Element of the General Plan to redesignate the PacTel Site from a mixture of Retail and Service Commercial and Administrative, Professional and Financial Commer- cial to General Industry and increase the allowable development entitlement from 20,000 sq.ft. to 110,600 sq.ft. so as to allow develop- ment of a mini -storage facility in the North Ford Planned Community District. INITIATED BY: The City of Newport Beach nsm B. Amendment No 790(Public Hearing) Request to amend the North Ford Planned Community District Regulations so as to redesignate Site 2a from Light Industry-Office- Commercial/Industrial to General Industry and increase the Additional Allowable square footage from 20,000 sq.ft. to 110,600 sq.ft. and to amend the District's standards to incorporate appropriate language so as to accommodate provisions to regulate the proposed mini -storage facility in the North Ford Planned Community District. M C. Traffic Study No 91 (Public Hearing) Request to approve a Traffic Study so as to allow the proposed construction of 110,600 square feet of mini -storage facility in the proposed General Industry Site 2a, located in the North Ford Planned Community. As TO: Planning Commission - 2. LOCATION: Lot No. 6 of Tract No. 6680, located at 1177 Camelback Street , on the northwesterly corner of Bison Avenue and Camelback Street, in the North Ford Planned Community District. ZONE: P-C APPLICANT: Dahn Corporation, Irvine, California OWNER: Belcourt Medical Partners L.P. ENGINEER: The Hill Partnership, Newport Beach Applications The proposed applications, if approved, would provide an entitlement for a maximum 110,600 square feet of General Industrial development on a 2.788-acre parcel of land on the northwest corner of Bison Avenue and Camelback Street (see attached Vicinity Map). The requests include an amendment to the Land Use Element of the General Plan to redesig- nate the former PacTel Site from Administrative, Professional and Financial Commercial with an alternate land use of Retail and Service Commercial to General Industry; an amendment to the North Ford Planned Community District Regulations so as to reclassify the site referred to herein as "Site 2a" from Light Industrial-Office-Commercial/Industrial land uses to General Industry and increase the additional allowable square footage from 20,000 sq.ft. to 110,600 sq.ft. and establish mini -storage facilities as the only permitted use under the proposed General Industry designation; and to approve a Traffic Study in compliance with the City's Traffic Phasing Ordinance to allow the proposed 110,600 sq.ft. of new mini -storage development. General Plan Amendment procedures are contained in City Council Policy Q-1, Amendment procedures are in Chapter 20.84, Planned Community procedures are in Chapter 20.51, and Traffic Study procedures are in Chapter 15.40 of the Newport Beach Municipal Code. Environmental Significance In accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City Policy K-3, an Initial Study has been prepared for the project. Based upon the information contained in the Initial Study, it has been determined that if the proposed mitigation measures are incorporated, the project would not have a significant effect on the environment, As required by CEQA, certain findings must be adopted prior to a project's approval. A Negative Declaration has, therefore, been prepared for the project and a copy of it is attached for the Planning Commission's review. . V 4 1 9 On March 11, 1991, the City Council approved General Plan Amendment 90-1(G) which designated the PacTel Site for Retail and Service Commercial with an alternate use for Administrative, Professional and Financial Commercial; Amendment No, 721 to the North ,�b TO: Planning Commission - 3. Ford Planned Community District Regulations which provided for a transfer of 13,550 sq.ft. of commercial development from the PacTel Site to Fashion Island and allocated 20,000 sq.ft. of office/commercial development to the PacTel Site; and approved Traffic Study No. 70 which indicated that the project is in compliance with the City's requirements. In October 1991, the City, at the request of Resco Development initiated General Plan Amendment 91-3(D) to amend the land use classification of the PacTel Site from a mixture of Retail and Service Commercial and Administrative, Professional and Financial Commercial to Multi -Family Residential with a density of 30 dwelling units per acre for a senior -related residential development or 23 dwelling units per acre for a standard multi- family development with affordable housing provisions. Since October 1991, staff has met with different applicants or their representatives to review various projects proposed for the PacTel Site, however no specific project was actively pursued or submitted for consideration pursuant to GPA 91-3(D). On October 7, 1993, at the request of Resco Development, the City initiated General Plan Amendment 93-3(B) to amend the General Plan Land Use Element to change the PacTel Site land use designation from a mixture of Retail and Service Commercial and Administra- tive, Professional and Financial Commercial to General Industry so as to allow development of a mini -storage project. At the time of the General Plan Amendment initiation, based on the conceptual discussions with the applicant, but without any specific development plans, it was determined that an approximate building area of 106,000 sq.ft. would be sufficient for the proposed mini -storage facility. The Planning Commission voted unanimously to recommend the initiation of General Plan Amendment No. 93-3(B). Subsequently, the applicant has refined the development plan and proposes a total gross floor area of approximately 110,595 sq.ft. Therefore, staffs analysis is based on a proposed development allocation of 110,600 sq.ft. Conformance with the General Plan and Zoning Code The site is located in Statistical Area L4 and currently is undeveloped. The Land Use Element of the Newport Beach General Plan designates the site for Retail and Service Commercial with an alternate use of Administrative, Professional and Financial Commercial with a development allocation of 20,000 sq.ft. The zoning is North Ford Planned Community, which only allows office development on this particular site, not to exceed 20,000 sq.ft. of floor area. A General Plan Amendment is required to change the current land use designation and to increase the site's density allocation from 20,000 sq.ft. to 110,600 sq.ft. to allow the proposed mini -storage development. An amendment to the North Ford Planned Community District Regulations is necessary so as to maintain consistency of land use classifications and permitted densities between the General Plan Land Use Element and the Zoning Code. The project is located outside of the Coastal Zone Boundary and approval of a Coastal Development Permit is not required. TO: Planning Commission - 4. 027"f MMUT w. - ;,� The subject property is currently an undeveloped single parcel of land within the North Ford Planned Community. To the west of the property is an electrical substation; to the north of the site is the Camelback Post Office; to the south, across Bison Avenue, is the Belcourt residential development; and to the east is the North Ford Retail Center. Other nearby land uses include the Toyota Research Plant, two churches and a private school, and residential condominiums and apartments. ANALYSIS General Concerns As noted above, the application is a request to allow the construction of a mini -storage facility including an on -site management office and one dwelling unit to accommodate the living area for a full-time on -site manager. The proposed facility would consist of two structures, each a two-story building, containing a total of approximately 110,600 sq ft of gross floor area. Staffs analysis is based on general parameters of the site, surrounding land uses, and the existing requirements contained in the PC regulations. With this in mind, staff has identified the following concerns: Land Use Compatibility: The proposed development is located adjacent to a Southern California Edison electrical substation that serves power to the Newport Beach area and adjacent communities. High -voltage transmission lines serving the substation cross the subject site at the southwest corner of the parcel. Although these transmission lines have existed for many years and have not caused any known hazard to public safety, they may act as a deterrent to certain types of uses, such as residential, mainly due to concerns regarding the potential health effects of long-term exposure to electro-magnetic fields ("EMFs"). Although some recent studies have suggested that there may be a connection between EMF exposure and illness, there is currently no general consensus in the scientific community as to whether EMFs cause health problems, or what level of exposure is considered safe. The proposed mini -storage project is considered to be a type of use that would be compatible with the adjacent substation since very few people would occupy the site for more than a short time. With regard to on -site employees, the applicant has submitted a proposed site plan showing the office and caretaker's residence at the northeastern corner of the site. This location is the greatest distance from the substation and overhead high - voltage lines, therefore long-term EMF exposure would be minimized. Since the proposed site plan is not binding on the applicant as part of the proposed actions, staff suggests that the following requirement be incorporated into the PC Regulations: The site plan for the mini -storage facility shall be designed so as to locate the office and caretaker's residence as far from the electrical substation and high - voltage transmission lines as is feasible in order to minimize long-term exposure to electro-magnetic f ields- 15 TO: Planning Commission - 5. Development Intensity: The following table compares the intensity of the proposed project to that allowed under the current General Plan Land Use Element provisions. Existing General Plan Promised Project Land area 121,445 sf 121,445 sf Building area 20,000 sf 110,559 sf Floor area ratio 0.16 0.91 As this table indicates, the proposed entitlement would allow a development of significantly higher intensity than that permitted under present General Plan and zoning provisions. Under normal circumstances, such an increase in development intensity could result in adverse impacts to streets and intersections. However, the proposed mini -storage project is considered a low traffic generation use, therefore no significant circulation problems would be expected to result from this increase in development intensity (see detailed discussion in the Traffic Study section, below). The other major concern with respect to building intensity and floor area ratio is the project's potential aesthetic impact due to increased building bulk, which can be mitigated to some extent through building design and landscape screening. One concern is the view of the project from the homes across Bison Avenue in the Belcourt development. Because of the difference in elevation between the homes and the project site, some residents may have a view of the rooftop of the mini -storage facility. This view is partially screened by the existing mature landscaping on the slope on the northerly side of Bison, and would also be mitigated by the requirement in the PC Regulations for mechanical appurtenances on building rooftops to be screened from view from adjacent public streets and buildings (PC General Note 9). The existing PC Regulations also require installation and maintenance of landscaping along all street rights -of -way according to a plan approved by the Director of Parks, Beaches and Recreation. This landscaping will help to mitigate the visual impacts of the proposed increase in building bulk. General Plan Amendment 93-3(B) An amendment to the General Plan Land Use Element is proposed to change the land use designation of the project from either Retail and Service Commercial or Administrative, Professional and Financial Commercial to General Industry/mini-storage and increase the site's development allocation from 20,000 square feet to 110,600 square feet. If this proposal is approved, the following revisions to the existing language would be appropriate. "2-2. NF Area 2. This area is designated Governmental, Educational and Institutional Facilities; a' p General Industry° iind Retail and SeMee TO: Planning Commission - 6. The revised development allocation would be as follows: Synagogue site: 31,150 sq.ft. Utility Station: 1,000 sq.ft. TIC Corp. Yard: 33,940 sq.ft. Postal Facility: 55,200 sgft. bctaeral'i' a t - . Revisions to the charts on pages 73 and 86 of the Land Use Element would also be required to reflect the statistical changes made by the proposed amendment in the Land Use Element. These revisions are attached to Exhibit A. The proposed development application would also require an amendment to the North Ford Planned Community District Regulations in order to preserve consistency between the Zoning Code and General Plan. The amendment would change the North Ford Planned Community District Land Use Plan to redesignate Site 2a from Office use to "General Industry/Mini-Storage"; eliminate the existing20,000 sq.ft. development allocation; establish development entitlement for Site 2a to allow a maximum of 110,600 sq.ft. for a mini -storage facility; eliminate the commercial and office land use category and the permitted commercial and office uses allowed under the current zoning; and establish parking standards for mini -storage facilities. If this proposal is approved, the appropriate revisions to the North Ford Planned Community District Regulations are provided in Exhibit B. Traffic Study No. 91 Currently the site is undeveloped and vacant. Since the proposed development would generate more than 130 average daily trips, a traffic study was required for the proposed project in conformance with the City's Traffic Phasing Ordinance and City Council Policy S-1 to evaluate the consistency and conformity of the project with the City's Circulation Element. Traffic Impact Analysis: The City Traffic Engineer identified the following eight intersections for detailed evaluation in the traffic study. 1. Jamboree Road/Eastbluff - Ford Road 2. Jamboree Road/Bison Avenue 3. Jamboree Road/Eastbluff N. - University 4. Jamboree Road/MacArthur Boulevard S. Jamboree Road/Bristol Street 6. Jamboree Road/Bristol Street N. 7. MacArthur Boulevard/Ford Road 8. MacArthur Boulevard/Bison Avenue . 0 TO: Planning Commission - 7. The first step in evaluating an intersection's traffic volume capacity is to conduct a 11yo traffic volume analysis, taking into consideration existing traffic, regional growth, and committed projects with City approvals. If the project's traffic generation is less than one percent of the volume on all approach segments of the selected intersections during the morning or afternoon peak 2-1/2 hour periods, then the project's traffic impact is considered insignificant and in compliance with the City's Traffic Phasing Ordinance. In the event that project traffic would exceed the one percent threshold on any leg of any selected intersection, Intersection Capacity Utilization (ICU) analysis is required. When the one percent traffic volume test was applied to the selected intersections it was determined that the projected traffic increase at each intersection would not exceed one percent of the projected 2 1/2 hour peak traffic volume, therefore ICU analysis was not required. Site Access and Circulation: The existing driveway, located to the northeast corner of the lot, provides access to the site from Camelback Street. The layout of the proposed facility site plan demonstrates that adequate internal circulation can be provided. Prior to issuance of a building permit, the site plan will be reviewed by the Traffic Engineer to ensure that all applicable design standards are met. Parking,: There are currently no provisions in the North Ford Planned Community District Regulations to specify parking requirements for a mini -storage facility. The proposed project would provide a total of six parking spaces, which include three regular parking spaces, one handicapped parking space and two covered parking spaces for use by the resident managers. Since the mini -storage facility tenants would load and unload their vehicles in front of their individual storage space or near the elevators, the parking spaces provided on the proposed site plan are considered adequate. Specific parking requirements for the proposed mini -storage facility are included in the Attachment 5. Conclusions and Specific Findings With the existing requirements for landscaping and building design contained in the Planned Community Regulations, it is staffs opinion that the major land use compatibility concerns with the proposed project will be adequately addressed. It should be noted that there is no use permit or site plan review required for the proposed mini -storage project, therefore the Planning Commission will not review the specific development plan. The site plan that has been submitted should be considered as an example, and is not binding on the applicant. Modifications to the proposed plan may be proposed and approved so long as all design criteria contained in the PC regulations are met. Should the Planning Commission desire to approve this proposal and recommend its adoption by the City Council, findings and conditions included in the attached Exhibit A are suggested. However, if other information is presented to the Commission indicating that the proposed development is inappropriate or would present land use conflicts, findings for denial are contained in Exhibit B. TO: Planning Commission - 8. PLANNING DEPARTMENT TAMES D. NEWICKER, Director By Aziz . Aslami Associate Planner aziz\gpa\GPA93.3D\pac-1e1.pc Attachments: 1, Vicinity Map 2. Exhibit A: Findings and Conditions for Approval 3. Exhibit B: Findings for Denial 4. Draft Resolution [GPA 93.3(B)] 5. Draft Resolution (North Ford P-C Amendment No. 790) 6. Negative Declaration 7. Traffic Study No. 91 Attachment 1 VICINITY MAP General Plan Amendment 93-3(B) Amendment No. 790 Traffic Study No. 91 Site Location ; C f y1Yur 4! N Planning Department 11 /3/93 X33 Attachment 2 ACTIONS, FINDINGS AND CONDITIONS FOR APPROVAL FOR GENERAL PLAN AMENDMENT 93.3(H) AMENDMENT NO, 790 TRAFFIC STUDY NO.91 1.0 u _ � • Findings: 1. That an Initial Study has been prepared for the project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy K-3. 2. That based upon the information contained in the Initial Study, comments received, and all related documents, there is no substantial evidence that the project, as conditioned or as modified by mitigation measures identified in the Initial Study, could have a significant effect on the environment, therefore a Negative Declaration has been prepared. The Negative Declaration adequately addresses the potential environmental impacts of the project, and satisfies all the requirements of CEQA, and is therefore approved. The Negative Declaration reflects the independent judgement of the Planning Commission and was reviewed and considered prior to approval of the project. 3. An Initial Study has been conducted, and considering the record as a whole there is no evidence before this agency that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat upon which wildlife depends. On the basis of the evidence in the record, this agency finds that the presumption of adverse effect contained in Section 753.5(d) of Title 14 of the California Code of Regulations (CCR) has been rebutted. Therefore, the proposed project qualifies for a De Minimis Impact Fee Exemption pursuant to Section 753.5(c) of Title 14, CCR, Mitigation Measures: 1. Prior to the issuance of any building permit the applicant shall demonstrate to the Planning Department that the lighting system shall be designed, directed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent properties. The plans shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. .ke6 � B. GENERAL PLAN AMENDMENT 93-3(B) Adopt Resolution No. , recommending approval of General Plan Amendment 93-3(B) to the City Council. AMENDMENT NO.790. Adopt Resolution No. , recommending to the City Council approval of Amendment No. 790, an amendment to the North Ford Planned Community District Regulations to rezone Commercial/Professional Office Site "2a' to General Industry land use limited to establishment of a mini -storage facility with the following conditions. CONDITIONS: 1. That public improvements may be required of a developer per Section 19.08.020 of the Municipal Code. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. That each building be served with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department. 4. That County Sanitation District fees be paid prior to issuance of any building permits. 5. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. There shall be no construction storage or unloading of materials within the Camelback Street and Bison Avenue right-of-way. 6. That the landscape plans be subject to the review and approval of the Parks, Beaches and Recreation Department and the Public Works and Planning Departments with sight distance provided in accordance with City Standard No. 110-L. E. TRAFFIC STUDY NO. 91 FINDINGS: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the morning and afternoon peak hour traffic and circulation system in accordance with Chapter 15.40 of Newport Beach Municipal Code and City Council Policy S-1. 2 Jq— 3_15� 2. That the traffic projected one year after project Completion, during any a.m. or p.m. 2.5 hour peak traffic period on each leg of each critical intersection, will be increased less than 1% by traffic generated from the project during any a.m. or p.m. 2.5 hour period. 1. That prior to issuance of a building permit the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. The pedestrian circulation system shall include walkways that connect the internal system to the sidewalk along the public streets. 2. That all vehicular access rights to Bison Avenue be released and relinquished to the City of Newport Beach. 3. Prior to the issuance of any building permit, the applicant or his successor shall comply with the provisions of the Traffic Phasing Ordinance (NBMC Chapter 15.40) and Traffic Study No. 91. 3 �3 6 Attachment 3 EXHIBIT "B" FINDINGS FOR DENIAL GENERAL PLAN AMENDMENT 93-3(B) AMENDMENT NO. 790 TRAFFIC STUDY NO.91 A. ENVIRONMENTAL DOCUMENT Finding: 1. That an environmental document is not needed for a project which is denied. B. GENERAL PLAN AMENDMENT 93-3 (B) 1. That the site is not appropriate for the proposed 110,600 sq.ft. mini -storage use due to the building bulk and resulting aesthetic impacts upon adjacent properties. C. AMENDMENT NO. 790 1. That the proposed zone change to General Industry is not consistent with the Land Use Element of the General Plan. D. TRAFFIC STUDY NO. 91 1. That the proposed project is not consistent with the General Plan and Zoning designations for the site. Attachment 4 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING APPROVAL TO THE CrrY COUNCIL AN AMENDMENT TO THE LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN FOR THE PAC TEL SITE IN THE NORTH FORD PLANNED COMMUNITY DISTRICT' [GENERAL PLAN AMENDMENT 93-3(B)J WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, said element of the General Plan sets forth objectives, supporting policies and limitations for development in the City of Newport Beach; and WHEREAS, said element of the General Plan designates the general distribution and general location and extent of the uses of land and building intensities in a number of ways, including residential land use categories and population projections, the floor area ratio ordinances; and WHEREAS, the Land Use and Circulation Elements are correlated as required by California planning law; and WHEREAS, the provisions and policies of the Land Use and Circulation Elements are further implemented by the traffic analysis procedures of the Traffic Phasing Ordinance and the implementation programs of that Ordinance and the Fair Share Traffic Contribution Fee Ordinance; and WHEREAS, pursuant to Section 707 of the Charter of the City of Newport Beach, the Planning Commission has held a public hearing to consider a certain amendment to the Land Use Element of the Newport Beach General Plan; and WHEREAS, the approval of the proposed project would preserve the consistency between the Land Use Element and the North Ford Planned Community District Regulations; and WHEREAS, Traffic Study No. 91 has demonstrated that the proposed amendment would not have a significant adverse impact on the circulation system; and WHEREAS, the proposed general industrial land use is compatible with the surrounding community; and WHEREAS, the City of Newport Beach prepared a Negative Declaration with supporting Initial Study for the project in compliance with the California Environmental Quality Act (CEQA) and the State CEQA Guidelines; and WHEREAS, the Planning Commission has reviewed and considered the information contained in the environmental document in making its decision on the proposed amendment to the Land Use Element of the Newport Beach General Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Newport Beach that an amendment to the General Plan as described in Exhibit "A" is recommended for approval to the City Council. '�5:s 9 ADOPTED this 91h day of December, 1993, by the following vote, to wit: AYES i ABSENT BY Harry O. Merrill CHAIRMAN BY Anne Gifford SECRETARY AA\GPA\G11A93-3R\GPA-RF-SO.PC Attachments: Exhibit "A" Revised Land Use Element text and tables IN, Exhibit A 1-2. AFArea 2. This area is designated for Single Family Detached development and is allocated 53 dwelling units, which reflects the existing development. 1-4. AFArea 4. This area is designated for General Industry and is allocated 1,331,000 sq.ft. of development, exclusive of parking. 1-5. AFArea 5. This area is designated for Single Family Detached development and is allocated 39 dwelling units. No subdivision resulting in additional units in this area is allowed. 1-6. AFArea 6. This area is designated for Single Family Attached development and is allocated 54 dwelling units, which reflects the existing development. 1-7. AFArea 7. This area is designated for Single Family Attached development and is allocated 59 dwelling units, which reflects the existing development. 1-8. AFArea 8. This area is designated for Single Family Attached development and is allocated 168 dwelling units, which reflects the existing development. 2. North Ford. This ar6ais boundedby BisonAvenue, Jamboree Road, SanDiego Creek and the City boundary. The area is identified as the North Ford'Planned Community. Areas described are numbered as on the Planned Community Text map.(see Map 6) All development limits exclude parking. 2-1. NFArea 1. This area is designated for Governmental, Education and Institutional Facilities with an allocation of 58,417 sq.ft. and for General Industry with an alloca- tion of 89,624 sq.ft. [GPA 88-2(B)] 2-2. NF Area 2. This area is designated Governmental, Educational and Institutional Facilities and General Industry and Retail and Seryiee Professional d r• , n...,.....ere , as an alter -native l[GPA 90- 1(G)]. The development allocation is as follows: Synagogue site: 31,150 sq.ft Utility Station: 1,000 sq.ft. TIC Corp. Yard: 33,940 sq.ft. RetaiNGfflee—­2 0 00 s(r4t. Postal Facility: 55,200 sq.ft. General IndiglU 10 600 sa.ft. (Site 2a• Mini -Storage Facility) 2-3. NFArea 3. This site is designated for Retail and Service Commercial land use and is allocated 50,000 sq.ft. of retail commercial development. 2-4. NFArea 4. This area is designated for Multi -Family Residential land use and is allocated 300 dwelling units. 20% of the units shall be affordable, with the affor- dability standards and term determined at the time of project approval. -72- r NFArea 5. This area is designated for residential development in three types. The Single Family Detached area is allocated 159 dwelling units and no subdivision which will result in additional dwelling units is allowed. The Single Family Attached area is allocated 120 dwelling units which reflects the existing development. The Multi - Family Residential area is allocated 570 dwelling units and one unit is allowed for each 2,778 sq.ft, of buildable lot area. 2-6. NF'Area 6. This site is designated for Recreational and Environmental Open Space for community park uses. This park site is intended to provide major facilities for the City's community recreation programs. 3. San Diego CreekNonh.This site is located on Jamboree Road easterly of the Bayview Planned Community. The site is designated for Administrative Professional and Financial Commercial land use and is allocated 112,000 sq.ft. A Fire Station reser- vation of 2.5 acres is also designated on the site. 4. Jamboree/MacArthur. This site is located southerly of the intersection of Jamboree Road and MacArthur Boulevard. It is designated for Administrative, Professional and Financial use, with a floor area ratio of 0.25. ESTIMATED GROWTH FOR STATISTICAL AREA L3 Residential (in du's) Existing Gen.Plan Projected 1/1/87 Projection Growth Commercial (in sqA) Existing Gen.Plan Projected I/1/87 Projection Growth 1-1. AF Area 1 50 50 .0- .0- -0- -0- 1-2. AF Area 2 53 53 -0- .0- -0- -0- 14. AF Area 4 -0- .0- .0- 1,227,498 1,331,000 103,512 1-5. AF Area 5 39 39 -0- .0- .0- .0- 1.6. AF Area 6 54 54 .0- 4 -0- -0- 1-7. AF Area 7 59 59 .0. -0- -0. .0- 1.8. AF Area 8 168 168 .0- .0- .0- -0- 2-1. NF Area 1 .0- -0- .0- 74,692 148,041 73,349 2-2.NFArea 2 .0- -0•j -0-,j: 1W,930 454;948 59,M 245,440 144.510 2-3.NFArea 3 .0- .0- .0- .0- 50,000 50000 2-4. NF Area 4 .0- 3W 300 4 .0- .0- 2-5. NF Area 5 849 849 .0• -0- .0- 10- 2.6. NF Area 6 4 .0- .0- 40- 40- -0- 3. San Diego Creek North 4 -0- .0- 4 112,000 14000 4.Jamboree/MacArthur -0- .0- .0- -0- 50,000 50,000 TOTAL 1,272 4,S?V j $yq MOM 1,403,110 1,845,881 442,771 Population 2,519 91449 594 W -73-� Citywide Growth Projections The programs and policies for the Land Use Element will result in additional development with associated population increases within the City, as well as in the unincorporated areas within the City's planning area. This growth is summarized below. ESTIMATED GROWTH FOR THE NEWPORT BEACH PLANNING AREA Residential (in du's) Commercial (in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth DIVISIONA 2,597 5,610 3,013 2,118,930 4,211,410 2,092,480 DIVISIONS 3,897 4,970 1,073 1,247,381 1,705,236 457,855 DIVISION C 901 1,168 267 -0- -0- -0- DIVISION D 2,891 3,490 599 323,393 420,355 96,962 DIVISION E 2,228 2,801 573 118,828 147,086 28,258 DIVISION F 4,454 5,224 770 700,332 983,047 282,715 DIVISION G 1,008 1,025 17 150,258 262,583 112,325 DIVISIONH 2,115 2,214 99 1,982,300 2,944,221 961,921 DIVISION J 4,552 4,612 60 1,613,946 3,134,839 1,520,893 DIVISIONK 3,647 3,965 318 853,204 1,740,168 886,964 1,830,768 977,564 DIVISIONL 2,162 3932 6% 14,119,849 16,077,251 1,957,402 3,033 871 DIVISION M 4,199 4,329 130 608,721 777,035 168,314 DIVISION N -0- 2,600 2,600 -0- 2,975,000 2,975,000 MISC.RES. -0- 200 200 -0- -0- -0- CITY 34,209 39,664 $,655 23,837,142 ^5,378,23 ` ',08 39,865 5,656 35,468,831 11,631,689 SPHERE -OF - INFLUENCE 442 5,376 4,934 351,816 4,267,831 3,916,015 PLANNINGAREA TOTAL 34,651 45.248 40,589 24,188,958 45.241 10,590 393M.66215,547,704 -86- Revised 10/93 Attachment 5 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING APPROVAL TO THE CITY COUNCIL AN AMENDMENT TO THE NORTH FORD PLANNED COMMUNITY DIS- TRICT REGULATIONS [PLANNING COMMISSION AMENDMENT NO.7901 WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, the Newport Beacb MunicipalCodes provides specificprocedures for the implementation of Planned Community zoning for properties within the City of Newport Beach; and WHEREAS, an amendment to the North Ford Planned Community District Regulations is necessary in order to maintain consistency between the Newport Beach General Plan and the Zoning Ordinance; and WHEREAS, the City of Newport Beach prepared a Negative Declaration with supporting Initial Study for the project in compliance with the California Environmental Quality Act (CEQA) and the State CEQA Guidelines; and WHEREAS, the Planning Commission has reviewed and considered the information contained in the environmental document in making its decision on the proposed amendment to the Land Use Element of the Newport Beach General Plan. 1 NOW, THEREFORE, BE IT RESOLVED the Planning Commission of the City of Newport Beach does hereby recommend to the City Council an amendment to the North Ford Planned Community District Regulations designated as Planning Commission Amendment No. 790 as shown on Exhibit "A" attached. ADOPTED this 9th day of December , 1993, by the following vote, to wit: BY Harry O. Merrill CHAIRMAN BY Anne Gifford SECRETARY AA\GPA\GPA93.3B\ZON-RESO.PC Attachment: AYES NOES ABSENT Exhibit "A" North Ford P-C revisions. 2 SECTION I. STATISTICAL ANALYSIS North Ford 35igktGenai�Industry-A€€iee'�l�i? Lightceneral, Industry-Gf1'iee OEI General' Industry'(14tini-5inr'a8ey TOTAL Commercial Multi -Family Residential Open Space Approx. Gross Ar.CA Acres 1 16.7 2 2" 2a 42.2 Arse 3 4 4a Approx. Gross Acres. 5.0 18.6 2.4 Additional Additional Allowable Allowable .0. -0- .0- -0- UUM -4- 110,600 -9-1 Additional Additional Allowable Allowable 50,000 -0- Undetermined 300 Residential 5 79.0 -0- 888 Park 6 12.0 -0- TOTAL 117.0 50,000 4488 IMS rm. ni ,nva crane+,.-e arP hated on Bross acrea¢e and do not account for buildable area. TM ��6 w1. Iii Airwa 2a; r evelaputetzt is I7xxiit sd td txi�skoxa$e fa ty use vti't� a ziia�rtuuzu £lnox area ef110*6001 sq.ft, Development may_ include one dwelling unit for an. Omer/manager Including twd garage spaces, provided that such tesidential use will be inciz3Mal to the mini -storage Usd and will trot alter the character of the prem� SECTION V. LIG SENPRAXINDUSTRY, ,AND _ Q RNiuIEI T t, EDT T A"TIO AT`t17 �I�TST'1"I`i,T`ITQN-A€� �'AG``ITJT'fES E1REA 2; GENERAL I�'f1ST'RY; ARIwA �a(Mzni-Storage Use) A. Intent It is the intent of this district to permit the location of a combination of li& Industrial and tivernmental, Lducati final a ii "Tnstli4 na' ai�t�l�#ie uses. Genexallidustrial ancl.Institudonal'uses mad engaged• in the sales of products and services relating to and supporting the development plan, provided such uses are confined within a building or buildings, and do not contribute excess noise, dust, smoke, or vibration to the surrounding environment nor contain a high hazard potential due to the nature of the products, material or processes involved. TU eiierdl' ilustii>fi itse of'Siie 2a sifall' Ei rest'xicted to tr iipi ratir ri a£ a mt i sloirag facility with an incidental dwellhi u#it fAr o Mina# gez uCcupan Ancillary activities, i.e., vehicle and bulk storage, associated with the above permitted uses may be located outside a structure provided screening requirements as set forth in this document are observed. B. Permitted Uses The following uses and other uses which in the opinion of the Planning Director are compatible shall be permitted: 1. !OeneralIndustrial Uses primarily engaged in eammer-eial indaistrt activities that involve some degree of on -site production, assembly, repair, maintenance, etc., of the product sold or products related to the service rendered, such as, but not limited to, the following list of examples: a. Appliance -a'es,-TentaTl, repair b. Furniture -^le��a repair e d. Plumbing _shep t, DrapeFy sales and eleardn,g W. Equipment rental centers [M. 1 - 1 -..'" led disc -:Mitten ja. Nursery and garden stores £ Service and Nf'afntenance i"acllitfes � .,� • it � a. Post Office b. Public and quasi -public utility business office and related service facilities C. Utility substation d. Service and maintenance facilities e: %'flitfiri 3, GM ee Pen601 tides %(Area � so as ta:jtsca"te the office and caretaker's ex), Isure to Ctectr63 sm patto`rie7 C. Building Site Area Twenty thousand (20,000) square feet minimum. D. Setbacks All setbacks shall be measured from the property line. For the purpose of this Ordinance, a streetside property line is that line created by the ultimate right-of-way line of the frontage street. "IMMURTMUST MI. ,. Thirty (30) feet minimum, except that unsupported roofs or sunscreens may project six (6) feet into the setback area. Ten (10) feet, except that unsupported roofs and sunscreens may project three (3) feet into the setback area. A"Y MU. I. Parkin Adequate off-street parking shall be provided to accommodate all parking needs for the site. The intent is to eliminate the need for any on -street parking. Parking shall be provided for each building or development in accordance with the requirements set forth below based on the proportion of each type of use to the total building site. Required off-street parking shall be provided on the site of the use served, or on a contiguous site or within 300 feet of the subject site. Where parking is provided on other than the site concerned, a recorded document shall be approved by the City Attorney and filed with the Planning Department and signed by the owners of the alternate site stipulating to the permanent reservation of use of the site for said parking. Office One (1) space for each 225 square feet of net floor area. The parking requirement may be lowered to one (1) space for each 250 square feet of net floor area upon review and approval of the modification committee. Manufacture Research and Assembly Two (2) parking spaces for each three (3) employees, but in no event less than three (3) spaces for each 1,000 square feet of gross floor area. Warehouse Two (2) parking spaces for each three (3) employees, but in no event less than one (1) space for each 1,060 square feet of gross floor area for the first 20,000 square feet of gross floor area for the second 20,000 square feet; one (1) space for each 4,000 square feet of gross floor area for areas in excess of the initial 40,000 square feet of floor area of the building. The number of employees for parking purposes shall be determined by the largest number of employees present on the site at one time. In the event there is more than one (1) shift, sufficient parking must be provided on -site to preclude the necessity for on -street parking at all hours of the day including work shift overlaps. Mini=Stn"ra¢� TWO (2) parking spaoe"s fO"r"64 ffire0-(3) employees. Iik adiiiftall, two'm garx e spa= shall be provided for tbee.AW—AerJznar�gex, an aeeessAxy �lweli�n�..�ntt rs cpnstrucfed>., ,.". .0 y9 r `\ P \1 \ �OV 1 �O �o o0 o lro FA Nv GENERAL INDUSTRY ��p0VE RNMENT, EDUCATION �' °ii�:r•:.::::;i::::::; 1NSTITUfIONAL FACILITIES GENERAL INDUSTRY(SITE ZA ) i MINI —STORAGE USE i COMMERCIALSPECIAL I O STREET LANDSCAPED 7'l7IIIIII RESIDENTIAL Ll PARK OPEN SPACE e $oN City of Irvine North Ford/San Diego Creek F Planned Community NORTH LAND USE PLAN REVISED LAND USE PLAN : AMENDMENT NO, 790 August 24, 1992 ��0 We/ ll luewur)dap 6ujuu01d y7 i 3 � �• , INNIAY �" "., � • r' t Till it Ht rt3ajt ap :p !Y:FFt i,, ,a ^ ii! �• uumu•• „In iii j u^•n I i• E , u01;s001I DITS p •. I6 'oN A"pnIS oTjjejL 06L 'oN 4u@mpuauzv (g)0-£6 IuauipuauTV Ueid TesauaD dVW AIINIDIA V IMP3