HomeMy WebLinkAbout02_Temporary Fire Station No. 1 LTP_PA2025-0031CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 15, 2025
Agenda Item No. 2
SUBJECT: Temporary Fire Station No.1 (PA2025-0031)
▪Limited Term Permit, More than 90 Days
SITE LOCATION: 711 East Ocean Front
APPLICANT: Public Works Department, City of Newport Beach
OWNER: City of Newport Beach
PLANNER: Laura Rodriguez, Assistant Planner
949-644-3216, lrodriguez@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Public Facilities (PF)
•Zoning and Coastal Zoning District: Public Facilities (PF)
•Coastal Land Use Plan Category: Public Facilities (PF)
PROJECT SUMMARY
A limited term permit (more than 90 days) to allow the installation of a 1,440-square-foot
modular building to be used as a temporary fire station in a public parking lot during the
reconstruction of Fire Station No. 1. The temporary fire station is anticipated to operate for
approximately 18 months from September 2025 to March 2027. The project also includes a
170-square-foot storage container to store supplies and equipment, and a canopy for
exercise equipment. The temporary station is proposed to be located within the southern
portion of the East Ocean Front Lot, which is accessible from East Balboa Boulevard and
Palm Street.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) and Section 15304 under Class 4 (Minor Alternations to Land) of the
CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Limited Term Permit
No. PA2025-0031 (Attachment No. ZA 1).
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Temporary Fire Station No.1 (PA2025-0031)
Zoning Administrator, May 15, 2025
Page 2
DISCUSSION
Background and Project Description
•On May 14, 2024, the City Council approved the preliminary design, layout and
rendering of a newly combined fire station and library to replace the existing Fire
Station No.1 and the Balboa Branch Public Library at 100 East Balboa Boulevard.
The approval also included the recommended removal for two Special City Blue Gum
Eucalyptus trees and one Canary Island Palm tree based on Council Policy G-1.
•On September 24, 2024, the City Council approved a coastal development permit for
the demolition and reconstruction of Fire Station No.1 and Balboa Branch Public
Library. The project subsequently was appealed to the California Coastal
Commission (CCC) and is currently under review.
•While the project is under the CCC’s review, the City’s Public Works Department is
requesting a limited term permit (more than 90 days) for the temporary relocation of
Fire Station No. 1 to prevent an interruption of emergency services. The proposed
temporary fire station will be located in the southern portion of the East Ocean Front
Lot (see Figure 1, below) and will temporarily occupy 42 of the existing 93 parking
spaces within the lot. East Ocean Front Lot is located less than half a mile northwest
from the existing and permanent site location. The use of the temporary station will
cease upon the completion of the newly reconstructed Fire Station No.1 and be
subsequently removed.
Figure 1: Oblique Aerial Image of the East Ocean Front Lot (outlined in yellow) and Location of
Temporary Fire Station (dashed in red)
Temporary Fire Station
Location
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Temporary Fire Station No.1 (PA2025-0031)
Zoning Administrator, May 15, 2025
Page 3
•The proposed temporary fire station will include a one-story, 1,440-square-foot
modular building, a 170-square-foot storage container to store supplies and equipment,
and a canopy for exercise equipment. A perimeter fence will be placed on the project
site to secure the temporary facility and provide parking for the fire engine,
department vehicles, and employee parking.
•East Ocean Front Lot was strategically selected for emergency responses, as it is
located less than half a mile southeast of the permanent fire station property at 100
East Balboa Boulevard. A temporary fire station location is determined when
accounting for proximity and time efficiency to respond to emergencies for residents
and businesses within Balboa Peninsula in a certain time frame to the surrounding
community and businesses. If Fire Station No.1 is not temporarily replaced, the
closest fire station is located at 2807 Newport Boulevard (Fire Station No. 2) and is
approximately 2 miles northwest of East Ocean Front Lot, which will cause a delay in
responding to emergency calls.
General Plan and Zoning
•The subject property is designated as Public Facilities (PF) by the General Plan Land
Use Element and located in the Public Facilities (PF) zoning district. These
designations are intended to provide public facilities, including public schools, cultural
institutions, government facilities, libraries, community centers, public hospitals, and
public utilities. The temporary fire station is considered a public facility, which is
consistent with this designation.
•Section 20.26.020 (Special Purpose Zoning Districts Land Uses and Permit
Requirements) of the Newport Beach Municipal Code notes that temporary uses
within PF Zoning District are allowed subject to the approval of a limited term permit.
Limited term permits may authorize uses that might not meet the development or use
standards of the applicable zoning district but may otherwise be acceptable because
of their temporary or limited nature. In this case, the temporary improvements
associated with the fire station are limited duration uses located in an existing parking
lot.
•Due to the subject property being located in the Coastal Zone, staff have analyzed the
project’s operation and its compliance with Section 21.52.035.D (Project Exempt from
Coastal Development Permit Requirements). The project is not expected to significantly
impact coastal resources, including public access and coastal views. The project is also
a limited duration and does involve permanent structures. Therefore, no coastal
development permit is required.
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Temporary Fire Station No.1 (PA2025-0031)
Zoning Administrator, May 15, 2025
Page 4
Site Operation
•East Ocean Front Lot is accessible from East Balboa Boulevard and Palm Street.
Palm Street and Washington Street are one-way streets which support the required
ingress and egress needed for the Fire Department’s fire engine and ambulance.
•The project is not expected to create a nuisance in regards to noise emission. Since
the subject property is only accessible from Palm Street, the Fire Department has
indicated that the need for back up alarms will not be of issue because the fire engine
will be driving forward into the lot instead of backing in. The use of sirens are for
emergency purposes and would not be any more frequent than typical fire stations.
•As conditioned, all improvements associated with the temporary fire station will be
removed once the permanent fire station has been reconstructed.
Surrounding Public Parking
•While 42 public parking spaces of the East Ocean Front parking lot will be temporarily
occupied during the limited term permit, the remaining 51 spaces within the lot will
remain available for public use. Additionally, the adjacent Balboa Pier parking lot will
remain accessible to the public, which provides 614 parking spaces (Figure 2, below).
Overall, a combined 665 parking spaces will be accessible to the public between the
two parking lots.
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Temporary Fire Station No.1 (PA2025-0031)
Zoning Administrator, May 15, 2025
Page 5
Figure 2: East Ocean Front Lot (identified in yellow), Balboa Pier Lot (identified in green),
temporary fire station (dashed in red)
•Additional public parking near the property is also available on Palm Street Lot, which
is accessible on the north side of Palm Street end and East Balboa Boulevard and
approximately 650 feet away from the East Ocean Front Lot. Parking is also available
on A Street Lot and B Street Lot, which are located 350 feet away and 950 feet
easterly from the property, respectively. All three sites provide a total of 158 parking
spaces for public use (see Figure 3, below).
East Ocean Front Lot
(51 spaces available)
Balboa Pier Lot
(614 spaces available)
Temporary Fire Station
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Temporary Fire Station No.1 (PA2025-0031)
Zoning Administrator, May 15, 2025
Page 6
Figure 3: Palm Street Lot (identified in pink), A Street Lot (identified in orange), B Street Lot
(identified in purple), Temporary Fire Station (dashed in red)
• Public access to the remaining spaces of the East Ocean Front Lot and Balboa Pier
Lot will not be closed off to the public and will continue to be accessible from East
Balboa Boulevard and Palm Street. Additionally, Palm Street and Washington Street
are one-way streets which support the required ingress and egress needed for the
Fire Department’s fire engine and ambulance.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) and
Section 15304 under Class 4 (Minor Alternations to Land) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to
have a significant effect on the environment.
Temporary Fire Station
B Street Lot
(40 spaces available)
A Street Lot
(58 spaces available)
Palm Street Lot
(60 spaces available)
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Temporary Fire Station No.1 (PA2025-0031)
Zoning Administrator, May 15, 2025
Page 7
Class 3 exemption includes the construction and location of a commercial structure not
involving the use of significant amounts of hazardous substances and not exceeding
2,500 square feet in floor area. In this case, the project includes a 60-foot by 24-foot
modular building (1,440 square feet) to be used as a temporary fire station.
Class 4 exemption consists of minor public alterations in the condition of land, which do
not involve removal of healthy, mature, scenic trees. The proposed project will include
minor changes to the parking area to accommodate its temporary use (i.e., perimeter
fencing). No trees will be removed as part of this project
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of the action. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
____________________________
Laura Rodriguez, Assistant Panner
DL/lr
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
8
RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING A LIMITED TERM
PERMIT FOR A TEMPORARY FIRE STATION LOCATED AT 711
EAST OCEAN FRONT (PA2025-0031)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by the City’s Public Works Department (City), concerning property
located at 711 East Ocean Front, and legally described as Block B, C, and portion of Block
D of Balboa Tract (Property) requesting approval of a limited term permit with a duration of
greater than 90 days.
2. The City proposes the installation of a 1,440-square-foot modular building to use as a
temporary fire station during the replacement construction of Fire Station No.1. The
temporary fire station is anticipated to operate for approximately 18 months from
September 2025 to March 2027. Additionally, a 170-square-foot storage container is
proposed to store supplies and equipment, as well as a canopy cover for exercise
equipment. The Project is located within the southern portion of the East Ocean Front Lot
which is accessible from East Balboa Boulevard and Palm Street (Project).
3. The Property is categorized as Public Facilities (PF) by the General Plan Land Use
Element and is located within the Public Facilities (PF) Zoning District.
4. The Property is located within the coastal zone. The Coastal Land Use Plan category is
Public Facilities (PF) and it is located within the Public Facilities (PF) Coastal Zone District.
Due to the Property being located in the Coastal Zone, staff analyzed the Project’s
operation and its compliance with Section 21.52.035.D. (Project Exempt from Coastal
Development Permit Requirements). The Project is not expected to significantly impact
coastal resources, including public access and coastal views. The Project is also a limited
duration and does involve permanent structures. Therefore, no coastal development
permit is required.
5. A public hearing was held on May 15, 2025, online via Zoom. A notice of the time, place,
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to and considered by the
Zoning Administrator at this hearing.
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Zoning Administrator Resolution No. ZA2025-###
Page 2 of 8
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This Project is categorically exempt from the California Environmental Quality Act (CEQA)
under 15303 under Class 3 (New Construction or Conversion of Small Structures) and
Section 15304 under Class 4 (Minor Alternations to Land) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no
potential to have a significant effect on the environment.
2.Class 3 exemption includes the construction and location of a commercial structure not
involving the use of significant amounts of hazardous substances and not exceeding
2,500 square feet in floor area. In this case, the Project includes the location of a 1,440-
square-foot modular building to be used as a temporary fire station.
3.Class 4 exemption consists of minor public alterations in the condition of land, which do
not involve removal of healthy, mature, scenic trees. The Project will include minor
changes to the parking area to accommodate the temporary use (i.e., fencing, utilities,
parking spaces), including minor landscaping improvements. However, no trees will be
removed as part of this Project.
SECTION 3. REQUIRED FINDINGS.
By Section 20.52.040(G) (Limited Term Permits – Findings and Decision) of the Newport Beach
Municipal Code, the following findings and facts in support of such findings are set forth:
Finding:
A.The operation of the requested limited duration use at the location proposed and within
the time period specified would not be detrimental to the harmonious and orderly growth
of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working
in the neighborhood of the requested limited duration use;
Facts in Support of Finding:
1.The Property consists of two parking lots, which are East Ocean Front Lot and Balboa
Pier Lot. The Project will utilize East Ocean Front Lot, which consists of 93 public parking
spaces and is approximately 0.6 acres in size. The Project will occupy 42 of the 93
parking spaces in the southern portion of the East Ocean Front Lot. A single-story,
1,440-square-foot modular building will be temporarily placed on the parking lot,
including a 170-square-foot storage container to store supplies and equipment, and a
canopy cover for exercise equipment. A perimeter fence will be placed on the Project
site to secure the temporary facility and provide parking for the fire engine, department
vehicles, and employee parking.
2.The Property was strategically selected for emergency responses, as it is located less
than half a mile southeast of the permanent fire station property at 100 East Balboa
Boulevard. A temporary fire station location is determined when accounting for proximity
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Zoning Administrator Resolution No. ZA2025-###
Page 3 of 8
and time efficiency to respond to emergencies for residents and businesses within the
Balboa Peninsula area. If Fire Station No.1 is not temporarily replaced, the closest fire
station is located at 2807 Newport Boulevard (Fire Station No. 2) and is approximately
2 miles northwest of the Property, which will cause a delay in responding to emergency
calls.
3. Alternative sites have been considered for the Project. Specifically, the Palm Street Lot
at 606 East Balboa Boulevard is a nearby lot that was determined to have a significant
impact to the public if used for the Project.
a. The lot provides 60 parking spaces and is approximately 0.7 acres in size. While
the parking lot’s acreage is similar to the Project’s and holds less parking spaces,
Palm Street Lot is often utilized by the neighboring commercial businesses during
their daily operations such as Newport Landing and Balboa Island Ferry, and
charter vessels such as Catalina Flyer and Balboa Water Sports.
b. Many visitors rely on utilizing Palm Street Lot to take part in commercial activities
in the surrounding area. Therefore, placing the Project on Palm Street Lot would
create a significant impact because it would impede the operations of the
surrounding commercial businesses.
c. The northern end of Palm Street may generate vehicular traffic due to visitors
wanting to utilize the ferry, which causes a delay in accessing Palm Street Lot
from Palm Street. As a result, this creates a significant impact on providing
efficient circulation for the fire engine to maneuver into the lot and exit the lot
without causing an additional delay in vehicular traffic.
4. The remaining 51 parking spaces in the East Ocean Front Lot will remain available for
public use. Parking is also available in the Balboa Pier Lot which is adjacent to the East
Ocean Front lot and provides up to 614 parking spaces. Between the two parking lots,
the Project utilizes approximately 6% of the available parking between the two parking
lots.
5. The Property is accessible from East Balboa Boulevard and Palm Street. Palm Street
and Washington Street are one-way streets which support the required ingress and
egress needed for the Fire Department’s fire engine and ambulance.
6. The Project is not expected to create a nuisance in regards to noise emission. Since the
Property is only accessible from Palm Street, the Fire Department has indicated that the
need for back up alarms will not be of issue because the fire engine will be driving
forward into the lot and instead of backing in. The use of sirens are for emergency
purposes and would not be any more frequent than typical fire stations.
7. All improvements associated with the Project will be removed once the permanent fire
station has been reconstructed.
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Zoning Administrator Resolution No. ZA2025-###
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Finding:
B.The subject lot is adequate in size and shape to accommodate the limited duration use
without material detriment to the use and enjoyment of other properties located adjacent
to and in the vicinity of the lot;
Facts in Support of Finding:
1.The Project utilizes the East Ocean Front Lot, which is approximately 0.06 acres in size.
The parking area is rectangular in shape and is accessible from Palm Street. The Project
will be located in the southern portion of the parking lot.
2.Given the size of the parking area and the Project’s location, the temporary use can be
accommodated on-site with little disruption to surrounding residential uses and access
to the public beach.
3.Fact 3 of Finding A is hereby incorporated for reference.
4.Public access to the remaining parking spaces on the East Ocean Front Lot, as well as
the 614 spaces on the Balboa Pier Lot, remain open to the public and is accessible from
East Balboa Boulevard and Palm Street.
5.The Project is adjacent to the East Ocean Front boardwalk which provides a path along
the beach for pedestrian and bicycle use. Since the parking lot is accessible from Palm
Street, the Project does not include any features that would block or impede access along
the boardwalk.
Finding:
C.The subject lot is adequately served by streets or highways having sufficient width and
improvements to accommodate the kind and quantity of traffic that the limited duration
use would or could reasonably be expected to generate;
Fact in Support of Finding:
1.Access to the Property is not expected to generate traffic since Palm Street is a one-
way street. Palm Street provides adequate maneuverability for the Fire Department’s
vehicles to enter the parking lot and exit the lot by utilizing Washington Street.
Finding:
D.Adequate temporary parking to accommodate vehicular traffic to be generated by the
limited duration use would be available either on-site or at alternate locations acceptable
to the Zoning Administrator;
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Facts in Support of Finding:
1. Additional public parking areas near the Property are available at Palm Street Lot, which
is accessible on the north side of Palm Street end and East Balboa Boulevard,
approximately 650 feet away from the Property. Parking is also available on A Street Lot
and B Street Lot, which are located 350 feet away and 950 feet easterly from the
Property, respectively. All three sites provide a total of 158 parking spaces for public
use.
2. Improvements in the parking area will not impede the use of parking reserved for ADA
and an accessible path of travel.
Finding:
E. The limited duration use is consistent with all applicable provisions of the General Plan,
any applicable specific plan, this Code, and other City regulations.
Facts in Support of Finding:
1. The PF designation of the Land Use Element of the General Plan is intended to provide
public facilities, including public schools, cultural institutions, government facilities,
libraries, community centers, public hospitals, and public utilities. The proposed
temporary fire station is considered a public facility which is consistent with this
designation.
2. Section 20.26.020 (Special Purpose Zoning Districts Land Uses and Permit
Requirements) of the Newport Beach Municipal Code (NBMC) allows temporary uses
within the PF District subject to the approval of a Limited Term Permit. Limited term
permits may authorize uses that might not meet the development or use standards of
the applicable zoning district but may otherwise be acceptable because of their
temporary or limited nature. In this case, the proposed fire station is a limited duration
that would cease upon the completion of the newly reconstructed Fire Station No.1.
3. The Project is conditioned such that it will comply with all other applicable provisions of
the General Plan, NBMC, and other City regulations. Applicable ministerial permits must
be obtained prior to construction.
4. The Project is not located within a specific plan area.
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Zoning Administrator Resolution No. ZA2025-###
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act under Section 15303
under Class 3 (New Construction or Conversion of Small Structures) and Section 15304
under Class 4 (Minor Alternations to Land) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant
effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves Limited Term
Permit No. PA2025-0031, subject to the conditions outlined in Exhibit A, which is attached
hereto and incorporated by reference.
PASSED, APPROVED, AND ADOPTED THIS 15th DAY OF MAY 2025.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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Zoning Administrator Resolution No. ZA2025-###
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1. The Project shall be in substantial conformance with the approved site plan, floor plans,
and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Anything not specifically approved by this Limited Term Permit is prohibited and shall
be addressed by a separate and subsequent review.
3. This Limited Term Permit shall expire 12 months from the issued date unless an extension
of up to one additional period of 12 months is granted by the Zoning Administrator in
compliance with 20.52.040 (Limited Term Permits) of the Newport Beach Municipal Code,
unless an extension is otherwise granted. A letter requesting the extension shall be
submitted to the Planning Division no later than 30 days prior to the expiration date of this
permit.
4. Temporary barriers shall be placed to secure off the temporary fire station area from the
public.
5. All temporary signage shall be located outside the traffic safety visibility area, subject to
the review and approval of the City’s Traffic Engineer.
6. All temporary improvements authorized by this Limited Term Permit shall be removed after
the permanent fire station has received its certificate of occupancy.
7. This City is required to obtain all applicable permits from the City’s Building Division and
Fire Department. The construction plans must comply with the most recent City-adopted
version of the California Building Code. The construction plans must meet all applicable
State Disabilities Access requirements
8. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans before issuance of the
building permits.
9. All landscape materials and irrigation systems shall be maintained by the approved
landscape plan. All landscaped areas shall be maintained in a healthy and growing
condition and shall receive regular pruning, fertilizing, mowing, and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
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10.The exterior of the temporary modular building shall be always maintained free of litter and
graffiti. The owner or operator shall provide for daily removal of trash, litter debris, and
graffiti from the premises and on all abutting sidewalks within 20 feet of the premises.
11.This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach
Municipal Code.
12.To the fullest extent permitted by law, the Applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and
expenses (including without limitation, attorney’s fees, disbursements, and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City’s approval of Temporary Fire Station No.1 including, but not limited
to, Limited Term Permit No. PA2025-0031. This indemnification shall include, but not be
limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and
other expenses incurred in connection with such claim, action, causes of action, suit, or
proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys'
fees, and damages that which City incurs in enforcing the indemnification provisions
outlined in this condition. The applicant shall pay to the City upon demand any amount
owed to the City under the indemnification requirements prescribed in this condition.
Building Division
13.The Project’s construction documents shall show all required egress in compliance with
California Building Code, Chapter 10.
14.The Project’s construction documents shall incorporate a State Approval stamp.
15.The Project’s modular structure shall be required to be on the State list of approved pre-
checked (PC) designs.
16.The Project’s construction documents shall show a state approved accessible ramp to
the door.
17.The Project shall show accessible routes compliant with the California Building Code,
Chapter 11B.
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Attachment No. ZA 2
Vicinity Map
17
VICINITY MAP
Limited Term Permit More Than 90 Days
PA2025-0031
711 East Ocean Front
Subject Property
Temporary Fire Station
18
Attachment No. ZA 3
Project Plans
19
JAMES M. HOULIHAN, P.E., DEPUTY PWD / CITY ENGINEER
PROJECT NO. 23F12
DAVID A. WEBB, PUBLIC WORKS DIRECTOR
GENERAL NOTES
TEMPORARY FIRE STATION NO. 1
CONSTRUCTION NOTES
SHEET INDEX
LOCATION MAP
01
B-5333-S
03CITY OF NEWPORT BEACH
PUBLIC WORKS DEPARTMENT
TITLE SHEET
TEMPORARY FIRE STATION NO. 1
TEMPORARY FACILITY
C-8865-3
VICINITY MAP
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N I AR
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CONTRACT NO. C-8865-3
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NEWPORT BALBOA BIKE TRAIL
WA
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PALM ST
02
B-5333-S
03CITY OF NEWPORT BEACH
PUBLIC WORKS DEPARTMENT
SITE PLAN
TEMPORARY FIRE STATION NO. 1
C-8865-3
SITE PLAN
CONSTRUCTION NOTES
LEGEND
21
03
B-5333-S
03CITY OF NEWPORT BEACH
PUBLIC WORKS DEPARTMENT
MODULAR LIVING QUARTERS FLOOR PLAN
TEMPORARY FIRE STATION NO. 1
C-8865-3
FLOOR PLAN
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Your mailer postmarked 05/02/2025 treats a proposed project at 711 E. Oceanfront. However,
written plans speak to our location. Our owners read the mailer and concluded that we are not
directly affected by the project, and that is incorrect. IF that be so, it would appear that the city
is dutybound to issue a correction and to postpone the May 15, 2025 Zoom hearing/dialogue.
I confess: my interest is, in part, a selfish one. I may be one of those notorious NIMBY (not-in-
my-backyard) types. I have owned my condo for almost 25 years. I have retired my mortgage
and regard this property as my insurance policy. If I should outlive my limited pool of liquid
assets (I am 80), there has always been a ready market for oceanfront condos – that is, until this
project came along. I estimate that this project would convert my view from oceanfront to ocean-
close. My stake would easily fall by $1M. Multiply that times 24. I may not have the luxury of
waiting for the project to be completed. Moreover, we are worried that, when the project
concludes, the city might find a new, more permanent use of the location in question.
Allow me to offer some inexpert opinions. The city contemplates locating the subject property
right in the middle of what may be its busiest street network. I recognize the need to locate the
temporary facility within certain boundaries. I realize, too, that you have delayed the project’s
beginning so as to avoid the first summer. Assuming that this project is like most other
commercial and municipal projects, the odds are high that it will extend into a second
summer. Moreover, anticipated tariff-related supply shortages won’t help the matter.
Be aware that 100% of the already heavy inbound traffic must enter on Palm. Washington, the
exit street for the emergency vehicles, will be making near-impossible left-hand (and right-hand)
turns onto Balboa. Even if a light is installed on Washington/Balboa, the vehicles will be exiting
from a single-lane street. This will be a year-round problem, only intensified during the summer.
The project will, I believe, create a nightmarish situation during peak months. Moreover, even if
there is a practice of no sirens in our community (a challenge. especially given the difficult exit
routine), the project will produce visual “noise” at all hours of the night. I believe that there are
alternative locations that will negatively impact fewer residents. They will:
1)Avoid the use of one of the most congested locations in the city
2)Have better/less expensive access to utilities such as water/sewage, electricity,
Most of my career was as a senior exec in the supermarket industry, and I have a considerable
amount of experience with major renovations. Over 90% of supermarket remodels occur without
closing the store. I don’t know the “business” at hand, but a remodel in place might be worth at
least a few moments’ consideration.
Let me conclude by thanking you in advance for your indulgence and consideration,
Very truly yours,
Stuart Rosenthal
From: psguy@dc.rr.com <srosenthal1@dc.rr.com>
Sent: May 09, 2025 4:12 PM
To: Leung, Grace <gleung@newportbeachca.gov>
Cc: sturosenthal@dc.rr.com
Subject:
I am Stuart Rosenthal, and I am one of 24 condominium owners at 600 East Oceanfront. .
Zoning Administrator - May 15. 2025 Item No. 2a - Additional Materials Received
Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: Robert Duff <bob.duff@icloud.com>
Sent: May 09, 2025 9:40 AM
To: CDD
Subject: Proposed Fire Station Newport Beach CA
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5-8-2025
Mayor Joe Stapleton
Newport Beach City Hall
100 Newport Center Drive
Newport Beach, California - 92660
Email: cdd@newportbeachca.gov
Dear Honorable Mayor and City Council:
I am very concerned about the proposal to build a temporary fire station in the
Balboa parking lot with entrance on Palm Street.
My Reasons:
1.The traffic in the summer months on Palm Street go all the way
down Balboa Blvd, to Newport Beach.
2.A 24 unit residential condominium on Palm Street would be
affected greatly.
3.The area is already congested with the bus parking and parking
lots.
4.The Jr. Lifeguard Headquarters is also located in that area.
5.Quick emergency access to the fire station would be impossible
and blocked by traffic from June, July, August, September of any year.
6.Noise is also a factor.
Suggestions to move the proposed fire station to a better location.
1.A better location would be Marina Park.
2.It is out of a congested area.
3.The city controls the marina and ALL parking in the marina.
4.The city controls all the open space and green area in the marina.
5.The marina has less traffic in any 24 hour period.
6.The city could allow the entry to be on Balboa Blvd. for faster
movement.
Zoning Administrator - May 15. 2025 Item No. 2b - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
7.Use the city parking lot near the fun zone.
I am very concerned about the proposed Balboa location as is many of the
residents of the Balboa Peninsula.
Thank you, for your considerations.
Robert W. Duff (Email: Bob.duff@icloud.com)
P.O. Box 10147
Costa Mesa, California 92627
(Owner of a condominium at East Ocean Front, Balboa)
Zoning Administrator - May 15. 2025
Item No. 2b - Additional Materials Received
Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: olive chiang <ochiang@gmail.com>
Sent: May 12, 2025 3:57 PM
To: CDD
Subject: Opposition to Proposed Temporary Fire Station at Ocean Front Parking Lot
(711 E. Ocean Front)
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Dear Community Development Team,
I am writing as a homeowner of the Rendezvous Condominium
Complex at 600 E. Oceanfront to express my strong opposition to the
proposed location of the Temporary Fire Station planned for the
Ocean Front parking lot directly in front of our building. The city’s staff
report, set for discussion at the May 15, 2025 hearing, contains
several troubling omissions and misrepresentations that must be
addressed.
First, the Public Hearing Notice misleadingly lists the address as 711
East Ocean Front, while the Staff Report (page two) clarifies the true
location is the parking lot immediately in front of our residential
complex. This is a significant mischaracterization that appears to
downplay the direct impact on our building and its residents.
The report further claims the station “is not expected to create a
nuisance” and that siren use would be no more frequent than that of a
typical fire station. This assertion ignores the fact that this is a densely
populated residential beachfront, not a commercial zone or fire
station-adjacent neighborhood. The constant 24-hour operational
noise, particularly sirens and diesel engines, will be a major disruption
to the peaceful environment our residents depend on. Moreover, the
highly visible, industrial appearance of the temporary facility will
drastically diminish the aesthetics of our area.
Even more concerning is the proposal’s central justification: timely
emergency response. The claim that this site offers efficient access for
emergency vehicles is directly contradicted by the reality of daily
congestion on Washington Street. As recently as this past weekend,
Zoning Administrator - May 15. 2025
Item No. 2c - Additional Materials Received
Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
the traffic gridlock rendered the street impassable — precisely the
condition that will delay, not enhance, emergency response times.
This undermines the very reason cited for placing the facility here.
Additionally, the dismissal of the Palm Street Parking Lot as an
alternative is unfounded. The justification – that it would have a
“significant environmental impact” on businesses – is inconsistent
when compared to the far greater and longer-lasting impact on
residents at the Ocean Front site. With a 2-hour parking limit and
proximity to the main parking structure, the Palm Street Lot presents a
far more reasonable and less intrusive alternative.
This project, as proposed, would irreversibly damage our
neighborhood’s quality of life, while failing to meet its own operational
goals. I urge the City to reconsider this deeply flawed proposal and
relocate the temporary station to a more suitable and less impactful
location.
Thank you for your time and consideration of these concerns.
Sincerely,
Olive Chiang
Zoning Administrator - May 15. 2025 Item No. 2c - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
-----Original Message-----
From: Cathy Milutinovich <milut21@icloud.com>
Sent: May 13, 2025 5:44 PM
To: Dept - City Council <CityCouncil@newportbeachca.gov>
Subject: Temporary Firestation No.1
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Dear Mayor-City Council Members-and all persons involved with the location o the temporary
firestation- WE NEED YOUR HELP DESPERATELY!!
Please please get involved with the proposal to move the firestation No.1 to inside the Balboa
parking lot!! It’s suppose to be temporary starting this September for 18 months! My man concern
with this proposed firehouse move is SAFETY SAFETY SAFETY !!!.This is a very DANGEROUS UNSAFE
SITUATION!! Not only is it unsafe for the hundreds of pedestrians traveling on the boardwalk in front
of the Rendevous-it is UNSAFE FOR ALL THE DIFFERENT EMERGENCIES CALLED IN AND NEEDING
HELP!! The large fire trucks must leave quickly as time is of the essence! The proposed route takes
the trucks ACROSS THE PEDESTRIAN WALKWAY!! This will require someone to physically STOP
ANYONE TRAVELING ON THE 21/2 mile boardwalk that stretches from Newport pier down to the end
of the sidewalk toward the Wedge!! Washington street must also impede any traffic coming down the
alley!! A further unnecessary interruption! Once the emergency vehicle reaches Balboa Ave. they
have another interruption to stop traffic again without the help of a traffic light!!! This absolutely
CANNOT BE THE BEST -SAFEST-FASTEST SOLUTION!! The city is putting itself at risk as this site does
NOT PROTECT PEDESTRIANS TRAVELING ON THE BUSY BOARDWALK!! The first child running into the
emergency vehicles or dying before they can reach a hospital has a tremendous case of negligence
by all city planners!!
My husband George and I live on the third floor of the Rendezvous Condominium. We look directly
down on Palm Avenue the ONLY ENTRANCE INTO THE MAIN PARKING LOT! We see how many
travelers run the stop sign-drive the wrong way trying to leave the parking lot and not pay attention to
the hundreds of people on bikes-skateboarding-pushing strollers-rollerblading-running-there is every
possible mode of people moving imaginable!! People are on vacation for a day-a week whatever-they
do not mean to be putting themselves at risk! They are coming to our area to play at the beach and
their looking around not being as careful as they need to be! We have witnessed every accident you
can imagine at this busy corner of Palm and the pedestrian walkway!! Now the planners think extra
emergency vehicles WONT IMPEDE TRAFFIC?? Getting to the temporary area isn’t as DANGEROUS
AND UNSAFE AS VEHICES LEAVING ON AN EMERGENCY CALL!! The site the planners have chosen
DOESNT MAKE SENSE!! The exit route will be impeded by all the human traffic-an alley way with
more traffic-a street without a street light-a road too narrow and filled with too many cars making it
impossible to move to the right as we’ve been taught!
Why haven’t the city planners devoted any time to using an unobstructed parking lot the city already
owns on Palm and Balboa?? We would welcome the new Firehouse to be built on this property! I can
say we could get substantial donations for this obvious better choice to build on! This safer choice
doesn’t have all the negative elements and obstructions the Balboa parking lot does! Choosing this
clever site would dispute the nasty rumors that the city plans to build a 2-3 story parking structure on
this property turning our quaint Balboa Village into a parking facility and ruining our unique lovely
area. We don’t need more parking we need bigger streets! Unfortunately there just isn’t room! It can
easily take 45 minutes to an hour trying to leave the Pennisula! This is the norm and the Firemen
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
already know about these obstacles!! Why are you making their emergencies harder-take longer to
reach the emergency-put amazing amounts of pedestrians at risk-upsetting the flow of Washington
street-when the Palm/Balboa lot has NONE OF THESE PROBLEMATIC OBSTACLES ?! This designated
area costs all emergencies TIME-AND TIME IS FOR THE UTMOST IMPORTANCE!!
What traffic studies have been done?This is very important to foresee future problems and not hurry
this project along! What is the big hurry?? Haste makes waste!
Has the California Coastal Commission been notified of this project and how it impinges on the
publics safety?
The pictures of the proposed site were incorrect! They didn’t show the addition of the junior lifeguard
building and how that project affected the parking and traffic flow! Has anyone correctly counted the
available parking stalls to see if we’re in compliance?. This is very important! We don’t want false
information -it makes people nervous and distrustful!
This project has been fast forwarded without the proper investigations and studies completed! This is
far too important to not find the least dangerous -safest -fastest -respond time on the peninsula!
We appreciate your time and beg you to please investigate this DANGEROUS PLAN!!
THANKYOU and God Bless our hardworking officials! My best to all of you! Cathy Milutinovich 600
east Oceanfront 3H Newport Beach Ca. 92661 559-289-0021 Sent from my iPa
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: Kathleen Kiralla <kmkiralla@me.com>
Sent: May 13, 2025 10:44 PM
To: CDD; Stapleton, Joe
Cc: bechok@yahoo.com
Subject: Opposition to Proposed Site For Temporary Fire Department
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John and Kathleen Kiralla
600 E Oceanfront, Unit 2B
Newport Beach CA 92661
jck@kirlla.com, Kathleen@kiralla.com
3237029061
May 13, 2025
To: Newport Beach Community Development Department
100 Civic Center Drive
Newport Beach, CA 92660
Dear Community Development Department,
We are writing to express our strong opposition to the proposed site for the temporary fire
department facility near the Rendezvous Condominiums.
As residents at 600 E Oceanfront, we are located just a few feet from the proposed location
and are extremely concerned about the potential impact this decision will have on our
neighborhood.
First, the initial notice we received about this proposal included the wrong address which
was misleading so in reality the residents most affected were not notified. Accurate and
transparent communication is essential when discussing changes that affect residential
areas so directly.
The impact to our building and immediate neighbors would be significant. The proposed
locations sits in an already congested part of the Peninsula. The frequent use of
Washington St as an exit for emergency vehicles raises several safety and logistical issues.
Washington is a narrow street with limited capacity for maneuvering, especially during
peak hours. It also intersects with a busy pedestrian walkway heavily used by beach
visitors, families and children. If traffic is lined up on Washington, there is no space for
vehicles to pull over for emergency access, a situation that could pose a danger to both
responders and the public. It seems it would also greatly delay the response time for the
emergency vehicles.
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
We are also concerned about the stated temporary nature of this installation. While the
proposal cited an 18 month duration, we have witnessed firsthand the extended timeline of
the Junior Lifeguard building project, which raises doubts about the timeline for building
the new station. This makes it unclear how long the temporary facility would truly remain in
place.
We respectfully propose that the City reconsider the Palm Street Parking Lot as a more
appropriate alternative. While some have raised concerns about the Catalina Flyer users
needing that space, it is marked as 2 hour parking and does not seem to serve long term
parking needs. Additionally, the Palm Street lot is not adjacent to residential units. The
surrounding businesses face the Harbor rather than the lot itself making it a far less
intrusive location for a temporary fire station.
We have tremendous respect for our firefighters and the critical work they do for our
community. Our concerns are in no way a reflection of their service, which we greatly
appreciate and support. We simply ask the the City prioritize the safety, livability and long
term well being of its residents when selecting a more suitable site for the temporary
station.
Thank you for your consideration.
Sincerely,
John and Kathleen Kiralla
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: sandra priest <bjoysp@sbcglobal.net>
Sent: May 14, 2025 12:22 AM
To: CDD
Subject: jstapleton@newportbeachca.gov
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To the City of Newport Beach regarding the limited term permit of a temporary fire station in the East
Ocean Front parking lot from Sept 2025 to March 2027.
We have read the report from the Public Works Dept , City of Newport Beach, Zoning Administrator Staff
Report dated May 15, 2025, and we adamantly reject the assessment of the East Ocean Front parking
lot as the best possible use for the temporary fire station No. 1.
Under the RECOMMENDATION Headling: this project is exempt from the California Environmental
Quality Act as this project has "no potential to have a significant effect on the environment". Our
environment is extremely close to the ocean, where high tides have affected us, despite the use of berms.
As fire engines carry narcotics and fire retardants, what have been the studies by the coastal commission
regarding the close use/and or storage of those chemicals? Additionally, light blight and noise blight to the
surrounding community and beach area have been studied?
Under the DISCUSSION Heading Paragraph 3: The proposed fire station will temporarily occupy 42 of
the exisiting 93 parking spaces with the lot - almost HALF?! For a parking lot that already deals with
arguments, threats, and extremely loud fights over parking spaces, this does not seem acceptable. Yes,
the lot is located less than half a mile northwest from the existing permanent site location. So does the
Palm St lot, however.
Paragraph 5: The East Ocean Front lot selected for emergency responses, as it is located less than half
a mile southeast of the permanent fire station at 100 E Balboa Blvd. The Palm lot would also afford the
same distance for emergency response.
Under GENERAL PLAN AND ZONING: Paragraph 3: The project is not expected to significantly impact
coastal resources, including public access and coastal views. How is that possible, given that it is directly
in front of condominiums, close to coastal homes, and impacts tourists, and city buses bringing students
and visitors into the community?
Under SITE OPERATION: Palm St and Washington St are one-way streets which support the required
ingress and egress needed for the Fire Department's fire engine and ambulance. Washington St, in
particular, is a very heavily backed-up street which impacts the timeliness of response (and safety issue)
due to the Boardwalk and also the alley behind condos and homes through which the fire engines must
pass.
Paragraph 2: How can this project not create a noise emission nuisance to the residing residents?
Under SURROUNDING PUBLIC PARKING: Paragraph 2: Parking is also available on A Street Lot and B
Street Lot, both located 350 feet away and 950 feet away, respectively. The same approximate
measurements can also be applied to the Palm st lot.
Paragraph 3: Palm St and Washington St are both one-way streets which support the ingress and egress
needed for the fire engine and ambulance. Washington St, in particular, are many times completely held
up due to traffic conditions.
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
Under PUBLIC NOTICE: as the application was published in the Daily Pilot and mailed to all owners of
property within 300 ft of the site boundaries, and posted on the subject property 10 days before the
hearing:
There were only 2 small signs around the condos most affected. They listed the proposed fire station site
as 711 Palm st, which, when googled, gives the incorrect address as the entrance to the Balboa Island
ferry, not the proposed parking lot. This can lead to much confusion, and indifference to the actual
proposed site.
Under FACTS IN SUPPORT OF FINDING (Page 11): Item 3: regarding alternative sites. The Palm St lot
is used by neighboring commercial businesses during daily operations. But so is the Ocean Front Lot.
We see boatloads of people making their way to the Catalina Flyer , Newport Landing , and Balboa Water
Sports. Also, many surrounding businesses close fairly early in the late afternoon, early evenings, so
they would not be as impacted by sirens, lights as residential communities.
Many of those business have closed due to impending reconstruction of the Balboa Fun zone. Patrons
already use the Ocean Front lot for the rest of the businesses still operating. In Years past, the absence
of the Palm lot has not impacted their businesses at all - in fact they've grown.
Item 5: Again, there are major blockways along Washington st which would impact both emergency
response times and safety issues. Fire engines must traverse a fully- impacted broadway walk, filled with
crazy or unaware e-bikes, skaters, bikers, roller-bladers, pedestrians, strollers, runners, many of whom
have earbuds and headphones, then next traverse a blind alleyway ( high-rise condos on one side and 2-
3 story homes on the other side create those conditions).
Item 6: Regardless of the Fire Department not needing back up alarms, the use of sirens is an additional
noise pollution to the jets flying over.
FACTS IN SUPPORT OF FINDING: The Palm lot is also rectangular in shape and is accessible to
Balboa Blvd, more fire engine ready than traversing 2 thooughfares from the East Ocean parking lot.
We feel that the full impact of a fire station at the East Ocean front parking lot has not been taken into
account. The Palm lot is more desirable given emergency response times and safety issues. The palm
lot also gives fire engines, ambulances more visibility as they enter directly onto Balboa Blvd, not
something that the East Oceanfront lot can offer.
Thank you,
Dennis & Sandra Priest
600 E Oceanfront
Newport Beach, CA 92661
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: Karye Norsworthy <melfuchsproperties@gmail.com>
Sent: May 14, 2025 8:08 AM
To: CDD; Sandefur, Tom
Subject: Temporary Fire Station 1
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Dear City Staff
My family has owned 204 Washington Street and the 700 E Balboa Blvd Building for decades, which is directly
across from the Palm Street Lot.
I was happy to see that this lot was not considered for the temporary fire station due to the impact on businesses,
but then later learned that might be changing.
Since 2020 units in my building have become increasingly harder to rent. I have worked hard to have tenants that
better the peninsula community and turned away many that I believe would negatively impact the area. Think
smoke shops, tattoo shops, and many other uses that do not match up with the family friendly community.
My current tenants depend on that parking lot for their customers. The two hour time frame is more than enough
for people to drop their dog off to the groomer or pop in the retail spaces to make a purchase. The restaurant in my
building finally hopes to reopen in June after many years closed, I suspect they won’t stay open long if the parking
lot closes a few months later.
Balboa Village already is almost half vacant spaces. Please do not cause even more of these small businesses to
leave or simply go out of business.
Sincerely,
Karye Norsworthy
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: milut1@aol.com
Sent: May 14, 2025 9:09 AM
To: CDD
Subject: Proposed Temporary Fire Station #1
Good morning! I am writing this email to strongly object to this proposed fire station
being "temporarily" constructed in the parking lot in front of 600 E. Oceanfront in
Newport Beach! While it might seem like the easiest solution to the problem of finding a
suitable location, it is clearly not the best location for a multitude of reasons.
1.A timely response to an emergency will be significantly diminished by the inability of
the fire engine to get out of an already congested parking lot with very limited
egress! The proposed exit lane onto Balboa Blvd. is already congested with beach
traffic leaving the jam packed parking lot! Add to that the 24 residents ONLY way out
of their underground parking complex at 600 E. Oceanfront is onto Washington
Blvd. Further adding to the congestion is the alley between yout proposed location and
Balboa Blvd. This proposed location is flawed on so many levels! If a rapid response
time is critical, this location cannot be considered.
2.The description of the proposed "Temporary" Fire Station simply states a single story
1440 square foot modular building! You have not provided any renderings, dimensions,
height etc.for public viewing! We all have witnessed the "one story" albatross constructed
for the Junior Lifeguard program and we will not sit back and allow yet another eyesore to
disrupt our beautiful coastline!
3.The exemptions you claim will be challenged immediately if this location is approved! We
have already notified the California Coastal Commission of our concerns and steps are in
place to begin the appeals process. Surely the Zoning Administrator is aware that this
location would be the ONLY Fire Station location in California where the Fire Trucks would
have to cross over a very active pedestrian boardwalk, onto a single one way lane leading to
a major street with no stop light! It is doubtful that once the fire truck reached Balboa Blvd.
that it could even turn south without a great deal of difficulty! Drivers on Balboa Blvd. would
not be able to even see the Fire truck approaching, let alone get out of the way! I pity the
Newport Beach residents in distress waiting for help! I doubt it will get there in time!
4.Beach Traffic in and out of the parking lot on Palm and Oceanfront is unbearable during
the summer months! The lots fill up quickly but the traffic in and out of the lot continues
as beachgoers constantly circle around waiting for an opening! This constant traffic
would certainly add to the "timely response" requirement!
5.Please be advised that if this proposed location is approved, we will immediately
begin the appeals process!
Thank you for your consideration,
George Milutinovich
600 E. Oceanfront 3H
Newport Beach, Ca. 93711
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
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Hi Tom. This is the Balboa Pharmacy located at the corner of Main and Balboa Blvd. We
just learned that the Palm Street Parking Lot is being considered for the temporary Fire
Station. This is of significant concern to the business here at the Pharmacy and the need to
accommodate customer parking in the area. Please consider other locations to allow for
our business to continue w/out interference.
From: Balboa Pharmacy <balboapharmacyretail@gmail.com>
Sent: May 14, 2025 10:02 AM
To: Sandefur, Tom <tsandefur@newportbeachca.gov>
Subject: Temporary Fire Station Location
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: Cathy Milutinovich <milut21@icloud.com>
Sent: May 14, 2025 10:40 AM
To: CDD
Subject: Temporary Firestation No. 1
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Dear Mayor- City Councilmembers-Newport Beach zoning Administrator-and all persons affiliated
with the temporary Firehouse No1 being built in the East Oceanfront parking lot!! WE NEED YOUR
HELP DESPERATELY!!!
Please get involved with the proposal to move Firestation No 1 to inside this parking lot. It’s suppose
to be temporary starting this September for 18 months! My main concern with this proposed
firehouse move is SAFETY SAFETY SAFETY!
This is a very DANGEROUS-UNSAFE SITUATION!!
Not only is it unsafe for the hundreds of pedestrians traveling on the boardwalk in front of the
Rendevous - it is UNSAFE FOR ALL THE DIFFERENT EMERGENCIES CALLED IN AND NEEDING
IMMEDIATE HELP!! The large fire trucks must leave quickly as time is of the essence! The proposed
route takes the trucks ACROSS THE PEDESTRIAN WALKWAY!!!This will require someone to physically
STOP ANYONE TRAVELING ON THE 2 1/2 mile boardwalk that stretches from the Newport Pier to the
end of the sidewalk toward the Wedge!! This boardwalk is famously used each and everyday all day
and night!
Washington Street will also impede any traffic coming down the alley as well as cars leaving our
Rendevous building as our automatic garage doors open onto Washington Street! Once the
emergency vehicles reach Balboa Blvd. there is a further huge interruption as the fire trucks etc.
need to STOP TRAFFIC AGAIN WITHOUT THE HELP OF A STREET LIGHT! THIS ABSOLUTELY CANNOT
BE THE BEST-SAFEST-FASTEST SOLUTION! The city is putting itself at risk as this site DOES NOT
PROTECT PEDESTRIANS TRAVELING ON THE ALWAYS BUSY OPEN 24 HOURS BOARDWALK!!
The first child running into the emergency vehicles or dying before they can reach a hospital shows
TREMENDOUS NEGLIGENCE BY ALL CITY PLANNERS!!
My husband George and I live on the third floor of the Rendevous Condominium. We look directly
down on Palm Avenue-the ONLY ENTRANCE INTO THE MAIN PARKING LOT! We see how many
travelers run the stop sign-drive the wrong way trying to leave the parking lot and not pay attention to
the hundreds of people on bikes- skateboards-pushing strollers-rollerblading-running-there is every
possible mode of people moving imaginable!! People are on vacation for a day-a week- they do not
mean to put themselves at risk! They are coming down to our area to play at the beach and their not
being careful looking around as they need to! We have witnessed every accident you can imagine at
this most busy corner of Palm and the pedestrian walkway! We do have occasional emergency
vehicles entering the parking lot- this isn’t an hourly/daily occurrence. Adding ALL THE EMERGENCY
VEHICLES DRIVING ACROSS THIS WALKWAY COMING INTO AND LEAVING OUR AREA IS A HORRIFIC
MISTAKE!! There isn’t a boardwalk at the Palm parking lot creating this dangerous hazard!! How can
the city planners NOT HAVE THE PUBLICS SAFETY FIRST? The site chosen will impede traffic by car
and by foot!! LEAVING ON AN EMERGENCY CALL WILL BE MORE DANGEROUS AS THE EMERGENCY
VEHICLES NEED TO BE IN A RUSH! They need to halt the human traffic-cross an alley way with MORE
POTENTIAL TRAFFIC-leave busy Washington Street with it’s own traffic-reach Balboa Blvd. without a
street light and all of it’s traffic-to reach a road to narrow and filled with too many cars making the
emergency respond much LONGER THAN IT NEEDS TO BE!!
Why haven’t the city planners devoted MORE TIME TO USING THE PALM AND BALBOA PARKING LOT?
The city already owns this lot! The argument about Palm avenue traffic to the ferry was brought into
their study! The Palm parking lot is much better equipped to handle all operations needed for a
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
firestation! May I say the ferry does close at late night but the BOARDWALK NEVER CLOSES AND IS
USED ALL NIGHT LONG 24/7!
We would welcome the new firehouse being built on this Palm lot! This safer choice doesn’t have all
the negative elements and obstructions the Balboa parking lot does!! Choosing this obvious site
would dispel the nasty rumors that the city plans to build a 2-3 story parking structure on this
property turning our quaint BALBOA VILLAGE INTO A PARKING FACILITY AND RUINING OUR UNIQUE
LOVELY AREA! We don’t need more parking we need bigger streets! Unfortunately there just isn’t
room!! It can easily take 45-60 minutes trying to leave the Pennisula! This is the norm and the
firemen already know about these obstacles! Why are you making their emergencies harder to reach-
increasing their respond time-putting amazing amounts of pedestrians at risk-upsetting the flow of
Washington street-when the Palm/ Balboa lot has NONE OF THESE PROBLEMATIC OBSTACLES?!
The designated area costs ALL EMERGENCIES TIME!! TIME IS OF THE UTMOST IMPORTANCE!!
What traffic studies have been done? This is very important to foresee future problems and not hurry
this project along! What is the big hurry?? Haste makes waste!!
Has the California Coastal Commission been notified of this project and how it impinges on the
publics safety? This project CANNOT be exempt from the California Environment Quality Act as it has
significant potential to damage the environment and quality of life around it!!
This project has been fast forwarded without the proper investigations and studies completed! This is
far too important to not find the least dangerous-safest-FASTEST-respond time on the Pennisula!
The Zoning Administration Resolution page 4 number 5 is an out and out lie!! It states and I quote-
THE PROJECT DOES NOT INCLUDE ANY FEATURES THAT WOULD BLOCK OR IMPEDE ACCESS ALONG
THE BOARDWALK!! This is criminally wrong untrue information!! Why would the Zoning Administration
lie?? Our neighborhood is extremely important to us!! We support all local businesses ALL YEAR
ROUND!! We want what’s best for the entire area as this is OUR BELOVED HOME!! Please stop the
NONSENSE! We cannot afford the liabilities this project brings to our WONDERFUL ONE OF A KIND
AREA!!
We appreciate your time and efforts to protect our citizens and preserve our Beach community!
THANKYOU AND GOD BLESS OUR HARD WORKING OFFICIALS!! My best to all of you! Cathy
Milutinovich 600 East Oceanfront 3H Newport Beach Ca. 92661
Delores Ysdelebcs
Sent from my iPad
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: Cathy Milutinovich <milut21@icloud.com>
Sent: May 14, 2025 11:30 AM
To: CDD
Subject: Temporary Firestation No.1
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Further important facts regarding this project!! The address was wrong on our notices-the pictures of
the area were not current -they did not show the large JR Lifeguardbuilding and how that entire area
has been changed!! We have lost parking stalls! Has anyone gone and really counted ALL THE
AVAILABLE PARKING STALLS?? Is this project in compliance with state law requiring a certain
percentage of stalls per area? The A street and B street lots have recently been changed, why would
the Zoning Administrator NOT HAVE THAT IMPORTANT INFORMATION?? Why is the truth so hard to
come by on this project?? The noise is not expected to create a nuisance?? REALLY ISNT THIS A
FIRESTATION WHERE NOISE IS IMPORTANT!! Visibility trying to turn onto Balboa Blvd. is obscured
from the public by the large buildings blocking the emergency vehicles!! So we’ll hear the sirens but
need to wonder where are they coming from??
We needed to get most of our concerns in today by 12:00 noon. I’m confident our City Officials will
halt this poorly and dangerously planned project! THANKYOU again for helping our community to
STAY SAFE !! Cathy Milutinovich 559-289-0021
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
1
Zoning Administrator Resolution, page 4 of 8, on page 12 of the Staff Report states:
“The subject lot is adequately served by streets or highways having sufficient width
and improvement to accommodate the kind and quantity of traffic that the limited
duration use would or could reasonably be expected to generate.”
The proposed Temporary Fire Station would increase the quantity of traffic and, more
importantly, result in increased emergency incident response time due to the traffic
conditions (ingress and egress) during busy beach times.
The Temporary Fire Station must be located in another area.
Washington Street Egress
• Washington Street is one of two exits from the East Ocean Front parking lot and the
adjacent Balboa Pier parking lot.
• Washington Street is a single lane northbound street that is intersected by the Boardwalk,
the Ocean Front Alley, and Balboa Blvd. The street ends north of Balboa Blvd. at Bay Street.
• There is a stop sign at the intersection of Washington Street and Balboa Blvd. There are
crosswalks on either side of Washinton St. for pedestrians to cross Balboa Blvd.
• Concerns with the use of Washington Street for Fire Department egress
o During busy beach times, there is frequently a long line of cars waiting to exit from
Washington St. onto Balboa Blvd. The Fire Department would not be able to quickly
exit to Balboa Blvd. on Washington Street because of the queue of cars waiting to
either turn left, turn right or proceed straight ahead to cross Balboa Blvd.
o In addition, the vehicle exit from the Rendezvous Condominiums feeds onto
Washington St. Also, traffic from the Ocean Front Alley crosses Washinton St.
o The beach traffic is heavy throughout the summer, the Boat Parade and generally
any nice warm day throughout the year.
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
2
These photos were taken on Saturday, May 10, 2025. This was a warm and sunny day after
many dreary days and the beach was crowded.
One of these photos is taken near the Ocean Front Alley, and the other is taken near the stop
sign at Washington St. and Balboa Blvd.
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
3
Palm Street Ingress
On the south side of Balboa Blvd, Palm Street is a one-way street with two southbound lanes
leading to the parking lot entrances. There is a traffic light at the intersection of Balboa Blvd.
and Palm St. When on Palm St., there is a stop sign at the Boardwalk.
Balboa Blvd. has two lanes in both directions.
• Eastbound Balboa Blvd.: During busy beach traffic days, cars approaching Palm St. line
up on Balboa Blvd. while waiting to make a right turn onto Palm to enter the parking
lots.
o Fire vehicles returning to the Temporary Fire Station from eastbound Balboa
Blvd. will also be waiting in the queue to enter Palm Street.
• Westbound Balboa Blvd.
o Vehicles westbound on Balboa Blvd. can make a left turn from the left lane and
turn into the left lane on Palm St. Traffic on the Palm St. left lane is generally not
as congested as the right lane.
Cars waiting on Balboa Blvd. to turn right onto Palm St. This picture was taken on May 10, 2025
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
4
Vehicles on Palm St. entering the parking lot. Notice only the right lane of the two-lane
southbound lanes is being used.
This photo was taken on May 10, 2025
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
5
Main St. Parking Lot Exit
This photo, taken on May 10, shows vehicles waiting to turn left on Main St. to exit the parking
lots. There is a traffic signal at Main St. and pedestrian crosswalks.
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
6
This photo, taken on May 10, 2025, shows cars on Main St. waiting to exit onto Balboa Blvd.
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: Matthew Sonne <matthew_sonne@yahoo.com>
Sent: May 14, 2025 11:46 AM
To: Rodriguez, Laura <LRodriguez@newportbeachca.gov>
Subject: Temporary Fire Station Objection
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is
safe. Report phish using the Phish Alert Button above.
Hi, I wish to object to the interim station being constructed on 711 East Oceanfront for
following reasons:
-insufficient study of more appropriate alternatives such as Jr. Lifeguard area and parking
lot on Balboa.
-impact on wildlife and environmental pollution, such as strobe lights and sirens affecting
birds and other wildlife, impact of ocean water, impact of pollution from trucks (washing
runoff, storage of oil, cleaning solutions, etc).
-major safety and response time congestion and lack of response time studies of
competing locations
-deficient notice that indicates 711 East Oceanfront which is misleading given the actual
location of the proposed station (in front of 600)
-further blight on one of the peninsula's only high density buildings.
Matt Sonne
Yahoo Mail: Search, Organize, Conquer
Zoning Administrator - May 15, 2025 Item No. 2d - Additional Materials Received Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: Jim Mosher <jimmosher@yahoo.com>
Sent: May 14, 2025 11:55 AM
To: CDD
Subject: Comment on Item 2 on ZA agenda (5/25/2025 meeting)
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safe. Report phish using the Phish Alert Button above.
Regarding Item 2 (Temporary Fire Station No. 1 Limited Term Permit, PA2025-0031) on
tomorrow's Zoning Administrator agenda, I support the project, but I have these
comments:
1.Handwritten page 9: Statement of Facts 1.4 about the project not requiring a
Coastal Development Permit, does not seem to me to be a fact, but rather a conclusion
based on highly questionable findings. I can find nothing in the cited NBMC
Subsection 21.52.035.D that supports the conclusion. Subsection 21.52.035.D applies
to "Special and Temporary Events," but the application is not for an "event" but for a
use. Moreover, even if it could be regarded as an "event," it does not meet the criteria
required to qualify for an exemption under Subsection 21.52.035.D. Specifically, it fails
criteria 21.52.035.D,1 since the use will be in place between Memorial Day weekend
and Labor Day and will significantly impact public use of parking areas. How taking
away 45% of spaces in a public parking lot could not significantly impact the public's use
of that lot is beyond me, as is the purported fact that taking away those spaces will not
impact public access. That some of the existing parking will remain does not mean
access will not be reduced. To maintain access, there would have to be a plan to
replace the lost spaces with new ones nearby for the duration of duration of their loss. I
would hope justifications could be found for approving a CDP for this essential function,
but baldly stating a permit is not needed does not seem to be it.
2.Handwritten page 15: Condition of Approval No. 3 says the approval will expire 12
months from the "issue date" but does not explain what the "issue date" is. Is it the date
of the ZA's approval (May 15, 2025) or some later date? Especially given that the
commencement date of the Fibrary project triggering the need for this use is uncertain,
it would seem the 12 months should start only when the use is actually needed.
3.Handwritten page 15: The long provisions requiring the City to indemnify itself
against itself do not make sense to me. Why is this included, and if so, how could it be
fulfilled?
4.Handwritten page 15: In Condition of Approval No. 14, what is "a State Approval
stamp"? What would it approve?
Yours sincerely,
Jim Mosher
Zoning Administrator - May 15, 2025
Item No. 2d - Additional Materials Received
Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: cabbott@socal.rr.com
Sent: May 14, 2025 11:59 AM
To: CDD
Cc: 'BECHOK DAVE'
Subject: Comments and CONCERNS - Zoning Administrator Agenda - May 15, 2025
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safe. Report phish using the Phish Alert Button above.
•The Rendezvous Condominium owners and nearby real estate owners will have
lower resale value during the building, installation and removal of the proposed
Temporary Fire Department located in front of 600 E. Oceanfront. Two units are for
sale along with a home at the intersection of Washington Street and the Boardwalk.
o How will this proposed project impact the potential sale to new buyers?
o Another location for the Temporary Fire Station that is not located in a
residential area
•Has the City’s Traffic Engineering Division reviewed this proposed location for
suitability? If so, is their report available for review?
•The Site Location (711 East Ocean Front) is incorrect.
Cindy Abbott, assisting Rendezvous Condominium owner David Bechok
Zoning Administrator - May 15, 2025
Item No. 2d - Additional Materials Received
Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
-----Original Message-----
From: Tanya <tanyamoreau@ymail.com>
Sent: May 14, 2025 12:09 PM
To: Sandefur, Tom <tsandefur@newportbeachca.gov>
Subject: Temporary Fire Station
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know
the content is safe. Report phish using the Phish Alert Button above.
Hi. My name is Tanya. I own T’s Toe rings and gifts. I would rather not have the fire station there.
That parking lot is crucial to my customers especially on the off-season when they just run down
here to grab a few things from me. I have been here for 21 years and was really grateful when that
parking lot went in. thanks so much.
Sent from my iPhone
Zoning Administrator - May 15, 2025
Item No. 2e - Additional Materials Received AFTER DEADLINE Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: Julia Morton, REALTOR® (949) 933-2906 <julia@whitesailrealty.com>
Sent: May 14, 2025 12:14 PM
To: Sandefur, Tom <tsandefur@newportbeachca.gov>
Subject: Temporary Fire Station
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safe. Report phish using the Phish Alert Button above.
Hello Tom,
It has come to my attention that the city is considering putting the temporary fire station in the
heart of Balboa Village. I have had an office in Balboa Village for almost a decade in various real
estate offices.
Balboa Village already has enough vacant properties; please do not disrupt the businesses that
we have left in the area. I often witness locals park in the Palm Street lot to run quick errands to
the pharmacy, retail shops, pick up food, or drop their dog off at the groomer. I imagine if the
parking was many turns and a few blocks walk away, they wouldn’t make it to Balboa Village
and would go somewhere else with more convenient parking. We need to protect the small
businesses we have left in Balboa Village.
In my years directly adjacent to the Palm Street lot I often noticed older or disabled individuals
utilize that lot for businesses on the Bayside of Balboa Village. If that lot is blocked, they would
have nowhere to park. The beach lot is simply too many blocks away for anyone who has any
sort of limitations when it comes to walking.
Respectfully,
Julia Morton, REALTOR®
DRE 02016387
White Sail Realty
Zoning Administrator - May 15, 2025
Item No. 2e - Additional Materials Received AFTER DEADLINE Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: Michael Shehata <michael@bethanyins.com>
Sent: May 14, 2025 4:13 PM
To: CDD
Subject: Rendezvous HOA / 600 E Oceanfront - Temp Fire Station
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safe. Report phish using the Phish Alert Button above.
Hello,
I am the owner of unit 3A at the above referenced property and I'm opposing the
proposition to set up a temp station in the lot of the balboa pier. I stand by the association
and other owners in asking that the temp station be located in the lot of the funzone off
Palm Ave.
Thanks,
We will be closed on Monday, May 26th and will return on
Tuesday, May 27th at 8:30 a.m. in observance of
Bethany Insurance Agency would love your feedback.
I would appreciate posting a review to our profile.
https://g.page/r/CfeP7hJbdn08EAE/review
Michael Shehata
Director of Operations
License# 0I30812
279 E Arrow Hwy #101
San Dimas, CA 91773
License# 0F44144
Office: 909-305-0070
Fax: 909-305-0087
Email: michael@bethanyins.com
BethanyIns.com
Zoning Administrator - May 15, 2025
Item No. 2e - Additional Materials Received AFTER DEADLINE Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: Courtney Retrum <courtney@newportlanding.com>
Sent: May 14, 2025 5:09 PM
To: Sandefur, Tom <tsandefur@newportbeachca.gov>
Subject: Temporary Fire Station Relocation Feedback
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safe. Report phish using the Phish Alert Button above.
Good Afternoon,
I am writing on behalf of Davey’s Locker and Newport Landing Sportfishing and Whale Watching to express
our deep concern regarding the proposed use of parking spaces in our area for the fire station relocation.
These parking spaces are critical to the success of small businesses in our community. Easy and convenient
access for customers is not a luxury—it is a necessity. When prime parking is taken up for extended periods,
it directly impacts foot traffic and impedes customer convenience.
In addition to the parking area being utilized, the potential disruption to the flow of traffic during an
emergency where the fire trucks will need to be utilized will be quite disruptive to an already confusing
parking/traffic area for consumers.
We respectfully urge the city to reconsider the use of these spaces and instead look for alternatives that
minimize disruption to small businesses and tourists.
We deeply value our partnership with the city and remain committed to working collaboratively toward a
solution that supports both public projects and local economic growth.
Thank you for your time and consideration.
Regards,
Courtney Retrum
Operations Manager
Newport Landing | Davey’s Locker | Cruise Newport Beach
Newport Coastal Adventure | Newport Harbor Boat Rental
309 Palm St Ste A, Newport Beach, CA 92661
Office: 949.675.0550 Ext: 108
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confidential and/or privileged information. If you are not the intended recipient, any use, copying, disclosure,
dissemination or distribution is strictly prohibited. If you are not the intended recipient, please notify the sender
immediately by return e-mail, delete this communication and destroy all copies.
Please consider the environment before printing this email.
Zoning Administrator - May 15, 2025
Item No. 2e - Additional Materials Received AFTER DEADLINE
Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)
From: Balboa Candy <info@balboacandy.com>
Sent: May 14, 2025 4:59 PM
To: Sandefur, Tom <tsandefur@newportbeachca.gov>; Rodriguez, Laura
<LRodriguez@newportbeachca.gov>
Subject: Temporary Fire Station No.1
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safe. Report phish using the Phish Alert Button above.
We are very concerned about the discussion about considering building the temporary
station in the Palm Street parking lot. We have customers that park in that lot and visit our
store. Many locals during the off-season park in that lot to come to one of the restaurants
on the bayside and then stop by for a bit of candy afterwards or just come down to get as a
destination. We recently built out our new flagship store to include other desserts (ice
cream and frozen bananas) and we were really counting on the tourists and locals alike to
bring us their business. This parking lot makes it convenient for them. We also just turned
our old store (by the Harborside Pavilion) into a snack and gift store. Taking over that
smaller lot will deter a lot of our customers from not even coming down if they must park
and walk up from the pier lot. They come for the businesses down here for food, gifts and
play a little at the Fun Zone or rent a bike for an hour and don’t want to park all the way
down by the pier. (especially in our slower months) Please do not take that away from us,
tourism has been slow down here right now. We are not alone, I know many of the
businesses down here feel the same. Please do not consider the Palm Street parking lot.
We cannot afford to lose that business for a year and a half and the thought of you moving
it there is distressing for us small business owners.
Thank You
Steve, Janeen & Tim Bodenhoefer
--
Balboa Candy
www.balboacandy.com
301 Marine, Balboa Island, CA 92662
949.723.6099
200 Main Street, Newport Beach, CA 92661
949.877.0100
112 N. Palm Canyon, Palm Springs, CA 92262
760.778.9197
7864 Girard Ave, La Jolla, CA 92037
858.246.6836
Zoning Administrator - May 15, 2025
Item No. 2e - Additional Materials Received AFTER DEADLINE
Temporary Fire Station No. 1 Limited Term Permit (PA2025-0031)