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HomeMy WebLinkAbout26 - The Pacific Club - GPA 97-3(E)lE`wPOgr CITY OF NEWPORT BEACH Hearing Date: December 13, 1999 O`` D COMMUNITY AND ECONOMIC DEVELOPMENT Agenda Item No.: a b 'Q PLANNING DEPARTMENT Staff Person: Marc Myers • +� „�,,,,'' 3300 NEWPORT BOULEVARD (949) 644 -3210 NEWPORT BEACH, CA 92658 (949) 644 -3200; FAX (949) 644 -3250 REPORT TO THE MAYOR AND CITY COUNCIL PROJECT: 4110 MacArthur Boulevard The Pacific Club (Brooke B. Bentley, General Manager) PURPOSE OF APPLICATION: Request to permit the phased expansion of an existing private membership athletic club. The project is an expansion of the private athletic club by 15,000 square feet to accommodate additional member serving facilities including accessory athletic, dining and support uses. The project involves the approval of: • a General Plan Amendment and PC Amendment to increase the square footage entitlement in Statistical Area L -4, Koll Center Newport, Office Site A, from 874,346 to 889,346 square feet, and • an amendment to Use Permit No. 3208 to allow: • expansion of the existing athletic club facility, and • an increase in the floor area devoted to alcoholic beverages sales in the dining facility, • the establishment of a new on -sale alcoholic beverage outlet (pub /cocktail lounge) in the fitness center, persuant to Chapter 20.89 of the Muicipal Code; and • a parking demand study. ACTION: Conduct public hearing; and: Adopt Resolution 99-. approving General Plan Amendment No. 97 -3(E); and Introduce Ordinance No. 99 an amendment to the Koll Center Planned Community, approving a 15,000 square foot increase of development rights in Office Site "A” of Koll Center Planned Community (Amendment No. 890), and pass to second reading on January 11, 2000; and Sustain the action of the Planning Commission and approve the supporting documentation related to the Amendment, subject to the Findings, Conditions, and Mitigation Measures as modified by the Planning Commission: . • 77te acceptance of a Negative Declaration • Use Permit No. 3208 Amended • A Parking Demand Study Planning Commission Recommendation At its meeting of November 18, 1999, the Planning Commission voted (all ayes) to recommend • approval of the applications related to the expansion of an existing private membership athletic club. To ensure that a valet parking plan is implemented for the club, Condition No. 5, which requires a valet operating plan be submitted to the City Traffic Engineer for review and approval prior to issuance of any building permits, was modified by the Planning Commission to include a provision which requires the approved valet operating plan to be implemented. The revised condition of approval is included in the excerpt Planning Commission's meeting minutes attached for the Council's review. A copy of the staff report prepared for the Planning Commission is also attached. Submitted by: Prepared by: SHARON Z. WOOD MARC W. MYERS Assistant City Manager Associate Planner Attachments: StaffjR.plSori to the Planning Commission Ordinance . Excerpt of November 18, 1999 Planning Commission Meeting Minutes Planning Commission Resolutions Exhibit "A" Mitigated Negative Declaration Parking Demand Study Letter from Applicant Mitigation Monitoring Program Site Photos Letter from Architect Crime Statistics Memo from Police Department Excerpt of June 5, 1986 Planning Commission and June 23, 1986 City Council Meeting Minutes Site Plan, Floor Plan and Elevations Page 2 RESOLUTION NO._ • A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING GENERAL PLAN AMENDMENT NO. 97 -3(E) TO THE LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN TO INCREASE THE ALLOWED DEVELOPMENT IN OFFICE SITE "A" OF THE KOLL CENTER PLANNED COMMUNITY BY 15,000 SQUARE FEET. [General Plan Amendment No. 97 -3(E)] WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, the Land Use Element of the General Plan sets forth objectives, supporting policies and limitations for development in the City of Newport Beach; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy B, since the proposed increase in development will not result in significant changes to the long range traffic service levels because there would be few, if any additional vehicle trips added to the street system as a result of the project since no increase in the membership is anticipated; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy D, since the location of the new additions will not adversely affect public views because it is within the height limit requirements established by the Planned Community regulations, nor will it impact environmentally sensitive habitat since it is in an urbanized area; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy F, since the exterior appearance of the building occupied by the fitness center is consistent with the appearance of the existing building and those in the immediate vicinity and the exterior appearance does not reflect the activities conducted within, and because the project conforms to all development standards including landscape requirements, height, setbacks, lot coverage, and parking, and is consistent with the requirements of the Koll Center Planned Community; and WHEREAS, it has been determined that the proposed development is consistent . with General Plan Policy L, because the expansion of an existing private athletic club facility will Page 3 improve the prosperity of the club and the uses within Koll Center area by expanding the capabilities of a quality support use in the area; and WHEREAS, on November 18, 1999, the Planning Commission of the City of Newport Beach conducted a public hearing regarding General Plan Amendment 97 -3(E) at which time this amendment to the Land Use Element was discussed and determined to be consistent with the goals of the Newport Beach General Plan and, therefore, recommended for approval to the City Council; and WHEREAS, pursuant to the California Environmental Quality Act, an Initial Study has been prepared for the project. Based upon information contained in the Initial Study, it has been determined that, if proposed mitigation measures are incorporated, the project would not have a significant effect on the environment. A Mitigated Negative Declaration has been prepared and accepted by the City of Newport Beach in connection with the application noted; and WHEREAS, on December 13, 1999, the City Council of the City of Newport Beach conducted a public hearing regarding a 15,000 square foot increase in development rights in Office Site "A" of the Koll Center Newport Planned Community, at which time Amendment No. • 890 was discussed and determined to be consistent with the goals and policies of the Newport Beach General Plan. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Newport Beach does hereby amend the Land Use Element, Statistical Area L4, KCN- Office Site "A," and the Estimated Growth for Statistical Area L4 Table of the General Plan to read as follows: E Page 4 . Airport Area (Statistical Area L4) C� • 1 -1. KCN Office Site A. The site is designated for Administrative, Professional, and Financial Commercial land use and is allowed 418,346 sq. ft. plus 471 hotel rooms. BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 4110 MacArthur Boulevard, Newport Beach. Page 5 ESTIMATED GROWTH FOR STATISTICAL AREA L4 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1 -I.KCN OS A -0- -0- -0- 874,346 889,346 15,000 1 -2.KCN OS B -0- -0- -0- 1,060,898 1,060,898 -0- 1-3.KCN OS C -0- -0- -0- 734,641 734,641 -0- 1-4.KCN OS D -0- -0- -0- 250,176 250,176 -0- 1-5.KCN OS E -0- -0- -0- 27,150 32,500 5,350 1 -6.KCN OS F -0- -0- -0- 31,816 34,300 2,484 1 -7.KCN OS G -0- -0- -0- 81,372 81,372 -0- 1-8. KCN OS 1 -0- -0- -0- 377,520 442,775 65,255 1 -9.KCN RS 1 -0- -0- -0- 52,086 102,110 50,024 1- 10.Court House -0- -0- -0- 69,256 90,000 20,744 2 -INP BLK A -0- -0- -0- 349,000 380,362 31,362 2- 2.NPBLKB -0- -0- -0- 10,150 11,950 1,800 2 -3.NP BLK C -0- -0- -0- 211,487 457,880 246,393 2 -4.NP BLK D -0- -0- -0- 274,300 288,264 13,964 2 -5.NP BLK E -0- -0- -0- 834,762 860,884 26,122 2 -6.NP BLK F -0- -0- -0- 192,675 201,180 8,505 2 -7.NP BLK G & H -0- -0- -0- 255,001 295,952 40,951 2 -8.NP BLK I -0- -0- -0- 160,578 160,578 -0- 2-9.NP BLK J -0- -0- -0- 190,500 228,530 38,030 3. Campus Drive -0- -0- -0- 885,202 1,261,727 376,525 TOTAL -0- -0- -0- 6,922,916 7,865,425 941,509 Population -0- -0- -0- BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 4110 MacArthur Boulevard, Newport Beach. Page 5 ADOPTED this 13'" day of December 1999, by the following vote, to wit: 0 AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT, COUNCIL MEMBERS "0 ATTEST: City Clerk Page 6 E ORDINANCE NO. . AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AMENDMENT NO. 890 AMENDMENT TO THE KOLL CENTER PLANNED COMMUNITY DISTRICT TO INCREASE THE PERMITTED GROSS FLOOR AREA FOR OFFICE SITE "A" BY 15,000 SQUARE FEET. (AMENDMENTNO.890) WHEREAS, on November 18, 1999, Planning Commission of the City of Newport Beach held a public hearing regarding this amendment, and recommended approval to the City Council; and WHEREAS, the public was duly noticed of the public hearings; and WHEREAS, the City Council finds that the proposed amendment to the Koll Center Planned Community District Regulations is consistent with the General Plan; and WHEREAS, on December 13, 1999, the City Council of the City of Newport Beach held a public hearing regarding this amendment at which time amendments to the Koll Center Newport Planned Community District Regulations were discussed and determined to be in conformance with the "Administrative, Professional and Financial Commercial' designation of the Newport Beach General Plan, and the City Council finds that the proposed amendment does not alter the professional office character of the subject property or the Koll Center Newport Planned Community District as a whole; and the proposed amendment to increase the permitted gross floor area for Office Site "A" by 15,000 square feet is consistent with the General Plan; and WHEREAS, the Newport Beach Municipal Code provides specific procedures for the implementation of Planned Community zoning for properties within the City of Newport Beach; and WHEREAS, the City of Newport Beach has determined that the proposed project will not have a significant effect on the environment upon implementation of the mitigation measures set forth in the Negative Declaration prepared for the project pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines; and WHEREAS, the proposed amendment to the land use limitations of Koll Center Planned Community District, to increase the permitted amount of development, will apply only to the property at 4110 MacArthur Boulevard and not to any other site in Koll Center. Page 7 THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: Approve Amendment No. 890 to increase the permitted level of development for Office Site "A" of the Koll Center Newport Planned Community by 15,000 square feet, and establish the permitted level of development for Kell Center Newport Office Site "A" at 418,346 gross square feet. SECTION 2: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on December 13, 1999, and adopted on the 11th day of January, 2000, by the following vote, to wit: AYES, COUNCIL MEMBERS 0 NOES, COUNCIL ABSENT, COUNCIL MEMBERS MA ATTEST: City Clerk Page 8 0 ?F'W ART ulljl� ClPY OF NEWPORT BEACH COMMUNITY and ECONOMIC DEVELOPMENT PLANNING DEPARTMENT 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 (949) 644 -3200; FAX (949) 644 -3250 Hearing Date: Agenda Item No.: Staff Person: Appeal Period: November 18, 1999 2 REPORT TO THE PLANNING COMMISSION PROJECT: 4110 MacArthur Boulevard The Pacific Club (Brooke B. Bentley, General Manager) Marc Myers (949) 644 -3210 14 days PURPOSE OF APPLICATION: Request to permit the phased expansion of an existing private membership athletic club. The project is an expansion of the private athletic club by 15,000 square feet to accommodate additional member serving facilities including accessory athletic, dining and support uses. The project involves the approval of: • a General Plan Amendment and PC Amendment to increase the square footage entitlement in Statistical Area L -4, Koll Center Newport, Office Site A, from 874,346 to 889,346 square feet, and • an amendment to Use Permit No. 3208 to allow: • expansion of the existing athletic club facility, and • an increase in the floor area devoted to alcoholic beverages sales in the dining facility, • the establishment of a new on -sale alcoholic beverage outlet (pub /cocktail lounge) in the fitness center, persuant to Chapter 20.89 of the Muicipal Code; and • a parking demand study. ACTION: Approve, modify or deny: • General Plan Amendment No 97 -3(E), • Amendment No. 890; and • Use Permit No. 3208 Amended LEGAL DESCRIPTION: Parcel 1 of Parcel Map 061 -01 and Parcel 4 of Parcel Map 173 -31 ZONE: PC Moll Center Planned Community District) OWNER: The Pacific Club, Newport Beach Points and Authority • Conformance with the General Plan and Zoning The Land Use Element of the General Plan designates the site for "Administrative, Professional and Financial' commercial uses. A private club is a support use, and is permitted within this designation. The Land Use Element currently allows 874,346 square I feet of floor area in Office Site A of Koll Center Newport Planned Community. The proposed project requires an amendment to the Land Use Element to increase the entitlement by 15,000 square feet, which will allow for a total maximum limit of 889,346 square feet in Office Site A of Koll Center Newport Planned Community. • Environmental Compliance (California Environmental Quality Act) In accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City Policy K -3, an Initial Study has been prepared for the project. Based upon the information contained in the Initial Study, it has been determined that if proposed mitigation measures are incorporated, the project would not have a significant effect on the environment. A Mitigated Negative Declaration has therefore, been prepared for the project and a copy is attached for the Planning Commission's review. The Mitigated Negative Declaration states that the subject development will not result in a significant effect on the environment. It is the present intention of the City to accept the Mitigated Negative Declaration and supporting documents. The Mitigated Negative Declaration is not to be construed as either approval or denial by the City of the subject applications. The City encourages members of the general public to review and comment on this documentation. Copies of the Mitigated Negative Declaration and supporting documents are also available for public review and inspection at the Planning Department. • Amendment procedures and requirements are set forth in Chapter 20.94 of the Municipal Code. • Use permit procedures and requirements are set forth in Chapter 20.91 of the Municipal Code. GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18. 1999 Page,2'-- • 0 VICINITY MAP r Is a two -story, 28,000 square foot private club and fitness center and related off- street parking. /r / /!'� r..% \• t/ ,,J ( ,L it To the east: Are mid and high rise professional office buildings and related off -street parking. To the south: Are additional mid and high rise office buildings and related off -street parking. To the west: •.� iN �j,� ;. k' 1 .� era� 'z 5 ;'riri � •, • , General Plan Amendment No 97 -3(E) Subiect Property and Surrounding Land Uses Current Development: Is a two -story, 28,000 square foot private club and fitness center and related off- street parking. To the north: Are mid and high rise commercial office buildings and related off -street parking. To the east: Are mid and high rise professional office buildings and related off -street parking. To the south: Are additional mid and high rise office buildings and related off -street parking. To the west: I Are also mid and high rise office buildings and related off- street parking. GPA 97.3E Amendment No. 890 Use Permit No 3208 November 18, 1999 Page -3 �� Background In 1981, the Pacific Club was permitted to occupy the structure previously used by a restaurant at this location. No amendment to the previous restaurant use permit was necessary, since private clubs were expressly permitted uses in the Koll Center Planned Community. Since that time, the City has processed a General Plan Amendment and a Use Permit to allow the expansion of the private club facility. At its meeting of June 5, 1986, the Planning Commission voted to recommend to the City Council approval of Amendment No. 635 which was a request to amend Koll Center Planned Community Development Standards to delete restaurant uses and to permit a 30,000 square foot private club use in Office Site "A" subject to the approval of a use permit. On June 23, 1986, the City Council adopted Amendment No. 635. Excerpts of the Planning Commission and City Council Meeting minutes are attached for the Commission's review. Analysis The subject use is a private club with limited membership which occupies two separate, but adjacent buildings. The Pacific Club is proposing to expand its existing facilities by approximately 15,000 square feet. The proposed project includes an expansion of the dining facilities in the club structure by approximately 3,000 square feet, which includes the addition of a partially exterior dining area and the enclosure of an existing exterior covered kitchen service • area. The partially exterior dining area involves the creation of a lower level dining area below the main building floor adjacent to the lake. The proposal also includes a two -story 11,400 square foot expansion of the existing freestanding related athletic facility adjacent to the main club area. The additional athletic facilities include a new exercise room, two massage rooms, expanded women's locker rooms, day care center, laundry room, and a cocktail lounge with food service. With the additional square footage requested, the club will consist of a total of 45,000 square feet of floor area. General Plan and Planned Community Text Amendments The Land Use Element of the General Plan is a long range planning document setting forth the City's policies for the use of land. The objective of the Land Use Element is to provide for an orderly balance of residential and commercial uses with an emphasis on preserving the quality of life found in the City. The project is located in Statistical Area L4, Koll Center Newport (KCN) Office Site "A" of the Land Use Element, which does not provide for further growth at this time. However, amendments to the General Plan may be approved with the finding that the amendment is consistent with the intent and policies of the General Plan. The General Plan policies applicable to this proposal are discussed below. 0 GPA 97 -7E Amendment No. 890 Use Permit No 3208 November 18. 1999 Page,4' o� General Plan Policy B allows for some modest growth provided that traffic does not exceed the • level of service desired by the City. The proposal is for the expansion of an existing private club which provides support service for the professional and business offices that surround the use. The planned expansion is to improve the facility for the existing members, and no increase in the membership is anticipated. Based on this information the City Traffic Engineer determined that there would be few, if any additional vehicle trips added to the street system as a result of the project. Therefore, approval of this amendment would be consistent with this policy. General Plan Policy D requires that the siting of new buildings and structures shall be controlled and regulated to preserve, to the extent practical, public views and unique natural resources. While the City remains committed to protecting private property rights, it is also committed to regulating the placement of buildings in areas adjacent to valuable natural resources and environmentally sensitive habitats. The location of the proposed additions to the existing club buildings, KCN Office Site "A" of Koll Center Planned Community, contains a mixture of administrative and financial commercial uses in a combination of low and high rise office buildings. The proposed additions consist of extending the existing fitness center building towards the north, and enclosing existing exterior covered areas of the main dining room building. The proposed fitness building addition will maintain an overall height of approximately 30 feet, which is less than many of the existing buildings in the area. The new additions will be developed on the interior of the lot and block, and will be integrated into the existing site development. The height and bulk of the additions are such that it is unlikely that they will be visible from other locations within the Koll Center area, including from MacArthur Boulevard and Von Karman Avenue. The proposed architectural style, finish and color will be similar to the existing development and, therefore, is in keeping with the general character of the area. Additionally, the location of the proposed additions will not adversely affect natural resources nor will they impact environmentally sensitive habitat since the site is currently fully developed. The proposed amendment, therefore, meets the intent of General Plan Policy D. General Plan Policy F provides for the City to develop and maintain suitable and adequate standards for landscaping, sign control, site and building design, parking and other development standards to insure that commercial projects are aesthetically pleasing and compatible with surrounding land uses and that the appearance of, and activities conducted within, are also compatible with surrounding land uses. As previously stated, the proposed amendment will provide for additional private club facility space. The proposal is for the expansion of an existing private club which provides support service for the professional and business offices that surround the use. The proposed additions involve extending an existing building and enclosing an existing exterior covered area. The architectural style, finish and color of the additions will be similar to the existing development and, therefore, aesthetically pleasing and compatible with surrounding land uses. In addition, the exterior appearance of the building occupied by the fitness center is consistent with the appearance of the existing building and those in the immediate vicinity and the exterior appearance does not reflect the activities conducted within. It is the opinion of staff that the development standards contained in the Koll Center Newport Planned Community District Regulations provide suitable and adequate development standards for the site. Therefore, the amendment meets the intent of General Plan Policy F. GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18. 1999 Pages" 3 General Plan Policy L provides for the City to promote the prosperity of its commercial districts through the adoption of appropriate development regulations, so that those districts reflect and . compliment the high quality of its residential areas. As previously stated, the proposed amendment will provide for the expansion of an existing private athletic club facility which is a support use of the surrounding professional and business office uses within Koll Center and in Newport Beach. It is the opinion of staff that the additional floor area will improve the prosperity of the club and the uses within Koll Center area by expanding the capabilities of a quality support use in the area. Therefore, the amendment meets the intent of General Plan Policy L. The Koll Center Newport Planned Community Text is intended to implement the policies and development limitations of the General Plan. Should the Planning Commission determine that the General Plan Amendment is appropriate in this case, the related PC text amendment would be the implementation of the policies of the General Plan. Staff is of the opinion that the proposal is consistent with the intent of the Koll Center Planned Community since the proposed project is providing support use which is similar to that which is existing. The proposal also provides landscaping per the requirements of Koll Center Planned Community Development Regulations. Use Permit The project site is located in the PC District. The adopted P.C. Development Regulations for Koll Center Newport allow private clubs subject to the approval of a use permit. The proposed project includes an expansion of the athletic facility and dining facilities in the club. The additional • athletic facilities include a new exercise room, two massage rooms, expanded women's locker rooms, day care center, laundry room, and a cocktail lounge with food service. The pub provides a more relaxed, casual area for club members to socialize without the constraints of the dress code requirements of the main dining area located in a separate building adjacent to the athletic club building. The pub design includes table seating for 52 and bar seating for 10, and will be open to club members only. Expansion of the dining area structure includes the addition of a partially exterior dining area and the enclosure of an existing exterior covered service area. The partially exterior dining area involves the creation of a lower level dining area below the main building floor adjacent to the lake. This additional seating area provides 36 interior seats and 28 seats on the adjoining outside patio deck. The proposed expansion of the existing private athletic club complies with all of the Koll Center Planned Community Development Regulations. As previously noted, the club facilities are for the use of club members only and with these expansions there will be no increase in membership over what has been previously approved. The Pacific Club has submitted a letter to the City regarding the club's membership. The letter is attached for the Commission's review. Parking The PC regulations require off - street parking be provided on the site of the use served, or on a common parking area in accordance with the off - street parking requirements. The Pacific Club GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 1 `, Page 1 is located between MacArthur Boulevard and Von Karman Avenue in Office Site "A" of the Koll Center Planned Community. The parking in Koll Center Office Site "A" is provided on the basis of pool parking to accommodate the parking needs of the site. It shares parking with two existing office buildings; the Sanwa Bank Building and the Koll Building. Parking for all three buildings is within a gated area and all three buildings share the parking. The Koll Center Planned Community District Regulations do not establish a parking requirement for private clubs or athletic club uses. The parking requirement for this particular use is to be established by the Planning Commission based on a demonstrated formula and occupancies within the use. The subject site currently contains 168 parking spaces. However, since the expansion involves removal of 24 parking spaces, a parking demand study has been prepared for the proposed project. The parameters on which the parking demand estimates were made are set forth on Page 2 of the attached parking study. Table 1 located on Page 3 presents the parking count results of the field surveys. The counts indicate that during the peak time periods for all of the buildings in the block, a maximum usage of 141 parking spaces was logged in the on -site parking areas. After the proposed expansion of the club, there would be 144 parking spaces, resulting in a surplus of 3 parking spaces on -site. Additionally, as mentioned earlier, the valet parking provided by the club, and the shared parking in the block would provide additional parking availability if needed. The conclusion; based on the analysis in the parking study, is that the off - street parking provided will be adequate for the existing and proposed uses. Staff is of the opinion that parking demand will not be increased by the proposed expansion since club membership enrollment will remain unchanged. In addition, the available pool parking within close proximity to the club is adequate to accommodate . any additional demand should the need arise. Also, the configuration of the buildings is such that there are large parking areas surrounding each of the buildings in the block, therefore utilization of the parking areas is optimized. A condition of approval has been suggested which limits the club membership number and requires 144 on -site parking spaces. Valet Parking and On -Site Circulation The applicant is proposing to continue the use of valet parking service in conjunction with the private athletic club facility. Currently a valet parking service is provided on site for its members and guests at all times the facility is open. There is no reserved area for valet parking. However, the valet parking operation typically utilizes the parking area between the two existing Pacific Club buildings which are connected by the porte - cochere. The pick -up and drop -off area for the valet parking is also located under the porte - cochere area. The valet parking attendant will continue to greet and assist members in parking vehicles at this location. Should members of the club wish to self -park their vehicles, they will be directed to the parking spaces available around the building. The valet parking attendants will continue to pick -up and drop -off vehicles in front of the entrance to the club and park the vehicles in the parking lot surrounding the subject facility. The valet attendant pattern will consist of proceeding straight through the porte - cochere entrance area to the internal access road which extends around the perimeter of the site. The City Traffic Engineer has reviewed the site plan and is satisfied with the on -site circulation, and no significant internal circulation conflicts are anticipated, due to the relatively light nature of the existing traffic in the GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 , h Paged' J shared parking area. To minimize potential internal circulation and parking problems, staff has included a condition of approval which requires that a valet parking plan be submitted to the City • Traffic Engineer for review and approval. Alcoholic Beverage Ordinance Under the provisions of the Alcoholic Beverage Outlet (ABO) Ordinance, a use permit is required to allow the expansion of an existing alcoholic beverage outlet when the floor area principally devoted to the service of alcoholic beverages increases by more than 250 square feet. The purpose of the ordinance is to preserve a healthy environment for residents and businesses by establishing a set of consistent standards for the safe operation of alcoholic beverage retail outlets. The chapter provides a set of additional tools to help reduce the costly and harmful effects of irresponsible alcohol sales and consumption on local businesses, residents, law enforcement, and various other resources. The ABO Ordinance requires that the Planning Commission consider the following factors when reviewing a request for a use permit: 1. Whether the use serves public convenience or necessity. 2. The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. 3. The number of alcohol licenses per capita in the reporting district and in adjacent reporting districts as compared to the county-wide average. 4. The numbers of alcohol- related calls for service, crimes or arrests in the • reporting district and in adjacent reporting districts. 5. The proximity of the alcoholic beverage outlet to residential districts, day care centers, park and recreation facilities, places of religious assembly, and schools. Liquor license concentration and crime statistics for the area in which a project's introduction of alcoholic beverage service is proposed is an important consideration for the Planning Commission. The project site is located within Police Reporting District No. 36 and is adjacent to Reporting District Nos. 34 and 35. The site is also within Census Tract No. 630.07. The following charts provide 1997 data related to factors 2, 3 and 4. Census Tract Projected No. 626.10 Based on Use Permit No 3208 Orange County Page -8' average 1990 Population: 15 ABC Licenses: On -sale licenses 55 1 (1 ver 3.7 persons) (1 per 15 persons) Off -sale licenses 6 1 (1 per 2.5 persons) (I per 15 persons) GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18. 1999 1 Page -8' • "Part I Crimes' are homicide. forcible rape, robbery, aggravated assault. burglary. larceny- theft, auto theft. and arson. All other crimes are "Part 2 crimes." The "Crime Rate" the number of crimes per 100.000 people. "Alcohol- related arrest' means the offender had been drinking prior to the incident for which they were arrested. The Number of active ABC Licenses is the total of all types of licenses known to the Police Department at the present time. 1. Public Convenience or Necessity. Current City Council policy provides criteria for situations when the public convenience and necessity will not be served. This policy is only applicable to bars, cocktail lounges, cabarets, and nightclubs. Since the proposed project will contain a cocktail lounge, the location of the establishment must meet the following criteria. The location is not within an area where the number of crimes is at least 75% higher than the average of all reporting districts in the City; and the location is not within 200 feet of a property in residential use. While the facility is located in an area where the crime rate is greater than 75% above the reporting district average, the proposed pub or cocktail lounge is not considered "public premises" by the Department of Alcoholic Beverage Control since the pub and the club facility is for the use of its members only, and not the general public. Additionally, the location of the facility is not within 200 feet of a residential use since it is located in an area of the City which is primarily a commercial office park where the residential population is very low. The pub facility will be operated during the times which the facility is open to its members which would include hours not corresponding to regular meal service hours. However, a full service menu will be offered at all times the facility is open to its members. There is no specific policy basis for a finding that the proposed project does not serve the public convenience or necessity. However, the convenience of the public can arguably be served by the service of desired beverages in a restaurant setting. This desire must be balanced, however, by the other four factors to be evaluated by the Planning Commission for this Use Permit. Based upon all the information assessed in these factors, the Planning Commission may determine whether this approval is necessary to serve the public convenience and necessity. GPA 97 -311 Amendment No. 890 Use Permit No 3208 November 18. 1999 1 1 Page Subject Reporting Adjacent Reporting Adjacent Reporting City-Wide District No. 34 District No. 33 District No. 36 Crimes Part 1: 3.370 228 34 89 Pan 2: 3.300 104 18 57 Crime Rate: 4.780.14 14.911.71 8.457.71 2.328.01 Total Crime Incidents: 180 332 52 146 (Average for All (184% above the (71 %below the (18% below the Reporting Reporting District Reporting District Reporting District Districts) I Average) I Averaee) I Average) Arrests Total Arrests: 3.562 50 10 43 Alcohol - Related: 44.19% 28% 30% 30% Number of Active ABC 299 28 4 5 Licenses: "Part I Crimes' are homicide. forcible rape, robbery, aggravated assault. burglary. larceny- theft, auto theft. and arson. All other crimes are "Part 2 crimes." The "Crime Rate" the number of crimes per 100.000 people. "Alcohol- related arrest' means the offender had been drinking prior to the incident for which they were arrested. The Number of active ABC Licenses is the total of all types of licenses known to the Police Department at the present time. 1. Public Convenience or Necessity. Current City Council policy provides criteria for situations when the public convenience and necessity will not be served. This policy is only applicable to bars, cocktail lounges, cabarets, and nightclubs. Since the proposed project will contain a cocktail lounge, the location of the establishment must meet the following criteria. The location is not within an area where the number of crimes is at least 75% higher than the average of all reporting districts in the City; and the location is not within 200 feet of a property in residential use. While the facility is located in an area where the crime rate is greater than 75% above the reporting district average, the proposed pub or cocktail lounge is not considered "public premises" by the Department of Alcoholic Beverage Control since the pub and the club facility is for the use of its members only, and not the general public. Additionally, the location of the facility is not within 200 feet of a residential use since it is located in an area of the City which is primarily a commercial office park where the residential population is very low. The pub facility will be operated during the times which the facility is open to its members which would include hours not corresponding to regular meal service hours. However, a full service menu will be offered at all times the facility is open to its members. There is no specific policy basis for a finding that the proposed project does not serve the public convenience or necessity. However, the convenience of the public can arguably be served by the service of desired beverages in a restaurant setting. This desire must be balanced, however, by the other four factors to be evaluated by the Planning Commission for this Use Permit. Based upon all the information assessed in these factors, the Planning Commission may determine whether this approval is necessary to serve the public convenience and necessity. GPA 97 -311 Amendment No. 890 Use Permit No 3208 November 18. 1999 1 1 Page 2. Crime Rate. The number of crime incidents in Reporting District No. 34 currently exceeds the average for all City reporting districts by 184% (based on 1997 statistics). This is due to the fact that this reporting district consists entirely of commercial land uses. Crime statistics that exceed the citywide average by 20% are considered significant. This fact will require the City, through the Police Department, to make a determination regarding the public convenience or necessity of granting the alcoholic beverage control license. Additionally, none of the neighboring reporting districts exceeds the citywide average as exhibited in the table below since the adjacent Reporting Districts are primarily residential. 3. Over Concentration. Census Tract 626.10 currently has a ratio of liquor licenses to population that exceeds the average ratio of Orange County. This is due to the fact that the area is primarily commercial, and commercial areas typically have limited, if any residential population. This fact will require the City, through the Police Department, to make a determination regarding the public convenience or necessity of granting the alcoholic beverage control license. 4. Alcohol Related Arrests & Calls for Service. Information on the number of arrests and calls for service by the Police Department is provided in table above. Alcohol related arrests means the offender had been drinking prior to the incident for which they were arrested. There were 50 arrests in Reporting District No. 34 during 1997 as compared to the 3,562 arrests citywide. Of the arrests made in Reporting District No. 34, 28% were alcohol - related, while 44% of the arrests citywide were alcohol - related. There was a higher percentage of alcohol related arrests citywide than in this reporting district; therefore, the area is not considered a problem. In addition, the adjacent reporting districts had alcohol - related arrest percentages that were also below the citywide percentages. 5. Adiacent Uses. This commercial area is unique for Newport Beach, in that it is more isolated from residential areas than other commercial areas and, therefore, has less impact on residents. There are no day care centers, schools, or park and recreation facilities in the vicinity of the project site. The nearest public building is the Courthouse on the corner of Jamboree Road and Birch Street. This proposal is for the expansion of an existing alcoholic beverage outlet by more than 250 square feet in conjunction with a new "pub" or cocktail lounge operation located in the fitness center building of the Pacific Club facility. The pub operation may have the characteristics of a bar, however, the pub will provide menu service at all times the facility is in operation. The pub provides a more relaxed casual area for club members to socialize without the constraints of the dress code requirements of the main dining area located in a separate building adjacent to the athletic club building. The pub design includes table seating for 52, and the pub will be open to club members only. The pub facility does include a bar area specifically dedicated to the sales and service of alcoholic beverages, however, it provides seating for 10, a small percentage of the approximately 1,269 square feet dining /seating area in the pub facility (as indicated on the proposed floor plans). The introduction of alcoholic beverage service is typical in this type of GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18. 1999 a Page10' D facility, and should remain ancillary to the club's primary dining facility and food service use. It should be noted that the Pacific Club is authorized to serve alcoholic beverages at the existing club facility. Given these characteristics of the proposed use and its location, staff believes the proposed pub with alcoholic beverage service and with proper operator's control will not have a detrimental effect on the neighborhood and will not result in a significant impact requiring additional demand for police services. Additionally, staff does not anticipate harmful alcohol - related effects on local businesses, residents and City resources since the number of alcohol related arrests in this reporting district is below the Citywide average. If the operator's control should not adequately prevent problems from occurring, Standard City Requirements included in the exhibit for approval provide for the Planning Commission to add or modify conditions of approval, or recommend that the City Council revoke the use permit. Additionally, as required by the ABO Ordinance, the Police Department has reviewed the drawings for the pub pursuant to the Development and Operational Guidelines of the Ordinance and feel that no additional conditions related to design and security are necessary. Recommendations The adoption and amendment of the General Plan is considered a legislative act on the part of the City, and State Planning Law does not set forth any required findings for either approval or denial of such requests. Zoning actions are required to be consistent with the General Plan. Staff is of the opinion that the proposed additional entitlement could be found consistent with General Plan policies because adverse traffic impacts are not anticipated in association with the project, the project will not affect public views or unique natural resources, expansion of the club's accommodations will add to the prosperity of Koll Center and the City, and a private club is a permitted use in this area. The proposed location of the building additions and the proposed conditions under which the club will be operated or maintained are consistent with the General Plan and the purpose and intent of the Planned Community in which the site is located. Adequate parking is provided and the project is located within a large commercial office center and therefore is compatible as a support use with the existing surrounding development. Section 20.91.035 of the Newport Beach Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Based upon the analysis contained in this report, it could be found that the findings for approval of the use permit can be made for the proposed expansion of the private club since the facility complies with the objectives of the Koll Center Planned Community. The parking requirement of the use can be adequately served by the reciprocal pool of parking for the entire site based on the findings of the parking demand study. Additionally, issues related to access and site circulation have been addressed by the City Traffic Engineer and have been determined to be adequate for the GPA 97 -3E Amendment No, 890 Use Permit No 3208 November 18, 1999 PageXl 1 site as proposed. Because of the site's location in an office park planned community, there is little potential for problems associated with hours of operation and noise generated by the proposed operation. Staff cannot reasonably conceive of findings for denial since the private club provides adequate on- site parking and has acceptable vehicular access and on -site circulation and the proposed use, in this particular case, conforms to all other requirements of the Koll Center Planned Community District Regulations and does not appear to have any detrimental effect on the surrounding neighborhood. However, should information be presented at the public hearing which would warrant the denial of this application, the Planning Commission may wish to take such action. Should the Planning Commission wish to approve the subject project, the actions, findings and conditions of approval set forth in the attached Exhibit "A" are suggested. Submitted by: PATRICIA L. TEMPLE Prepared by: MARC W. MYERS Planning Director -- Associate Planner Attachments: Exhibit "A" Mitigated Negative Declaration Parking Demand Study Letter from Applicant Mitigation Monitoring Program Site Photos Letter from Architect Crime Statistics Memo from Police Department Excerpt of Planning Commission and City Council Meeting Minutes Site Plan, Floor Plan and Elevations F: \USERS\PLN\SHARED \I PLANCOM\1999\I 1- 18\PacificClub \GPA97 -3Erpt GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 Page 0 0 EXHIBIT "A" • FINDINGS, MITIGATION MEASURES AND CONDITIONS OF APPROVAL FOR Mitigated Negative Declaration General Plan Amendment No 97 -3(E), Amendment No. 890 and Use Permit No. 3208 Amended A. Mitigated Negative Declaration Findings: An Initial Study and Mitigated Negative Declaration have been prepared in compliance with the Environmental Quality Act (CEQA), the State CEQA Guidelines, and Council Policy K -3. 2. On the basis of the analysis set forth in the Initial Study and Mitigated Negative Declaration, including the mitigation measures listed, the proposed project does not have the potential to significantly degrade the quality of the environment. 3. There are no long -term environmental goals that would be compromised by the project. • 4. No cumulative impacts are anticipated in connection with this or other projects. 5. There are no known substantial adverse affects on human beings that would be caused by the proposed project. 6. The contents of the environmental document have been considered in the various decisions on this project. Mitigation Measures: 1. During construction activities, the project will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines, including the City Excavation and Grading Code (NBMC Section 15.04 or applicable sections). 2. The project shall conform to the requirements of the National Pollution Discharge Elimination System (NPDES) and shall be subject to the approval of the Public Works Department to determine compliance. 3. During construction activities, the applicant shall ensure that the following measures are complied with to reduce short-term (construction) air quality impacts associated with the project: a) controlling fugitive dust by regular • watering, or other dust palliative measures to meet South Coast Air Quality GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 Page4 a i Management District (SCAQMD) Rule 403 (Fugitive Dust); b) maintaining equipment engines in proper tune; and c) phasing and scheduling construction activities to minimize project - related emissions. 4. During construction activities, the applicant shall ensure that the project will comply with SCAQMD Rule 402 (Nuisance), to reduce nuisance due to odors from construction activities. 5. Prior to the issuance of a grading permit, the applicant shall submit a construction traffic control plan which includes the haul route, truck hauling operations, construction traffic flagmen, and construction warning /directional signage to the Planning and Traffic Department for review and approval. Additionally, the applicant shall obtain a haul route permit from the Public Works Department and a street/sidewalk closure permit from the Revenue Division. 6. The applicant shall submit a traffic control plan and a construction access plan to address construction traffic and parking in order to maintain safe access to the site during construction. The construction access plan shall include alternative pedestrian and bicycle path routes and an employee parking plan. The plan shalt be reviewed and approved by the Traffic Department and the Planning Department. Additionally, the applicant shall obtain a street/sidewalk closure permit from the Revenue Division. 7. The applicant shall ensure that the project will comply with the provisions of the City of Newport Beach General Plan Noise Element and the Municipal Code pertaining to noise restrictions. During construction activities, the hours of construction and excavation work are allowed from 7:00 a.m. to 6:30 p.m. on weekdays and 8:00 a.m. to 6:00 p.m. on Saturdays, and not at any time on Sundays and holidays. 8. Prior to the commencement of grading activities, the applicant shall coordinate with utility and service organizations regarding any construction activities to ensure existing facilities are protected and any necessary expansion or relocation of facilities are planned and scheduled in consultation with the appropriate public agencies. 9. Prior to the commencement of grading activities, the applicant shall submit to the Planning and Building Department a letter from the City Utilities Department confirming availability of water and wastewater services to and from the site. 10. Light sources within the parking area shall be designed or altered to eliminate light and glare spillage onto adjacent properties or uses. Prior to the issuance of a building permit, the applicant shall demonstrate to the Planning Department that the exterior lighting system has been designed and directed in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent . GPA 97 -3E Amendment No. 890 Use Pemtit Na 3208 November 18. 1999 Page -4 properties. Prior to the issuance of a building permit, the applicant shall provide • to the Planning Department, in conjunction with the lighting system plan, light fixture product types and technical specifications, including photometric information to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building permit. Prior to issuance of the certificate of use and occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this mitigation measure. 11. A qualified archeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. The observers shall prepare and submit to the City a written report describing findings and making recommendations for further action. 12. A qualified paleontologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the paleontologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. The observers shall prepare and submit to the City a written report describing findings and making recommendations for further action. B. General Plan Amendment No. 97 -3 (E): Adopt Resolution No. (Attached) recommending to the City Council the adoption of General Plan Amendment No. 97 -3 (E). C. Amendment No. 890: Adopt Resolution No. (Attached), recommending to the City Council adoption of Amendment No. 890. D. Use Permit No. 3208 Amended Findings: 1. The Land Use Element of the General Plan designates the site for "Administrative Professional Financial Commercial" uses. A private club use with alcoholic beverage service is considered a permitted use within this designation and is consistent with the General Plan. 2. The proposed development will not have any significant environmental impact, based on information presented and incorporated into the negative declaration. 3. Based upon the information contained in the Initial Study, comments received, and all • related documents, there is no substantial evidence that the project, as conditioned, could GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 Page a have a significant effect on the environment; therefore a Negative Declaration has been prepared. The Negative Declaration adequately addresses the potential environmental . impacts of the project, and satisfies all the requirements of CEQA, and is therefore approved. The Negative Declaration was considered prior to approval of the project. 4. An Initial Study has been conducted, and considering the record as a whole there is no evidence before this agency that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat upon which wildlife depends. On the basis of the evidence in the record, this agency finds that the presumption of adverse effect contained in Section 753.5(d) of Title 14 of the California Code of Regulations (CCR) has been rebutted. Therefore, the proposed project qualifies for a De Minimis Impact Fee Exemption pursuant to Section 753.5(c) of Title 14, CCR. 5. A Parking Study has been prepared which analyzes the impact of the proposed project on the peak -hour parking demand and circulation system on site in accordance with the Newport Beach Municipal Code, and has been reviewed and approved by the Traffic Engineer. 6. The Parking Study indicates that there is adequate parking available on site for the existing and proposed uses. 7. The proposed project is consistent with the purpose and intent of Chapter 20.89 of the Zoning Code (Alcoholic Beverage Outlets) for the following reasons: • • The convenience of the public can arguably be served by the sale of desired beverages in a private club setting. • The percentage of alcohol- related arrests in the police reporting district in which the project is proposed is less than the percentage citywide, and the adjacent reporting districts had alcohol- related arrests percentages that were also below the citywide percentages. • There are no day care centers, schools, or park and recreation facilities in the vicinity of the project site. • The Police Department does not anticipate problems from the proposed expansion of the existing use. 8. Approval of Use Permit No. 3208 to permit the expansion of a private club with a cocktail lounge and service of on -sale alcoholic beverages will not, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City and is consistent with the legislative intent of Title 20 of this Code for the following reasons: • The athletic club use is compatible with the surrounding commercial uses since private club uses are typically allowed in commercial districts. • GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 Page_W a � • A cocktail lounge is compatible with the surrounding commercial uses since . cocktail lounges uses are typically found in private clubs and allowed in commercial districts and conditions of approval have been incorporated which will minimize potential impacts. • The issues related to access and site circulation have been adequately addressed by conditions of approval. • No significant adverse traffic or circulation impacts are anticipated from the proposed project as determined by the Parking Demand Study. • Adequate provision for vehicular traffic circulation is being made for the private athletic club facility. • Conditions of approval have been included which should prevent problems associated with the service of alcoholic beverages. • Adequate on -site parking is available for the existing and proposed uses. • The proposed use is a continuation of the existing private club food service use which serves its members and their guests only, and not the general public. • The alcoholic beverage service is incidental to the primary use of the facility as a private athletic club. • The establishment will provide regular food service from the full menu at all times the facility is open. • The size of the pub bar area seating is a relatively small percentage of the floor area of the entire facility. • Conditions of approval have been included which should prevent problems . associated with the service of alcoholic beverages. • The proposal includes no physical improvements which will conflict with any easements acquired by the public at large for access through or use of property within the proposed development. Conditions: 1. The development shall be in substantial conformance with the approved site plan, floor plan and elevations, except as noted below. 2. All previously approved findings and conditions of approval of Use Permit No. 3208 shall remain in effect unless otherwise modified by these conditions of approval. 3. The requirement of one hundred forty -four parking spaces (144 spaces) shall be provided on -site for the proposed use. 4. The number of members involved in the private club facility shall not exceed its current enrollment of 740 total members of various standing. 5. A valet operating plan shall be submitted to the City Traffic Engineer for review and approval prior to issuance of any building permits for the proposed project. GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 Paged -7' as 6. All employees shall park on -site. 0 7. The applicant shall submit documentation to the City that indicates that the shared parking area to be removed from the total available parking has been approved by Koll Center. 8. The entire site including the exterior of the building, the parking areas, and sidewalk shall be maintained free of litter and debris and kept in a clean and orderly manner at all times. 9. A hydrology study of the existing retention basin (lake) shall be made by a licensed Civil Engineer addressing the effects of the proposed grading on the capacity of the basin. The study shall be completed and approved by the Public Works Department prior to the issuance of any grading or building permits. 10. The retention basin shall be modified in conformance with any recommendations of the hydrology study required in Condition No. 9 in order that the basin is maintained to the satisfaction of the Public Works Department. 11. A covered wash -out area for refuse containers and kitchen equipment shall be provided with drains directly into the sewer system unless otherwise approved by the Building Director and Public Works Director in conjunction with the approval of an alternative drainage plan. 12. A lot line adjustment shall be approved if any proposed structure crosses an existing parcel line. 13. The athletic facility shall be for the exclusive use of members of the of the Pacific Club and their guests, and not to be available for use by members of the general public. 14. Full menu food service items shall be available for ordering in the "pub" at all times the private athletic club facility is open for business. 15. No outdoor loudspeaker or paging system shall be permitted in conjunction with the proposed operation. 16. All mechanical equipment and trash areas shall be fully screened from view of nearby properties and public streets, from Von Karman Avenue, MacArthur Boulevard, and the surrounding properties (including from above). All trash shall be stored within the building or within dumpsters located in the trash enclosure, or a container otherwise screened from view of adjoining properties and streets, except when placed for pick -up by refuse collection agencies. The trash dumpsters shall be fully enclosed and the top shall remain closed at all times, except when being loaded or while being collected by the refuse collection agency. GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18. 1999 PageA -9, is 17. The applicant shall maintain the trash dumpsters or receptacles so as to control odors which may include the provision of fully self contained dumpsters or may include periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Department. 18. The approval is only for the establishment of a private athletic club facility specializing in dining and athletics only. This approval shall not be construed as permission to allow the facility to operate as a public restaurant, night club, bar or cabaret as defined by Title 20 of the Municipal Code, unless a use permit is first approved by the Planning Commission. 19. This approval shall not be construed as permission to allow the facility to operate as a bar or tavem use as defined by the Municipal Code, unless a use permit is first approved by the Planning Commission. 20. This approval is for on -sale alcoholic beverage service only. The off -sale of alcoholic beverages for off -site consumption is prohibited. 21. Alcoholic beverage service shall be permitted in the outdoor dining area upon approval of the Police Department and the State Department of Alcoholic Beverage Control. 22. Should this business be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current owner or leasing company. 23. Dancing and live entertainment shall be permitted in accordance with a Cafe Dance Permit and Entertainment Permit issued by the Revenue Manager in accordance with Title 5 of the Newport Beach Municipal Code. 24. The alcoholic beverage outlet operator shall take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the alcoholic beverage outlet and adjacent properties during business hours, if directly related to the patrons of the subject alcoholic beverage outlet. 25. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. To qualify to meet the requirements of this section a certified program must meet the standards of the California Coordinating Council on Responsible Beverage Service or other certifying/licensing body which the State may designate. The establishment shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. 26. Records of each owner's, manager's and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 Page -K �1 Standard Requirements 1. The project is subject to all applicable City ordinances, policies, and standards, unless • specifically waived or modified by the conditions of approval. 2. No temporary . "sandwich" signs, balloons or similar temporary signs shall be permitted, either on -site or off -site, to advertise the food establishment, unless specifically permitted. Temporary signs shall be prohibited in the public right -of -way, unless otherwise approved by the Public Works Department in conjunction with the issuance of an encroachment permit or encroachment agreement. 3. The proposed restaurant facility and related parking shall conform to the requirements of the Uniform Building Code, including State Disabled Access requirements, unless otherwise approved by the Building Department. 4. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets within the limits authorized by this use permit, and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code, Community Noise Control. 5. Grease interceptors shall be installed on all fixtures in the restaurant where grease may be introduced into the drainage systems, unless otherwise approved by the Building Department and the Public Works Department. y 0 6. The on -site parking, vehicular circulation and pedestrian circulation systems shall be subject to further review by the City Traffic Engineer. 7. All improvements shall be constructed as required by Ordinance and the Public Works Department. 8. The parking spaces shall be marked with approved traffic markers or painted white lines not less than 4 inches wide. 9. Adequate hood equipment with smoke and odor control capabilities shall be provided to serve the facility. Additionally, the hood system shall include a charcoal filtering system for the control of odors and a grease collection system for the capture /removal of grease accumulation. The hood system shall be subject to approval by the Building Department and the Planning Director. The operator shall also provide for monthly cleaning and maintenance of the hood vents, ducting and filters. The operator shall keep a maintenance schedule on -site with appropriate record keeping of equipment servicing available for inspection by the Code Enforcement Division upon request. 10. Upon evidence that noise generated by the project exceeds the noise standards established by Chapter 10.26 (Community Noise Control) of the Municipal Code, the Planning Director may require that the applicant or successor retain a qualified engineer GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 Page 20( 0 specializing in noise /acoustics to monitor the sound generated by the restaurant use and to develop a set of corrective measures necessary in order to insure compliance. 11. This Use Permit for an alcoholic beverage outlet granted in accordance with the terms of Chapter 20.89 of the Newport Beach Municipal Code shall expire within 12 months from the date of approval unless a license has been issued or transferred by the California State Department of Alcoholic Beverage Control prior to the expiration date. 12. The Planning Commission may add to or modify conditions of approval to this Use Permit or recommend to the City Council the revocation of this Use Permit, upon a determination that the operation which is the subject -of this Use Permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 13. This Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.0590A of the Newport Beach Municipal Code. GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 Page.2-Y City of Newport Beach Planning Commission Minutes November 4, 1999 SUBJECT: 4U7 Balsa Avenue Vance Collins and Ian Fettes (applicants) • General Plan Amendment 91 -2 • Amendment No. 894 • Resubdivision No. 1075 • Modification No. 4954 Request for a General Plan Amendment to change the land use designation from Retail and Service Commercial (SP -9) to Two-Family Residential, to allow for the construction of attached two- family residential subdivision. The application includes: • amending Specific Plan No. 9 to remove the two lots from the plan, • amend Districting Map No. 25 to rezone the property to the R -2 District, • a resubdivision to create two parcels and allow them to be used for condominium purposes, • a modification permit to allow: ➢ a 2 foot encroachment into the 4 foot side yard setbacks with a fireplace woodbox, and ➢ a 2 foot building encroachment into the rear 10 foot setback area, and ➢ property line walls ranging from 6 feet up to 12 feet in height in the front and side setback areas where the Code limits the height of walls and fences to 3 feet in the front setback and 6 feet in the side and rear setbacks. Ms. Temple stated that staff has requested that this item be continued to December 9, 1999. Motion was made by Commissioner Fuller to continue this item to December 9, 1999. Ayes: Fuller, Ashley, Tucker, Selich, Gifford, Kranzley Noes: None Absent: None Abstain: None SUBJECT: 4110 MacArthur Boulevard The Pacific Club (Brooke B. Bentley, General Manager) • General Plan Amendment No 97 -3(E), • Amendment No. 890; and • Use Permit No. 3208 Amended Request to permit the phased expansion of an existing private membership 2 INDEX 0 Item No. 1 GPA 91 -2 A No. 894 Resub No.1075 Modification No. 4954 Continued to 12/09/1999 Item No. 2 GPA 97 -3 (E) A 890 UP 3208A 0 40 n� J • City of Newport Beach Planning Commission Minutes November 4, 1999 athletic club. The project is an expansion of the private athletic club by 15,000 square feet to accommodate additional member serving facilities including accessory athletic, dining and support uses. The project involves the approval of: a General Plan Amendment and PC Amendment to increase the square footage entitlement in Statistical Area L -4, Koll Center Newport, Office Site A, from 874,346 to 889,346 square feet, and • an amendment to Use Permit No. 3208 to allow: • expansion of the existing athletic club facility, and • an increase in the floor area devoted to alcoholic beverages sales in the dining facility, • the establishment of a new on -sale alcoholic beverage outlet (pub /cocktail lounge) in the fitness center, persuant to Chapter 20.89 of the Muicipal Code; and • a parking demand study. Commissioner Fuller, stating he is an equity member of the Pacific Club, recused himself from deliberation on this matter. Associate Planner Marc Myers noted that the request includes expansion of the existing alcohol beverage service in conjunction with a new pub or cocktail lounge located in the fitness center building of the facility. The pub will provide menu service at all times the facility is in operation and provides a more relaxed casual area for the club members to socialize without the constraints of the dress code requirements of the main dining area. The pub design includes limited seating and will be open to club members only. Although the pub area includes a bar area, it is a small percentage of the overall dining and seating area of the facility. Alcoholic beverage service is typical in this type of facility and should remain ancillary to the club's primary dining facility and food service use. Since Koll Center Planned District Regulations do not establish a parking requirement for the private clubs, or athletic club uses, a parking demand study was prepared. Parking for the buildings in this portion of the block is within a gated area and three buildings share the parking. The results of the parking demand study indicate that during the peak time periods for the buildings in this block, a surplus number of spaces will be available in the onsite parking areas after the proposed expansion of the club. The shared parking in the block will also provide additional parking should the need arise. The proposed expansion complies with the Koll Center Planned Community Development Regulations and is intended to improve the facility for the existing members and no increase in the membership is proposed. Chairperson Selich, noting the letter dated October 14#^ inquired about the timeline for construction and entitlement approval by the City. Mr. Myers answered that portion of the letter referring to construction within 4 to INDEX 41 City of Newport Beach Planning Commission Minutes November 4, 1999 INDEX • 4 /2 years refers to Phase 2 - additions to the main building. Phase 1 - additions to the athletic facilities refers to beginning construction six months after the City's approval, which is considered exercising the Use Permit. Ms. Temple added that when the City has dealt with Master Plan Use Permits, implementation of the first phase vests the entire approval. Public comment was opened. Mr. Pat Allen, of Langdon Wilson Architects, 1230 Devon Lane, noted that the applicant understands and agrees to the findings and conditions of General Plan Amendment No. 97 -3E, Amendment No. 890 and Use Permit No. 3208A. Mr. Brook Bentley, 27 Balboa Coves in answer to Commissioner Kronzleys concern about Condition 4 regarding the enrollment of 740 total members of various standing, noted his agreement. He added that this number is all - inclusive. Public comment was closed. Commissioner Tucker added the following to Condition 5. "...shall be implemented as approved." . Motion was made by Commissioner Tucker to approved General Plan Amendment No. 97 -3 E, Amendment No. 890; and Use Permit No. 3208 A, subject to the findings and conditions in Exhibit A with the addition to Condition 5, "..shall be implemented as approved." Ayes: Ashley, Tucker, Selich, Gifford, Kranzley Noes: None Absent: None Abstain: None Recused: Fuller EXHIBIT "A" FINDINGS, MITIGATION MEASURES AND CONDITIONS OF APPROVAL Mitigated Negative Declaration General Plan Amendment No 97 -3(E), Amendment No. 890 and Use Permit No. 3208 Amended A. Mitigated Negative Declaration Findings: 1. An Initial Study and Mitigated Negative Declaration have been 4 4 J City of Newport Beach Planning Commission Minutes November 4, 1999 INDEX prepared in compliance with the Environmental Quality Act (CEQA), the State CEQA Guidelines, and Council Policy K -3. 2. On the basis of the analysis set forth in the Initial Study and Mitigated Negative Declaration, including the mitigation measures listed, the proposed project does not have the potential to significantly degrade the quality of the environment. 3. There are no long -term environmental goals that would be compromised by the project. 4. No cumulative impacts are anticipated in connection with this or other projects. 5. There are no known substantial adverse affects on human beings that would be caused by the proposed project. 6. The contents of the environmental document have been considered in the various decisions on this project. Mitigation Measures: 1. During construction activities, the project will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines, including the City Excavation and Grading Code (NBMC Section 15.04 or applicable sections). 2. The project shall conform to the requirements of the National Pollution Discharge Elimination System (NPDES) and shall be subject to the approval of the Public Works Department to determine compliance. 3. During construction activities, the applicant shall ensure that the following measures are complied with to reduce short-term (construction) air quality impacts associated with the project: a) controlling fugitive dust by regular watering, or other dust palliative measures to meet South Coast Air Quality Management District (SCAQMD) Rule 403 (Fugitive Dust); b) maintaining equipment engines in proper tune; and c) phasing and scheduling construction activities to minimize project - related emissions. 4. During construction activities, the applicant shall ensure that the project will comply with SCAQMD Rule 402 (Nuisance), to reduce nuisance due to odors from construction activities. . 5. Prior to the Issuance of a grading permit, the applicant shall submit a 5 ;3 City of Newport Beach Planning Commission Minutes November 4, 1999 construction traffic control plan which includes the haul route, truck hauling operations, construction traffic flagmen, and construction warning /directional signage to the Planning and Traffic Department for review and approval. Additionally, the applicant shall obtain a haul route permit from the Public Works Department and a street /sidewalk closure permit from the Revenue Division. 6. The applicant shall submit a traffic control plan and a construction access plan to address construction traffic and parking in order to maintain safe access to the site during construction. The construction access plan shall include alternative pedestrian and bicycle path routes and an employee parking plan. The plan shall be reviewed and approved by the Traffic Department and the Planning Department. Additionally, the applicant shall obtain a street /sidewalk closure permit from the Revenue Division. The applicant shall ensure that the project will comply with the provisions of the City of Newport Beach General Plan Noise Element and the Municipal Code pertaining to noise restrictions. During construction activities, the hours of construction and excavation work are allowed from 7:00 a.m. to 6:30 p.m. on weekdays and 8:00 a.m. to 6:00 p.m. on Saturdays, and not at any time on Sundays and holidays. 8. Prior to the commencement of grading activities, the applicant shall coordinate with utility and service organizations regarding any construction activities to ensure existing facilities are protected and any necessary expansion or relocation of facilities are planned and scheduled in consultation with the appropriate public agencies. 9. Prior to the commencement of grading activities, the applicant shall submit to the Planning and Building Department a letter from the City Utilities Department confirming availability of water and wastewater services to and from the site. 10. Light sources within the parking area shall be designed or altered to eliminate light and glare spillage onto adjacent properties or uses. Prior to the issuance of a building permit, the applicant shall demonstrate to the Planning Department that the exterior lighting system has been designed and directed in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent properties. Prior to the issuance of a building permit, the applicant shall provide to the Planning Department, in conjunction with the lighting system plan, light fixture product types and technical specifications, including photometric information to determine the extent of light spillage or glare which can be anticipated. This INDEX • • 3q . City of Newport Beach Planning Commission Minutes November 4, 1999 INDEX information shall be made a part of the building set of plans for issuance of the building permit. Prior to issuance of the certificate of use and occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this mitigation measure. • 11. A qualified archeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. The observers shall prepare and submit to the City a written report describing findings and making recommendations for further action. 12. A qualified paleontologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the paleontologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. The observers shall prepare and submit to the City a written report describing findings and making recommendations for further action. A. General Plan Amendment No. 97 -3 (E): Adopt Resolution No. (Attached) recommending to the City Council the _ adoption of General Plan Amendment No. 97 -3 (E). B. Amendment No. 890: Adopt Resolution No. (Attached), recommending to the City Council adoption of Amendment No. 890. Use Permit No. 3208 Amended Findings: The Land Use Element of the General Plan designates the site for "Administrative Professional Financial Commercial" uses. A private club use with alcoholic beverage service is considered a permitted use within this designation and is consistent with the General Plan. 2. The proposed development will not have any significant environmental impact, based on information presented and incorporated Into the negative declaration. 3. Based upon the information contained in the Initial Study, comments received, and all related documents, there is no substantial evidence 35 City of Newport Beach Planning Commission Minutes November 4, 1999 that the project, as conditioned, could have a significant effect on the environment; Therefore a Negative Declaration has been prepared. The Negative Declaration adequately addresses the potential environmental impacts of the project, and satisfies all The requirements of CEQA, and is therefore approved. The Negative Declaration was considered prior to approval of the project. 4. An Initial Study has been conducted, and considering the record as a whole there is no evidence before this agency that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat upon which wildlife depends. On the basis of the evidence in the record, this agency finds that the presumption of adverse effect contained in Section 753.5(d) of Title 14 of the California Code of Regulations (CCR) has been rebutted. Therefore, The proposed project qualifies for a De Minimis Impact Fee Exemption pursuant to Section 753.5(c) of Title 14, CCR. 5. A Parking Study has been prepared which analyzes the impact of the proposed project on the peak -hour parking demand and circulation system on site in accordance with the Newport Beach Municipal Code, and has been reviewed and approved by the Traffic Engineer. 6. The Parking Study indicates that there is adequate parking available on site for the existing and proposed uses. The proposed project is consistent with the purpose and intent of Chapter 20.89 of the Zoning Code (Alcoholic Beverage Outlets) for the following reasons: • The convenience of the public can arguably be served by the sale of desired beverages in a private club setting. • The percentage of alcohol - related arrests in the police reporting district in which the project is proposed is less than the percentage citywide, and The adjacent reporting districts had alcohol - related arrests percentages that were also below the citywide percentages. • There are no day care centers, schools, or park and recreation facilities in the vicinity of the project site. • The Police Department does not anticipate problems from the proposed expansion of the existing use. 8. Approval of Use Permit No. 3208 to permit the expansion of a private club with a cocktail lounge and service of on -sale alcoholic beverages will not, under the circumstances of the case be detrimental INDEX • A City of Newport Beach Planning Commission Minutes November 4, 1999 to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City and is consistent with the legislative intent of Title 20 of this Code for the following reasons: • The athletic club use is compatible with the surrounding commercial uses since private club uses are typically allowed in commercial districts. • A cocktail lounge is compatible with the surrounding commercial uses since cocktail lounges uses are typically found in private clubs and allowed in commercial districts and conditions of approval have been incorporated which will minimize potential impacts. • The issues related to access and site circulation have been adequately addressed by conditions of approval. • No significant adverse traffic or circulation impacts are anticipated from the proposed project as determined by the Parking Demand Study. • Adequate provision for vehicular traffic circulation is being made for the private athletic club facility. • Conditions of approval have been included which should prevent problems associated with the service of alcoholic beverages. • Adequate on -site parking is available for the existing and proposed uses. • The proposed use is a continuation of the existing private club food service use which serves its members and their guests only, and not the general public. • The alcoholic beverage service is incidental to the primary use of the facility as a private athletic club. • The establishment will provide regular food service from the full menu at all times the facility is open. • The size of the pub bar area seating is a relatively small percentage of the floor area of the entire facility. • Conditions of approval have been included which should prevent problems associated with the service of alcoholic beverages. • The proposal includes no physical improvements which will conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 0 INDEX 31 City of Newport Beach Planning Commission Minutes November 4, 1999 The development shall be in substantial conformance with the approved site plan, floor plan and elevations, except as noted below. 2. All previously approved findings and conditions of approval of Use Permit No. 3208 shall remain in effect unless otherwise modified by these conditions of approval. 3. The requirement of one hundred forty -four parking spaces (144 spaces) shall be provided on -site for the proposed use. 4. The number of members involved in the private club facility shall not exceed its current enrollment of 740 total members of various standing. 5. A valet operating plan shall be submitted to the City Traffic Engineer for review and approval prior to issuance of any building permits for the proposed project, and shall be implemented as approved. 6. All employees shall park on -site. 7. The applicant shall submit documentation to the City that indicates that the shared parking area to be removed from the total available parking has been approved by Koll Center. 8. The entire site including the exterior of the building, the parking areas, and sidewalk shall be maintained free of litter and debris and kept in a clean and orderly manner at all times. 9. A hydrology study of the existing retention basin (lake) shall be made by a licensed Civil Engineer addressing the effects of the proposed grading on the capacity of the basin. The study shall be completed and approved by the Public Works Department prior to the issuance of any grading or building permits. 10. The retention basin shall be modified in conformance with any recommendations of the hydrology study required in Condition No. 9 in order that the basin is maintained to the satisfaction of the Public Works Department. 11. A covered wash -out area for refuse containers and kitchen equipment shall be provided with drains directly into the sewer system unless otherwise approved by the Building Director and Public Works Director in conjunction with the approval of an alternative drainage plan. 12. A lot line adjustment shall be approved if any proposed structure crosses 10 INDEX 0 0 • 3g City of Newport Beach Planning Commission Minutes November 4, 1999 an existing parcel line. 13. The athletic facility shall be for the exclusive use of members of the of the Pacific Club and their guests, and not to be available for use by members of the general public. 14. Full menu food service items shall be available for ordering in the "pub" at all times the private athletic club facility is open for business. 15. No outdoor loudspeaker or paging system shall be permitted in conjunction with the proposed operation. 16. All mechanical equipment and trash areas shall be fully screened from view of nearby properties and public streets, from Von Korman Avenue, MacArthur Boulevard, and the surrounding properties (including from above). All trash shall be stored within the building or within dumpsters located in the trash enclosure, or a container otherwise screened from view of adjoining properties and streets, except when placed for pick- up by refuse collection agencies. The trash dumpsters shall be fully enclosed and the top shall remain closed at all times, except when being loaded or while being collected by the refuse collection agency. 17. The applicant shall maintain the trash dumpsters or receptacles so as to control odors which may include the provision of fully self contained dumpsters or may include periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Department. 18. The approval is only for the establishment of a private athletic club facility specializing in dining and athletics only. This approval shall not be construed as permission to allow the facility to operate as a public restaurant, night club, bar or cabaret as defined by Title 20 of the Municipal Code, unless a use permit is first approved by the Planning Commission. 19. This approval shall not be construed as permission to allow the facility to operate as a bar or tavern use as defined by the Municipal Code, unless a use permit is first approved by the Planning Commission. 20. This approval is for on -sale alcoholic beverage service only. The off -sale of alcoholic beverages for off -site consumption is prohibited. 21. Alcoholic beverage service shall be permitted in the outdoor dining area upon approval of the Police Department and the State Department of Alcoholic Beverage Control. 22. Should this business be sold or otherwise come under different 11 INDEX 3') City of Newport Beach Planning Commission Minutes November 4, 1999 ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current owner or leasing company. 23. Dancing and live entertainment shall be permitted in accordance with a Cafe Dance Permit and Entertainment Permit issued by the Revenue Manager in accordance with Title 5 of the Newport Beach Municipal Code. 24. The alcoholic beverage outlet operator shall take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the alcoholic beverage outlet and adjacent properties during business hours, if directly related to the patrons of the subject alcoholic beverage outlet. 25. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. To qualify to meet the requirements of this section a certified program must meet the standards of the California Coordinating Council on Responsible Beverage Service or other certifying /licensing body which the State may designate. The establishment shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. 26. Records of each owner's, manager's and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. Standard Requirements The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 2. No temporary "sandwich" signs, balloons or similar temporary signs shall be permitted, either on -site or off -site, to advertise the food establishment, unless specifically permitted. Temporary signs shall be prohibited in the public right -of -way, unless otherwise approved by the Public Works Department in conjunction with the issuance of an encroachment permit or encroachment agreement. 3. The proposed restaurant facility and related parking shall conform to 12 INDEX 0 0 0 E • City of Newport Beach Planning Commission Minutes November 4, 1999 the requirements of the Uniform Building Code, including State Disabled Access requirements, unless otherwise approved by the Building Department. 4. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets within the limits authorized by This use permit, and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code, Community Noise Control. 5. Grease interceptors shall be installed on all fixtures in the restaurant where grease may be introduced into the drainage systems, unless otherwise approved by the Building Department and the Public Works Department. 6. The on -site parking, vehicular circulation and pedestrian circulation systems shall be subject to further review by the City Traffic Engineer. 7. All improvements shall be constructed as required by Ordinance and the Public Works Department. 8. The parking spaces shall be marked with approved traffic markers or • painted white lines not less than 4 inches wide. 9. Adequate hood equipment with smoke and odor control capabilities shall be provided to serve the facility. Additionally, the hood system shall include a charcoal filtering system for the control of odors and a grease collection system for the capture /removal of grease accumulation. The hood system shall be subject to approval by the Building Department and the Planning Director. The operator shall also provide for monthly cleaning and maintenance of the hood vents, ducting and filters. The operator shall keep a maintenance schedule on -site with appropriate record keeping of equipment servicing available for inspection by the Code Enforcement Division upon request. 10. Upon evidence that noise generated by the project exceeds the noise standards established by Chapter 10.26 (Community Noise Control) of the Municipal Code, the Planning Director may require that the applicant or successor retain a qualified engineer specializing in noise /acoustics to monitor the sound generated by the restaurant use and to develop a set of corrective measures necessary in order to insure compliance. 11. This Use Permit for an alcoholic beverage outlet granted in accordance with the terms of Chapter 20.89 of the Newport Beach Municipal Code shall expire within 12 months from the date of 13 IL IN] 1 'A� City of Newport Beach Planning Commission Minutes November 4, 1999 approval unless a license has been issued or transferred by the California State Department of Alcoholic Beverage Control prior to the expiration date. 12. The Planning Commission may add to or modify conditions of approval to this Use Permit or recommend to the City Council the revocation of this Use Permit, upon a determination that the operation which is the subject of this Use Permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 13. This Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.0590A of the Newport Beach Municipal Code. SUBJECT: Ristorante Mamma Gina's (Piero Plerattoni, applicant) 251 East Coast Highway • Accessory Outdoor Dining Permit No. 49 (Amended) A request to increase the closing hour of the existing outdoor dining use. The hours as approved by the Planning Commission are 11:00 a.m. to 10:00 p.m., daily. The applicant requests to change the closing hour to Midnight, daily. Ms. Temple noted that this item came to the Planning Commission, after approval by staff, upon referral by City Council. At That hearing, considerable concern was expressed by the Commission regarding the potential noise from the proposed patio to disturb persons living in the Linda Isle Community. As a result, the Commission altered staffs original conditions to require the closing of the outdoor patio at 10:00 PM. The applicant is now requesting to expand the hours of operation on the patio to midnight daily. Ms. Temple noted There are physical features of the outdoor patio that make such a change non - impacting to the community. However, staff is still concerned about the proposal. The hour of 10 PM is a time frame when the ambient noise tends to decrease. At the same time, people tend to become more sensitive to the sounds in the environment. Should This application be approved by the Planning Commission, a Time frame could be set within which This permit can be brought back for further review by the Planning Commission. At Commission inquiry, Ms. Temple noted that two uses came back for review by the Planning Commission based on a timed review schedule. A standard condition that the Planning Commission can call this matter up is included in the findings and conditions. 14 INDEX • Item No. 3 Accessory Outdoor Dining Permit No. 49A • p • RESOLUTION NO._ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN AMENDMENT TO THE LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN TO INCREASE THE ALLOWED DEVELOPMENT IN OFFICE SITE "A" OF THE KOLL CENTER PLANNED COMMUNITY BY 15,000 SQUARE FEET. [General Plan Amendment No. 97 -3(E)] WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy B, since the proposed increase in office development will not result in significant changes to the long range traffic service levels with the contribution to an identified improvement; and WHEREAS, it has been determined that the proposed development is consistent • with General Plan Policy D, since the location of the new structure will not adversely affect public views nor will it impact environmentally sensitive habitat; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy F, since the exterior appearance of the building occupied by the fitness center is consistent with the appearance of the existing building and those in the immediate vicinity and the exterior appearance does not reflect the activities conducted within; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy L, because the expansion of an existing private athletic club facility will improve the prosperity of the club and the uses within Koll Center area by expanding the capabilities of a quality support use in the area; and WHEREAS, on November 18, 1999, the Planning Commission of the City of Newport Beach conducted a public hearing regarding General Plan Amendment 97 -3 (E) at which time this amendment to the Land Use Element was discussed and determined to be consistent with the goals of the Newport Beach General Plan; and WHEREAS, pursuant to the California Environmental Quality Act, an Initial Study has been prepared for the project. Based upon information contained in the Initial Study, it GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 Page--22- has been determined that, if proposed mitigation measures are incorporated, the project would not have a significant effect on the environment. A Mitigated Negative Declaration has been • prepared and accepted by the City of Newport Beach in connection with the application noted. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Newport Beach does hereby recommend that the City Council of the City of Newport Beach amend the Land Use Element, Statistical Area L4, KCN- Office Site A, and the Estimated Growth for Statistical Area L4 Table of the General Plan to read as follows: Airport Area (Statistical Area L4) 1 -1. KCN Office Site A. The site is designated for Administrative, Professional, and Financial Commercial land use and is allowed 418,346 sq. ft. plus 471 hotel rooms. GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18. 1999 Page, i3 a L r, LJ ESTIMATED GROWTH FOR STATISTICAL AREA L4 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1 -1.KCN OS A -0- -0- -0- 874,346 889,346 15,000 1 -2.KCN OS B -0- -0- -0- 1,060,898 1,060,898 -0- 1-3.KCN OS C -0- -0- -0- 734,641 734,641 -0- 1-4.KCN OS D -0- -0- -0- 250,176 250,176 -0- 1-5.KCN OS E -0- -0- -0- 27,150 32,500 5,350 1 -6.KCN OS F -0- -0- -0- 31,816 34,300 2,484 1 -7.KCN OS G -0- -0- -0- 81,372 81,372 -0- 1-8.KCN OS I -0- -0- -0- 377,520 442,775 65,255 1- 9.KCNRS 1 -0- -0- -0- 52,086 102,110 50,024 1- 10.Court House -0- -0- -0- 69,256 90,000 20,744 2 -1NP BLK A -0- -0- -0- 349,000 380,362 31,362 2- 2.NPBLKB -0- -0- -0- 10,150 11,950 1,800 2 -3.NP BLK C -0- -0- -0- 211,487 457,880 246,393 2 -4.NP BLK D -0- -0- -0- 274,300 288,264 13,964 2 -5.NP BLK E -0- -0- -0- 834,762 860,884 26,122 2 -6.NP BLK F -0- -0- -0- 192,675 201,180 8,505 2 -7.NP BLK G & H -0- -0- -0- 255,001 295,952 40,951 2 -8.NP BLK I -0- -0- -0- 160,578 160,578 -0- 2-9.NP BLK J -0- -0- -0- 190,500 228,530 38,030 3. Campus Drive -0- -0- -0- 885,202 1,261,727 376,525 TOTAL -0- -0- -0- 6,922,916 7,865,425 942,509 Population -0- -0- -0- GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18. 1999 Page, i3 a L r, LJ • BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 4110 MacArthur Boulevard, Newport Beach. ADOPTED this 18th day of November, 1999, by the following vote, to wit: • BY: Edward Selich, Chairman BY: Richard Fuller, Secretary AYES: NOES: ABSENT: GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18. 1999 Page 5 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF • THE CITY OF NEWPORT BEACH RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN AMENDMENT TO THE KOLL CENTER PLANNED COMMUNITY DISTRICT TO INCREASE THE PERMITTED GROSS FLOOR AREA FOR OFFICE SITE "A" BY 15,000 SQUARE FEET. (PLANNING COMMISSION AMENDMENT NO. 890) WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, Section 20.94.020 of the Newport Beach Municipal Code provides that amendments to establish or amend a Planned Community Development Plan must be approved by a Resolution of the Planning Commission setting forth full particulars of the amendment; and WHEREAS, the Planning Commission is of the opinion that the proposed amendment to the Koll Center Planned Community District Regulations is consistent with the General Plan; and WHEREAS, the Planning Commission conducted a public hearing on November • 18, 1999, at which time this amendment to amend the Koll Center Planned Community District Regulations was discussed and determined to be in conformance with the "Administrative, Professional and Financial Commercial' designation of the Newport Beach General Plan, since the proposed amendment does not alter the character of the subject property or the Koll Center Planned Community District as a whole; and WHEREAS, the Newport Beach Municipal Code provides specific procedures for the implementation of Planned Community zoning for properties within the City of Newport Beach; and WHEREAS, the City of Newport Beach has determined that the proposed project will not have a significant effect on the environment upon implementation of the mitigation measures set forth in the Negative Declaration prepared for the project pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines; and GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 Page 0 WHEREAS, the proposed amendment to the land use limitations of Koll Center Planned Community District, to increase the permitted amount of development, will apply only to the property at 4110 MacArthur Boulevard and not to any other site in Koll Center. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Newport Beach does hereby recommend that the City Council approve Amendment No. 890 to establish the permitted level of development for KCN Office Site A of the Koll Center Planned Community at 418,346 gross square feet. BE IT FURTHER RESOLVED that the additional development authorized by this action shall be limited to new construction at 4110 MacArthur Boulevard, Newport Beach. 0 111 13, 0 ADOPTED this 18th day of November 1999, by the following vote, to wit: Edward Selich, Chairman Richard Fuller, Secretary AYES: NOES: .34M 9 GPA 97 -3E Amendment No. 890 Use Permit No 3208 November 18, 1999 Page25' CITY OF NEWPORT BEACH` Planning Department 3300 Newport Boulevard - P.O. Box 1768 1 ,? Newport Beach, CA 9265878915 (949) 644 -3200 NEGATIVE DECLARATION To: From: City of Newport Beach Planning Department Office of Planning and Research 3300 Newport Boulevard - P.O. Box 1768 1400 Tenth Street. Room 121 F E D Newport Beach. CA 92658 -8915 Sacramento. CA 95814 (Orange County) County Clerk. County of Orange OCT 8 199 X.Y Public Services Division P.O. Box 238 GARY L. N ILLE. Clerk- ecorderDate received for filing at OPR/County Clerk: Santa Ana. CA 92702 By 1 EPUTY Public review period: October 8, 1999 to October 28, 1999 Name of Project: The Pacific Club Expansion Pro ject Location: 4710 MacArthur Boulevard Newport Beach California Project Description: The application is a request to permit the phased expansion of an existing private membership athletic club. The project consists of expanding the existing athletic club and dining facility by 15,000 square feet to accommodate additional member serving facilities including accessory athletic, dining and support uses. The project involves the approval of: • a General Plan Amendment and PC Amendment to increase the square footage entitlement in Statistical Area L4, Koll Center Newport, Office Site A from 874.346 to 889,346 square feet, and • an amendment to Use Permit No. 3208 to permit expansion of the existing athletic club facility. and • a parking demand study. Finding: Pursuant to the provisions of City Council K -3 pertaining to procedures and guidelines to implement the California Environmental Quality Act. the Environmental Affairs Committee has evaluated the proposed project and determined that the proposed project would not have a significant effect on the environment. [7( A copy of the Initial Study containing the analysis supporting this finding is tJ attached 0 on file at the Planning Department. The Initial Study may include mitigation measures that would eliminate or reduce potential environmental impacts. This document will be considered by the decision - makers) prior to final action on the proposed project. If a public hearing will be held to consider this project. a notice of the time and location is attached. Additional plans. studies and/or exhibits relating to the proposed project may be available for public review. If you would like to examine these materials. you are invited to contact the undersigned. If you wish to appeal the appropriateness or adequacy of this document. your comments should be submitted in writing prior to the close of the public review period. Your comments should specifically identify what environmental impacts you believe would result from the project. why they are significant. and what changes or mitigation measures you believe should be adopted to eliminate or reduce these impacts. There is no fee for this appeal. If a public hearing will be held. you are also invited to attend and testify as to the appropriateness of this document. If you have any questions or would like further information. please contact the undersigned at (949) 644 - 3200. October 7. 1999 Marc Myer,'S�A(ssociate Planner Date 0 qq NOTICE OF PUBLIC HEARING and NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION IS HEREBY GIVEN that the Planning Commission of the City of Newport Beach will hold a 'TICE lic hearing on the application of The Pacific Club (Brooke B. Bentlev, General Manager) for General Plan Amendment No 97 -3(E), PC Amendment No. 890 and Use Permit No. 3208 Amended on property located at 4110 MacArthur Boulevard. The application is a request to permit the phased expansion of an existing private membership athletic club. The project consists of expanding the existing athletic club and dining facility by 15,000 square feet to accommodate additional member serving facilities including accessory athletic, dining and support uses. The project involves the approval of: • a General Plan Amendment and PC Amendment to increase the square footage entitlement in Statistical Area L4, Koll Center Newport, Office Site A from 874,346 to 889,346 square feet, and • an amendment to Use Permit No. 3208 to permit expansion of the existing athletic club facility, and • a parking demand study. NOTICE IS HEREBY FURTHER GIVEN that an Initial Study /Mitigated Negative Declaration has been prepared by the City of Newport Beach in connection with the application noted above. The Initial Study/Mitigated Negative Declaration states that, the subject development as proposed, and with implementation of the recommended mitigation measures, will not result in a significant effect on the vironment. It is the present intention of the City to accept the Initial Study /Mitigated Negative Declaration supporting documents. This is not to be construed as either approval or denial by the City of the subject application. The Initial Study /Mitigated Negative Declaration 20 -day public review period is October 8, 1999 to October 28, 1999. The City encourages members of the general public to review and comment on this documentation. Copies of the Initial Study /Mitigated Negative Declaration and supporting documents are available for public review and inspection at the Planning Department, City of Newport Beach, 3' )00 Newport Boulevard, Newport Beach, California, 92659 -1768 (949) 644 -3200. NOTICE IS HEREBY FURTHER GIVEN that said public hearing will be held on the 18th day of November, 1999, at the hour of 7:00 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport Boulevard, Newport Beach, California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City at, or prior to, the public hearing. For information call (949) 644 -3200. Richard Fuller, Secretary, Planning Commission, City of Newport Beach. NOTE: The expense of this notice is paid from a filing fee collected from the applicant. 0 L {9 CITY OF NEWPORT BEACH ENVIRONMENTAL CHECKLIST FORM 1. Project Title: The Pacific Club Expansion 2. Lead Agency Name and Address: City of Newport Beach Planning Department 3300 Newport Boulevard, Newport Beach, CA 92658 -8915 (949) 644 -3200 (fax: 949-644-3250) 3. Contact Person and Phone Number: Marc Myers, Associate Planner (949) 644 -3200 0 4. Project Location: 4110 MacArthur Boulevard Located on the northeasterly corner of MacArthur Boulevard and Von Karman Avenue 5. Project Sponsor's Name: J. Patrick Allen, AIA 6. General Plan Designation: APF (Administrative, Professional Financial Commercial) 7. Zoning: PC (Koll Center Planned Community) 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementatio* Attach additional sheets if necessary.) The application is a request to permit the approval of a General Plan Amendment, an Amendment to the Planned Community, a Use Permit and a Parking Demand Study. The application is a request to permit the phased expansion of an existing private membership athletic club. The project consists of expanding the existing athletic club and dining facility by 15,000 square feet to accommodate additional member serving facilities including accessory athletic, dining and support uses. The project involves the approval of: • a General Plan Amendment and PC Amendment to increase the square footage entiltement in Statistical Area L -4, KCN Office Site A from 874,346 to 889,346 square feet, and • an amendment to Use Permit No. 3208 to permit expansion of the existing athletic club facility, and • a parking demand study. The proposed site is currently developed with a two -story athletic club and dining facility with related on -site parking. The new additions to the existing buildings are located to the west of the existing building towards the rear of the site where a portion of the parking lot currently exists. Another component of the project will include infill construction under a portion of an existing structure which will require removal of landscaping and minor grading activity to accommodate the proposed enclosure of an overhang and terrace. r � L� CHECKLIST Pagel' S a E 9. Surrounding Land Uses and Setting: (Briefly describe the project's surroundings.) Current The site is currently developed with approximately 30,000 square feet of floor area Development: occupied by a private club which includes athletic and dining uses. To the north Are mid and high rise professional office buildings and related support commercial ® uses. To the east: Across Von Karman Avenue are additional professional office buildings and related support commercial uses. To the south: Are mid and high rise office buildings. To the west: Beyond the surface level parking lot and across MacArthur Boulevard are additional professional office buildings and related support commercial uses. 9. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) N/A ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Land Use Planning ❑ Population & Housing ❑ Biological Resources ❑ Mineral Resources Q Aesthetics ® Cultural Resources ❑ Geology and Soils ❑ Hazards/Hazardous Materials ❑ Agricultural Resources 0 Hydrology and Water Quality ® Noise ❑ Recreation 1Z Air Quality Q Transportation/Circulation ❑ Public Services Ef Utilities & Service Systems ❑ Mandatory Findings of Significance CHECKLIST Page DETERMINATION (To be completed by the Lead Agency.) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. [( I find that the proposed project MAY have a significant effect on the environment, and ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. ❑ Signature Marc Myers, Associate Planner Printed Name October 7, 1999 Date 0 F: \USERS\PLN\SHAREDU FORM SW EG- DEC\00CKLIST. DOC • CHECKLIST Page,' sa CHECKLIST Page 5-9) Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated QJ I. LAND USE AND PLANNING. Would the proposal: a) Physically divide an established ❑ ❑ ❑ Q community? b) Conflict with any applicable land use ❑ ❑ ❑ plan, policy, or regulation of an agency with jurisdiction over the project(including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? C) Conflict with any applicable habitat ❑ ❑ ❑ Q conservation plan or natural community conservation plan? II. POPULATION AND HOUSING. • Would the project: a) Induce substantial population ❑ ❑ ❑ 0 growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of ❑ ❑ ❑ existing housing, necessitating the construction of replacement housing elsewhere? C) Displace substantial numbers of ❑ ❑ ❑ people, necessitating the construction of replacement housing elsewhere? III. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to ❑ ❑ ❑ potential substantial adverse effects, including the risk of loss, injury, or death involving: CHECKLIST Page 5-9) IV. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards ❑ Ez ❑ ❑ or waste discharge requirements? 0 CHECKLIST Pag�3 I L Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated i) Rupture of a known earthquake ❑ ❑ ❑ fault, as delineated on the most recent Alquist - Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ❑ ❑ iii) Seismic - related ground failure, ❑ ❑ ❑ including liquefaction? iv) Landslides or mudflows? ❑ ❑ ❑ B b) Result in substantial soil erosion or ❑ ❑ ❑ the loss of topsoil? C) Be located on a geologic unit or soil ❑ ❑ ❑ that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction • or collapse? d) Be located on expansive soil, as ❑ ❑ ❑ defined in Table 18 -1 -B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately ❑ ❑ ❑ B supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? IV. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards ❑ Ez ❑ ❑ or waste discharge requirements? 0 CHECKLIST Pag�3 I L CHECKLIST Page.K fj Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated b) Substantially deplete groundwater ❑ ❑ ❑ supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? C) Substantially alter the existing ❑ ❑ ❑ drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing ❑ ❑ ❑ drainage pattern of the site or area, including through the alteration of a course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on or off -s'te? e) Create or contribute runoff water ❑ ® ❑ ❑ which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade ❑ ❑ ❑ 0 water quality? g) Place housing within a 100 -year ❑ ❑ ❑ flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard ❑ ❑ ❑ area structures which would impede or redirect flood flows? i) Expose people or structures to a ❑ ❑ ❑ B significant risk of loss, injury or death involving flooding, including • flooding as a result of the failure of a levee or dam? CHECKLIST Page.K fj j) Inundation by seiche, tsunami, or mudflow? V. AIR QUALITY. Where applicable, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? C) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? VI. TRANSPORTATION /CIRCULATION Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated • ❑ ❑ ❑ Lf ❑ ❑ ❑ 0 E ❑ 0 ❑ ❑ CHECKLIST Page -7' S(o CHECKLIST Page -8-1� Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated b) Exceed either individually or ❑ ❑ ❑ B cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? C) Result in a change in air traffic ❑ ❑ ❑ patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due ❑ ❑ ❑ B to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency ❑ ❑ ❑ Ef access? f) Result in inadequate parking ❑ ❑ ❑ B capacity? g) Conflict with adopted policies, plans, ❑ ❑ ❑ or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? VII. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, ❑ ❑ ❑ either directly through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on ❑ ❑ ❑ B any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? CHECKLIST Page -8-1� f) Conflict with the provisions of an ❑ ❑ ❑ E7( adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? VIII. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a ❑ ❑ ❑ E7( known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a ❑ ❑ ❑ 1Z locally- important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? IX. HAZARDSMAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the ❑ ❑ ❑ Q public or the environment through routine transport, use, or disposal of hazardous materials? 0 CHECKLIST Page e Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated c) Have a substantial adverse effect on ❑ ❑ ❑ 1Z federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the ❑ ❑ ❑ E7( movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ❑ ❑ ❑ ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an ❑ ❑ ❑ E7( adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? VIII. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a ❑ ❑ ❑ E7( known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a ❑ ❑ ❑ 1Z locally- important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? IX. HAZARDSMAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the ❑ ❑ ❑ Q public or the environment through routine transport, use, or disposal of hazardous materials? 0 CHECKLIST Page e CHECKLIST Page,W 5g Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated b) Create a significant hazard to the ❑ ❑ ❑ N� public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? C) Emit hazardous emissions or ❑ ❑ ❑ EZ handle hazardous or acutely hazardous materials, substances, or waste within one - quarter mile of an existing or propose school? d) Be located on a site which is ❑ ❑ ❑ EZ included on a list of hazardous materials sites which complied pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project within an airport land ❑ ❑ ❑ EZ use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a ❑ ❑ ❑ y1 private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or ❑ ❑ ❑ B physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a ❑ ❑ ❑ RI significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? CHECKLIST Page,W 5g X. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? C) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated ❑ ® ❑ ❑ ❑ ❑ EZ ❑ ❑ ❑ Q ❑ ❑ ❑ ❑ EZ ❑ ❑ R( ❑ ❑ ❑ ❑ H 0 1] 0 CHECKLIST Page_1 -1� �,a XI. PUBLIC SERVICES. a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? Schools? Other public facilities? Potentially XII. UTILITIES & SERVICE SYSTEMS. Less than Would the project: Significant a) Exceed wastewater treatment Significant requirements of the applicable Impact Regional Water Quality Control Impact Board? ❑ b) Require or result in the construction ❑ of new water or wastewater treatment facilities or expansion of existing facilities, the construction of ❑ which could cause significant El environmental effects? C) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded . entitlements needed? Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Q ❑ Mitigation ❑ R1 Incorporated ❑ 11 El 1 c�f ❑ ❑ ❑ Q ❑ ❑ ❑ Q ❑ ❑ ❑ Q ❑ ❑ ❑ R1 ❑ ❑ ❑ Q ❑ ❑ ❑ Q ❑ ❑ ❑ ❑ ® ❑ ❑ CHECKLIST Pag;,12' �rk CHECKLIST Page 1-3' ea Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation Incorporated • e) Result in a determination by the ❑ � ❑ ❑ wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project" projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient ❑ ❑ ❑ H permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local ❑ ❑ ❑ B statutes and regulation related to solid waste? XIII. AESTHETICS. Would the project: a) Have a substantial adverse effect ❑ ❑ ❑ on a scenic vista? b) Substantially damage scenic ❑ ❑ ❑ EZ resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? C) Substantially degrade the existing ❑ ❑ ❑ visual character or quality of the site and its surroundings? d) Create a new source of substantial ❑ E7( ❑ ❑ light or glare which would adversely affect day or nighttime views in the area? XIV. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse ❑ ❑ ❑ B change in the significance of a historical resource as defined in Section 15064.5? b) Cause a substantial adverse ❑ H ❑ ❑ change in the significance of an archaeological resource pursuant to Section 15064.5? CHECKLIST Page 1-3' ea XVI. RECREATION. a) Would the project increase the use ❑ ❑ ❑ El of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? CHECKLIST Page 14' U3 Potentially Potentially Less than No Significant Significant Significant Impact Impact Unless Impact Mitigation • Incorporated C) Directly or indirectly destroy a ❑ Ef ❑ ❑ unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, ❑ ❑ ❑ E( including those interred outside of formal cemeteries? XV. AGRICULTURAL RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1977) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agricultural and farmland. Would the project: a) Convert Prime Farmland, Unique ❑ ❑ ❑ E7( Farmland, or Farmland or Statewide Importance (Farmland), as shown on the maps prepared pursuant to • the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for ❑ ❑ ❑ agricultural use, or a Williamson Act contract? C) Involve other changes in the ❑ ❑ ❑ B existing environment which, due to their location or nature, could result in conversion of Farmland, to non- agricultural use? XVI. RECREATION. a) Would the project increase the use ❑ ❑ ❑ El of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? CHECKLIST Page 14' U3 b) Does the project include recreational facilities or require the construction of or expansion of recreational facilities which might have an adverse physical effect on the environment? opportunities? XVII. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self - sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) The project has the potential to achieve short-term environmental goals to the disadvantage of long- term environmental goals. C) Does the project have impacts that are individually limited, but cumulatively considerable? ( "Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Potentially Potentially Less than Significant Significant Significant Impact Unless Impact Mitigation Incorporated ❑ ❑ ❑ C X L n 0 0 0 J F07 No Impact J J • ❑ B • ❑ a !! n F: \USERS\PLN\SHARED \I PIANCOM \PENDING\PACIFICCLUB \IS- CKLIST• CHECKLIST Page 1.5 Source List • The following documents are available at the offices of the City of Newport Beach Planning Department. I . City of Newport Beach General Plan including all elements. 2. Koll Center Planned Community Development Standards 3. Title 20, Zoning Code of the Newport Beach Municipal Code. 4. City Excavation and Grading Code, Newport Beach Municipal Code. 5. Chapter 10.28, Community Noise Ordinance of the Newport Beach Municipal Code. 6. South Coast Air Quality Management District, CEQA Air Quality Handbook. 7. Parking Analysis prepared by WPA Traffic Engineering, Inc. 8. Initial Study, Rockwell Semiconductor Systems General Plan Amendment 9. Proposed Plans 0 CHECKLIST Page 01" 45 ENVIRONMENTAL ANALYSIS CHECKLIST EXPLANATIONS 0 The Pacific Club Expansion 4110 MacArthur Boulevard General Plan Amendment No. 97 -3(E), PC Amendment No. 890, and Use Permit No. 3208 Amended Proiect Description The application is a request to permit the approval of a General Plan Amendment, an Amendment to the Planned Community, a Use Permit and a Parking Demand Study. The application is a request to permit the phased expansion of an existing private membership athletic club. The project consists of expanding the existing athletic club and dining facility to accommodate additional member serving facilities including accessory athletic, dining and support uses. The project involves the approval of: • a General Plan Amendment to increase the amount of development permitted by the General Plan in Statistical Area L -4, KCN Office Site A from 874,346 to 889,346 square feet, and • • an amendment to Koll Center Planned Community District Regulations to increase the square footage entitlement permitted in Office Site A of the Koll Center Planned Community 15,000 square feet, and • an amendment to Use Permit No. 3208 to permit expansion of the existing athletic club facility, and • a parking demand study. The proposed site is currently developed with a two -story athletic club and dining facility with related on -site parking. The new additions to the existing buildings are located to the west of the existing building towards the rear of the site where a portion of the parking lot currently exists. Another component of the project will include infill construction under a portion of an existing structure which will require removal of landscaping and minor grading activity to accommodate the proposed enclosure of an overhang and terrace. The architectural treatment will be compatible to that of the existing buildings associated with the athletic club, and those professional buildings and financial institutions that surround the site. The project is located on MacArthur Boulevard in Koll Center Planned Community near the intersection with Von Karman Avenue (Vicinity Map). The project site encompasses approximately 2.0 acres. 0 U ^.c 9 /A / 11 —Cr•�I CCa m J v d V 6 1W 0 Si is 5 z� V J � J 0 ANALYSIS 0 The following discussion provides explanations for the conclusions contained in the Environmental Analysis Checklist regarding the proposed project's environmental Impacts. I. Land Use and Planning. Would the project: 1. Physically divide an established community? The subject property is located in the Koll Center Planned Community. The site is developed with professional office, retail, restaurant, and industrial uses consistent with the adopted PC District Regulations. No residential development exists within either the PC or in the immediate vicinity of the site. The applicant is proposing to increase the intensity of development within the area designated "Office Site A" by adding 15,000 gross square feet of entitlement to the subject site. The proposed project will not result in changes in the use of the project site. Implementation of the proposed project will not disrupt or divide an established residential community. Therefore, no mitigation measures are required. 2. Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or coning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? 0 The proposed site is located on the east side of MacArthur Boulevard near the intersection of Von Karman Avenue within KCN Office Site A of Koll Center Planned Community. Currently the site is developed with two -story buildings associated with the athletic club facility and parking lot. Mid and high rise professional office buildings, and financial institutions, surround the site. The new addition is to be located to the northeast of the existing athletic club building within the existing parking lot. Another component of the project includes infill construction under a portion of an existing structure which will require removal of landscaping and minor grading activity to accommodate the proposed enclosure and terrace. The City's General Plan Land Use Plan designation for the site is Administrative, Professional & Financial Commercial, which includes athletic clubs as a support use. The site is further designated within the General Plan Land Use Element as Airport Area (Statistical Area L4) KCN Office Site A. Under the current General Plan Land Use provisions, the Office Site A designated area is limited to 403,346 square feet plus 471 hotel rooms (874,346 sq. ft.). Therefore, the proposed expansion of 15,000 square feet requires a General Plan Amendment. The General Plan Amendment would allow an increase from the current designation of 403,346 square feet to a total maximum limit of 418,346 square feet for KCN Office Site A. x V 3. Conflict with any applicable habitat conservation plan or natural community conservation plan? The site is intensively developed and located within an area of the City that is urbanized. No natural habitat remains on the subject property. As a result, site development is not subject to any adopted habitat conservation planning program or natural community conservation plan. Therefore, no impacts will occur as a result of the project. II. Agricultural Resources. Would the project: 1. Convert Prime Farmland, Unique Farmland, or Farmland or Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non - agricultural use? The subject property is located in the Koll Center Planned Community. The site is developed with professional office, retail, restaurant, and industrial uses consistent with the adopted PC District Regulations. The site is classified as "Urban and Built Up ".on the Orange County Important Farmland Map (1996). The proposed project will not result in changes in the use of the project site or conversion of prime farmland or other similarly designated lands. Therefore, no mitigation measures are required. 2. Conflict with existing zoning for agricultural use, or a Williamson Act contract? The City's General Plan Land Use Plan designation for the site is Administrative, Professional & Financial Commercial, which includes athletic clubs as a support use. The site is further designated within the General Plan Land Use Element as Airport Area (Statistical Area L4) KCN Office Site A. The site is not zoned for agricultural use or encumbered by the provisions of the Williamson Act. Since no conflicts with agricultural use or policies will occur, no mitigation measures are required. 3. Involve other changes in the existing environment which, due to their location: or nature, could result in conversion of Farmland, to non - agricultural use? No existing farmland is located near the subject property and no changes in the existing- environment are proposed that would directly or indirectly result in the conversion of farmland to non - agricultural uses. Therefore, no impacts to existing farmland resources will occur if the proposed project is implemented. ,3' eq III. IV, Population and Housing. Would the project: 0 1. Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? The proposed project is an addition of 15,000 square feet of accessory athletic, dining and support uses space. The proposed expansion is not projected to increase employment or population since the club is at full capacity and the applicant has indicated that no additional membership is anticipated at this time. The proposed project is non - residential and therefore will not cause any growth or reduction in the area's population. Therefore, population will not be directly or indirectly affected by the project. 2. Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? The subject property is zoned and developed as a commercial business park. The Koll Center Planned Community does not provide for residential development and no residential development exists on the project site or in the immediate vicinity of the property. The proposal to increase the permitted floor area on site will not result in the displacement of existing housing. Therefore, no replacement housing is required. 3. Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? No residential development exists within the Koll Center Planned Community. Since there are no residential uses in Office Site A, where the project is proposed, no residents will be displaced as a result of the project. Since the project is not anticipated to have any significant population or housing impacts, no mitigation measures are required. Geology and Soils. Would the project: 1. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: (a) Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based oil other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. The project site is located in the seismically active region of Southern California. Primary ground rupture or fault is defined as the surface displacement which occurs along the surface of a fault during an earthquake. There are no active fault systems known to exist on or near the project site. In addition the project site is not within an Alquist- Priolo 111f� I� . Special Study Zone which delineates earthquake fault zones along known active faults in California. Implementation of the proposed project is not anticipated to expose people or structures to fault rupture during a seismic event. Therefore, no impact would occur and no mitigation measures are required. (b) Strong seismic ground shaking? The project site is located in the seismically active region of Southern California. There are no known active fault systems known to exist on or near the project site and the project site is not within an Alquist - Priolo Special Study Zone. Although implementation of the proposed project has potential to result in the exposure of people and structures to ground shaking during a seismic event, this exposure is no greater than exposure present in other areas throughout Southern California. Development of the proposed project would comply with the applicable provisions in the Uniform Building Code, minimizing the potential for damage of new structures. Therefore, no significant impact would occur and no mitigation measures are required. (c) Seismic - related ground failure, including liquefaction? Implementation of the proposed project is not anticipated to expose people or structures to ground failure due to liquefaction during a seismic event. In the event that unstable soil conditions occur on the site due to previous grading, excavation, or placement of fill materials, these conditions will be effectively reduced by measures identified in the site specific geotechnical evaluations that address specific design and construction measures for the proposed building additions. Any such measures will be incorporated into the project design and will minimize any potential structural damage. In addition, the proposed project would comply with the applicable provisions in the Uniform Building Code, further minimizing the potential damage of new structures. Therefore, no significant impact would occur and no mitigation measures are required. (d) Landslides? The topography of the site is relatively flat. The site is not located in an area of unique geologic or physical features and is not identified as an area with the potential for landslides or mudflows. Therefore, no significant impact will occur as a result of the implementation of the proposed project. 2. Result insubstantial soil erosion or the loss of topsoil? The subject property is located in an urbanized area and has relatively flat topography. Since the proposed project will be built on a level developed site, minimal grading is required to provide a finished building pad. The existing surface parking on the northeast portion of the site will be altered to accommodate the proposed on -site improvement. The property was originally graded and developed in conjunction with construction of several of the existing surrounding office buildings and parking lot. As a result, the amount of h 1� grading required for the proposed project will be minimal and consist of removing the . existing asphalt paving, minimal ground cover landscaping, grading, compaction and placement of footings for the building foundation. Development of the project will not result in, or significantly alter the amount of impervious surfaces on the subject property. The associated potential for erosion will not increase significantly relative to the existing conditions. Since potential erosion and siltation impacts are anticipated to be less than significant and will be minimized through the incorporation of the City's Excavation and Grading Code (NBMC Sec. 15.04.140), no mitigation measures are required. 3. Be located on a geologic tacit or soil that is unstable, or that world become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? Development of the proposed project will not require significant alteration of the existing topography on the subject site. In the event that unstable soil conditions occur on the site due to previous grading, excavation, or placement of fill materials, these conditions will be effectively reduced by measures identified in the site specific geotechnical evaluations that address specific design and construction measures for the proposed building additions. Any such measures will be incorporated into the project design and will minimize any potential structural damage. In addition, the proposed project would comply with the applicable provisions in the Uniform Building Code, further minimizing the potential damage of new structures. Therefore, no significant impact would occur and no mitigation measures are required. • 4. Be located on expansive soil, as defined in Table 18 -1 -B of the Uniform Building Code (1994), creating substantial risks to life or property? Expansive soils are generally associated with fine- grained clayey soils which have the potential to shrink and swell with repeated cycles of wetting and drying. The project site is within an area identified as Category 2, which indicates the potential for moderate to highly expansive soils to occur. Prior to the issuance of grading and building permits, the City would require the submittal of site specific geotechnical evaluations to address specific design construction measures for the building site. Another component of the project will include infill construction under a portion of an existing structure which will require removal of landscaping and minor grading activity to accommodate the proposed enclosure and terrace. While a precise grading plan has not been prepared at this time, grading operations for the project will be in compliance with the City Excavation and Grading Code (NBMC Sec.15.04.140) which will reduce potential impacts to an insignificant level. Additionally, no cumulative impacts associated with geological conditions are anticipated as a result of the proposed project. Since no significant earth resource impacts are identified, no mitigation measures are required. i ,6' �1 � • 5. Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? The site and surrounding area are served by an extensive system of infrastructure, including sewer collection and transmission facilities. Once constructed, the project will be connected to the existing sewer system and will not rely on a septic system for the disposal and treatment of wastewater. Therefore, no significant impacts are anticipated and mitigation measures are not required. V. Hydrology and Water Quality. Would the project: 1. Violate any water quality standards or waste discharge requirements? The proposed project would take place on a site that is already developed and no appreciable change in absorption rates, drainage patterns or the rate and flow of surface runoff is anticipated and the project is located outside of all flood hazard areas. Since construction of the building additions will take place in an area previously occupied by a surface level parking lot, the amount of pervious surface available to absorb rainfall will not be reduced. There are existing storm drain facilities that have capacity to handle the . runoff generated from the site. Runoff from the site will be collected and discharged into the existing storm drain facilities adjacent to the site. Additionally, the City will require the project applicant to install soil erosion protection measures during and after project construction. Standard erosion control and protection measures are required to be incorporated into the project before the grading plan is approved. The addition of 15,000 square feet to KCN Office Site A, will not result in the generation of any greater quantities of runoff. However, to ensure that the project's storm water runoff will not significantly impact the existing drainage system, a mitigation measure is presented. Compliance with said Code will reduce any potential impacts to an insignificant level. The discharge of storm water runoff during the construction phase will be adequately addressed by erosion control measures specified by the City Excavation and Grading Code (NBMC Section 15.04.150 or applicable sections). Subject to the incorporation of City standard requirements, including the provisions for drainage requirements contained in the City Excavation and Grading Code, and the suggested Mitigation Measure, no cumulative impacts associated with drainage, hydrologic conditions, and water quality are anticipated as a result of the proposed addition. Mitigation Measure No. 1 During construction activities, the project will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines, including the City Excavation and Grading Code (NBMC Section 15.04 or applicable sections). 0 J 2. Substantially deplete groundwater supplies or interfere substantially with • groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? The use of groundwater or extraction is not a component of the proposed project and will not occur. The proposed project will not interfere with groundwater recharge in the groundwater basin and will not affect the local groundwater table which exists at approximately 30 feet below the ground surface. The project will not have a significant impact on the groundwater supplies, therefore, no mitigation measures are required. 3. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a streams or river, in a manner which would result in substantial erosion or siltation on- or off -site? No natural drainage features exist on the subject property. The site has been extensively altered to accommodate the existing professional office, commercial, light industrial, and support facilities. The grading activity necessary for the development of the additional 15,000 square feet of club facilities will not directly result in any alterations to the existing drainage patterns on or off site. Therefore, no impacts will occur as a result of project implementation. • 4. Substantially alter the existing drainage pattern of the site or area, including through the alteration of a course of a stream or river, or substantially increase the rate or amotutt of surface runoff in a manner which would result in flooding on or off -site? The project site and vicinity are urbanized and relatively flat. The subject property has been previously graded and developed with buildings, parking lots, access roadways, walkways, and landscaped areas. The runoff occurring from existing development is currently conveyed off -site by a private storm drain system that flows to the City's storm drain system. During periods of heavy rainfall, runoff enters retention basins off -site to the northeast. From the retention basins, the majority of runoff is released into the City's Storm drain system at a slower rate. Although the proposed project has the potential to result in changes in surface runoff during construction activities, potential effects will be reduced by compliance with drainage controls imposed by the City's grading and building permit requirements. Specifically, the applicant must comply with the erosion and siltation control measures of the City's grading ordinance and all other applicable local and State building codes. Development of the expanded building areas for the proposed project will not significantly alter the amount of impervious surfaces on the project site. Post development drainage patterns, absorption rates, and the rate an amount of surface runoff will be the same as under existing conditions. In addition, runoff from the project site will continue to be served by the existing on and off -site storm drain and flood control facilities which are adequate to accommodate the exiting and proposed development. Therefore, no significant • impacts will occur as a result of the project, and no mitigation measures are required. 8 f�0 . 5. Create or contribute runoff water which would exceed the capacity of existing or planned stornnvater drainage systems or provide substantial additional sources of polluted runoff? The subject property is currently developed and covered with impervious surfaces. Implementation of the proposed project will result in little if any, change in the post development surface runoff quantities. As a result, the existing on and off -site storm drainage and flood control system will be adequate to accommodate post development surface runoff. In order to ensure that polluted runoff does not enter the storm drain system, a mitigation measure is suggested which requires the applicant to prepare a SWPPP pursuant to NPDES requirements. Measures included in the SWPPP will avoid or minimize potential pollution of surface runoff, both during construction and after development of the proposed project. Incorporating the following mitigation measure will reduce any potential impacts to an insignificant level. Mitigation Measure No. 2 The project shall conform to the requirements of the National Pollution Discharge Elimination System ( NPDES) and shall be subject to the approval of the Public Works Department to determine compliance. 6. Otherwise substantially degrade water quality? Groundwater is located approximately 30 feet below the surface ground level. No . groundwater extraction or additions would occur as part of the proposed project and the underlying aquifer would not be intercepted. No significant impact would occur to groundwater quality as a result of implementation of the proposed project. Therefore, no mitigation measures are required. 7. Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? The proposed project is a commercial use on a commercially zoned property. There are no residential housing units existing or proposed on site or in the immediate vicinity of the property. The project site is not located within the 100 -year flood hazard zone as designated on the current Flood Insurance Map (FIRM) published by the Federal Emergency Management Agency (FEMA). Further, the site is not located in an area that has a potential for significant flooding. No impacts will occur, therefore, no mitigation measures are required. 8. Place within a 100 -year flood hazard area structures which would impede or redirect flood flows? The project site is not located within the 100 -year flood hazard zone designated by FEMA. The additions proposed for the subject property will not be located within such an area and will not impedance or redirection of flood flows will occur as a result of the project. Therefore, no mitigation measures are required. 9. Expose people or structures to a significant risk of loss, injury or death involving flooding, .including flooding as a result of the failure of a levee or. dam? Koll Center Planned Community is not located within the limits of flooding associated with the failure of a levee or dam. Therefore, occupants of the existing and proposed buildings will not be exposed to a significant risk if the project is implemented. Adequate on -site storm drainage and flood control facilities exist in the area to protect the site from flood related impacts. No significant impacts are anticipated, therefore, no mitigation measures are required. 10. Inundation by seiche, tsunami, or mudflow? A seiche involves the oscillation of a body of water in an enclosed basin, such as a reservoir, storage tank, or lake. A small lake is located northeast of the project. However, the potential for the occurrence of a seiche at that feature during a seismic event is unlikely. A tsunami, commonly referred to as a tidal wave, is a sea wave generated by submarine earthquakes, major landslides, or volcanic action. Due to the elevation and distance from the coastline, tsunami hazards do not exist for the project site. Similarly, the site is essentially flat and devoid of steep slopes that could be undermined by seismic activity or other instability to cause mudflows. Implementation of the proposed project will not . expose people or structures to seiches, tsunamis or mudflows, therefore, no mitigation measures are required. VI. Air Quality. Where applicable, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: I. Conflict with or obstruct implementation of the applicable air quality plan? The project site is located within the South Coast Air Basin (SCAB) which is governed by the South Coast Air Quality Management District (SCAQMD). The SCAB comprises all of Orange County and the non -desert portions of Los Angeles, Riverside and San Bernardino Counties. The proposed project is generally consistent with the long range plans adopted for the site. Although intensification of the site is proposed, implementation of the proposed project will not obstruct implementation of the air quality plan adopted for the South Coast Air Basin. The project will be consistent with all the policies and requirements established by that plan. No impacts to the Air Quality Management Plan are anticipated as a result of the project, therefore, no mitigation measures are proposed. L� . 2. Violate any air quality standard or contribute substantially to an existing or projected air quality violation? The SCAB is characterized by relatively poor air quality. The SCAB has been designated a non - attainment area for ozone, carbon monoxide, nitrogen dioxide, and suspended particulates. The California Clean Air Act (CCAA) mandates the implementation of the program that will achieve the California Ambient Air Quality Standards (CAAQS) and the California Clean Air Act mandates the implementation of new air quality performance standards. The South Coast Air Quality Management District CEQA Air Quality Handbook provides screening tables which identify projects (based on size) of potential significance for air quality. Short -term air emissions include those associated with the operation of motorized construction equipment during final site grading and the actual construction of the building. The short -term air emission impacts associated with the project were evaluated per Table 6 -3 of the SCAQMD CEQA Air Quality Handbook. The screening tables indicate that the proposed project (as a result of the size of project) does not have the potential to exceed the emission thresholds of significance for air quality for project construction and project operations. The District's current air emission thresholds for determining significance are 75 pounds per day for Reactive Organic Gases (ROG), 100 pounds per day for NOX, 550 pounds per day for CO and 150 pounds per day of particulates. Due to the minimal amount of grading required for construction, the project will not exceed any construction air emission thresholds and will not have any significant air emission impacts. Additionally, the small amount of project - related emissions will have no impact on regional particulate levels. Therefore, no mitigation measures are required. 3. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? It is not anticipated that SCAQMD pollutant emission thresholds will be exceeded for the proposed project. The project emissions of criteria pollutants are expected to be below the emission thresholds established for the region. In addition, project implementation will not result in the generation of additional mobile source emissions, and there are no plans to increase the membership and the hiring of additional employees is not anticipated at this time. Therefore, there would be no cumulatively considerable net increase of criteria pollutants that are in non - attainment status in the South Coast Air Basin. Therefore, no mitigation measures are required. _W tIi'i 4. Expose sensitive receptors to substantial pollutant concentrations? r The project site is located in an urbanized area and is currently developed with professional office and related support uses. The land uses adjacent to the project site include professional office and support commercial uses. There are no sensitive receptors (e.g. residential development, parks, schools, etc.) on the project site or in the immediate vicinity. No significant impacts are anticipated to occur to any sensitive receptors, therefore, no mitigation measures are required. 5. Create objectionable odors affecting a substantial number of people? Objectionable odors are not currently present within the project site or in the immediate vicinity. Construction of the proposed project will involve activities and the use of equipment typical of development projects of a similar size and type. The operation of the proposed project will not result in the emission of new, objectionable odors on site or in the vicinity of the subject property. Further, the emission of significant odors is not anticipated during construction. While the project is not anticipated to exceed any construction thresholds, there will be dust generated during both project grading and construction. During the course of grading and construction there is a likelihood that some dust and objectionable odor from diesel exhaust from the motorized equipment used to excavate and grade the land and asphalt the parking lot could temporarily emit objectionable odors which could temporarily deteriorate Is the ambient air quality near the project site. However, dust will be minimized as a result of site watering required by The City and Air Quality Management District regulations. Potential air quality impacts to surrounding properties from project construction activities will be minimized through mitigation measures, including short -term impacts to air quality from air pollutants being emitted by construction equipment and dust generated during grading. Since the size of the development is limited, the extent of air emissions will be relatively small. Odor effects shall be eliminated upon the completion of the project. No additional stationary equipment is proposed that could generate additional emission as part of the project. Where grading is near existing development, the dust generated by such activities is a local nuisance as opposed to an actual health hazard. Additionally, the incorporation of dust reduction measures into the grading and construction phases of the project will minimize potential dust emissions with no resulting significant air emission impact. The project will not exceed any short-term or long -term air emission thresholds established by the SCAQMD. Therefore, with the implementation of the recommended mitigation measures, it is anticipated that the project will not result in a significant impact to air quality. 0 III- 10 Mitigation Measure No. 3 During construction activities, the applicant shall ensure that the following measures are complied with to reduce short -term (construction) air quality impacts associated with the project: a) controlling fugitive dust by regular watering, or other dust palliative measures to meet South Coast Air Quality Management District (SCAQMD) Rule. 403 (Fugitive Dust); b) maintaining equipment engines in proper time; and c) phasing and scheduling construction activities to minimize project - related emissions. Mitigation Measure No. 4 During construction activities, the applicant shall ensure that the project will comply with SCAQMD Rule 402 (Nuisance), to reduce nuisance due to odors from construction activities. VII. Transportation/Circulation. Would the project: 1. Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? The operational aspect of the proposed project is not anticipated to cause a significant increase in traffic since no additional members are being added to the athletic club as a result of the expansion, therefore, no additional trips are being added to the street system. However, the proposed project will result in increased vehicle trips associated with the (short -term) construction related activities associated with the expansion. Additional vehicular movement will not be generated as a result of the proposed expansion. However, construction activity will generate a slight increase in the number of trips per day to the project site due to the construction workers. Once construction is complete, the site will not experience an increase in trip generation as a result of the project. Although the increase in the vehicular trips during construction is temporary and not considered significant, a mitigation measure has been included to minimize the potential impacts of the construction traffic on the neighborhood. Mitigation Measure No. 5 Prior to the issuance of a grading permit, the applicant shall submit a construction traffic control plan which includes the haul route, truck hauling operations, construction traffic flagmen, and construction warning /directional signage to the Planning and Traffic Department for review and approval. Additionally, the applicant shall obtain a haul route permit from the Public Works Department and a street /sidewalk closure permit from the Revenue Division. Mitigation Measure No. 6 The applicant shall submit a traffic control plan and a construction access plan to address construction traffic and parking in order to maintain safe access to the site during construction. The construction access plan shall include alternative pedestrian and bicycle path routes and an employee .J_� 19 parking plan. The plan shall be reviewed and approved by the Traffic Department . and the Planning Department. Additionally, the applicant shall obtain a street /sidewalk closure permit from the Revenue Division. 2. Exceed either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? Project implementation is not anticipated to result in an increase in daily trips, which could adversely effect the existing levels of service of the adjacent, and nearby roadways and intersections. Since no additional members are being added to the athletic club as a result of the expansion, no additional trips are being added to the street system. The proposed project will not exceed either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways. Therefore, no mitigation measures are required. 3. Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? John Wayne Airport (JWA) is located northwest of the project site. Air traffic patterns have been established for that facility. The project is a two story addition to an existing building on the subject property. Neither the location of the addition or other features proposed as part of this project will result in changes to existing air traffic patterns. There are no significant impacts anticipated, therefore no mitigation measures are required. 4. Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Vehicular access is currently provided to the project site from three entrances; two off Von Karman Avenue, and one off MacArthur Boulevard. Parking for the project is currently provided in surface level parking lots surrounding the site. Although the proposed building addition will eliminate approximately 24 parking spaces, the parking study conducted for the project indicates that the existing number of remaining parking spaces is adequate to serve the existing and proposed uses on site. Other than the removal of a small portion of the existing parking lot for the building expansion, there are no plans to alter the on site internal circulation. The current on site vehicular and pedestrian circulation system is existing in place and has been approved by the City Traffic Engineer. Since the project does not incorporate hazardous design features or involve incompatible uses on the project site or on nearby roadways, no significant impacts are anticipated. Therefore, no mitigation measures are required. 5. Result in inadequate emergency access? Emergency access is currently provided to the project site through the vehicle access points along MacArthur Boulevard and Von Karman Avenue. Although construction activities could potentially affect access to the project site on a short-term basis, such construction _4� g • activities would be completed in accordance with City requirements. The proposed project will not adversely affect existing emergency access on the site and/or around structures. No significant changes would occur to the existing emergency vehicle access and the proposed project will not result in inadequate emergency access to the site or affect access to nearby uses. As a result no impacts will occur, and no mitigation measures are required. 6 Result in inadequate parking capacity? Currently, the parking for the existing health club facility and surrounding office buildings located in Office Site A are provided in common area shared by other buildings. Parking for the project is currently provided in surface level parking lots surrounding the site. A parking study was completed to determine the number of parking spaces required by the project, and is attached for reference. Although the proposed building addition will eliminate approximately 24 parking spaces, the parking study conducted for the project indicates that the existing number of remaining parking spaces is adequate to serve the existing and proposed uses on site. Other than the removal of a small portion of the existing parking lot for the building expansion, there are no plans to alter the on site internal circulation or parking configuration. The current on site vehicular and pedestrian circulation system is existing in place and has been approved by the City Traffic Engineer. After the proposed expansion there will be 144 parking spaces in the immediate vicinity. Based on the findings of the parking study, this will be a surplus number of spaces for the proposed use. Should the need arise, valet parking and the shared parking situation would provide additional parking availability if needed. Since the number of parking spaces on site is adequate to meet the needs of the existing and proposed uses on site, no significant parking impacts associated with the project are anticipated. Therefore, no mitigation measures are required. Table 1 Existing Parking Count Results Pacific Club Expansion TIME NUMBER OF PARKED VEHICLES Wednesday (3/24/99) Friday 11:00 a.m. 94 70 11:15 a.m. 103 66 11:30 a.m. 102 71 11:45 a.m. 106 75 12:00 p.m. 118 78 12:15 p.m. 137 84 12:30 p.m. 128 89 12:45 p.m. 136 82 1:00 P.M. 141 73 1:15 P.M. 121 76 1:30 p.m. 124 63 1:45 p.m. 104 51 2:00 p.m. 106 49 Total Number of Existing Parking Spaces in Count Area: 168 Ai ��1 7. Conflict with adopted policies, plans, or programs supporting alternative . transportation (e.g., bits turnouts, bicycle racks)? The Circulation Element of the City's General Plan includes policies that require the adoption of transportation system management plans to reduce peak hour traffic. Such measures include ridesharing programs, vanpooling, and flexible work hours. Employers with large work forces can utilize all of these techniques. In addition, the City favors the use of bicycles for transportation, to mitigate traffic levels, and for recreation to promote health and fitness. Bus service is provided along the major roadways within the City, including Jamboree Road and MacArthur Boulevard. Implementation of the proposed project is not anticipated to result in conflicts either with existing programs or adopted policies supporting alternative transportation. Therefore, no mitigation measures are required. VIII. Biological Resources. Would the project: 1. Have a substantial adverse effect, either directly through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? The site is developed and located in an urbanized area of the City. The project site has been is previously graded and is intensively developed. On -site vegetation is limited to ornamental landscaping. No rare, endangered, or threatened plant or animal species have been previously reported, or are expected to inhabit the project site. The proposed project will not result in any significant impact to any sensitive species of plants or animals. Therefore, no mitigation measures are required. 2. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? The project site and surrounding properties are fully developed. On -site flora consists of ornamental landscaping, with no natural or native communities of vegetation remaining. No riparian habitat or other sensitive natural habitat exists on the property. Due to the highly developed nature of the subject property and surrounding properties, on -site fauna is limited to small rodents and/or mammals adaptive to an urbanized area. The project will not result in a significant impact on any riparian habitat or other sensitive natural community. Therefore, no mitigation measures are required. • 3. Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? The minimal amount of site grading required for the project will not result in potential impacts to wetlands or other jurisdictional waters. The project site has been graded and developed and does not encompass any natural biological features. There are no natural water sources, water courses, or associated wetland habitat on the project site. There is a small man -made stormwater retention basin located northeast of the project. However, it is a design feature, and not a natural biological feature. Further, implementation of the propose project will not affect wetland habitat located closest to the project site at the San Joaquin Freshwater Marsh to the east and the wetlands at the intersection of Jamboree Road and MacArthur Boulevard to the south. Runoff from the project does not flow towards the San Joaquin Freshwater Marsh and would not affect the wetlands at the intersection of Jamboree Road because there would be no significant change in the quantity or quality of surface runoff from the project site. Therefore, the project will not have a significant affect on any federally protected wetlands and no mitigation measures are required. 4. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? The project site is within an urbanized area and has been previously graded and developed. The site does not contain open space utilized by wildlife for wildlife migration or dispersal. No impacts will occur as a result of the project, therefore, no mitigation measures are suggested. 5. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? The project site is located within an urbanized area and has been previously graded and developed. No locally designated species are known to existing the project site. The proposed project will not result in the removal of any locally designated plant or wildlife species, including heritage trees or other significant, designated species. Therefore, no impacts will occur as a result of the project. 6. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? The developed site is devoid of natural habitat and wildlife and supports only introduces landscape specimens. It is not located with and area covered by a Habitat Conservation • Plan, Natural Community Conservation Plan, or other adopted resource plan. Implementation of the proposed project will not be affected by or subject to any provisions Y3 of such resources conservation plans. Therefore, the project will not result in a significant impact to any adopted habitat conservation plan or other local regional or other state habitat conservation plans, and no mitigation measures are required. IX. Mineral Resources. Would the project: 1. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? The project site is fully developed. Surrounding properties are also fully developed. The use of natural resources will not be significantly affected by this project. There are no valuable mineral resources that have been or are known to exist on the site. The City of Newport Beach General Plan does not delineate any locally important mineral resources on the site. The project will not have any impact on regional or locally important energy or mineral resources. Therefore, no mitigation measures are required. 2. Result in the loss of availability of a locally - important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? There are no valuable mineral resources that have been or are known to exist on the site. The City of Newport Beach General Plan does not delineate any locally important mineral resources on the site. The project will not have any impact on regional or locally important • energy or mineral resources. Therefore, no mitigation measures are required. X. Hazards and Hazardous Materials. Would the project: 1. Create a significant hazard to the public or the environment through routine transport, use, or disposal of hazardous materials? There are no known hazardous or toxic materials present on site. There are no uses anticipated with the proposed project that would introduce and expose employees to hazardous or toxic materials. The proposed project is an expansion of an existing health club facility building located in a commercially zoned area of the City. The proposed project will not utilize hazardous materials on the site and the proposal does not include removal of any underground storage tanks, transport, use, or disposal of hazardous materials. The proposal does not include any unusual soil conditions and general construction practices will provide adequate protection to the employees and the neighboring properties adjacent to the project. Therefore, no impacts will occur as a result of the proposed project. 2. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? • The project does not store or utilize hazardous materials on -site, no foreseeable hazard to public health and safety is anticipated and no adverse effect on human health or risk of upset is anticipated. Therefore, no mitigation measures are required. 3. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one - quarter mile of an existing or propose school? Implementation of the proposed project will not result in the emission of hazardous materials on the subject property. No hazardous or acutely hazardous materials or substances will be utilized and/or emitted from the subject property within one - quarter mile of an existing or proposed school. Therefore, no significant impacts are anticipated as a result of the project. 4. Be located on a site which is included on a list of hazardous materials sites which complied pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? Prior to site development, the property was part of the extensive agricultural activities that existed in the County. The subject site was developed in approximately 1972. Since that time, Office Site A has been intensively developed in accordance with the commercial and professional office uses permitted by the Koll Center Planned Community. As a result the site is not currently included in a list of hazardous materials sites and, therefore, will not create a significant hazard to the public or the environment. 5. For a project within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? The subject project site is within two miles of John Wayne Airport (JWA). This facility is located northwest of the project site, west of MacArthur Boulevard. Safety hazards resulting from flight operations at JWA have been identified in that facilities master plan. Although a portion of the subject property is located within the airport's 60 dB CNEL noise contour, it is generally not within any identified crash hazard zone. Therefore, the proposed project or the future occupants will not be subject to a significant safety hazard. No significant impacts to the people working or utilizing the facility will occur. 6. For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? The subject property is located within an intensively urbanized area of the City of Newport Beach in Orange County. Only John Wayne Airport, and no other private airstrips is located in the vicinity of the project site. No potential safety hazards for occupants of the • existing or proposed building additions will occur from activities at a private airstrip. As a result, no impacts will occur, therefore, no mitigation measures are suggested. � ;c5 7. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? The project is not located within any adopted emergency evacuation plan or interferes with the implementation of any emergency response plan. Construction and operation of the expanded building area for the proposed project will not interfere with emergency response or emergency evacuation plans either on -site or in the local area. Therefore, no mitigation measures are required. 8. Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? The project site is not located in an area that is subject to wildland fires. The project is within an urbanized area that is not considered to be a high fire hazard area or where wildland fires occur. Site development as proposed will comply with the applicable fire and safety provisions of the City's fire regulations and will not result in an increased wildland fire hazard. Therefore, no mitigation measures are required. XI. Noise. Would the project result in: 1. Exposure of persons to or generation of noise levels in excess of standards • established in the local general plan or noise ordinance, or applicable standards of other agencies? The project site is located within an urbanized area which is currently developed with professional office and support uses. The project site is located between MacArthur Boulevard and Jamboree Road. Von Karman Avenue meanders from MacArthur Boulevard to Birch Street east of the site. Ambient noise in this area is typical of intensively urbanized areas, resulting primarily from vehicular traffic utilizing these arterials and roadways. In addition, JWA is located northwest of the project site. Aviation noise resulting from aircraft operations at that facility also contributes to the ambient noise environment within the project area. Existing noise levels are anticipated to be increased during the construction period primarily due to construction related activities. Construction noise represents. Existing noise levels are anticipated to be increased during the construction period primarily due to construction related activities. Construction noise is a short -term impact on ambient noise levels and insignificant since construction time is expected to be short due to the scope of the project. Noise generated by construction equipment, including trucks, graders, bulldozers, concrete mixers and portable generators can reach high noise levels. However, intervening structures and/or topography will act as noise barriers and reduce levels further. Noise levels will be further mitigated by limiting the hours of construction through provisions contained in the City Noise Control • Regulations (NBMC Chapter 10.28). 1 b,� Although no significant adverse short -term or loner term noise impacts are anticipated from project implementation, the following mitigation measure will ensure that any potential noise impacts are reduced further to insignificant levels. Mitigation Measure No. 7 The applicant shall ensure that the project will comply with the provisions of the City of Newport Beach General Plan Noise Element and the Municipal Code pertaining to noise restrictions. During construction activities, the hours of construction and excavation work are allowed from 7 :00 a.m. to 6 :30 p.m. on weekdays and 8 :00 a.m. to 6 :00 p.m. oil Saturdays, and not at ally time on Sundays and holidays. 2. Exposure of persons to or generation of excessive ground borne vibration or groundborne noise levels? Typical grading and construction techniques are anticipated in order to develop the proposed athletic club building expansion and related facilities. No operations will result in excessive ground borne vibration and/or noise. Potential impacts associated with these activities will remain less than significant. Therefore, no mitigation measures are required. 3. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? Future on -site noise impacts will not significantly differ from those which now exist. The potential increase in traffic noise is not of a magnitude that would be discernible to the average person. Traffic from the athletic club expansion, together with other planned projects in the area may cumulatively cause an incremental increase in ambient noise levels. However, with the incorporation of City standard requirements and/or mitigation measures, no cumulative impacts associated with athletic club operations to noise are anticipated as a result of the project. Therefore, no mitigation measures are required. 4. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Construction activities, although short -term in nature, will create noise within the areas where the expansion is proposed. Temporary construction noise impacts vary markedly because the noise strength of construction equipment ranges widely as a function of the equipment used and its activity level. Noise generated by construction equipment, including trucks, graders, bulldozers, concrete mixers and portable generators can reach high noise levels. Construction noise is short term and insignificant since construction time is expected to be short due to the scope of the project. Additionally, intervening structures and/or topography will act as noise barriers and reduce levels further. Noise levels will i be mitigated by limiting the hours of construction through provisions contained in the City Noise Control Regulations (NBMC Chapter 10.28)7 No substantial temporary or ,2'r periodic increase in ambient noise levels in the project vicinity above levels existing without the project is anticipated to occur. Therefore, no further mitigation measures are required. 5. For a project located within an airport land use laud use plan or, where such a plan. has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? A portion of Office Site A of the Koll Center Planned Community is located within the 60 dB CNEL noise contour of JWA, which is located northwest of the proposed project. The proposed expansion is compatible with the exterior noise levels associated with the operations at JWA. Development of the project will include general construction practices, techniques, and materials which further reduce any potential noise associated with the airport operation. The distance the project is from the airport, together with the use of standard construction materials will prevent the exposure of people residing or working in the project area to excessive noise levels. Therefore, no impacts will occur as a result of the proposed project, and no mitigation measures are required. 6. For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? The project is not located within the vicinity of a private airstrip. However JWA is located northwest of the subject property. No impacts will occur as a result from project implementation. Therefore, no mitigation measures are required. XII. Public Services. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: I. Fire protection? 2. Police protection? The development of 15,000 gross square feet in Office Site A, of Koll Center will require public services, including fire and police protection. While the project will incrementally increase the need for police and fire services, the demand for these services is anticipated to be insignificant and not require additional personnel or equipment. There will be a need for police and fire protection services associated with occasional calls for traffic accidents or fire inspections. However, the number of these types of calls is anticipated to be minimal and not significantly impact the ability of the police and fire departments to adequately respond to service calls. 0 $� 0 3. Schools? Additionally, athletic clubs do not directly generate school students. The addition of 15,000 square feet of floor area will not significantly impact area schools, however, upon development of 15,000 square feet of building, area, the project applicant will be required to pay the Santa Ana Unified School District an impact fee prior to obtaining building permits. The developer fee will be used by the District to provide additional school facilities to account for any new students that may be generated indirectly by the project. 4. Parks? Office projects and support uses such as athletic clubs do not directly increase the need for parks. The addition of 15,000 square feet of floor area to KCN Office Site A will not have any significant impact on city parks. 5. Other public facilities? Since the project is not anticipated to have any significant impacts on public facilities or services, no mitigation measures are required. XIII. Utilities and Service Systems. Would the project: I. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? Implementation of the proposed project will not result in any direct discharges that would exceed wastewater treatment requirements. All of the raw sewage generated by the proposed project can be accommodated and adequately treated by existing facilities or those planned by the Orange County Sanitation District (OCSD). No significant impacts will occur as a result of the project, therefore, no mitigation measures are required. 2. Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? The project site is developed and existing water infrastructure, including water treatment and distribution facilities exist and are adequate to serve the site without expanding these facilities. Similarly, the OCSD has treatment facilities to serve the subject property and larger service area. It is not likely that the proposed project will, by itself, require the expansion of new water and/or wastewater facilities. No significant impacts will occur as a result of the proposed project. ,if Sq 3. Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Post development runoff is anticipated to be similar to that which currently exists. It is not anticipated that new off -site stone drainage and/or flood control facilities will be required to accommodate the proposed 15,000 square foot expansion. No significant impacts are anticipated, therefore no mitigation measures are required. 4. Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? A 15,000 square foot building expansion will require public utilities, such as water. There are existing utilities and service systems already servicing the existing buildings in Koll Center Planned Community that can be extended to the site to serve the project. The existing utilities adjacent to the site have adequate capacity to serve the needs of the proposed project without significantly impacting those utilities. Although no significant impacts on utilities or service systems are anticipated, the following mitigation measure has been suggested to ensure the availability of utilities and service system facilities for the proposed project. Mitigation Measure No. 3 Prior to the commencement of grading activities, the applicant shall coordinate with utility and service organizations regarding cozy construction activities to ensure existing facilities are protected and any necessary expansion or relocation of facilities are planned and scheduled in consultation with the appropriate public agencies. 5. Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project" projected demand in addition to the provider's existing commitments? The project site is located within an urbanized area with existing wastewater infrastructure. The Orange County Sanitation District is responsible for providing wastewater treatment. Implementation of the proposed project will result in a slight increase of raw sewage which will create a demand for treatment. However, the amount of increased raw sewage associated with an expansion of this scale would not be anticipated to have a significant effect on wastewater treatment. Additionally, there are no plans to increase the current membership of the athletic club. Although no significant impact on the service systems are anticipated, the following mitigation measure has been suggested to ensure the availability of water and wastewater service system facilities for the proposed project. Mitigation Measure No. 9 Prior to the commencement of grading activities, the applicant shall submit to the Planning Department and Building Department a letter from the City Utilities Department confirming availability of water and wastewater services to and from the site. i� • 6. Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? The County of Orange owns and operates three active landfills. The Frank R. Bowerman Landfill is the closest facility to the project, and will likely be the solid waste facility receiving the waste. The City of Newport Beach is under contract to County's Integrated Waste Management Department (rWMD) to commit all of its waste to the County landfill system until the year 2007. At the same time, the landfill is accepting additional waste from outside Orange County. Under these circumstances, it has been agreed that should the cumulative effect of development cause the daily tonnage ceiling of a particular facility to be exceeded, the waste being imported to that facility will be reduced by a corresponding amount. Consequently, it may be assumed that adequate capacity for the propose project is available for the foreseeable future. Therefore, potential impacts resulting from the waste generated by the proposed project will be less than significant. No mitigation measures are required. 7. Comply with federal, state, and local statutes and regulation related to solid waste? Notwithstanding the availability of capacity in the County landfill system, the State of California has required that by the year 2000, each city and county reduce by at least 50 percent the amount of waste going into landfills that each city or county had landfill disposed in the year 1990. Waste haulers are expected to fulfill that mandate by recycling residential and commercial waste collected. In addition, project developers are also expected to reduce the amount of construction- generated waste by the same amount. The applicant will be required to comply with the Source Reduction and Recycling Element (SRRE) adopted by the City of Newport Beach to achieve the mandated reductions. Therefore, no impacts will result from implementation of the proposed project, and no mitigation measures are required. XIV. Aesthetics. Would the project: 1. Have a substantial adverse effect on a scenic vista? The project site is located within a highly urbanized area. The project site has been previously graded and developed with buildings, parking lots and parking structures, access drives and roadways, walkways and landscape areas. Neither MacArthur Boulevard, Jamboree Road, nor Von Karman Avenue is designated scenic highways. There are no designated scenic vistas or other scenic highways within the immediate vicinity. Implementation of the proposed project within the existing Planned Community will not have a significant impact on an existing vista. The expansion of the existing one to two story buildings on the site is generally consistent with the existing aesthetic character on the site and in the vicinity. Therefore, no mitigation measures are required. 2� q� 2. Substantially damage scenic resources, including, but not limited to, trees, rock • outcroppings, and historic buildings within a state scenic highway? The project site is located in an highly urbanized area that does not possess any of the characteristics noted above.. Further, MacArthur Boulevard, Jamboree Road, or.Von Karman Avenue are not designated state scenic highways. Additionally, there are no historic buildings on site or in the immediate vicinity that would be affected by the proposed project.. As a result, no impacts to scenic resources will occur if the project is developed as proposed. 3. Substantially degrade the existing visual character or quality of the site and its surroundings? The project site has been previously graded and developed with buildings, parking lots and parking structures, access drives and roadways, walkways and landscape areas. The proposed project includes a 15,000 square foot addition to an existing athletic club facility with existing surface level parking. The new addition will be compatible with the existing building in architectural style, finish and color. The expansion is such that it will not be visible from many locations within and around the Koll Center Planned Community area. The immediate vicinity of the project site includes a number of existing buildings (many over 2 stories). The proposed building expansions are consistent with the existing development on site and are considered minor in nature compared to the larger mid to high rise buildings in the immediate vicinity. Since the proposed project . involves expanding an existing building and an in -fill addition to another associated building, the proposed project is not anticipated to substantially degrade the existing visual character or quality of the site and its surroundings. In addition, with the incorporation of the project's design, landscaping and other aesthetic features of the site, as well as the application of Koll Center Development Regulations, standard City requirements, and mitigation measures, potential impacts will be reduced to an insignificant level. Therefore, no mitigation measures are required. 4. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? The project site and surrounding properties are fully developed and have been developed for several years. The project site is located in the Koll Center Planned Community. The Koll Center Planned Community is developed with low, mid and high rise office buildings and associated surface level parking lots. The area is landscaped to buffer the development from other uses in the area as well as enhance the existing buildings aesthetically. The proposed project will introduce additional lighting associated with the operation of the building (security lighting, landscape lighting, etc.). The exterior lighting will be visible, however, due to the high urbanized developed nature of the immediate vicinity, and that there are no light sensitive uses in the vicinity, potential impacts of light and glare are not considered significant. Exterior building lighting and parking lot lighting will be reduced since a portion of the proposed addition is over an existing _24T� qa- . surface level parking area. However, should the existing lighting change, to ensure that new exterior lighting is designed such that light sources are shielded from view and glare from the fixtures is confined to the site, a mitigation measure is recommended to limit affects on the neighboring uses. Mitigation Measure No. 10 Light sources within the parking area shall be designed or altered to eliminate light and glare spillage onto adjacent properties or uses. Prior to the issuance of a building permit, the applicant shall demonstrate to the Planning Department that the exterior lighting system has been designed and directed in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent properties. Prior to the issuance of a building permit, the applicant shall provide to the Planning Department, in conjunction: with the lighting system plan, light fixture product types and technical specifications, including photometric information to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building permit. Prior to issuance of the certificate of use and occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division. to confirm control of light and glare specified by this mitigation measure. XV. Cultural Resources. Would the project: 1. Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? The site is intensively developed with professional office and support commercial uses. Development of the site began in the early 1970's. All of the structures and features existing on the subject property are of recent construction and have no historical significance associated with them. Intensification of the site as proposed will not result in impacts to existing historical resources as none exist on the site. No impacts will occur as a result of the proposed project. Therefore, no mitigation measures are required. 2. Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5? The project site is located in an area where there is currently a parking lot where initial earthwork was performed in 1972, in conjunction with the construction of various existing buildings within Koll Center Planned Community. The project site has been disturbed in the past during grading and construction of the surrounding office buildings and associated parking lots. There is no record of any archaeological and paleontological resources that have been discovered in the past and may potentially exist on this site. Previous surveys indicate that there are no observable cultural resources on the property. . The site has been previously graded and no archaeological or paleontological resources are expected to exist on this site. However, fossils (i.e. marine mammals, invertebrate r, n UO fossils etc.) may potentially exist under the surface. Therefore, the following mitigation . measure is recommended to ensure compliance with City Council Policies regarding archaeological surveys and recovery of resources. Mitigation Measure No. 11 A qualified archeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess tlue significance of the find. The observers shall prepare and submit to the City a written report describing findings and making recommendations for further action. 3. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? The project site is located in an area where there is currently a parking lot where initial earthwork was performed in conjunction with the construction of various existing buildings within Koll Center Planned Community including the buildings currently occupied by the athletic club. The project site has been disturbed in the past during grading and construction of the surrounding office buildings and associated parking lots. There is no record of any archaeological and paleontological resources that have been discovered in the past and may potentially exist on this site. Previous surveys indicate that there are no observable cultural resources on the property. The site has been • previously graded and developed and no archaeological or paleontological resources are expected to exist on this site. Since the building addition is over an existing parking lot, and there will be very little soil excavation associated with the project, and the project involves primarily foundation excavation and precise grading for the new building, no impacts on the cultural resources or historic structures are anticipated. However, fossils (i.e. marine mammals, invertebrate fossils etc.) may potentially exist under the surface. Therefore, the following mitigation measure is recommended to ensure compliance with City Council Policies regarding paleontological surveys and recovery of resources. Mitigation Measure No. 12 A qualified paleontologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the paleontologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. The observers shall prepare and submit to the City a written report describing findings and making recommendations for f urther action. 4. Disturb any human remains, including those interred outside of formal cemeteries? There are no known ethnic cultural values attributable to the project site. In particular, no human remains are known to exist on the subject property. The site has been significantly altered by past grading and site development and no human remains were discovered 28' q l during those operations. Although development of the proposed project will necessitate additional grading to prepare the site for construction, it is unlikely that any human remains will be encountered. No impacts will occur as a result of the proposed project, and no mitigation measures are required. XVI. Recreation. Would the project: 1. Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Permanent residential populations primarily generate demand for neighborhood and regional parks or other recreational facilities. The proposed project does not involve residential land uses. Additionally, the project will not eliminate or displace any existing active or passive recreational facilities. Due to the highly developed nature of the subject property and surrounding properties, including existing multi -story office and other commercial /retail land uses, the demand for additional neighborhood or regional parks is not anticipated. The proposed project will not significantly increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated. Therefore, no mitigation measures are required. 2. Include recreational facilities or require the construction of or expansion of recreational facilities which might have an adverse physical effect on the environment? The project will not eliminate or displace any existing active or passive recreational facilities since the subject property and surrounding properties, are highly developed with existing multi -story office and other commercial /retail land buildings. The proposed project does involve the expansion of a private recreational club facility, however, no significant adverse physical effects will occur as a result of the project. Therefore no mitigation measures are required. XVII. Mandatory Findings of Significance. 1. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self - sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? On the basis of the foregoing analysis, the proposed project does not have the potential to . significantly degrade the quality of the environment. 2. The project has the potential to achieve short -teen environmental goals to the disadvantage of long -tenn environmental goals. There are no long-term environmental goals that would be compromised by the project. 3. Does the project have impacts that are individually limited, but cumulatively considerable? ( "Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? The project, with the proposed mitigation measures, does not have impacts that are cumulatively considerable. 4. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Implementation of the proposed mitigation measures, the project does not have the potential to have any indirect or direct substantial adverse effects on human beings. ,ate q (o . List of Sources The following documents are available at the offices of the City of Newport Beach Planning Department. 1. City of Newport Beach General Plan including all elements. 2. Koll Center Planned Community Development Standards 3. Title 20, Zoning Code of the Newport Beach Municipal Code. 4. City Excavation and Grading Code, Newport Beach Municipal Code. 5. Chapter 10.28, Community Noise Ordinance of the Newport Beach Municipal Code. 6. South Coast Air Quality Management District, CEQA Air Quality Handbook. 7, Parking Analysis prepared by WPA Traffic Engineering, Inc. 8. Initial Study, Rockwell Semiconductor Systems General Plan Amendment 9, Proposed Plans 0 0 �' a1 VIP11 WPA Traffic Engineering, Inc. TRAFFIC & TRANSPORTATION ENGINEERING May 14, 1999 Mr. Richard Edmonston Transportation and Development Services Manager City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658 -8915 SUBJECT. PACIFIC CLUB EXPANSIONPARKINGSTUDY Dear Mr. Edmonston: 0 This letter report presents a parking analysis of the Pacific Club expansion located at 4110 MacArthur Boulevard in the City of Newport Beach. These analyses are based upon discussions with you, information provided by the applicant and their representatives, field studies and parking counts, and standard reference material. PROJECT DESCRIPTION The Pacific Club is located between MacArthur Boulevard and Von Karman Avenue in the City of Newport Beach. It shares the parking area with two existing office buildings, the Sanwa Bank building and the Koll building. Pacific Club is proposing to expand the existing Fitness Center 14,457 SF, expand the Lakeside Patio Room on the main building 1,500 SF and expand the kitchen service area 1,000 SF for a total expansion of 16,957 SF. Figure 1 illustrates the locations of the proposed expansion areas along with the area in which parking counts were completed. 0 23421 South Pointe Drive • Suite 190 • Lacuna Hills. CA 92653 • (949) 460 -0110 • FAX: (949) 460 -0113 0 V LL V Z F tl x lu r V IMEN' X i j 0.. Kt5 OOo i< W fll I ! VIII {�I!{{ LILF I O. 0�' , J- P� PL ®� a r z U Q V J LU S C w V Z O V m J V V W O i 4 0 < - 3 � y q3 ❑B� i j 0.. Kt5 OOo i< W fll I ! VIII {�I!{{ LILF I O. 0�' , J- P� PL ®� a r z U Q V J LU S C w V Z O V m J V V W -2- It should be noted that with these expansions, there will be no increase in membership over what has already been approved. Pacific Club has submitted a letter to the City of Newport Beach regarding the membership. This letter can be found in Appendix A. Currently there are a total of 168 parking spaces where the existing count was completed and can be considered within close proximity to the Pacific Club. The proposed expansion would eliminate 24 parking spaces, leaving a total of 144 parking spaces available after the proposed expansion. PAR)UNG ANALYSIS The Pacific Club is located within an office complex which also contains the Sanwa Bank Building and the Koll Building. Parking for all three buildings is within a gated area and the parking is "shared" by all three buildings. It should be noted that the Pacific Club provides valet parking to its members along with self parking. Valet parking is provided at all times for the members and their guests. There is no reserved area for valet parking; however, typically valet parking utilizes the parking area between the two existing Pacific Club buildings which are connected by the Porte - Cochere. The pick -up and drop -off area for the valet parking is also located within the Porte - Cochere area. Parking counts were conducted within the entire parking area shown in Figure 1 on Wednesday (3- 24-99) and Friday (3- 26 -99) between the hours of 11:00 AM and 2:00 PM. These hours were chosen because it represented a time period where not only the Pacific Club parking would be at its peak, but the parking for the office buildings within the same parking area would also peak. Through conversations with the applicant, it was determined that the area counted was primarily utilized by the members. The count data is summarized in Table 1. As shown in Table 1, the peak parking period occurred on Wednesday at 1:00 PM with 141 parked vehicles. After the proposed expansion there would be a total of 144 parking spaces, for a parking surplus of 3 parking spaces. As noted earlier, there is valet parking and "shared" parking which would provide additional parking availability if needed. WPA Traffic Engineering, Inc. Pacific Club Expansion Parking Study Job #860141 City of Newport Beach I (� Mpa It should be noted that with these expansions, there will be no increase in membership over what has . already been approved. Pacific Club has submitted a letter to the City of Newport Beach regarding the membership. This letter can be found in Appendix A. Currently there are a total of 168 parking spaces where the existing count was completed and can be considered within close proximity to the Pacific Club. The proposed expansion would eliminate 24 parking spaces, leaving a total of 144 parking spaces available after the proposed expansion. PARKING ANALYSIS The Pacific Club is located within an office complex which also contains the Sanwa Bank Building and the Koll Building. Parking for all three buildings is within a gated area and the parking is "shared" by all three buildings. It should be noted that the Pacific Club provides valet parking to its members along with self parking. Valet parking is provided at all times for the members and their guests. There is no reserved area for valet parking; however, typically valet parking utilizes the parking area between the two existing Pacific Club buildings which are connected by the Porte - Cochere. The pick -up and drop -off area for the valet parking is also located within the Porte - Cochere area. Parking counts were conducted within the entire parking area shown in Figure 1 on Wednesday (3- 24-99) and Friday (3- 26 -99) between the hours of 11:00 AM and 2:00 PM. These hours were chosen because it represented a time period where not only the Pacific Club parking would be at its peak, but the parking for the office buildings within the same parking area would also peak. Through conversations with the applicant, it was determined that the area counted was primarily utilized by the members. The count data is summarized in Table 1. As shown in Table 1, the peak parking period occurred on Wednesday at 1:00 PM with 141 parked vehicles. After the proposed expansion there would be a total of 144 parking spaces, for a parking surplus of 3 parking spaces. As noted earlier, there is valet parking and "shared" parking which would provide additional parking availability if needed. WPA Traffic Engineering, Inc. Pacific Club Expansion Parking Study Job #860142 City of Newport Beach �� APPENDIX A Letter From Pacific Club Regarding Membership 0 WPA Traffic Engineering, Inc. Pacific Club Expansion Parking Study I 0 Job #860141 City of Newport Beach May- 14' =99 08:49A -rhQ Pacific club THE PACIFIC CLUB DIRECTORS Larry T. Smith - Pnaidertt Thomas C*ihsJon - Vice President Ruhcrt E. Carrie - Sccrctary Donald Murray - Treasurer Douglat Ammerman Tsai Dans Marion Halfacre Thnma. A. Jackson Patrick T. Kendall Carol Lindstramt John Slow San Stone J. ,rhomax Talbot DiRL•C:TOti& EM ''RiTI Richard A. Cuntua }Jcnccrt W Kalmb3ch Jatnei R. Knapp Iald K JoII �t 9 Pi. McLain* S. voit rCUNnt U9 Gcnrye L. Argyroa William C. Baker Arnold O. Beckman Brooke B. tScndLY Donald R. Christeson John C. Cuellto Richard A. CLrttatt Ron tAnc Ralph W. Lcatherby William Lyon Rubert A Mclain• Harry R. Martin* Anthony R. Muisu JcrrT W. Neely Fomit E. Olson Jobn B. Parker Blame F Qvale Carl E. Reichardt J. Th,mms Talbot W old S. VJoe�clin' S. Voit C. Wells May 14, 1999 his. Patricia 'Temple City ot'Newport Reach Planning Department Y.O. Box 1768 Newport Beach, CA 92658 Dear Ms. Temple: A proposed expansion of the athletic facility is being presented to the City t?f Newport Beach Planning Department, as the existing facility does not allow current members the variety of athletic activities that they wish. 'Yhe cafe being planned for this expansion is, again, to provide the tnemhers with a casual place to eat following their workout so they dori t have to dress to come to the main clubhouse. Our membership ceilings have not changed since 1986: and there is no anticipation of doing so in the filture. We arc looking forward to working with the City and hope that the Planning Commission approves our requested use permit. Thank ybulvery much. Rroola- HIP-Scnticy, CCM General Manager and Assistant Secretary Post -It' Fax Note 7671 oats 111 � 1P $0 04s 1. Te Fr r x ca.mePe Co'Tht Pie ; rJ Paone s Pnone s (755-//Z-5 Fex e • I Fax* - P. O1 •pe,x.acd 4110 MacArthur Houlm. rd, Newport lk:ach, CalitJomiu 92660'felephone (949) 954.1123 VAX (949) 724•n926 60 \ � 7 � i \ 2 � ) � Z.2 / {6] ■s!� 2\2\ -,1- /)&_ƒ E ) k § } \ ( - ! 11 0 � )oi §� > �� {) LS f -�= zE: ( \ \ \ ± ) \ \ \\ \ } \/ \ /\ \ \ \ } / \} �. _ `�� � `�a2§ / » tr�oC) .2 i2rz- \)E - #mss I§ /Ir`�3a5 §)I)jG \\ \)7\j)({ \ §§) \ \]I / 11 0 � )oi 0 � � �0 (E > �6E! )k ` /d§ ■ / / / _t-aE - , §f�} \E� �B;&� ! }\: - -�j40 «(\, \- \ � k \)§ )) /a /2)`)) §�� ® \� •&� k §!i /( ))(]\ �0 0 is jt� ° •6 a . a n �o a a L C c c aci c c u � m � E E m a�c°O nLll aOC� n[t! act C W c o _ o 9 1 o n s - Z o n _ a a o 2 c G n o cc 0 0 a a = u u u° E t n C C C C C r C t C L E E d °voEE� 3 - r o �UC'KVCL Eh� •D °� •O y c J ) � c c a c O c J a � � T 0 w - o.0 m c • °- � ° a o � ° >_ = a .5 ° o c aci � E u •c y E c u °' ° °� u c. E> c n n c o 0 is jt� 11 0 E / (� > �� ) \ \/ - 2! ! \ ! - j- � 2 / \ _- }��(} & ( � Iia; /2 E!) }§�2,����«� ~ � a s2E�§§a ®{ ®i` /`via! §§;34E «/ \ =Q! §�>2 E & : ƒr9aa =f)G2;f}\E)» |//k J)t2( /) /JEFF % ;Eau a e2 \sa »e =Bt 2 e = / c O . �+ a C .0 Q d u L p E m y C G N � � 6 ao c c � �yf pp '3 d C O C•- p.0 p G y pp e p p c 0 SS55 �y v E C L� y G p O u� map G C o •� .y y� C O � C� 'O O p c O n > cia r r U E ,� cc•o _ >, ,oF � Op p •U •� O O d •p L O p >�,. eo ` u ` ❑ E y o u .. ea G z N - 0 0 LANGDON WILSON ARCHITECTURE P L A N N I N G I N T E R 1 0 R S is WE E THE PACIFIC CLUB MACARTHUR BLVD PHOTO VIEWS lfl!ol 5 to I y �:. �rc -t r % r rri r ( 4 _. �1 �.- � � iw ff �s ._ ►�.�. b'� �i��i��, :"'F3 �.. _ 'r� pI yi i� =�� ,. �Y^ i ,�, - G. �1 m'�s, s.. ' i v `` — � _`� 7. � `� �., � . � � r �:, { .1 -��� A .. /' r.4� y�)'Sl ;�.r�� .�ir��� j �� f � y'�r i. �� ag.:. � � �z �' ll �� i o '� � 'I. .� �.n N r � ^'.I' _..r' 4I. +2_; �� � e� �• *rJr" V I� I � ��, a:,.,,. L �. i S � 1 ' +� •� 1� Jq � t `. >'•< ?�• tlj ... .. _ .. .._ LANGDON WILSON •ARCHITECTURE P L A N N I N O I N T E R 1 0 R S • • THE PACIFIC CLUB r � � h � r� VIEW 3 VIEW 4 - t. VIEW 4 I� =:!.-�•gJ�J ---------------------------- - t. r a y`1 r t . .. _ u Y f rA X� � (• r a LANGDON WI LSON ARCHITECTURE P L A N N I N G I N T E R 1 0 R S Partners J. Patrick Allen. AIA October 14, 1998 Asad M_Khan Ms. Patricia L. Temple Michael Schroeder, AIA Director Planning Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658 -8915 Reference: The Pacific Club General Plan Amendment 97 -3 Dear Patty: PLANNING DEPARTMEN I-fY O` N,V,!Gf)P7 r r-A1 ,- q G- ✓ -i 9 5998 pin 7A Iip111112111213i' 1516 The following supplements our October 1, 1998 letter to you and addresses Mr. Marc Meyers' question regarding The Pacific Club's contemplated time frame of improvements. Based on a telephone conversation with Mr. Brooke Bentley, General Manager of The Pacific Club, the proposed improvements illustrated on the October 2, 1998 Concept Site Plan are anticipated to be developed as follows: Phase 1: Additions to Authentic Facilities 1] J. Patrick Allen, AIA Architect +y� • Second Floor within Existing Facility 1,500 S.F. • First Floor and Partial Second Floor Expansion 7,500 S.F. Offices . First Floor Request Ball Courts 3,500 S.F. Los Angeles • Undeveloped Existing Entitlements 457 S.F. 12,957 S.F. 12131250 -1186 Newport Beach Time Frame 17141833 -9193 Phoenix • Start construction approximately six months from City's entitlement approval 16021252 -2555 • Complete construction approximately ten months from start date 1401 Quail Street Suite 100 Phase 2: Additions to Main Buildine Newport Beach, CA • Lakeside Patio Room Addition 1,500 S.F. 92660 -2725 0 Kitchen Service Area Expansion 1,000 S.F. (7141833 -9193 2,500 S.F. FAX(714)833 -3098 J. Patrick Allen, AIA Architect +y� ® Ms. Patricia L. Temple LANGDON Director Planning Department .W I L S O N City of Newport Beach ARCHITECTURE P L A N N I N G I N T E R 1 0 R S Time frame • Start construction approximately four to four and a half years from City's entitlement approval • Complete construction approximately six months from start date October 14, 1998 Page 2 Please do not hesitate to give me a call if there are any questions or you require additional information at this time. Sincerel J. Patrick Allen, AIA Partner cc: Mr. Marc Meyers, Associate Partner via fax (949) 644 -3250 Mr. Richard Ortwein via fax (949) 833 -9750 Mr. Brooke Bentley via fax (949) 724 -8926 II /8559/wp /005 -L -Tem ple2 I)q NEWPORT BEACH POLICE DEPARTMENT October 19, 1999 TO: Marc Myers FROM: CSO Kim Wymer SUBJECT: Project Review Request for The Pacific Club Per your request our office has reviewed the Project Review Request for The Pacific Club. Location Historv: The building is located at 4110 MacArthur Blvd., Newport Beach. The center has several commercial businesses, banks, and other service oriented businesses. The subject building is a private club with limited membership. The applicant has submitted plans to include an expansion of the athletic facility to include two massage rooms, a pub and additional floor space dedicated to other member services. The applicant also provided plans for an expansion that would allow for an additional level of dining along the lakeside of the existing dining facility. According to Brooke Bentley, the General Manager of the facility, the expansion of the athletic Is facility would provide the needed space to accommodate club members and their families by providing a day care area, additional women's locker room space, two rooms dedicated to massage, greater floor space dedicated to equipment, etc. and the addition of a "pub ". Mr. Bentley stated the pub would provide a more relaxed casual area for club members to socialize without the constraints of the dress code requirements of the dining facility adjacent the Athletic Facility. The Pub would be open to club members only. The design includes table seating for 52 and bar seating for 10. Mr. Bentley said they would like to complete the first phase of improvements to the athletic facility by September of 2000. The expansion of the dining facility to include another level would provide 36 seats for the interior and an additional 28 seats on the adjoining outside deck. Both the athletic facility and the dining facility would require a review by ABC to determine if an expansion of the type 57 ABC license is required in order to provide alcohol service to the expanded areas. The massage rooms should be designed to comply with the Newport Beach Massage Ordinance, Chapter 5.50. Signs & Displays: Signs shall be required to meet city requirements as to sign type, size or location as described in the Massage Ordinance, 5.50.050(2) of the Newport Beach Municipal Code. ��5 0 Hours of Operation: The hours of the operation shall stay consistent with the current operation. Preventive Design: Property management provides secure lighting to the outside of the building. Security: The Pacific Club has an alarm system and is currently monitored by an alarm company. Koll Property Management provides private security on the premises if needed. The Police department does not object to the proposed business as described by the applicant CSO Kim Wymer Vice and Intelligence Unit 0 1�6 City of Newport Beach Police Department Memorandum October 21, 1999 TO: Marc Myers, Staff Planner FROM: Paul Salenko, Crime Analyst SUBJECT: Alcohol Related Statistics At your request, our office has reviewed police services data for the area surrounding The Pacific Club at 4110 MacArthur Blvd. This area encompasses our reporting district (RD) number 34 as well as part of Census Tract 626.10. This report reflects Newport Beach data for calendar year 1997, which is the most current data available. Calls for Service Information The calls for police services during this time are unavailable. A "call for service" is, any contact of the police department by a citizen which results in the dispatching of a unit or causes the contacted employee to take some sort of action, such as criminal investigations, alarm responses, traffic accidents, parking problems, and animal control calls, etc. Crime Information There were 6,670 crimes reported to the police department during this period. Of this total, 3,370 were Part One Crimes. Part One crimes are the eight most serious crimes (Homicide, forcible Rape, Robbery, Aggravated Assault, Burglary, Larceny - theft, Auto Theft and Arson) as defined by the FBI in the Uniform Crime Reports. The remaining 3,300 were Part Two crimes. This equates to a Part One crime rate of 14,911.71 per 100,000 people for this RD. The Part One crime rate for the entire city during this same period was 4,780.14 per 100,000 people. The national Part One crime rate was 5,078.9 per 100,000 people. Crimes RD Newport Beach California* National* Part 1 228 3,370 1,569,949 13,175,070 Part 2 104 3,300 N/A N/A Crime Rate 14,91 1.17 4,780.14 4,865.3 4,922.7 Number of active ABC licenses in this RD ** 28 Arrest Information There were 50 arrests in this area during this same period as compared to 3,562 for the entire city. 28% of the arrests made in this area were alcohol related while 44.19% of the arrests citywide were alcohol related. An "alcohol related arrest' means the offender had been drinking prior to the incident for which they were arrested. According to a recent national study by the Department of Justice, more than 36% of adult offenders convicted of crimes in 1996 had been drinking at the time of their arrest. Arrests RD Newport Beach California* National* 50 3,562 1,594,841 10,540,215 E 11 �J ))l • Additional Information The Alcoholic Beverage Outlets ordnance states that the Planning Commission shall consider the crime rate in the adjacent reporting districts. The two adjacent reporting districts you requested are RD 33 and RD 36. As you know, both of these reporting districts are primarily residential in nature. RD 34 is unique in that it is surrounded on two sides by the City of Irvine and the third side by John Wayne Airport. Census Tract 626.10 is rather large and includes John Wayne Airport and parts of Irvine and Costa Mesa. Crimes RD 33 RD 36 Part 1 34 89 Part 2 18 57 Crime Rate 8,457.71 2,328.01 Arrests 10 43 % Of Alcohol related arrests 30% 30.23% Number of active ABC licenses ** 4 5 • 0 Note: It is important to remember that when dealing with small numbers any change greatly affects any percentage changes. The population figures used for the Crime Rate are from the 1990 Census. *These numbers are from the 1997 Uniform Crime Reports, which is the most recent edition. * *The Number of active ABC licenses is the total of all types of licenses known to the police department as of the date of this document. If you are in need of any further assistance, please contact me at (949) 644 -3791. Paul Salenko Crime Analysis Unit IS COMMISSIONERS x C O O c f 9 d = y M r v m z c m o m z m x a= r 0 2 C z m O L O O M O m T z z M z a " ^' June 5, 1986 of Newport Beach iml,Nu TE S ROLL CALLI I I I I I I I IINDEX Motion Ayes Abstain X S e signated on the Districting Map, and that if the P nning Commission would rule that the subject pr\that the same as the adjoining lot, then he ope should be able to build to within that 3 fo . He said that he is constructing his buk, and to build a large deck like the adperties would not be desirous to the ap In response t Commissioner Kurlander, Mr. Marvick replied that the romerty owner will be living on the second and third oors of the proposed dwelling and that the lower leve will be occupied as a condominium unit. Mr. Marvick de ribed the square footage of the property if the projec would be redesigned with a 20 foot front yard setbac and he said that if the project were redesigned wi a 9 foot or 11 foot front yard setback, then the appl ant would lose more than 200 square feet of living spac Mr. Marvick said that he would not object to an open loony. Commissioner Turner and Chairman rson asked if the applicant would be willing to come ba to the Planning Commission at a later date after m 'ling with the adjacent neighbors. Mr. Marvick replied hat they have previously met with the neighbors; ho ver, maybe further compromises could be made. mmissioner Kurlander recommended that the line of ight be measured between the dwellings. Motion was made to continue Use Permit No. 3201 a Resubdivision No. 829 to the July 10, 1986, Plann Commission Meeting. Motion voted on, MOTION CARRIED. The Planning Commission recessed at 8:20 p.m. and reconvened at 8:30 p.m. . a . A. Amendment No. 635 (Public Hearing) Request to amend a portion of the Koll Center Planned Community Development Standards so as to delete restau- rant uses from Office Site "A ", and to permit a private club in Office Site "A ", not to exceed 30,000 sq.ft. in area, subject to the securing of a use permit, and the acceptance of an environmental document. -13- 0 No. Resolution No.114' • COM MISSONERS B. Traffic Study (Public Hearing) TS x x UP3208 C o i the Koll Center Planned Community. Approved z c m> m z m z A Z r 3 0 T I x m O m> Z a 2 9 z T m MINUTES June S, 1986 , itv of Newport Beach ROLL CALL r1 fINDEX u • AND B. Traffic Study (Public Hearing) TS Request to approve a traffic study in conjunction with UP3208 the expansion of The Pacific Club, a private club in the Koll Center Planned Community. Approved AND C. Use Permit No. 3208 (Public Hearing) Request to permit the expansion of The Pacific Club, a private club in the Koll Center Newport Planned Commu- nity. The proposed development includes the expansion of the dining areas and the addition of an accessory athletic facility. LOCATION: Office Site "A" of the Koll Center Newport Planned Community, bounded by MacArthur Boulevard, Von Karman Avenue and Birch Street. ZONE: P -C APPLICANT: The Pacific Club, Newport Beach OWNER: Same as applicant Commissioner Turner stepped down from the dais because of a possible conflict of interest. William Laycock, Current Planning Administrator, referred to page 4, of the staff report, and stated that if the additional square footage is approved, then the Pacific Club will contain a total floor area of 28,043 square feet instead of 20,943 square feet, as I stated. , The public hearing was opened in connection with this item, and Mr. Terry Nemnich, architect, appeared before the Planning Commission. Mr. Nemnich stated that the applicant concurs with the findings and conditions in Exhibit "A ". Mr. Jim Chattlain, 20 Bayberry way, Irvine, appeared before the Planning Commission on behalf of the Hotel . Meridian. Mr. Chattlain stated that the Hotel Meridian I is opposed to the additional dining facility because -14 ob COMMISSIONERS 0 c o 9 V Z c m m m D z r 0 z C z N v C o a m p m> r Z D Z D Z City of June 5, 1986 Beach MINUTES K01 CALL I I I I I I I I I INDEX 'qw Motion Ayes Absent x x of the competition to the hotel's restaurant, banquet and meeting facilities. Mr. Chattlain explained that there is a concern that the Koll Center is currently impacted. The public hearing was closed at this time. Commissioner Koppelman stated that she has read and considered the staff report, and all of the attendant documents an the traffic study. Motion was made to approve Amendment No. 635, the Traffic Study, Use Permit No. 3208, and Environmental Document, subject to the findings and conditions in Exhibit "A ". In response to questions posed by Commissioner winburn, Mr. Nemnich replied that the existing dining area is not over 5,000 square feet, and that the proposed 8,900 square foot addition to the building will include new dining rooms, food preparation areas, and public circulation. Chairman Person pointed out that The Pacific Club is a select operation. He further pointed out that the . Planning Commission does not approve or disapprove applications based on possible competition. Chairman Person stated that he would support the motion. Motion voted on to approve Amendment No. 635 (Resolution No. 1141), the Traffic Study, Use Permit No. 3208, and the Environmental Document, subject to the findings and conditions in Exhibit "A ". MOTION CARRIED. A. ENVIRONMENTAL DOCUMENT: 1. That an Initial Study and Negative Declaration have been prepared in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and Council Policy K -3. 2. That the contents of the environmental document I I have been considered in the various decisions on this project. 3. The project will not have any significant environ- mental impact. -15- Ia� a Co,�,NMISSION'ERS NIINU I ES mo xx C o Z = v r v M z c m o m z Z = a = T m a City of Newport Beach CALL INDEX B. AMENDMENT N0. 635: Recommend to the City Council approval of Amendment No. 635. C. TRAFFIC STUDY: 1. That a Traffic Study has been prepared which analyzes.the impact of the proposed project on the circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy S -1. ,. 2. That the Traffic Study indicates that the proj- ect- generated traffic will be greater than one percent of the existing traffic during the 2.5 hour p.m. peak period on one leg of one critical intersection. 3. That the Traffic Study indicates that the proj- ect- generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major', 'primary- modified', or 'primary' street. USE PERMIT N0. 3208: Findings: 1. The project will comply with all applicable City and State Building Codes and Zoning requirements for new building applicable to the district in which the proposed project is located. 2. That the proposed use is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 3. Adequate off - street parking and related vehicular circulation are being provided in conjunction with Ithe proposed development. 4. The approval of Use Permit No. 3208 will not under the circumstances of this case be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. 0 -16- mo COMMISSIONERS X x c o c v r v m z c m Y m z W 9 a z r O S I C 2 m N O L O O 9 O m Y T T z a z a z T m Of June 5, 1986 t Beach MINUTES • ROLL CALL I I I I I I I I I INDEX Conditions: 1. That development shall be in substantial confor- mance with the approved plot plan, floor plan, and elevations. 2. That all mechanical equipment and trash areas shall be screened from MacArthur Boulevard and adjoining properties. 3. That all employees shall park their vehicles on -site. 4. That all signs shall be in conformance with the provisions of the Newport Beach Municipal Code and shall be approved by the City Traffic Engineer if located adjacent to the vehicular ingress and egress. 5. That the on -site vehicular and pedestrian circu- lation systems be approved by the City Traffic Engineer. 6. That a hydrology study of the existing retention basin (lake) be made by a licensed Civil Engineer addressing the effects of the proposed grading on the capacity of said basin. The study shall be completed and approved by the Public Works Depart- ment prior to the issuance of any grading or building permits. 7. That the retention basin be modified in confor- mance with any recommendations of the hydrology study required in Item No. 6 in order that the basin maintain its retention capacity to the satisfaction of the Public Works Department. 8. That a lot line adjustment be approved if any proposed structure crosses an existing parcel line. 9. That the athletic facility be for the exclusive use of members of the Pacific Club and their guests, and not be available for use by members of the general public. 10. That kitchen exhaust fans shall be designed to control odors and smoke. -17- 1 3 COMMISSONERS x " - c o � Z c m> m z M m n Z r m S June 5, 1986 Beach 11. That a washout area for the restaurant trash containers be provided in such a way as to insure direct drainage into the sewer system and not into the bay or storm drains if required by the Build- M= N o; o o a m p m m 12. That grease interceptors shall be installed on all City of S m z a z +� m fixtures in the restaurant facility where grease June 5, 1986 Beach MINUTES INDEX Item No.6 1756A -19 -66 �a`� 11. That a washout area for the restaurant trash containers be provided in such a way as to insure direct drainage into the sewer system and not into the bay or storm drains if required by the Build- ing Department. 12. That grease interceptors shall be installed on all fixtures in the restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of the Uniform Plumbing Code if required by the Building Depart- ment. 13. That any substantial changes in operational characteristics, as determined by the Planning Department, be subject to an amendment to this Use Permit. 14. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 15. This use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.60.090.A of the Newport Beach Municipal Code. Reques o amend a previously approved use permit which permitted establishment of the private club known as "Tiffany's A ogical Club" with on -sale alcoholic beverages and dancin . The proposed amendment includes a request to approve an -site parking agreement so as to allow a portion of required off- street Parking to be located in the park lot of the Lido Building located at 3355 Via Lido. Th oposal also includes a request to use tandem parking for ortion of the on -site parking spaces and the use of a 1 time valet parking service. -ls- MINUTES INDEX Item No.6 1756A -19 -66 �a`� CITY OF NEWPORT BL .ACH COUNCIL MEMBERS s� q � s s v co '9 <G 9G 99� � .76 1 9 s one S`p �F-p �'� June 23, 1986 MINUTES INDEO -2(A) I 0 7 0 Seal p5 10. PUBLIC HEARING SCHEDULING - For July 14, 1986: _._... -.... . (a) GENERAL PLAN AMENDMENT 86 -2(A) - GPA 86 Request initiated by the CITY OF (45) NEWPORT BEACH-.to amend the CIRCULATION ELEMENT_ of the NEWPORT BEACH GENERAL PLAN sb" -as to redesignate MacArthur Boulevard northerly of Ford Road. (Report. "_ from the Planning Department) (b) PLANNING COMMISSION AMENDMENT NO. PCA 63 635 - req`ue`st of "'THE - PACIFIC -" (94) CLUB', Newport Beach, to amend a portion of the KOLL CENTER "PLANNED COMMUNITY DEVELOPMENT STANDARDS so as to delete restaurant -uses from Office Site "A," and to permit a private club in Office Site "A," not to exceed 30,000 sq.ft. in area, subject to the securing of a use permit; and the acceptance of an environmental document. Property located in Koll Center; bounded by MacArthur Boulevard, Von Karman Avenue and Birch Street; zoned P -C; AND TRAFFIC STUDY - A request to approve a traffic study in conjunction with the expansion of THE PACIFIC CLUB, a private club in the KOLL CENTER PLANNED COMMUNITY; AND USE PERMIT NO. 3208 - A request to UP 320 permit the expansion of the dining (88) areas and the addition of an accessory athletic facility for THE PACIFIC CLUB, a private club in the KOLL CENTER NEWPORT PLANNED COMMUNITY. Report from the Planning Department. ACCEPTANCE OF SLURRY SEAL, 1985 -86 C -2503 C -2503) - Accept the work; and (38) au or the City Clerk to file a Slurry Notice,Qf Completion; and release the bonds 35194,vs after Notice of Completion has been recorded, provided no claims -2(A) I 0 7 0 Seal p5 ),�(v open space. So it is no surprise to anyone, either the City Council or The Irvine Company, I must vote 'no. Council Member Strauss also stated hat he will be voting "no" for the re ons as set forth in the prep ed statement he read into the record rlier in the meeting. Ayes x x x x x The motion ma by Council Member Noes x x Cox was voted on nd carried. Motion x In view of the latene of the hour Ayes x x (1:15 a.m.), motion was de to Noes x x x x x adjourn, which motion FAIL Council Member Heather was excused from th meeting at this time. 2. Mayor Maurer opened the Public hearing regarding: PLANNING COMMISSION AMENDMENT NO. 635 - PCA 635 A request of THE PACIFIC CLUB, Newport (94) Beach, to amend a portion of the KOLL CENTER PLANNED COMMUNITY DEVELOPMENT STANDARDS so as to delete restaurant uses from Office Site "A," and to permit a private, 'club in Office Site "A," not to exceed 30,000 sq. ft. in area, subject to the securing of a use permit; and the acceptance of an Environmental Document. Property located in Koll Center; bounded by MacArthur Boulevard, Von Karman Avenue and Birch Street; zoned P -C; AND TRAFFIC STUDY - A request to approve a Traffic traffic study in conjunction with the Study expansion of THE PACIFIC CLUB, a private club in the KOLL CENTER PLANNED COMMUNITY; AND USE PERMIT NO. 3208 - A request to U/P 3203 permit the expansion of the dining areas (88) and the addition of an accessory athletic facility for THE PACIFIC CLUB, a private club in the KOLL CENTER NEWPORT PLANNED COMMUNITY. Volume 40 - Page 288 ),�(v C, o'Y OF NEWPORT RE_ .CH COUNCIL MEMBERS MINUTES \CALROLL kp July 14, 1986 IN DE Report from the Planning Department, was PCA 635 presented. Hearing no one wishing to address the Council, the public hearing was closed. Motion x Motion was made to adopt Resolution No. Res 86 -58 Ayes x x x x x 86 -58, amending the Koll Center Planned Abstain x Community Development Standards as recommended by the Planning Commission; approve the Traffic Study in conjunction with the expansion of The Pacific Club; approve Use Permit No. 3208, permitting ' the expansion of the dining areas and the addition of an accessory athletic facility for the Pacific Club and accept the Environmental Document, as recommended by the Planning Commission. E. PUBLIC COMMENTS: Council Member Strauss announced that he will be a candidate for re- election in November, 1986. He stated there are still some challenges left which he is in dealing with, such as the B�terested , the Airport, balancing traffic with developments, etc. F. CONSE \T CALENDAR: Motion x The followin6p \ actions were taken as All Ayes indicated, except for those items removed: 1. ORDINANCES OR INTRODUCTION: None. 2. RESOLUTIONS FOR OPTION: (a) Resolution No. 86 -59 establishing NpB Hrbr the City of Ne ort Beach HARBOR Qlty /CAC QUALITY CITIZEN ADVISORY COMMITTEE Res 86 -59 (HQ /CAC). (24) (Note: After the a enda was printed the followin was received: A letter from the hairman of the Quality of Life Citizens Advisory Committee, ated July 8, 1986, in support o resolving the health a welfare problem of the rbor and Bay; and • Planning Commission Meeting June 5, 1986 Agenda Item No. 5 CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT: A. Amendment No. 635 (Public Hearing Request to amend a portion of the Koll Center Planned Community Development Standards so as to delete restau- rant uses from Office Site "A ", and to permit a private club in Office Site "A ", not to exceed 30,000 sq.ft. in area, subject to the securing of a use permit, and the acceptance of an environmental document. AND B. Traffic Study (Public Hearing) Request to approve a traffic study in conjunction with the expansion of The Pacific Club, a private club in 'the Koll Center Planned Community. AND C. Use Permit No. 3208 (Public Hearing) Request to permit the expansion of The Pacific Club, a private club in the Koll Center Newport Planned Commu- nity. The proposed development includes the expansion of the dining areas and the addition of an accessory athletic facility. LOCATION: Office Site "A: of the Koll Center Newport Planned Community, bounded by MacArthur Boulevard, Von Karman Avenue and Birch Street. ZONE: P -C APPLICANT: The Pacific Club, Newport Beach OWNER: Same as Applicant 1, TO: Plann—ig Commission - 2. Applications • The applications requested, if approved, will permit development of a maximum 30,000 sq.ft. in Office Site "A" of the Koll Center Newport Planned Community. The request includes an amendment to the Koll Center Newport Planned Community District Regulations deleting restau- rant uses from Office Site "A ", and permitting private club uses in the same site subject to the securing of a use permit in each case. Also requested is approval of a use permit allowing the expansion of The Pacific Club, a private club, to increase the square footage of dining areas and the addition of an accessory athletic facility. A Traffic Study has been prepared pursuant to Chapter 15.40 of the Newport Beach Municipal Code and Council Policy S -1 for the proposed development. Amendment procedures are set forth in Chapter 20.84 of the Municipal Code and Use Permit procedures are contained in Chapter 20.80 of the Code. Environmental Significance In accordance with the California Environmental Quality Act (CEQA) , the State CEQA Guidelines and Council Policy K -3, an Initial Study has been prepared for the project. This study indicates that the project is not anticipated to have a significant effect on the environment. A Negative Declaration has, therefore, been prepared for the consid- eration of the Planning Commission, and is attached to this report. Conformance with the General Plan . The Land Use Element of the Newport Beach General Plan designates the site for "Administrative, Professional and Financial Commercial" uses. This land use designation allows offices (either ancillary or sepa- rate), services, hotels and motels, and convalescent homes, with some limited retail uses (such as restaurants) which are supportive of the predominant uses. The private club, with related dining and athletic facilities, is considered a use supportive of the predominant use of business and professional offices. The project is consistent with the General Plan. Subject Property and Surrounding Land Uses The subject property is currently fully developed. The Pacific Club is an existing use which occupies a structure previously used as a restaurant (The Lakeside). Office Site "A" accommodates a number of low, mid and high rise office buildings, the Meridian Hotel and related parking facilities. To the north, across Birch Street, are additional office and ancillary uses in MacArthur Court (Office Site "C ") . To the east, across Von Karman Avenue, is office and related development in KCN Office Site "B ", and the Rockwell Corporation site. To the south, also across Von Karman Avenue, is additional office development in Office Site "B ". To the west, across MacArthur Boulevard, is mixed office and restaurant development in the Newport • Place Planned Community. 1A, k), TO: Plann_ng Commission - 3. Analysis Construction of this project will require approval of Amendment No. 635, a Traffic Study, Use Permit No. 3208, and the acceptance of an environmental document. Following is a discussion of the major characteristics of each application and the issues associated with each. Amendment No. 635 Amendment No. 635 proposes amendments to the Koll Center Newport Planned Community District Regulations. The regulations in effect establish permitted uses, development limits and minimum development standards applicable to the Planned Community. The changes are summarized as follows: 1. Delete the subject site as a restaurant site in the statistical analysis. 2. Add and call out private club as a separate category use occupy- ing a 2.0 acre site in the statistical analysis. At the request of City staff, the applicant has designed the P -C text amendments to separate private club use from the restaurant category, and specify that a use permit is required for private club uses. This will allow this and any future private club uses to be reviewed and appropriately conditioned based upon membership and operational characteristics. While the existing Pacific Club is a low- intensity use due to limited memberships, it is possible that future clubs which may occupy this site could be more intense in nature and use. Addi- tionally, the existing P -C text did not include a specific development limitation for private club uses. The proposed amendment would call out and specify the use and development limits for private clubs. Traffic Study A Traffic Study has been prepared for the proposed project in confor- mance with the City's Traffic Phasing Ordinance and Council Policy S -1. The proposed project is expected to be completed in 1986. Analyses were, therefore, completed for 1987. The City Traffic Engineer identified eleven intersections which could be affected by the proposed project at full occupancy. • The first step in evaluating intersections is to conduct a 18 traffic volume analysis, taking into consideration existing traffic, regional growth, and committed projects' traffic. For any intersection where, on any approach leg, project traffic is estimated to be greater than )so 1�� 3. Delete language pertaining to reductions of use in Office Site "8" for restaurant or athletic club uses on Site "A ". The amendment adds 30,000 sq.ft. to allow the proposed uses. . 4. Add a provision that private clubs, athletic clubs, and union headquarters are subject to the approval of a use permit in each case. At the request of City staff, the applicant has designed the P -C text amendments to separate private club use from the restaurant category, and specify that a use permit is required for private club uses. This will allow this and any future private club uses to be reviewed and appropriately conditioned based upon membership and operational characteristics. While the existing Pacific Club is a low- intensity use due to limited memberships, it is possible that future clubs which may occupy this site could be more intense in nature and use. Addi- tionally, the existing P -C text did not include a specific development limitation for private club uses. The proposed amendment would call out and specify the use and development limits for private clubs. Traffic Study A Traffic Study has been prepared for the proposed project in confor- mance with the City's Traffic Phasing Ordinance and Council Policy S -1. The proposed project is expected to be completed in 1986. Analyses were, therefore, completed for 1987. The City Traffic Engineer identified eleven intersections which could be affected by the proposed project at full occupancy. • The first step in evaluating intersections is to conduct a 18 traffic volume analysis, taking into consideration existing traffic, regional growth, and committed projects' traffic. For any intersection where, on any approach leg, project traffic is estimated to be greater than )so 1�� TO: Planning Commission - 4. 18 of the projected 2� hour volume in either the morning or afternoon, Intersection Capacity Utilization (ICU) analysis is required. The 18 traffic volume analysis identified one intersection where the project traffic exceeded It of the afternoon peak traffic. The following chart summarizes the results of the traffic study for the intersection in the afternoon peak hour. INTERSECTION ICU SUMMARY - 1987 Pacific Club Expansion ICU VALUES Existing Existing Existing +Committed +Committed +Regional +Regional +Project MacArthur Blvd. & Newport Place - 0.57 0.64 0'.64 Von Karman Ave. In order to meet the criteria of the Traffic Phasing Ordinance, a project must be found to neither cause or make worse an existing ICU in excess of 0.90. As illustrated by the above table, the ICU value at the intersection of MacArthur Boulevard and Newport Place/Von Karman Avenue is and remains below 0.90. The project complies with the provisions of the Traffic Phasing Ordinance. A copy of the Traffic Study is attached for the information of the Planning Commis- sion. Use Permit 3208 If Amendment No. 635 is approved, the project will require this additional Use Permit approval. The existing Pacific Club was allowed to occupy the structure previously used by a restaurant. No amendment to the previous restaurant use permit was necessary, since private clubs were expressly permitted uses in the Koll Center - Newport Planned Community. The current use generates less traffic and parking demand than the previous restaurant use, since The Pacific Club has a limited membership. The proposed project includes an expansion of dining facilities in the club structure of ±8,900 sq.ft. and the addition of a free - standing, related athletic facility of 17,100 sq.ft. The athletic facilities are for the use club members only. If this additional square footage is approved, the club will be a total of 28,043 sq.ft. • X31 T0: Planni..y Commission - 5. The Pacific Club is a private club which provides dining and meeting facilities to its members. The Club currently serves breakfast, lunch and dinner. The Club's description of the operational characteristics occurs in the luncheon period. Typically, 95 to 100 lunches will be served in the facility, with an occasional peak of 140. The Pacific Club has been in operation for several years with no complaints or identified problems. The single issue identified by staff is the adequacy of parking in the area for the expanded club uses. The Koll Center - Newport Planned Community District Regulations do not establish a set parking requirement for private clubs. Rather, the parking requirements for this use are to be established on a case -by -case basis by a "demonstrated formula." Specifically, the text states: "Specific parking requirements shall be developed for private clubs or athletic clubs based upon functions and occupancies within this use. Parking shall be in confor- mance to existing City of Newport Beach requirements for said occupancies, or at a demonstrated formula agreeable to the Planning Director. In the event that private clubs or athletic clubs are converted to another use, parking re- quirements for the new use shall be subject to review by the Planning Director." • The applicant provided, as part of the application packet, a parking study for The Pacific Club expansion (attached). The City Traffic Engineer has review the study and concurs with its findings. The methodology of the study assumed that parking demand would increase proportionally to the increased facility capacity. The factor would, therefore, include employee and patron parking needs. Based upon the data contained in this study, 119 parking spaces are required for the expanded facility.. The required number of spaces are provided on The Pacific Club parcel. In addition, there are under - utilized parking spaces in the immediate vicinity of the site which can be utilized for occasional overflow parking. Conclusion and Recommendation In order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or build- ing applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. The proposed project is an expansion of an existing use. The use is compatible with the surrounding commercial development and will provide all required parking on site. Staff recommends approval of the proposed project. If the Planning Commission concurs with staff, Findings and Conditions of Approval are attached as Exhibit "A ". 13� To: Plann-..g Commission - 6. PLANNING DEPARTMENT JAMES D. HEWICKER, Director By PATRICIA L. TEM?Is Environmental Coordinator SR16 /jm Attachments: 1. 2. 3. 4. 5. 6. 7. Exhibit "A ". Vicinity Map. Revised P -C Text. Negative Declaration. Traffic Study. Parking Study. Plans and Elevations E 0 Attachment No. 1 . EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL AMENDMENT NO. 635 TRAFFIC STUDY USE PERMIT NO. 3208 ENVIRONMENTAL DOCUMENT A. ENVIRONMENTAL DOCUMENT: Accept the environmental document, making the following findings: 1. That an Initial Study and Negative Declaration have been prepared in compliance with the California Environmental Quality Act (CEQA) , the State CEQA Guidelines, and Council Policy K -3. 2. That the contents of the environmental document have been considered in the various decisions on this project. 3. The project will not have any significant environ- mental impact. B. AMENDMENT NO. 635: Recommend to the City Council approval of Amendment No. 635. C. TRAFFIC STUDY: Approve the Traffic Study, making the findings listed below: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy S -1. 2. That the Traffic Study indicates that the proj- ect- generated traffic will be greater than one percent of the existing traffic during the 2.5 hour p.m. peak period on one leg of one critical intersection. 3. That the Traffic Study indicates that the proj- ect- generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major', 'primary - modified', or 'primary' street. USE PERMIT NO. 3208: Approve the Permit No. 3208 with the Findings and subject to the Conditions listed below: 3q 1__T Findings: • 1. The project will comply with all applicable City and State Building Codes and Zoning requirements for new building applicable to the district in which the proposed project is located. 2. That the proposed use is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 3. Adequate off - street parking and related vehicular circulation are being provided in conjunction with the proposed development. 4. The approval of Use Permit No. 3206 will not under the circumstances of this case be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. Conditions: 1. That development shall be in substantial confor- mance with the approved plot plan, floor plan, and elevations. 2. That all mechanical equipment and trash areas shall be screened from MacArthur Boulevard and adjoining properties. 3. That all employees shall park their vehicles on -site. 4. That all signs shall be in conformance with the provisions of the Newport Beach Municipal Code and shall be approved by the City Traffic Engineer, if located adjacent to the vehicular ingress and egress. 5. That the on -site vehicular and pedestrian circu- lation systems be approved by the City Traffic Engineer. 6. That a hydrology study of the existing retention basin (lake) be made by a licensed Civil Engineer addressing the effects of the proposed grading on the capacity of said basin. The study shall be completed and approved by the Public works Depart- ment prior to the issuance of any grading or building permits. X35 2 7. That the retention basin be modified in confor- mance with any recommendations of the hydrology study required in Item No. 6 in order that the basin maintain its retention capacity to the satisfaction of the Public Works Department. S. That a lot line adjustment be approved if any proposed structure crosses an existing parcel line. 9. That the athletic facility be for the exclusive use of members of the Pacific Club and their guests, and not be available for use by members of the general public. 10. That kitchen exhaust fans shall be designed to control odors and smoke. 11. That a washout area for the restaurant trash containers be provided in such a way as to insure direct drainage into the sewer system and not into the bay or storm drains if required by the Build- ing Department. 12. That grease interceptors shall be installed on all fixtures in the restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of the Uniform Plumbing Code if required by the Building Depart- ment. 13. That any substantial changes in operational characteristics, as determined by the Planning Department, be subject to an amendment to this Use Permit. 14. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 15. 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