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HomeMy WebLinkAbout20 EL CAPITAN_PASSIVE USE PARK11111111 lill 111111111111111111111111111111111 lill *NEW FILE* —A l'madena 5a"fimn Caputrmro E P T L A N D S C A P E A R C H I T E C T U R E September 24, 1993 City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658 Attn: Dick Hofstadt, Public Works Department Rick Higley, Building Department Hiep Tran, Building Department Randy Kearns, Park and Street Tree Division Genia Garcia, Planning Department Ray Brown, Fire Department Re: El Capitan Park (Plan Check 1322-93) Response to Second Plan Check Comments, Plans Dated September 10,1993 The following are responses to City of Newport Beach and Irvine Ranch Water District second screen check comments on the El Capitan Park plans dated September 10, 1993. The comments are as follows: Public Works Department - Dick Hofstadt 1. Additional drainage inlets are required along the westerly and easterly side of the concrete trail in order to prevent erosion. Any Swale adjacent to the access trail should have a maximum drop of one (1) inch for each one (1) foot of width to reduce the. possibility of a trip and fall hazard. The Swale located on the easterly side of the concrete trail should be paved with concrete. EPT Response: Additional drainage inlets have been added to the grading plans as requested. Please refer to the grading sheets. A concrete rolled curb and gutter has been added to the Swale to the east of the concrete sidewalk. This curb and gutter should not be a tripping hazard of any sorts. The dome inlets have been pulled away from the walk for safety. ERIKSSON - PETERS • THOMS PRINCIPALS: Robert Eriksson • Owen Peters -David Thoms • JefrChamlee • Richard vanderwood, Jr. • Nord Eriksson - Michael Bunganich 27461CalleArroyo, SanJuanCapistrano, California 92675 Telephone (714) 661-7127 FAx(714)248-2599 Californ!.Li,.,Number404 City of Newport Beach Response to Second Plan Check Comments El Capitan Park September 24,1993 Page 2 2. Flare the proposed sidewalk where it meets San Joaquin Hills Road. EPT Response: The sidewalk has been flared where it meets San Joaquin Hills Road. Please refer to Sheet C-12. 3. The proposed structural section for the concrete and the Stabilized Decomposed Granite must be approved by Edison Company. The proposed structural section for the Decomposed Granite paving does not appear heavy enough to handle Edison maintenance vehicles. EPT Response: The decomposed granite section has been reviewed by John Sayers & Associates and has been revised to 4" of D.G. over a 6" aggregate base. This profile was reviewed and approved by George Fairman at Southern California Edison. 4. The concrete paving should be 560-C-3250. EPT Response: The concrete paving note referencing the standard has been added to the details. 5. Edison Co. must approve the use of turf in its access way. EPT Response: The Southern California Edison access way consists of 13" of Cement -Treated Soil Base which is covered by 2" min. of bark mulch to prevent erosion. This profile has been determined by Mike Nelson at John Sayers & Associates and has been approved by George Fairman at Southern California Edison. 6. Fire Department approval is required for swing gate design as shown in details. EPT Response: Ray Brown has reviewed the plans and his comments have been made to the traffic gate details on Sheet C-17A. City of Newport Beach Response to Second Plan Check Comments El Capitan Park September 24, 1993 Page 3 Building Department - Grading - Rick Higley EPT Response: The grading comments made by Rick Higley have been addressed on Sheets G-2 through G-11. The plan review performed by John Sayers & Associates, which was submitted with the second screen check revisions, was resubmitted to him. Building Department - Hiep Tran Provide rafter connection. EPT Response: The rafter connection detail has been obtained from the manufacturer and has been incorporated as part of the gazebo plans. See Sheet C-17, detail F. Park and Street Tree Division - Randy Kearns Randy Kearns has reviewed the second plan check submittal and has approved the plans for construction. No revisions have been made to the plans affecting this status. Planning Department - Genia Garcia Genia Garcia has reviewed the second plan check submittal and has approved the plans pending approvals from the following departments: Public Works, Traffic, Parks and Building. No revisions have been made to the plans affecting this status. Fire Department - Ray Brown 1. East and West Gates will need to have emergency access strobes and key switches. EPT Response: Both the east and west gates shall have two emergency access strobes and dual key switches. � tr City of Newport Beach Response to Second Plan Check Comments El Capitan Park September 24, 1993 Page 4 2. Gates must be openable coming from either direction. EPT Response: Gate will be openable from both directions. 3. Recommend "Dual Key Switch". One -key from Newport and one key from County of Orange. EPT Response: The single key switches has been revised to dual key switches as requested. 4. Will access road support a 50,000 lb. fire truck? EPT Response: Dennis Bushore at CDC Engineering confirmed that the access road will support the weight. The access road is existing and was installed as a part of the rough grading plans developed by CDC. 5. Must get County permission to put their key switch at gate. EPT Response: Note has been added to the plans informing the Contractor to contact Gerald Ribeau at the Orange County Fire Department prior to ordering key switch equipment. EPT has obtained an order/authorization form from the O.C.F.D. for the key switches. These order forms will be given to the Contractor prior to construction. Irvine Ranch Water District - Derek Smith Derek Smith and Alex Harris of I.R.W.D. have reviewed the second plan check submittal and have approved the plans for construction. No revisions have been made to the irrigation plans. Prepared By: Matthew Hall, Project Manager, EPT cc: Derek Smith, I.R.W.D. Roberta Marshall, Coastal Community Builders Tony Talamante, The Irvine Company John Arvin, ASL Consulting Engineers .A , h E P T L A N D S C A P E September 10, 1993 City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658 A R C H I T E C T U R E Attn: Dick Hofstadt, Public Works Department Rick Higley, Building Department Ru4dena Genia Garcia, Planning Department SaaJu4n Capusmno Ray Brown, Fire Department Re: Revised Plans for El Capitan Park Plan Check No. 1332-93 The enclosed Landscape Construction Documents for El Capitan Park dated September 10, 1993 have been revised and should supersede those plans dated September 2, 1993 which were submitted to the City of Newport Beach for second plan check. In addition to the revised plans, John A. Sayers & Associates has completed the required plan review. Their comments and recommendations are to be submitted to Dick Hofstadt in Public Works, and Rick Higley in the Building Department. Revisions to Drawings The changes occurring on the plans are due to a preliminary review by Rick Higley and are reflecting comments made by Southern California Edison regarding the easement which runs through the site. A brief description of the plan changes are listed below: Grading Per our meeting with Rick Higley, the grading plan has been revised to eliminate all possible erosion potentials at "hinge" points. Also, per S.C.E. requirements, the contours have been altered slightly at the S.C.E. easement to eliminate excessive grading in the S.C.E. easement. Please refer to the Grading Plans. ERIKSSON • PETERS • THOMS PRINCIPALS: Robert Eriksson • Owen Peters • DavidThorns •JeffChamlee • Richard Vanderwood, Jr. • Nord Eriksson • Michael Bunganich 27461 Calle Arroyo, San Juan Capistrano, California 92675 Telephone (714) 661-7127 PAX (714) 248-2599 California License Number 404 City of Newport Beach Revised Plans for El Capitan Park September 10, 1993 Page 2 Planting Due to clearance requirements by S.C.E., certain trees along the easement have been eliminated or moved. Randy Kearns in Parks, Beaches and Recreation has approved the landscape plans, and these changes do not radically affect the plans. General Due to S.C.E. access requirements, the steel bollards located at either end of the bicycle trail have been changed to Safety Guide Traf-Flex Posts. These post will be dark green in color and are able to allow ease of access for both S.C.E. and City of Newport Beach vehicles. Due to load requirements of S.C.E. vehicles, the easement access road in the northern half of the park has been changed to a soil cement surface. This will provide the soil with enough bearing capacity to handle heavy loads. If you have any questions on the above -mentioned revisions please do not hesitate to call. As a reminder, please use this enclosed set of plans to replace the set dated September 2, 1993. Sincerely, Matthew W. Hall Project Manager cc: , Jim Lorman, TIC Roberta Marshall, TIC Tony Talamante, TIC John Arvin, ASL Ric Vanderwood, EPT IL TO. FROM: SUBJECT: Planning Commission Meeting June 10, 1993 Agenda Item No. CITY OF NEWPORT BEACH Planning Commission Planning Department Use Permit No 3495 (Continued Public Hearing) Request to permit the establishment of a passive recreational park on property located in the P-C District where a Planned Community Development Plan has not been adopted. LOCATION: A portion of Block 97, Irvine's Subdivision, located at 20 El Capitan Drive, on the easterly side of El Capitan Drive, southerly of the San Joaquin Reservoir, in the Harbor View Hills Planned Community. ZONE: P-C APPLICANT: EPT Landscape Architecture, San Juan Capistrano OWNER: The Irvine Company, Newport Beach Applications This application requests to permit the establishment of a passive recreational park on property located in the P-C District where•a Planned Community Development Plan has not been adopted. In accordance with Section 20.51.027 of the Municipal Code, parks are permitted uses in the Planned Community District, subject to the securing of a use permit. Section 20.51.040 (b) 3 of the Municipal Code also provides that development of sectors within a Planned Community District may be permitted, subject to the securing of a use permit. Use Permit procedures are set forth in Chapter 20.80 of the Municipal Code. Environmental Significance This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 4 (Minor Alterations to Land). Conformance with the General Plan The Land Use Element of the General Plan designates the site for "Environmental and Recreational Open Space" use. The subject project is a permitted use within this designation. The Recreation and Open Space Element of the General Plan also identify Service Area No. 11 - Harbor View where the subject park is to be located, and is TO. Planning Commission 2. designated as Greenbelt and Restricted Access Open Space and primarily for passive open space use. A change in the park facility to accommodate more active recreational uses will require an amendment to the Recreation and Open Space Element of the General Plan. Subject Property and Surrounding Land Use The subjectproperty is currently undeveloped and includes a 64 foot wide street right-of-way for a future extension of El Capitan Drive. To the north, is a water reservoir; to the east, is a future school site and the future Newport Ridge residential development which is currently under construction in an unincorporated portion of Orange County; to the south, across San Joaquin Hills Road is a single-family residential development; and to the west and northwest, is the Spyglass Hill residential development. Backaround At the time of adoption of the Harbor View Hills Planned Community Plan, the area which encompasses the subject property was identified as a greenbelt area. This is also the identification in the Recreation and Open Space Element, with a portion of the plan attached for the Commission's information. The park will mainly serve the San Joaquin Hills (Newport Ridge) Planned Community residences which is currently under construction easterly of the subject park and which will contain approximately 2,550 residential dwelling units. At its meeting of May 6, 1993, the Planning Commission continued this item to its meeting of May 20, 1993 and subsequently to its meeting of June 10, 1993, so as to allow the applicant additional time to meet with the neighboring homeowner's association to resolve concerns with regard to aesthetics of the proposed planting materials. The landscaping proposals as agreed to with the homeowner's association have been incorporated into the attached revised landscape plan. A color rendering depicting the proposed park facility landscape plan will be on display in the Council Chambers for Commission review. Analy§is As indicated previously, the applicant intends to construct a passive recreational park area comprised of approximately 14.5± acres, which will landscaped with natural flora indigenous to the vicinity. The applicant has submitted the attached letter describing the proposed park facility and background information and the attached revised landscape plan which set forth the proposed park development on the site. Street lighting currently exists on El Capitan Drive; however, no lighting is proposed within the park facility itself. A gazebo structure is proposed for use by the general public and is located at the southerly end of the park overlooking San Joaquin Hills Road. However, the plans submitted do not accurately depict that the westerly 64 feet of the park located southerly of Point Conception is dedicated street right-of-way (for the future extension of El Capitan Drive). TO: Planning Commission -3. Public Works Denartment Recommendations The Public Works Department has recommended conditions of approval regarding various aspects of the proposed park development related to the general drainage of the subject property and runoff over public sidewalks, right-of-way usage, consistency with the master plan of bikeways, an agreement for the maintenance of the parkland and requirements of the Americans with Disabilities Act related to access. The appropriate conditions of approval have been incorporated into the attached Exhibit "A". Parks Beaches and Recreation Department Concerns The Director of Parks, Beaches and Recreation has indicated that the Parks, Beaches and Recreation Commission has approved in concept the proposed park facility. Their only concern is with regard to the proximity of the future school site shown on the plans submitted. The concern is that if the school site is developed in the future, there is a possibility that the park could be used for active recreational purposes and that future homeowners should be informed of that possibility by disclosure in sales documents. Inasmuch as this application is for a passive park facility, a change to an active recreation park facility will require an amendment to the use permit. The appropriate condition of approval has been incorporated into the attached Exhibit "A". Staff has not required the disclosure in the sales documents, inasmuch as the school site and the future residential tracts are located within an Unincorporated Area of Orange County and not within the City of Newport Beach. Specific Findings and Recommendations Section 20.80.060 of the Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the city. Should the Planning Commission wish to approve this application, appropriate findings and conditions are set forth in the Exhibit "A" (Revised). It is staffs opinion that no findings may be reasonably made in support of the denial of the proposed park facility; therefore, no exhibit for denial has been provided. However, the possibility remains that information may be provided at the public hearing which may provide adequate basis for denial of this application, should the Planning Commission wish to take such an action. PLANNING DEPARTMENT JAMES D. HEWICKER, Director By. Javi r S. Garcia Senior Planner 4 TO: Planning Commission -4. Attachments: Exhibit "A" (Revised) Vicinity Map Excerpts from Recreation and Open Space Plan of the General Plan and Detail of Service Area 11 (covering the subject property) Master Plan of Bikeways and Detail Showing the Subject Property Letter from the Applicant Describing the Project and Attachment Site Plan/Landscape Plan ]AY-G\UP\UP3495.SR1 TO: Planning Commission -5. EXHIBIT "A' (REVISED) FINDINGS AND CONDITIONS OF APPROVAL FOR USE PERMIT NO. 3495 Findines• 1. The proposed park facility is consistent with the General Plan and the Harbor View Planned Community Development Standards, and is compatible with surrounding land uses. 2. The project will not have any significant environmental impact, inasmuch as natural flora is proposed in a majority of the park. 3. 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. 4. That public improvements may be required of a developer per Section 20.80.060 of the Municipal Code. Conditions: 1. That development shall be in substantial conformance with the approved, revised site plan/landscape plan, except as noted below. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. That the Irvine Company or its assigns (as approved by the City) shall execute an Agreement with the City of Newport Beach which will provide for the construction and maintenance of the proposed park improvements to be constructed within the City boundary and within the 64 foot wide El Capitan Drive right-of-way and shall hold the City harmless from liability caused from the existence of these improvements. 4. That the water used on the subject site shall be paid for by the Irvine Company or its assigns. This agreement shall be executed prior to the start of any construction work within the City boundary. 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. TO: Planning Commission -6. 6. That the trail from the end of El Capitan Drive between Point Conception Way and San Joaquin Hills Road shall be a minimum 12 foot wide concrete sidewalk designed to allow maintenance vehicles and bicycles to use the facility. The trail must also meet Americans with Disabilities Act (ADA) standards for slopes, landings and ramps. The design shall be subject to further approval by the Public Works Department and the Building Department. NOTE: The City of Newport Beach's Circulation and Recreation and Open Space Elements show a bike trail in this area. 7. That the material composing the upper trail meet ADA standards and be able to accommodate maintenance vehicles. (If decomposed granite surface is used, it must be shown to meet ADA Standards). 8. That a drainage swale/curb shall be installed adjacent to the El Capitan sidewalk to intercept runoff from the adjacent slope with the design subject to the approval of the Public Works Department. 9. That a park drainage plan be prepared and approved by the Public Works Department and be implemented to provide sufficient drainage facilities to eliminate surface erosion in the park area. 10. That a landscape plan and irrigation plan shall be approved by the Parks, Beaches, and Recreation, Public Works, and Planning Departments. Said plan shall be consistent with the provisions of Chapter 14.17, Water Efficient Landscaping of the Newport Beach Municipal Code. 11. That all trees installed adjacent to the sidewalk along the San Joaquin Hills Road frontage shall be on the City's approved tree list unless otherwise approved by the Parks, Beaches and Recreation Department and the Public Works Department and that a root barrier system shall be installed to prevent tree roots from growing under the sidewalks. 12. That the future use of the park facility for active recreational purposes shall be prohibited unless an amendment to the Recreation and Open Space Element of the General Plan and to this use permit is approved by the City. 13. That no lighting shall be permitted within the park facility unless an amendment to this use permit is approved by the Planning Commission. 14. That the traffic gates located at the fire access road between E1 Capitan Drive and Terrace Ridge shall be constructed so pedestrian and bicycle access is maintained at all times. 15. That this use permit shall expire if not exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. VICINITY MAP IAP-CITY-OF-NEINPORT--atAyn--VALarvnn,m USE PER f Ne Bibach Gier� Plan I \\• .I; s.. i7 t- Recreation lr '_ ^ • � I ^ j; # =i .+Y:'ti � _', �€ " F fat and Open Element \ ti'•' :'•tom re.nonr c .•,-. �''��'= f �• ` i•~ If. r 1• {I . .r'•�. �,: \\•-\ {-•r ^'i `'L•' g S:: �:.\ _ • ''�-`.�i.11� a'�`1 �_.� `�' �• +•_ S 'n"✓'- Et; t' 1 /\ -.c •. .>� � ti I � � %li' I� �ii. .'2.,:?. i/ , ••i •' • ,'� •-': x.!'t.f::. ^`�. �.�1•. _ -.' ..•� ' •, Ir:'�� . N\.. F-3 rolwewvw.r \ . % • L••1 •; y Z .0 • rl.�. . • { E3 •(fpOM.YftTAI ' -• •toy' .r,= "j - r • �' •. r-, Ile Newport .Beach General Plan Recreation and Open Space Element ftf111 BACKBONE BIKEWAY SECONDARY BIKEWAY REGIONAL TRAIL EXHIBIT --- p , TH= ao � wr..mi c.mo akin 15 � {'L,RES �..,,,, an. a �,w��.,�. I I eoo �.00 .000 FEET i BD 114 111 MILE i vaton o SERVICE AREA 11 M< MIY( M �fY ESN( V NEM �A1EI Y iC1100ti S =PMUC BEACH Ee j OPEN SPACE tRfA MEw10RT ifAW ECOLOdCK EESl11YE YA E 01 [MVEIOMYEMA\ bEM G! OS YE1EN! 4!E M/1pE M MtTMTa GE MSTItlOTlO M:Clii MA O EMSnNG O PROPOSED j(F PROPOSED srrtau couTron �� rl.nrtv w iwaEwEM DEBT Mm �T E ( • . I� Open Space Element obBaton " SERVICE AREA 11 ® RECREATION MINIPARK MP NEIGHBORHOOD PARK NP COMMUNITY PARK CP VIEW PARK VP SCHOOLS SC ® PUBLIC BEACH PB D M OPEN SPACE UPPER NEWPORT BEACH ECOLOGICAL RESERVE ER ENVIRONMENTAL d OPEN SPACE OS MARINE LIFE REFUGE M GREENBELT GB RESTRICTED ACCESS RA ❑ EXISTING p PROPOSED PROPOSED PRECISE LOCATION WILL BE DETERMINED IN SUBSEQUENT PLANNING ••••'SERVICE AREA BOUNDARY EJUiBIT rn THE ® CCEISM rna„twu.0 nr.rcw.arr 400 30®a0 3400 FEET 0 f/3 Yilt 1A i// 9y:Xerox Telecopier 7020 -28-93 t 3 32PM 71472' '11y 7140443318;# 2 April 28, 1993 0 COASTAL..COMMUNITY BUILMRS Mr. Jay Garcia Current Planning Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92660 RE: Use Permit Number 3495, E1 Capitan Park Dear Jays As a follow up to our discussion on Monday, April 26, 1993 I am enclosing some information regarding the subject Use Permit for your use in finalizing your staff report for the planning Commission meeting on May 6. in reviewing the City of Newport Beach Land Use Element of the General Plan, this park is designated as "Spyglass Hill Park and Open Space', The land use designation is for Recreational and Environmental Open Space that will allow the Continuation of existing passive open space uses. This is Completely consistent with the subject use permit application and the park plan submitted to the City, By way of background, The Irvine Company has worked closely with Spyglass Community Association Board in preparing this park plan and has obtained their concurrence. In the interest of water conservation, we have coordinated closely with the City Engineer, Don Webb, and the Irvine stanch Water District to obtain the necessary approvals to extend reclaimed water services to El Capitan Park and thereby eliminate the need for using domestic water for irrigation purposes, it should also be noted that this park Will be conveyed in fee to the Newport Ridge Master Association for ownership and maintenance purposes and we have been coordinating closely with Ron Whitley in the Parks Department as well as the city Engineering Department on this matter. I have attached a copy of the description of the park prepared by the landscape architecture design firm, EPT, for your reference, I also submitted a copy of this to Ron Whitley for his use at the May 4 Parks Belches and Recreation Committee =eating, I would appreciate It if you could provide me with a copy of the staff report and agenda as soon as it is available. My fax number is 720-2111. 1�1 SENT BY:Xerox Teiecopier 7020 28-93 ; 3:32PM ; 71471 '.114 7146443318;# ; h Mr. Jay Garcia April 28, 1993 Page Two I hope this info questions or if i c contact no at 720- �si%n�cerely, W� ) ? William T. Gartlan Vice President, La WTG/kar/lil cc: Tom Redwitz Ric Vanderwoo Julie Chay 2 r . : EL CAPITAN PARK Newport Beach, California El Capitan Park, situated between the existing Spyglass Hill and the Newport Ridge communities, is a naturalistic buffer park which strives to combine the natural landscape of the adjacent Newport Coast with a domesticated landscape palette. Design of the park entailed the creation of a self-sustaining, drought - tolerant landscape while providing the visitor with a comfortable and enjoyable environment. Input from the adjacent residents was addressed and incorporated into the final design solution. Visitors to El Capitan Park are offered a linear sequence of experiences. Two overlook plateaus are located at opposing ends of the site. These areas offer the visitor picnic opportunities and views to both the Pacific Ocean and inland Orange County. At the southerly plateau, a gazebo is located to offer shade and shelter, and to provide an attractive gathering point for visitors. The overlook plateaus are linked by a curvilinear path which gently meanders through the site. On this path, the visitor may encounter lacy groves of California Pepper trees, rolling turf areas, dense stands of Live Oak and Sycamore, natural plantings of Sumac and Toyon, and brilliant displays of California Poppy, Matilija Poppy and Arroyo Lupine. El Capitan Park will act as an attractive buffer between the adjacent communities. The proposed park design introduces subtle grading concepts to accentuate view opportunities, create distinct spaces, and retain rainwater for the use of the trees and shrubs. The proposed landscape treatment, incorporating a reclaimed water irrigation system, re-establishes the plant species indigenous to Southern California coastal areas. Such plant species as Lemonade Berry, Toyon, Laurel Sumac, Buckwheat ,And Coast Sagebrush are prominent in the Newport Coast landscape and are incorporated into the park planting scheme. Potential techniques used to create a healthy growing environment for such plants include top soil salvaging, green waste deposition, unique weed abatement practices, and introduction of nitrogen fixing first crops. The landscape concept consists of irrigated and non -irrigated areas to further emulate the natural environment. f j,W414G U4.-j UMENT 17Y OF NFWPORT BEACI- AM JUN 11993 PM 71819tMA141213141516 COMMISSIONERS MINUTES ��or�p°�ogPo'Co CITY OF NEWPORT BEACH Tune 10. 1993 ROLL CALL INDEX 13. That a Live Entertainment Permit shall be approved by e City. 14. That the on -site parking shall be available for a parking. of vehicles at all times and the storage of o er than motor vehicles shall be prohibited. 15. That a Coastal Permit shall be pproved prior to the implementation of the live a ertainment and prior to issuance of building permits 16. That the Planning mmission may add or modify conditions of appro to the use permit, or recommend to the City Council a revocation of this use permit, upon a determinatio at the operation which is the subject of this use permit auses injury, or is detrimental to the health, safety, ace, morals, comfort or general welfare of the co pity. 17. at this use permit shall expire if not exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. s * x Use Permit No 3495 (Continued Public Hearing) stem No. Request to permit the establishment of a passive recreational park UP3495 Approved on property located in the P-C District where a Planned Community Development Plan has not been adopted. LOCATION: A portion of Block 97, Irvine's Subdivision, located at 20 El Capitan Drive, on the easterly side of El Capitan Drive, southerly of the San Joaquin Reservoir, in the Harbor View Hills Planned Community. ZONE: P-C -10- COMMSSIONERS CITY OF NEWPORT BEACH MINUTES June 10, 1993 ROLL CALL INDEX APPLICANT: EPT Landscape Architecture, San Juan Capistrano OWNER: The Irvine Company, Newport Beach James Hewicker, Planning Director, explained that the subject park will benefit a residential development that will be developed in an unincorporated area in the County, and it is adjacent to the Spyglass Hill residential community inside the City. When the Planned Community zoning was established several years ago there was no development plan prepared at that time for the park or the greenbelt system, and inasmuch as the City did not have a development plan, the City has allowed the property owner to proceed under the use permit process. He referred to the letter from the Spyglass Hill Community Association dated June 4, 1993, indicating their support of the application. In response to questions posed by Commissioner Pomeroy, Patricia Temple, Advance Planning Manager, explained that the proposed park is adjacent to Newport Ridge, which is located in the City's Sphere of Influence. It is feasible that the area would be annexed into the City after a significant amount of construction has occurred. In response to questions posed by Commissioner Ridgeway regarding El Capitan Drive, Rich Edmonston, City Traffic Engineer, explained that in the review process of the Newport Ridge area, it was analyzed and determined that there was not a reason to extend the roadway to San Joaquin Hills Road. The Spyglass Hill Community Association has indicated their opposition to the extension of the road based on their concerns that traffic would be travelling through the neighborhood of Spyglass Hill. The City does not feel from a circulation standpoint that a roadway is necessary at this time. Mr. Hewicker explained that El Capitan Drive is being terminated in a knuckle northerly of the existing San Joaquin Hills Road. The portion of the right- of-way for El Capitan Drive that would normally connect with San Joaquin Hills Road is being improved as a portion of the park. -11- MINUTES COMMISSIONERS CITY OF NEWPORT BEACH June 10. 1993 ZOLL CALL INDEX Commissioner Ridgeway stated that El Capitan Drive was originally a part of the regional circulation system and there is no mention in the staff report of the roadway being deleted. Mr. Edmonston explained that the Master Plan of Streets and Highways addresses the arterial streets within the City; however, El Capitan Drive is not included inasmuch as it is considered a local street. Under the present proposal, the City is not foregoing the right to extend the street to San Joaquin Hills Road; however, it is not anticipated to occur in the foreseeable future. Commissioner Merrill explained that the City Council previously indicated to the Spyglass Hill Community Association that EI Capitan Drive would not connect with San Joaquin Hills Road. Commissioner Ridgeway stated his support of the proposed park; however, he expressed his concerns regarding the status of El Capitan Drive to San Joaquin Hills Road. Commissioner Merrill and Mr. Hewicker discussed Commissioner Ridgeway's concerns regarding El Capitan Drive. The public hearing was opened in connection with this item, and Mr. Bill Gartland, Vice President of Land Development for The Irvine Company, appeared before the Planning Commission. Mr. Gartland explained that the proposed San Joaquin Hills Planned Community has been changed to Newport Ridge for marketing purposes. He addressed the Spyglass Hill Community Association's consensus on the proposed park design. It has been determined that EI Capitan Drive would not be required for the buildout of the Newport Ridge project; however, the City owns the road right- of-way in perpetuity and as a condition of approval for the park project, The Irvine Company shall provide the landscape improvements within the right-of-way and has entered into a maintenance agreement with the City. The proposed park shall be a buffer between the existing Spyglass residential area. and Newport Ridge. The primary components are biking and hiking trails, and scenic overlooks. The area that is adjacent to the proposed school site is 4 acres of flat turf area for potential joint use with the future elementary school. -12- COMMISSIONERS \ W\\i'M\"P *16 CITY OF NEWPORT BEACH MINUTES June 10, 1993 ROLL CALL INDEX In response to a question posed by Chairman Edwards, Mr. Garland concurred with the findings and conditions in Exhibit "A". Mr. Gartland referred to the staff report wherein he stated that the landscaping of the park would consist of natural flora;, however, it is a combination of the four acre turf area and ornamental planting material that was incorporated at the request of the Spyglass Hill Community Association to bridge the two communities. The Irvine Company incorporated disclosures in the real estate documents regarding the future school site and the joint use of the park. The park is going to be owned and maintained by the Newport Ridge Community Association, and The Irvine Company is deed restricting the park in their conveyance to the Community Association for the future joint use of the school. In discussions with Spyglass Hill Community Association since the entitlement stage in the 1980's, it has also been disclosed and the Association was advised of that potential. In reference to Condition No. 6, Exhibit "A", requesting a minimum 12 foot wide concrete sidewalk, Mr. Garland stated that residents are concerned that the width of the sidewalk would be driveable. He requested that the sidewalk width be reduced, and the construction of the sidewalk be combined with paving and turf block to address the concerns of the Spyglass Hill Community Association and to improve the aesthetics of the pathway. In reference to Condition No. 12, Exhibit "A", regarding the future use of the park facility, Mr. Garland addressed the joint use of the park, and the potential informal play of the students from the proposed elementary school. In response to a question posed by Commissioner Glover, Mr. Garland suggested that the sidewalk be reduced to 6 feet wide, and if a driveable surface is necessary that a portion of the sidewalk could be constructed of a turf block. The Irvine Company would cooperate with the Public Works Department regarding the design of the trail. -13- COMMISSIONERS MINUTES G'l0�{ od�D�S CITY OF NEWPORT BEACH June 10, 1993 ROLL CALL INDEX Mr. Edmonston explained that a 6 foot wide sidewalk would not be acceptable inasmuch as it is a designated bicycle trail on the Master Plan of Bikeways. State standards request a minimum of 8 feet; however, the Public Works Department considers 8 feet to. be inappropriate inasmuch as the area would be utilized by maintenance vehicles. The Public Works Department would oppose a trail narrower then 10 feet wide. A concrete surface would be an all-weather surface that would be usable at all times. Commissioner Glover expressed her concern regarding the aesthetics of concrete in the City. In response to a question posed by Commissioner Merrill, Mr. Edmonston stated that maintenance vehicles consist of stake bed trucks for landscape maintenance purposes and pickup trucks. Commissioner Merrill recommended a 6 foot wide concrete sidewalk and to allow 2 to 3 foot wide turf block aprons on either side. Mr. Edmonston explained that if the City does not provide a minimum 8 foot wide sidewalk, the City would be exposed to an additional liability, and he addressed the erosion of the soils that exists on the property. The erosion could feasibility spill over on to the bicycle path and that is the basis for an all-weather surface. Commissioner Merrill expressed his approval of an 8 foot wide sidewalk and a 4 foot wide turf block. He said that a 12 foot wide concrete sidewalk would encourage vehicles to drive on the path. In response to questions posed by Commissioner Gifford, Mr. Edmonston explained that a bicycle path is required to be an all- weather surface, i.e. cement or asphalt. Mr. Gartland explained that The Irvine Company has had success with pathways similar to the paths that he has recommended. The park will be maintained by the Newport Ridge Community Association and will not be maintained by the City. He supported an 8 foot wide all-weather surface and a 2 foot wide turf block on each side of the path. Mr. Hewicker stated that the Newport Ridge Community Association will be responsible for the easement, and he expressed -14- NUTES 1993 2OLL CALL INDEX Motion * concern if the City trucks and other vehicles that are required to use the easement cannot make the necessary improvements. Commissioner Pomeroy stated that an 8 foot wide sidewalk is marginal for safe side by side bicycle traffic. The path is not designed for off -road bicycles; however, it is designed for smooth tire bicycles that do not. work well on a hard surface. He addressed the durability of a concrete sidewalk. Also, a 10 foot wide sidewalk would be sensible for safe bicycle riding at decent speeds. He asked when the first phase of housing would go on sale in Newport Ridge. Mr. Gartland explained that the first project is pre -selling and the first occupancy will be the early part of 1994. There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion was made to approve Use Permit No. 3495 subject to the findings and conditions in Exhibit "A", and to modify Condition No. 6 to state a maximum 10 foot wide concrete sidewalk. Commissioner Glover expressed her concerns that the City is constructing wide concrete sidewalks and the City should also be concerned with the aesthetics of the concrete in the City. In response to comments by Chairman Edwards regarding modified Condition No. 6, Robin Flory, Assistant City Attorney, suggested that the modified condition be corrected to state minimum inasmuch as it would allow the applicant the option to construct a sidewalk less than 10 foot wide. Commissioner Ridgeway stated that the proposed park is 14-1/2 acres and the concrete sidewalk is minimal in perspective from an aesthetic point of view; that the proposed sidewalk is a bicycle trail; and the sidewalk is required to comply with the Americans with Disabilities Act. He approved the suggestion that Condition No. 6 be modified to state minimum. -15- COhMSSIONERS MINUTES CITY OF NEWPORT BEACH June 10, 1993 ROLL CALL INDEX Commissioner Pomeroy explained that minimum would allow a 14 foot wide sidewalk; however, the Commission is requesting that the sidewalk not be greater than 10 feet wide wherein he suggested that the condition be modified to state ..shall be a 10. foot wide concrete sidewalk. The maker of the motion amended her motion as suggested to 10 foot wide. Substitute motion was made to approve Use Permit No. 3495 substitute * subject to the findings and conditions in Exhibit "A", and to modify Motion * * * * * * Condition No. 6 to state .a minimum of ZO feet. Chairman 9yes qo * Edwards stated that there are the issues of liability and the American with Disabilities Act. He expressed his doubt that the applicant would construct a 14 foot wide sidewalk, and a minimum of 10 feet meets the required standards. Motion was voted on, SUBSTITUTE MOTION CARRIED. Findines: 1. The proposed park facility is consistent with the General Plan and the Harbor View Planned Community Development Standards, and is compatible with surrounding land uses. 2. The project will not have any significant environmental impact, inasmuch as natural flora is proposed in a majority of the park. 3. 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. 4. That public improvements may be required of a developer per Section 20.80.060 of the Municipal Code. -16- COMMISSIONERS CITY OF NEWPORT BEACH MINUTES June 10, 1993 20LL CALL INDEX Conditions: 1. That development shall be in substantial conformance with the approved, revised site plan/landscape plan, except as, noted below. 2. That all improvements be constructed as required by Ordinance and the Public Works Department. 3. That the Irvine Company or its assigns (as approved by the City) shall execute an Agreement with the City of Newport Beach which will provide for the construction and maintenance of the proposed park improvements to be constructed within the City boundary and within the 64 foot wide El Capitan Drive right-of-way and shall hold the City harmless from liability caused from the existence of these improvements. 4. That the water used on the subject site shall be paid for by the Irvine Company or its assigns. This agreement shall be executed prior to the start of any construction work within the City boundary. 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. 6. That the trail from the end of El Capitan Drive between Point Conception Way and San Joaquin Hills Road shall be a minimum 10 foot wide concrete sidewalk designed to allow maintenance vehicles and bicycles to use the facility. The trail must also meet Americans with Disabilities Act (ADA) standards for slopes, landings and ramps. The design shall be subject to further approval by the Public Works Department and the Building Department. NOTE: -17- MINUTES COMMISSIONERS CITY OF NEWPORT BEACH June 10, 1993 ROLL CALL INDEX The City of Newport Beach's Circulation and Recreation and Open Space Elements show a bike trail in this area. 7. That the material composing the upper trail meet ADA• standards and be able to accommodate maintenance vehicles. (If decomposed granite surface is used, it must be shown to meet ADA Standards). 8. That a drainage swale/curb shall be installed adjacent to the El Capitan sidewalk to intercept runoff from the adjacent slope with the design subject to the approval of the Public Works Department. 9. That a park drainage plan be prepared and approved by the Public Works Department and be implemented to provide sufficient drainage facilities to eliminate surface erosion in the park area. 10. That a landscape plan and irrigation plan shall be approved by the Parks, Beaches, and Recreation, Public Works, and Planning Departments. Said plan shall be consistent with the provisions of Chapter 14.17, Water Efficient Landscaping of the Newport Beach Municipal Code. 11. That all trees installed adjacent to the sidewalk along the San Joaquin Hills Road frontage shall be on the City's approved tree list unless otherwise approved by the Parks, Beaches and Recreation Department and the Public Works Department and that a root barrier system shall be installed to prevent tree roots from growing under the sidewalks. 12. That the future use of the park facility for active recreational purposes shall be prohibited unless an amendment to the Recreation and Open Space Element of the General Plan and to this use permit is approved by the City. -18- COMMISSIONERS MINUTES lo- \000,s O CITY OF NEWPORT BEACH June 10, 1993 ROLL CALL INDEX 13. That no lighting shall be permitted within the park facility unless an amendment to this use permit is approved by the Planning Commission. 14. That the traffic gates located at the fire access road between El Capitan Drive and Terrace Ridge shall be constructed so pedestrian and bicycle access is maintained at all times. 15. That this use permit shall expire if not exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. Use Permit No 3122(Amendd) (Continued Public Hearing) Item No Request to amend a previously approved use permit which UP3122A permitted the construction of the Edgewater Place complex cont I d including a full service restaurant and bar on the second and third floors with on -sale alcoholic beverages and live entertainment; a to toz4/93 take-out restaurant and a variety of retail uses on the ground floor; and the Edgewater Place parking structure. The proposed amendment includes: a request to permit the construction of a vehicle ramp from the ground floor of the parking structure to the basement; a re -configuring of the number and location of parking spaces within the parking structure; the conversion of the third floor restaurant/bar to office use; and the reduction of the off- street parking requirement for the remaining second floor restaurant to one parking space for each 50 square feet of "net public area." An exception to the Sign Code is also requested inasmuch as two direction signs to the parking structure exceed the permitted 6 sq. ft. area, and one of the signs contains the name of the Newport Landing Restaurant. LOCATION: Lots 1-3, 7-12, an unnumbered lot, all in Block 3 of the Balboa Bayside Tract; and Lots 22 and 23, Block A of the Bayside -19- .4 R ; COMMISSIONERS MINUTES CITY OF NEWPORT BEACH June 10.1993 ROLL CALL INDEX Tract, located at 309 Palm Street, on the northerly side of East Bay Avenue, between Palm Street and Adams Street, in Central Balboa. ZONE: RSC-R APPLICANT: BA Properties, Los Angeles OWNER: Same as applicant James Hewicker, Planning Director, stated that the applicant has requested that Use Permit No. 3122 (Amended) be continued to the June 24, 1993, Planning Commission meeting to allow additional time for the property owners of the Newport Landing Restaurant and the Edgewater Place complex to review the proposed development. Motion All Ayes * Motion was made and voted on to continue Use Permit No. 3122 (Amended) to the June 24, 1993, Planning Commission meeting. MOTION CARRIED. x** Se Permit No. 3076 Amended Continued Public Hearin item No.5 Request amend a previously approved use permit which permitted the ablishment of the Newport Landing Restaurant with on -sale alcoho ' beverages, live entertainment and off -site parking on property loca in the RSC-R District. The proposed amendment includes: a req t to establish a new off-street parking requirement for the restau t based on additional off -site parking spaces being provided by the ers of the Edgewater Place Development; the removal of the viously approved UP3076A Contra to 6/24/93 handicapped parking spaces from the Newport Lan ' Restaurant site; and the approval of an amended Off -site Parking eement consistent with the revised parking figures. -20- CONDITION 1. Sub.Conformance 2. Improvements ` Agreement 4. Water 5. Traffic control plan 6. Trail width 7. ADA Stds. 8. Drainage Curb 9. Park Drainage 10. Landscape & Irrigation Plan 11. Trees QD Lighting r 14. Traffic gates CONDITIONS OF APPROVAL PC#1332-93 20 El Capitan USE Permit 3495 DEPARTMENT ACTION Planning Plans Approval Public Works Plans Approval � � Planning ty ttc �y Public Works Agreement Traffic Engineer Plans Approval Public Works Plans Approval Building Dept. Plans Approval Public Works Plans Approval Building Dept. Plans Approval Public Works Plans Approval Public Works Plains Approval PBR Plans Approval Public Works Planning PBR Letter of compliance Planning Letter of complianice Planning Plans Approval & rui Letter of compliance r Pmadma SanJnan Capistrano E P T L A N D S C A P E September 2, 1993 City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658 A R C H I T E C T U R E Attn: Dick Hofstadt, Public Works Department Rick Higley, Building Department Hiep Tran, Building Department Randy Kearns, Park and Street Tree Division Genia Garcia, Planning Department Ray Brown, Fire Department Re: Response to First Screen Check Comments, Plans Dated July 20, 1993 The following are responses to City of Newport Beach and Irvine Ranch Water District screen. check comments on the El Capitan Park plans dated July 20, 1993. The comments areas follows: Public Works Department - Dick Hofstadt 1. These plans must reflect the conditions of approval of Use Permit No. 3495. The grades on these plans do not reflect the approved precise grading plans. Either your plans should be revised to reflect the grades and swales shown on the precise grading plans prepared by CDC, or CDC should revise their plans. Drainage must be intercepted before crossing the proposed and existing,sidewalks. EPT Response: The precise grading plans contained in the El Capitan Park set have been produced by ASL Consulting Engineers. The plans have been developed based on the Mass Grading Plans produced by CDC Engineering. The existing mass grades have been certified by Neil Morrison with Hunsaker & Associates. The drainage has been revised to eliminate flow over proposed and existing sidewalks. Responses to Conditions of Approval Condition` 6: The trail from the end of El Capitan Drive between Point Conception Way and San Joaquin Hills Road is a 10' wide structurally reinforced concrete walk designed to allow ERIKSSON - PETERS • THOMS PRINCIPALS: Rohcrt Eraksson - Owen Peters - David Thoms - JcllChannlce - Richard Vanderwood, Jr. - Nord Eriksson - Michael Bunganich 27461 Callc Arroyo, San Juan Capistrano, California 926T Tcicphouc (714) 661-7127 FAX (7I4) 248-2J99 Gldorraa Laensc Numbc, 404 r The City of Newport Beach Response to First Screen Check Comments September 2, 1993 Page 2 maintenance vehicles and bicycles to use the facility. The 3' of decomposed granite on either side is to allow for Southern California Edison access (16' required). Condition 7. The decomposed granite pathways throughout the park are cement -stabilized. This cement -stabilization allows the walking surface to be firm, smooth and able to withstand erosive forces. The specified compressive strength of the surface is 500 psi after seven days. Please refer to the Decomposed Granite Specification on Sheet C-18 for detailed information. Condition 8: The plans have been revised to provide drainage swales to intercept runoff before it reaches the proposed and existing sidewalks. Condition 9: A park drainage plan has been prepared and is represented on Sheets G-2 to G ;11. Condition 10: Landscape and Irrigation Plans have been submitted to Parks, Beaches and Recreation, Public Works, and Planning Department. The plans are consistent with the provisions of Chapter 14.17, Water Efficient Landscaping of the Newport Beach Municipal Code. Condition 11: The tree planting detail has been revised to specify root control barriers on trees (15 gallon or larger) which occur within 5' of decomposed granite or concrete sidewalks. Condition 14: Traffic control gates are proposed at both ends of the fire access road from El Capitan Drive to Terrace Ridge. These gates are strobe -activated and are designed in conformance to City of Newport Beach Fire Department. Pedestrian and bicycle access is maintained at all times. Southern California Edison will`use the key access on the west gate to gain access to their electric poles. The City of Newport Beach Response to First Screen Check Comments September 2, 1993 Page 3 Building Department - Grading - Rick Higley EPT Response: The comments made by Mr. Higley have been addressed and are reflected on the plans. John Arvin from ASL Consulting Engineers met with Mr. Higley at the City on Tuesday, . August 31 and discussed the comments. Refer to Grading Sheets G-2 to G-11 for revised plans. A Soils Engineer and Engineering Geologist from John A. Sayers and Associates are presently reviewing the current grading plans. Once this is complete, a review summary will be forwarded promptly to Rick Higley and all involved parties. For comments.concerning the stability of the decomposed granite walkway, please refer to the response to Condition 7 above of the Conditions of Approval. Also, please refer to Sheet C-18 for the detailed specification for the cement -stabilized decomposed granite paving. , Building Department - Hiep Tran 1. Provide details per structural calculations. EPT Response: Detail E has been provided illustrating the structural modifications to the manufacturer -supplied gazebo structure. Structural calculations for the gazebo were a part of the first City submittal, and are presently in the possession of the City. 2. Remove sheets which do not apply to this gazebo permit. EPT Response: A reduced set has been submitted to the Building Department for gazebo review. 3. Provide an architect's or engineer's signature on plans. EPT Response: A stamp and signature has been supplied on Sheet C- 17. The City of Newport Beach Response to First Screen Check Comments September 2, 1993 Page 4 Park and Street Tree Division - Randy Kearns 1. No trees can be used which could interfere with the views of the adjacent City of Newport Beach homeowners as defined in Council Policy I-12. Eucalyptus and Sycamore should not be used. EPT Response: El Capitan Park is intended as a passive use park which acts as a buffer between Spyglass Hill and Newport Ridge. The proposed trees filter views between the two developments as desired by the Spyglass Hill Homeowner's Association. The planting concept has been approved by various City officials and the Spyglass Hill Homeowner's Association in the very early stages of planning. 2. I recommend that California Sycamore and Aleppo Pine not be used here because we have experienced severe problems with anthracnose on our Sycamores and spider mites on our Aleppo Pines. Us of trees which you can anticipate would require chemical spraying would not be environmentally sensitive. Additionally, the large groupings of Aleppo Pines could present a fire hazard. EPT Response: The Platanus racemosa (California Sycamore) has been replaced on the plans with Platanus acerifolia 'Bloodgood' (London Plane Tree). The new tree is resistent to anthracnose and will not create a maintenance problem. The Pinus halepensis (Aleppo Pine) is used widely in Newport Ridge and in the Newport Coast Development and its use in El Capitan Park is important the the overall design of the community. 3. I recommend that the groupings of plant material be spread apart to discourage developing areas that would attract vagrants. This is especially important when you consider the proposed adjacent school site. EPT Response: The shrub areas have been thinned near the proposed school sits and where they are located near sidewalks. The City of Newport Beach Response to First Screen Check Comments September 2, 1993 Page 5 4. I question the non -irrigated areas ability to not.become a fire hazard situation when people are being attracted towards them. EPT Response: The non -irrigated areas are a minimal part of the park area and should note pose and excessive threat for fire. The adjacent residents are in no danger of fire hazards. 5. We have found that a number of your irrigation valves are too small to accomodate the system GPM demand. EPT Response: All the irrigation valves have been checked and none have been found to be incorrectly sized. Please refer to the Rainbird EFB-CP Series Remote Control Valve specification sheet attached. Planning Department - Genia Garcia �1. Show natural grade line on all elevations for gazebo. EPT Response: Refer to Sheet C-17 for natural grade at gazebo. 2. Dimension building height as measured from natural grade to average and maximum roof height for gazebo. EPT Response: Refer to Sheet C-17 for gazebo dimensions. 3. Fire access gates must be located between El Capitan Drive and Terrace Ridge. EPT Response: Two fire access gates are provided between El Capitan Drive and Terrace Ridge. Refer to layout, irrigation and planting sheets, as well as Sheet C-17A for Traffic Control Gate Details. Irvine Ranch Water District - Derek Smith 1. Sheet I-25:' Both remote valves and master valves are pressure reducing. IRWD only required either all remote valves, or single master valve be pressure reducing. The City of Newport Beach Response to First Screen Check Comments September 2, 1993 Page 6 EPT Response: The Rainbird valves specified have been changed to non -pressure reducing remote control valves. 2. Sheet I-26: Need reclaimed water tags on fixed risers and above grade pipe. EPT Response: Notes have been added to the plan specifying warning tags for reclaimed water. Prepared By: Matthew Hall, Project Manager, EPT cc: Derek Smith, I.R.W,D. Roberta Marshall, Coastal Community Builders Ric Vanderwood, EPT Rich Moore, ASL Consulting Engineers John Arvin, ASL Consulting Engineers COMMERCIAWINDUSTRIAL ZONING CORRECTIONS Telephone: (7141 644-3200 Plan Check No:�CJ Hy:Genia Garcia, Associate Planner. By:Marc Myers, Assistant Planner Date: *41 Address: Districting Map No. Land Use Corrections Required: 4 Legal Description: Lot By:Christy Teague, Associate Planner Block Y Z Section Tract Resubdivision required to combine lots or portions of lots when construction or alterations are in excess of $20,000. Covenant required. Please have owner's signature notarized on the attached document and return to me. Lot Size Zone Proposed Use Required Setbacks Front Right Left Side FAR WORKSHEET Lot area (site area scr.ft.): sq.ft. Base Development Allocation (BDA): Comm sq.ft. [0.5 x site area sq.ft., unless otherwise specified in Land Use Element] FAR permitted, without variance: (A) Comm res nkg Square footage permitted: Comm res nkg sq.ft. [(A) x site area sq.ft.] fr", Maximum FAR allowed with variance: (B) Comm res oka 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. sq.ft. (F) TOTAL SQ.FT. [C+D+E] sq.ft. PROPOSED FAR: [ F % site area sq.ft. J 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. TOTAL WEIGHTED SQ.FT.(May not exceed BDA) �l Provide tissue overlay of calculations to verify provided square footage. Required Parking Proposed parking (Indicate number of stalls provided) Total On -Site Parking Standard Compact In -lieu Parking Dimension build' height s measured from natural grade to average and maximum roof height j show natural grade line on all elevations W �Q Show all rooftop mechanical equipment and imens n 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; ate. in relation to the property line. Fair Share Contribution 1 ,6/ San Joaquin Hills Transportation Corridor Fes Please indicate any discretionary approval numbers on the plans and incorporate the attached; excerpt of minutes and list of findings and condition: into the blueline drawings approval letter into the blueline drawings Modifications Committee: indicate Approval No. on Bluelines Modification required for gAi4D C6$P YSo i Use Permit No. �9� % 0& mce7' 9py Resubdivision/Tracts No. Site Plan Review: No. Amendments No. other 49 Is roachment Permit vson e affic $minas �. ` ova'I 6t �� n scape Plane Buildina Departments Grading Engineer Approval of Landscape Plans Coastal Development Permits: Approval In Concept (AIC) No. (Note: File 3 sets of plans: site, floor, and elevations) Coastal Development Permit: No. Effective Dates Waiver/Exemptions No. Effective date: NOTE: it is the respons iii f the applicant to circulate their plans and obtain the necessary approvals from the departments checked above, if you have questions regarding your application, please contact me at (714) 644- 3200. FORMS\COMM-SON.COR Rev. 1/93