HomeMy WebLinkAbout04_Fletcher Jones Temporary Lot Limited Term Permit PA2025-0141CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 11, 2025
Agenda Item No. 4
SUBJECT: Fletcher Jones Temporary Parking Lot (PA2025-0141)
Limited Term Permit
SITE LOCATION: 20052 Birch Street
APPLICANT:
OWNER:
Austin Hahn, Allegro Civil Engineers
Jones Bristol Parcel LLC
PLANNER: Jerry Arregui, Assistant Planner
jarregui@newportbeachca.gov, 949-644-3249
LAND USE AND ZONING
General Plan Land Use Plan Category: General Commercial Office (CO-G)
Zoning District: Santa Ana Height Specific Plan Business Park (SP-7 BP)
PROJECT SUMMARY
The applicant requests a limited term permit (LTP) to allow the operation of a temporary
vehicle parking lot from January 26, 2026 through January 26, 2027 between the hours
of 5 a.m. to 10 p.m., Monday through Saturday, and 6 a.m. to 10 p.m. on Sunday. The
parking lot would operate as an extension of the adjacent Fletcher Jones airport shuttle
facility by providing overflow parking, establishing vehicular connectivity to the shuttle
facility, and facilitating construction staging for the facility’s redevelopment. The
temporary lot would include the installation of semi-permeable gravel, two temporary light
fixtures and two temporary mobile surveillance trailers with camera equipment for security
purposes. While temporary improvements are proposed to accommodate the parking lot,
no permanent improvements are proposed.
RECOMMENDATION
1)Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15304 under Class 4 (Minor Alterations to Land) of the CEQA
Guidelines, because it has no potential to have a significant effect on the
environment; and
3) Adopt Draft Zoning Administrator Resolution No. approving the Limited Term Permit
filed as PA2025-0141 (Attachment No. ZA 1).
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Zoning Administrator, December 11, 2025
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DISCUSSION
Project Background and Zoning
The subject property is located on Birch Street in the Santa Ana Heights
neighborhood. The property is zoned Santa Ana Height Specific Plan (SP-7),
specifically located in the Business Park District (BP) and is categorized as General
Commercial Office (CO-G) by the Land Use Element of the General Plan. The
property is located approximately one mile south of John Wayne Airport.
Fletcher Jones Motorcars currently operates an airport shuttle and carwash facility
on an adjacent property addressed as 2172, 2192 and 2222 South Bristol Street,
which offers vehicle parking, carwash and shuttle service to and from John Wayne
Airport to preferred customers. On February 23, 2023, the Planning Commission
approved a Conditional Use Permit (PA2022-128) to allow the redevelopment of the
facility to include a new carwash and with detailing bays and retention of the shuttle
office. The shuttle is authorized to operate between the hours of 5 a.m. to 10 p.m.,
Monday through Saturday, and 6 a.m. to 10 p.m. on Sunday. Therefore, a temporary
parking facility is necessary for the continued operation of the shuttle service during
the redevelopment of the adjacent site.
The subject property is currently developed with a single-unit residence and two-
unit residence and abuts the Fletcher Jones airport shuttle facility towards the rear
of the property as shown in Figure 1 below. Residential uses are not allowed within
SP-7 BP District and are considered legal nonconforming. This existing
development has been approved to be demolished pursuant to Building Permit
Nos. U2025-0470 and U2025-0520 through U2025-0522, in compliance with the
Housing Crisis Act of 2019.
(Remainder of Page Intentionally Left Blank)
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Fletcher Jones Temporary Parking Lot (PA2025-0141)
Zoning Administrator, December 11, 2025
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Figure 1: Oblique Image of Subject Property
Birch Street is primarily developed multi-story, medical and professional office
buildings which are also located within the SP-7 BP District. The property is
bounded by a Starbucks coffee shop and the Fletcher Jones airport shuttle facility
to the north, a single-unit residential equestrian property developed with a storage
facility to the east, and a multi-tenant, medical and professional office building to
the south. There is a multi-unit residential development approximately 200 feet
south of the property along Birch Street followed by four single-unit residences
situated further south. These residential uses are also located within the SP-7 BP
District and are considered legal nonconforming uses.
Proposed Operation
The project is for the operation of a temporary vehicle parking lot from January 26,
2026, through January 26, 2027, between the hours of 5 a.m. to 10 p.m., Monday
through Saturday, and 6 a.m. to 10 p.m. on Sunday. The parking lot would operate
as an extension of the adjacent Fletcher Jones airport shuttle facility by providing
overflow parking, establishing vehicular connectivity to the shuttle facility to create
an exit route onto Birch Street for the shuttle vehicles, and facilitating construction
staging for the redevelopment of the airport shuttle facility. The project would
include the installation of semi-permeable gravel, two temporary light fixtures and
two temporary mobile surveillance trailers with camera equipment for security
purposes. No permanent improvements to the property are proposed. Full-time
security personnel would also be onsite 24 hours a day to further increase security.
Shuttle Facility Subject Property
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Fletcher Jones Temporary Parking Lot (PA2025-0141)
Zoning Administrator, December 11, 2025
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The project would allow for the continued operation of the airport shuttle service
during the redevelopment of the adjacent shuttle and carwash facility.
Pursuant to subsection 20.90.120 (C) (Business Park District: SP-7 (BP) –
Temporary Uses Permitted) of the NBMC, outdoor storage of vehicles and vans,
equipment, materials and temporary structures directly associated with these uses
are allowed within the SP-7 BP District, subject to approval of a LTP.
Vehicular access to the property will be created from the adjacent Fletcher Jones
airport shuttle facility located at 2172, 2192 and 2222 South Bristol Street as shown
in Figure 2 below. The Public Works Department has reviewed the project and
included Condition of Approval Nos. 24 and 25, which require the property’s driveway
to operate as a one-way outbound access onto Birch Street for shuttle operators only.
These conditions ensure that patrons of the airport shuttle service do not enter the
property which mitigates any queuing impacts along Birch Street.
Figure 2: Shuttle Operation
Parking at the adjacent shuttle facility will still be available; however, the temporary
parking lot will offset any temporary loss of parking due to the construction activities.
The temporary parking lot will provide approximately 41 vehicle parking spaces,
which is more than sufficient to accommodate the continued operation of the airport
shuttle facility.
The temporary parking lot complies with applicable site development standards for
temporary uses as specified in subsection 20.90.120 (C)(6) (Business Park
District: SP-7 (BP) – Site Development Standards for Temporary Uses) of the
Parking Lot Shuttle Facility
Shuttle Route
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Fletcher Jones Temporary Parking Lot (PA2025-0141)
Zoning Administrator, December 11, 2025
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NBMC including, but not limited to, site fencing, setbacks, height, and surface
material.
Condition of Approval No. 7 requires that vehicle storage, mobile surveillance
trailers, or any similar temporary equipment or structures, be setback a minimum
of 10 feet from the property line abutting Birch Street. Additionally, Conditional of
Approval No 8. requires the applicant to submit a Final Landscaping Plan to comply
with the SP-7 BP design guidelines and screening requirements.
The project has been reviewed and includes conditions of approval to ensure that
potential conflicts with the surrounding land uses are minimized to the greatest
extent possible. Based on the NBMC requirements and the proposed conditions
of approval, the project is not anticipated to impact the nearby nonconforming
residential uses and should not result in a detriment to the surrounding land uses.
ENVIRONMENTAL REVIEW
This Project has been determined to be categorically exempt under the requirements of the
California Environmental Quality Act under Section 15304 under Class 4 (Minor Alterations
to Land).
The Class 4 exemption is for minor public or private alterations in the condition of land,
water, and/or vegetation which do not involve removal of healthy, mature, scenic trees
except for forestry or agricultural purposes. This includes minor temporary uses of land
having negligible or no permanent effects on the environment including but not limited to
carnivals or sales of Christmas trees. The Project is for a temporary parking lot which
utilizes temporary improvements resulting in a negligible effect on the environment.
Therefore, the Class 4 exemption is applicable.
There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would
invalidate the use of this exemption. The project location does not impact an environmental
resource of hazardous or critical concern, does not result in cumulative impacts, does not have
a significant effect on the environment due to unusual circumstances, does not damage scenic
resources within a state scenic highway, is not a hazardous waste site, and is not identified as
a historical resource.
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 NBMC. Additionally,
the item appeared on the agenda for this meeting, which was posted at City Hall and on
the City website.
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APPEAL PERIOD:
This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the Community Development
Director in accordance with the provisions of Chapter 20.64 (Appeals) of the NBMC. For
additional information on filing an appeal, contact the Planning Division at (949) 644-3200.
Prepared by:
DL/ja
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2025-####
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
LIMITED TERM PERMIT FOR A TEMPORARY PARKING LOT
LOCATED AT 20052 BIRCH STREET (PA2025-0141)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Austin Hahn of Allegro Civil Engineers (Applicant) on behalf
of Jones Bristol Parcel LLC (Owner), with respect to property located at 20052 Birch
Street and legally described as northeasterly one half of Lot 140 of Tract 706, Harbor
View addition to Santa Ana Heights, as shown on a map recorded in Book 21, Page 25 of
Miscellaneous Maps, Records of Orange County, California (Property).
2. Fletcher Jones Motorcars (Fletcher Jones) currently operates an airport shuttle and
carwash facility on an adjacent property addressed as 2172, 2192 and 2222 South Bristol
Street which offers vehicle parking, carwash and shuttle service to and from John Wayne
Airport to preferred customers. On February 23, 2023, the Planning Commission approved
a Conditional Use Permit (PA2022-128) to allow the redevelopment of the facility to include
a new carwash and with detailing bays and retention of the shuttle office. The shuttle is
authorized to operate between the hours of 5 a.m. to 10 p.m., Monday through Saturday,
and 6 a.m. to 10 p.m. on Sunday.
3. The Applicant requests a limited term permit (LTP) to allow the operation of a temporary
vehicle parking lot from January 26, 2026, through January 26, 2027, between the hours
of 5 a.m. to 10 p.m., Monday through Saturday, and 6 a.m. to 10 p.m. on Sunday. The
parking lot would operate as an extension of the adjacent Fletcher Jones airport shuttle
facility by providing overflow parking, establishing vehicular connectivity to create an exit
route onto Birch Street for shuttle vehicles, and accommodating construction staging for
the facility’s redevelopment. The project includes the installation of semi-permeable
gravel, two temporary light fixtures, and two temporary mobile surveillance trailers with
camera equipment for security purposes. No permanent improvements to the Property
are proposed. Full-time security personnel would also be onsite 24 hours a day to further
increase security (Project). The Project would allow for the continued operation of the
airport shuttle service during the redevelopment of the adjacent shuttle and carwash
facility.
4. The Property is categorized as General Commercial Office (CO-G) by the Land Use
Element of the General Plan and is located within the Santa Ana Height Specific Plan
Business Park (SP-7 BP) Zoning District.
5. The Property is currently developed with a single-unit residence, a two-unit residence,
and accessory structures. This existing development has been approved to be
demolished pursuant to Building Permit Nos. U2025-0470 and U2025-0520 through
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U2025-0522, in compliance with the Housing Crisis Act of 2019. Residential uses are
not allowed within SP-7 BP District and are considered legal nonconforming.
6. A public hearing was held on December 11, 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.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is exempt from the California Environmental Quality Act (CEQA) under Section
15304 under Class 4 (Minor Alterations 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 Class 4 exemption is for minor public or private alterations in the condition of land,
water, and/or vegetation which do not involve removal of healthy, mature, scenic trees
except for forestry or agricultural purposes. Class 4 exemption also includes minor
temporary uses of land having negligible or no permanent effects on the environment
including but not limited to carnivals or sales of Christmas trees. The Project is for a
temporary parking lot which utilizes temporary improvements resulting in a negligible
effect on the environment. Therefore, the Class 4 exemption is applicable.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The Project does not impact an environmental resource of hazardous or critical concern,
does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
Limited Term Permit
In accordance with Section 20.52.040(G) (Limited Term Permits – Finding and Decision) of the
Newport Beach Municipal Code (NBMC), the findings and facts in support of such findings are
set forth as follows:
Finding:
A. The operation of the 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.
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Facts in Support of Finding:
1. The LTP will allow the operation of the temporary parking lot for more than 90 days.
Condition of Approval No. 5 establishes the duration of the Project from January 26, 2026,
through January 26, 2027. The Project will allow for the continued operation of the Fletcher
Jones airport shuttle service during the redevelopment of the facility.
2. Condition of Approval No. 6 limits the hours of operation of the Project to between 5 a.m.
to 10 p.m., Monday through Saturday, and 6 a.m. to 10 p.m. on Sunday. These operating
hours align with the operating hours of the airport shuttle facility.
3. The Project will include the installation of semi-permeable gravel throughout the
Property and will install two temporary mobile surveillance trailers. All temporary
improvements specific to the Project will be removed at the conclusion of this Limited
Term Permit, unless an extension is granted. No permanent improvements to the
Property are proposed.
4. The Property is located on Birch Street, which primarily developed multi-story, medical
and professional office buildings which are also located within the SP-7 BP District. The
Property is bounded by a Starbucks coffee shop and the Fletcher Jones airport shuttle
facility to the north, a single-unit residential equestrian property developed with a storage
facility to the east, and a multi-tenant, medical and professional office building to the
south. There is a multi-unit residential development approximately 200 feet south of the
Property along Birch Street followed by four single-unit residences situated further
south. Residential uses are not allowed within SP-7 BP District and are considered legal
nonconforming. The Project is not anticipated to generate any public inconveniences
such as noise, light or odors. Condition of Approval No. 11 requires that Fletcher Jones
take reasonable steps to discourage and correct objectionable conditions that constitute
a nuisance in parking areas, sidewalks and areas surrounding the Property and adjacent
properties during business hours, if directly related to the patrons or employees of the
Project.
5. The Project has been reviewed and includes conditions of approval to ensure that
potential conflicts with the surrounding land uses are minimized to the greatest extent
possible. Based on the NBMC requirements and the proposed conditions of approval,
the Project is not anticipated to impact the nearby nonconforming residences, will
maintain compatibility with the surrounding neighborhood and should not result in a
detriment to the surrounding land uses.
6. Fact 7 in support of Finding E is hereby incorporated by reference.
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.
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Facts in Support of Finding:
1. The Property is 18,041 square feet in area, is rectangular in shape, and is located within
a developed neighborhood. The Property is adequate in size and shape to
accommodate the Project during construction of the adjacent carwash and shuttle
facility.
2. Vehicular access to the Property will be created from the adjacent Fletcher Jones airport
shuttle facility located at 2172, 2192 and 2222 South Bristol Street. The Public Works
Department has reviewed the Project and included Condition of Approval Nos. 25 and 26,
which require the Property’s driveway to operate as a one-way outbound access onto Birch
Street for shuttle bus operators only. These conditions ensure that patrons of the airport
shuttle service do not enter the Property which mitigates any queuing impacts along Birch
Street. Additionally, Condition of Approval No. 27 requires the Applicant to monitor the
surrounding public streets and remove any gravel that enters the public right-of-way.
3. While the existing public vehicular access to the Property from Birch Street will be
restricted, emergency vehicle access to the Property will still be available on the Birch
Street curb opening. Additionally, adequate public services and utilities are provided on
the Property.
4. The Building Division and Fire Department have reviewed the Project and have provided
Conditions of Approval Nos. 20-24. The Applicant 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.
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.
Facts in Support of Finding:
1. The Property will be accessed through the adjacent Fletcher Jones airport shuttle facility,
which is accessed through Bristol Street, a three-lane, one-way street that is approximately
50 feet wide.
2. The Fletcher Jones airport shuttle facility has been operating since 2006 with no
operational issues or complaints related to traffic. The Project will allow for the continued
operation of the airport shuttle service on a temporary site during the redevelopment of
the facility and is not expected to generate additional traffic beyond the typical traffic
already associated with the use. The operating history of the Fletcher Jones airport
shuttle facility suggests that the temporary parking lot, shuttle access and temporary
construction staging is not expected to create any future objectionable traffic conditions.
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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; and
Facts in Support of Finding:
1. The Project is for a temporary parking lot for overflow vehicles associated with the Fletcher
Jones airport shuttle service. Parking at the main facility will still be available; however, the
temporary parking lot will offset any temporary loss of parking due to the construction
activities.
2. The temporary parking lot will provide approximately 41 vehicle parking spaces. Therefore,
sufficient onsite parking will exist to accommodate the continued operation of the airport
shuttle facility.
Finding:
E. The limited duration use is consistent with all applicable provisions of the General Plan,
any applicable specific plan, the Municipal Code, and other City regulations.
Facts in Support of Finding:
1. The Property is categorized as General Commercial Office (CO-G) by the Land Use
Element of the General Plan. Table LU 1 (Land Use Plan Categories) specifies that the
CO-G category is intended to provide areas for the development of administrative,
professional, and medical offices with limited accessory retail and service uses. Hotels,
motels, and convalescent hospitals are explicitly prohibited. The Project proposes a
temporary parking lot use as an extension of the Fletcher Jones airport shuttle facility.
While the airport shuttle facility and the Project will maintain slightly later hours than a
typical administrative or professional office, it will not maintain overnight hours common to
hotels, motels, or hospitals.
2. The Property is one of 17 properties within the 20,000 block of Birch Street which are also
categorized as CO-G by the Land Use Element of the General Plan. Most of these
properties are developed with commercial uses such as multi-story office buildings. The
Project will not change the overall balance of development within the area or result in an
overconcentration of service uses. The Project will serve as an opportunity to introduce
low-intensity parking use on presently nonconforming property.
3. The Property has historically been developed with a single-unit residence, a two-unit
residence and accessory structures. The residences and accessory structures will be
demolished pursuant to Building Permit Nos. U2025-0470 and U2025-0520 through
U2025-0522, in conformance with the Housing Crisis Act of 2019. Residential uses are
not intended for areas categorized as CO-G by the Land Use Element of the General Plan.
General Plan Policy LU 3.3 (Opportunities for Change/Santa Ana Heights) places
importance on the use of properties consistent with the adopted Specific Plan and
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Redevelopment Plan. The Project will replace an inconsistent residential development with
temporary parking lot use, which is consistent with both the Specific Plan and CO-G Land
Use Element category.
4. The Project is located approximately one mile to the south of John Wayne Airport and
within the 65-70 dBA Community Noise Equivalent Level (CNEL) noise contour area. A
wide range of commercial activities are normally compatible with this level of noise
pursuant to Table N2 (Land Use Noise Compatibility Matrix) of the General Plan Noise
Element, whereas the former residential uses were incompatible. The Project does not
include any permanent structures; therefore, there is no applicable ambient noise
mitigation for the Project.
5. General Plan Policy LU 2.1 (Resident-Serving Land Uses) encourages uses that support
the needs of the city’s residents, including services, that are in balance with
community natural resources and open spaces. The Project will ensure the continued
operation of the airport shuttle service which provides residents with convenient
transportation to and from John Wayne Airport. Additionally, the Project is within an already
developed neighborhood and does not include any permanent structures, which ensures
minimal impact on existing open space.
6. The Property is located within the Santa Ana Height Specific Plan Business Park (SP-7
BP) Zoning District. The SP-7 BP District was established to provide for the development
and maintenance of professional and administrative offices, commercial uses, specific
uses related to product development, and limited light industrial uses. Pursuant to
subsection 20.90.120 (C) (Business Park District: SP-7 BP – Temporary Uses Permitted)
of the NBMC, outdoor storage of vehicles and vans, equipment, materials and temporary
structures directly associated with these uses are allowed within the BP District, subject to
approval of a LTP.
7. The Project complies with applicable site development standards for temporary uses as
specified in subsection 20.90.120 (C)(6) (Business Park District: SP-7 (BP) – Site
Development Standards for Temporary Uses) of the NBMC including, but not limited to,
site fencing, setbacks, height, and surface material.
a. The Project provides the minimum required site fencing by retaining the existing 6-foot
wall along the side and rear property lines.
b. The Project requires a 10-foot setback for any temporary building, wall, fencing or
storage area from any public street. The Project does not include any temporary
building wall or fencing. Condition of Approval No. 10 requires that vehicles, mobile
surveillance trailers, or similar temporary equipment be set back a minimum of 10
feet from the property line abutting Birch Street.
c. The Project requires landscaping within the 10-foot front setback to screen temporary
uses that may be visible from the public street. Landscaping is required to comply with
the standards specified in Section 20.90.030 (Design Guidelines) of the NBMC.
Condition of Approval No. 8 requires the Applicant to submit a Final Landscape Plan
to ensure compliance with the screening requirements.
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d. The Project includes two temporary lighting fixtures. Condition of Approval No. 9
prohibits the Property from being excessively illuminated and authorizes the
Community Development Director the authority to order the dimming of light sources
should the light sources create an unacceptable negative impact on surrounding land
uses.
e. The Project does not include any utility poles within the 10-foot front setback area.
f. The Project requires an all-weather surface including asphalt, concrete or another
approved material which is at least four inches thick for all temporary storage areas.
The Project includes the installation of semi-permeable gravel and the retention of an
existing concrete driveway.
g. The height of vehicles, equipment and materials stored on the Property are limited to
10 feet in height and 6 feet in height if within 10 feet of a perimeter wall or fence.
Condition of approval No. 7 requires that vehicles and equipment stored on the property
do not exceed these height limits.
h. Temporary commercial operations are limited to between the hours of 7 a.m. to 10 p.m.
to ensure compatibility with surrounding uses. On February 23, 2023, the Planning
Commission approved a Conditional Use Permit (PA2022-128) to allow the
redevelopment of the adjacent Fletcher Jones airport shuttle and carwash facility which
would operate from 5 a.m. to 10 p.m., Monday through Saturday, and 6 a.m. to 10 p.m.
on Sunday. While the Conditional Use Pemit is tied to the adjacent property, the
Property is intended to operate as an extension of the airport shuttle facility.
Additionally, while the Project is for temporary use, the Applicant has also applied
for a Conditional Use Permit (PA2023-0220) to establish the permanent use of the
Property as a parking lot to serve the airport shuttle facility.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project
categorically exempt from the California Environmental Quality Act under Section 15304
under Class 4 (Minor Alterations 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 the Limited Term
Permit filed as PA2025-0141, subject to the conditions set forth in Exhibit “A,” which is
attached hereto and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the Community Development
Director in accordance with the provisions of Chapter 20.64 (Appeals) of the NBMC.
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PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF DECEMBER, 2025.
______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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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 stamped
and dated with the date of this approval, except as modified by applicable conditions of
approval.
2. The Project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The Applicant shall comply with all federal, state, and local laws. A material violation
of any of those laws in connection with the use may cause the revocation of this
approval.
4. This Limited Term Permit may be modified or revoked by the Zoning Administrator
should they determine that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially
injurious to property or improvements in the vicinity or if the Property is operated or
maintained so as to constitute a public nuisance.
5. The Project shall be permitted on the Property between January 26, 2026, through
January 26, 2027. Operation of the Project outside of this duration is prohibited without
subsequent review by the Planning Division and the potential processing of a new
limited term permit.
6. The Project shall be permitted to operate between the hours of 5 a.m. to 10 p.m.,
Monday through Saturday, and 6 a.m. to 10 p.m. on Sunday, consistent with the
Fletcher Jones airport shuttle facility.
7. The Project components, including vehicle storage, mobile surveillance trailers, or
any similar temporary equipment or structures, shall be setback a minimum of 10
feet from the property line abutting Birch Street.
8. Prior to issuance of a building permit, the Project Applicant shall submit a Final
Landscaping Plan for review by the Planning Division to ensure compliance with
landscape setbacks screening requirements. The landscape types shall comply with
the Design Guidelines of the Santa Ana Heights Specific Plan.
9. The Property shall not be excessively illuminated based on the luminance
recommendations of the Illuminating Engineering Society of North America, or, in the
opinion of the Director of Community Development, the illumination creates an
unacceptable negative impact on surrounding land uses or environmental resources.
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The Director may order the dimming of light sources or other remediation upon
finding that the Property is excessively illuminated.
10. The height of vehicles, equipment and materials stored on the Property shall be limited
to 10 feet in height, and 6 feet in height if within 10 feet of a permitter wall or fence.
11. The Property Owner shall take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in the temporary parking area,
sidewalks and areas surrounding the Property and adjacent properties during
operating hours, if directly related to the patrons or employees of the businesses.
12. The Property shall be cleaned of all debris, litter, amenities and temporary structures
and amenities specific to the Project, within 30 days of the expiration of the LTP, unless
any extension is approved.
13. All noise generated by the Project shall comply with the provisions of Chapter 10.26
(Community Noise Control) and other applicable noise control requirements of the
NBMC.
14. Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the NBMC, which restricts hours of noise-generating
construction activities that produce noise to between the hours of 7:00 a.m. and 6:30
p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-
generating construction activities are not allowed on Sundays or Holidays.
15. A Special Events Permit is required for any event or promotional activity outside the
normal operating characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-
site media broadcast, or any other activities as specified in the NBMC to require such
permits.
16. The Property shall not be excessively illuminated based on the luminance
recommendations of the Illuminating Engineering Society of North America, or, in the
opinion of the Community Development Director, the illumination creates an
unacceptable negative impact on surrounding land uses or environmental resources.
The Director may order the dimming of light sources or other remediation upon
finding that the Property is excessively illuminated.
17. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water Quality
related requirements).
18. Prior to the operation of the Project, the Applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
17
Zoning Administrator Resolution No. ZA2025-###
Page 11 of 12
19. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities,
costs and expenses (including without limitation, attorney’s fees, disbursements and
court costs) of every kind and nature whatsoever which may arise from or in any
manner relate (directly or indirectly) to City’s approval of the Fletcher Jones
Temporary Lot including, but not limited to the Limited Term Permit filed as PA2025-
0141. This indemnification shall include, but not be limited to, damages awarded
against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in
connection with such claim, action, causes of action, suit or proceeding whether
incurred by Applicant, City, and/or the parties initiating or bringing such proceeding.
The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and
damages which City incurs in enforcing the indemnification provisions set forth in this
condition. The Applicant shall pay to the City upon demand any amount owed to the
City pursuant to the indemnification requirements prescribed in this condition.
Building Division
20. The Applicant shall 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.
21. Egress and existing on the temporary parking lot shall be maintained.
22. Prior to issuance of a building permit, the Applicant shall prepare a Water Quality
Management Plan (WQMP) consistent with the Model WQMP, Exhibit 7.II.
Fire Department
23. Prior to issuance of a building permit, the Applicant shall prepare a fire access plan that
shows all designated fire lanes marked by red curb or signage complying with the
Newport Beach Fire Department (NBFD) Guideline C.01.
24. A knox key switch for any gates or manual gate locks shall be required for any gates
that are installed across the driveway.
Public Works Department
25. The driveway accessing Birch Street shall be one-way and outbound only. Pavement
markings and applicable signage shall be required for one-way outbound drive aisles.
Pavement markings shall be per the latest Caltrans standard plans and signage shall
be per the lasted California Manual of Uniform Traffic Control Devices (MUTCD).
26. The Birch Street driveway shall be used by shuttle bus operators only. Patrons and
employees shall not be permitted to use the Birch Street driveway.
18
Zoning Administrator Resolution No. ZA2025-###
Page 12 of 12
27. The Applicant shall monitor the surrounding public streets and remove any gravel that
enters the public right-of-way.
19
Attachment No. ZA 2
Vicinity Map
20
VICINITY MAP
Limited Term Permit
(PA2025-0147)
20052 Birch Street
Subject Property
21
Attachment No. ZA 3
Applicant’s Project Description
22
CHICAGO COLUMBUS
4322 n. LINCOLN AVENUE 620 E. BROAD STREET
SUITE A SUITE K
CHICAGO, IL 60618 COLUMBUS, OH 43215
872.270.3682
Wednesday | October 22, 2025 Fletcher Jones Birch LTP | Newport Beach, CA Page | 1
Project Description
To: Mr. Jerry Arregui, Assistant Planner
100 Civic Center Drive
P.O. Box 1768
Newport Beach CA 92658
949-644-3249
jarregui@newportbeachca.gov
From: Austin Hahn, Allegro Civil Engineers
CC: Shawn Dettrey, Fletcher Jones Management/Jones Birch Parcel, LLC
Elwin Baltazar, Gensler
Date: 10/22/2025
Re: Project Description: Fletcher Jones – Limited Term Permit – 20052 SW Birch
Mr. Arregui,
Please accept this written statement on behalf of the property owner and applicant, Fletcher Jones
Management Group/Jones Birch Parcel, LLC. This Project was discussed at the 04.17.2025
Development Review Committee (DRC) Meeting.
The applicant is seeking a Limited Term Permit in excess of ninety (90) days to temporarily utilize the
subject parcel for cross access and construction staging so that the complimentary airport shuttle
service operation at 2172 Bristol can continue to provide service to customers during the construction
associated with PC2022-3144 / PA2022-0128. The subject parcel is currently under the control of
Fletcher Jones Management, LLC, namely:
• APN 439-352-27/ 20052 SW Birch
The lot area is 18,041 square feet/ 0.41 acres.
The applicant has filed a Demolition Permit application with the City of Newport Beach (U2025-0470),
completed the public noticing requirements of neighbors as required by NBMC, and provided vacation
notices to the residents in the two structures on the subject property.
The assessed setbacks for the lot are as follows:
• Building Setbacks: Front: None; Sides: 10’ on one side/0’ on the other; Rear: None. NOTE:
No building is proposed.
• Landscape Setbacks: Front: 10’ setback; Rear: 10’ setback; Sides: 3’ setback
The gross floor area of all on-site buildings in the future built-out condition will be zero (0) square feet,
equating to a Floor Area Ratio (FAR) of 0 SF / 18,041 SF = 0.00. The building/lot coverage will be 0%
in the built-out condition.
23
CHICAGO COLUMBUS
4322 n. LINCOLN AVENUE 620 E. BROAD STREET
SUITE A SUITE K
CHICAGO, IL 60618 COLUMBUS, OH 43215
872.270.3682
Wednesday | October 22, 2025 Fletcher Jones Birch LTP | Newport Beach, CA Page | 2
The disturbed area resulting from this Limited Term Permit (LTP) Project will be 10,503 square feet
(all on private property). In the existing condition, 7,938 square feet of the disturbed area is
impervious/paved/building area. As a result of this project, the impervious area within the limits of
disturbance will decrease to 0 square feet. The proposed ground cover will be semi-permeable gravel.
This decrease will not trigger North Orange County Hydromodification requirements.
The existing lot does not include any off-street parking as defined in Newport Beach Municipal Code
(NBMC) Chapter 20.40. As a result of this project, the parking count will remain at zero. No assignable
Floor Area Ratio (FAR) is a part of the project scope, and as such no parking is required, and no vehicle
trips will be generated by the use.
The existing site does not have any stormwater quality measures or Low Impact Development (LID) or
BMP installations. There are also no hydrologic/volume controls. Because the scope of the project does
not create or replace any impervious surfaces, nor create any parking spaces, the Project is exempt
from C3 requirements (LID and BMP installations). A gravel sediment trap has been provided to store
33 cubic yards per acre of contiguous drainage area as required by California Stormwater Quality
Association (CASQA). The results of the geotechnical investigation on the 2172 Bristol lot indicate that
percolation through the existing soils will not be sufficient to provide bioinfiltration solutions. We have
undertaken both shallow and deep percolation tests in an attempt to find a sand layer to infiltrate to,
but no suitable areas have been identified. No permanent LID or BMP installations are proposed at
this point in time. Erosion control measures have been provided.
Under the approved LTP, employees from the 2172 Bristol facility (no more than four employees during
any one shift) will operate a Mercedes-Benz Sprinter van across this property – using the existing
driveway to access Birch to shuttle passengers to John Wayne Airport (SNA). Incidental and temporary
parking of customer vehicles may occur on this gravel lot. At no point in time will the existing driveway
off Birch be used for entering vehicles. The hours of operation of the shuttle service will remain the
same as the current hours (5:00am to 9:00pm Monday through Saturday; 6:00am to 9:00pm Sunday).
At this point in time, no additional outdoor functions/operations are being considered as a part of this
LTP (i.e. automotive detailing, hand vacs, car washing, etc.).
The customer experience during the period the LTP is in force will entail customers who have flights
leaving John Wayne Airport (SNA) being able to drive to this Property, and pull into the site, and leave
their vehicle with an employee before boarding a shuttle bus to the airport. The shuttle bus itself will
operate from the existing reception building at 2172 Bristol in clockwise fashion through the 2172
Bristol lot, and onto the subject property (20052 Birch), and then utilizing the existing 10’-wide
driveway onto Birch. The shuttle will turn right on Birch and proceed North to SNA. No customers will
have access to any areas subject to the LTP. While the 2172 Bristol lot will continue to utilize fencing
for security, the areas subject to the LTP will not include fencing. Instead, security measures as
described in the last paragraph of this narrative will be employed.
Vehicles will remain on these lots until the vehicle owners return to SNA on a return flight and are ready
to pick up their vehicles. There is currently not a maximum length of stay for a vehicle, but we expect
the length of stays to be consistent with the operational data we provided as a part of the 20071 Birch
project (PA2023-0172). The shuttle will be parked on this and/or the adjacent property during non-
operational hours. The shuttle bus parking location will change through the multi-phase construction
project.
24
CHICAGO COLUMBUS
4322 n. LINCOLN AVENUE 620 E. BROAD STREET
SUITE A SUITE K
CHICAGO, IL 60618 COLUMBUS, OH 43215
872.270.3682
Wednesday | October 22, 2025 Fletcher Jones Birch LTP | Newport Beach, CA Page | 3
The planned site security for this unfenced lot will include, but not be limited to, the following measures:
• Full-time, 3rd party security personnel (at least one) on-site 24 hours a day.
• Two (2) mobile surveillance trailers with Closed Circuit Television (CCTV) cameras.
• Contract with a 3rd Party to provide remote monitoring on an as-needed basis.
Thank you for your continued assistance on this project,
Austin Hahn
Allegro Civil Engineers
(872)270-3682
aj@allegroeng.com
25
Attachment No. ZA 4
Project Plans
26
COVER SHEET
C0.0
SITE INFORMATION:
VICINITY MAP
SURVEY NOTES:
SITE
CIVIL SHEET INDEX:
CALL 811 TWO WORKING DAYS BEFORE YOU DIG
CIVIL LIMITED TERM PERMIT PLANS / LIMITS OF DISTURBANCE
ABBREVIATIONS:
TITLE REPORT NOTE:
LEGAL DESCRIPTION:
Date Description
Project Name
Project Number
Description
Scale
Seal / Signature
Tel 214.273.1500Fax 214.273.15055005 Greenville Ave.Dallas, TX 75206United States
SHEET SIZE: 30" x 42"
027-6664016
FJ AIRPORT SHUTTLE
REDEVELOPMENT
20052 SW BIRCH STREETNEWPORT BEACH, CA 92660
Office: 619.333.67032514 Jamacha Road. 502-182El Cajon, CA 92019Email: info@nazengineering.comwww.nazengineering.com
Jones 2192 Bristol, LLC7300 W. Sahara Ave.Las Vegas, NV 89117702.739.9800
07/18/202509/18/202510/22/2025
PROPOSED LEGEND EXISTING
27
CIVIL CONSTRUCTION NOTES
C0.1
ENGINEER'S CONSTRUCTION NOTES:
ENGINEER'S SITE NOTES:
PROJECT SPECIFICATION NOTE:
Date Description
Project Name
Project Number
Description
Scale
Seal / Signature
Tel 214.273.1500Fax 214.273.15055005 Greenville Ave.Dallas, TX 75206United States
SHEET SIZE: 30" x 42"
027-6664016
FJ AIRPORT SHUTTLE
REDEVELOPMENT
20052 SW BIRCH STREETNEWPORT BEACH, CA 92660
Office: 619.333.67032514 Jamacha Road. 502-182El Cajon, CA 92019Email: info@nazengineering.comwww.nazengineering.com
Jones 2192 Bristol, LLC7300 W. Sahara Ave.Las Vegas, NV 89117702.739.9800
07/18/202509/18/202510/22/2025
28
SITE DEMOLITION AND TREEPROTECTION PLAN
C1.0
GENERAL NOTES:
CALL 811 TWO WORKING DAYS BEFORE YOU DIG
SURVEY NOTES:
UTILITY LOCATION NOTE:
DEMOLITION LEGEND
EXISTING CONDITIONS/DEMOLITION NOTES:
DEMOLITION PLAN KEY NOTES
TREE PROTECTION NOTE:
Date Description
Project Name
Project Number
Description
Scale
Seal / Signature
Tel 214.273.1500Fax 214.273.15055005 Greenville Ave.Dallas, TX 75206United States
SHEET SIZE: 30" x 42"
027-6664016
FJ AIRPORT SHUTTLE
REDEVELOPMENT
20052 SW BIRCH STREETNEWPORT BEACH, CA 92660
Office: 619.333.67032514 Jamacha Road. 502-182El Cajon, CA 92019Email: info@nazengineering.comwww.nazengineering.com
Jones 2192 Bristol, LLC7300 W. Sahara Ave.Las Vegas, NV 89117702.739.9800
07/18/202509/18/202510/22/2025
PROPOSED LEGEND EXISTING
29
CALL 811 TWO WORKING DAYS BEFORE YOU DIG
Date Description
Project Name
Project Number
Description
Scale
Seal / Signature
Tel 214.273.1500Fax 214.273.15055005 Greenville Ave.Dallas, TX 75206United States
SHEET SIZE: 30" x 42"
027-6664016
FJ AIRPORT SHUTTLE
REDEVELOPMENT
20052 SW BIRCH STREETNEWPORT BEACH, CA 92660
Office: 619.333.67032514 Jamacha Road. 502-182El Cajon, CA 92019Email: info@nazengineering.comwww.nazengineering.com
Jones 2192 Bristol, LLC7300 W. Sahara Ave.Las Vegas, NV 89117702.739.9800
07/18/202509/18/202510/22/2025
PROPOSED LEGEND EXISTING
SITE, GRADING, AND DRAINAGEPLAN
C2.0
GRADING NOTES:
SPOT GRADING LEGEND
GENERAL NOTES:
SURVEY NOTES:
SITE AND GRADING PLAN KEY NOTES
30
CALL 811 TWO WORKING DAYS BEFORE YOU DIG
Date Description
Project Name
Project Number
Description
Scale
Seal / Signature
Tel 214.273.1500Fax 214.273.15055005 Greenville Ave.Dallas, TX 75206United States
SHEET SIZE: 30" x 42"
027-6664016
FJ AIRPORT SHUTTLE
REDEVELOPMENT
20052 SW BIRCH STREETNEWPORT BEACH, CA 92660
Office: 619.333.67032514 Jamacha Road. 502-182El Cajon, CA 92019Email: info@nazengineering.comwww.nazengineering.com
Jones 2192 Bristol, LLC7300 W. Sahara Ave.Las Vegas, NV 89117702.739.9800
07/18/202509/18/202510/22/2025EROSION AND SEDIMENT CONTROL NOTES:
EROSION CONTROL LEGEND
EROSION AND SEDIMENTCONTROL PLAN
C3.0
PROPOSED LEGEND EXISTING
GENERAL NOTES:
SURVEY NOTES:
31
From: Jim Mosher <jimmosher@yahoo.com>
Sent: December 10, 2025 12:52 PM
To: CDD
Subject: Fw: Comments on ZA Item 4 (Dec. 11, 2025, meeting)
Regarding Item 4 ( Fletcher Jones Temporary Lot Limited Term Permit (More than 90
days), PA2025-0141) on the December 11, 2025, Newport Beach Zoning Administrator
agenda:
1. The explanation seems incomplete of how the demolition of the three existing
residential units, without replacement elsewhere (?), was found consistent with the
Housing Crisis Act of 2019. Is being in a zoning district not allowing residences
sufficient? Doesn't there have to be verification they were not "protected units"?
2. If there are no longer residential uses at 20052 Birch Street, it would be helpful for
someone to let the John Wayne Airport Access and Noise Office know. They are
required to report incompatible uses to the state, and Figure 2 (Noise Impact Area) of
their most recently posted Quarterly Report (for April - June 2025 (Revised) continues to
show this with a hatched coloring indicating it contains a residential use with a
"prescriptive avigation easement":
Zoning Administrator - December 11, 2025
Item No. 4a Additional Materials Received After Deadline
Fletcher Jones Temporary Lot Limited Term Permit (PA2025-0141)
3. The Applicant’s Project Description in Attachment ZA 3 is confusing and possibly
contradictory to the description in the staff report and resolution indicating that the
driveway onto Birch will be used only by vehicles exiting the lot that is the subject of the
LTP at 20052 Birch Street.
Despite promises (on handwritten page 24) that "At no point in time will the existing
driveway off Birch be used for entering vehicles" and "No customers will have access to
any areas subject to the LTP," it also describes "The customer experience during the
period the LTP is in force" as being one in which customers will be "able to drive to this
Property, and pull into the site, and leave their vehicle with an employee." Although
"Property" is not defined, that would seem be describing customers "driving to" and
"pulling into" 20052 Birch Street, which would mean they are using the driveway as an
entrance, rather than an exit, and would also be entering the LTP area, contrary to the
other promises. Presumably the "Property" this is referring to is 2172 Bristol, and the
customers would be driving to, pulling into and leaving their car with an attendant on
that property and not 20052 Birch Street.
-- Jim Mosher
Zoning Administrator - December 11, 2025 Item No. 4a Additional Materials Received Fletcher Jones Temporary Lot Limited Term Permit (PA2025-0141)