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HomeMy WebLinkAbout4.0 - AutoNation Porsche - PA2015-095 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT August 18, 2016 Agenda Item No. 4 SUBJECT: AutoNation Porsche Newport Beach (PA2015-095) 320-600 W. Coast Highway • Mitigated Negative Declaration No. ND2016-003 • Traffic Study No. TS2015-001 • Site Development Review SD2015-002 • Conditional Use Permit No. UP2015-025 Parcel Map No. NP2015-010 APPLICANT: AutoNation, Inc. OWNER: Russell E. Fluter PLANNER: James Campbell, Principal Planner (949) 644-3210, Jcampbell(dnewportbeachca.gov PROJECT SUMMARY Mitigated Negative Declaration, Traffic Study, Site Development Review, Conditional Use Permit, and Traffic Study for the construction and operation of an automobile sales and service facility including a showroom, outdoor vehicle display areas, offices, service facility, and a parking structure for vehicle inventory storage and employee parking. A Tentative Parcel Map is requested to consolidate the 11 existing lots. The project also includes the dedication of the southerly 12 feet of the lots to facilitate the widening of West Coast Highway. The Site Development Review includes a request to use the maximum 35-foot height limit. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ adopting Mitigated Negative Declaration No. ND2016- 003, finding Traffic Study No. 2015-001 consistent with the Traffic Phasing Ordinance, and approving Site Development Review SD2015-002, Conditional Use Permit No. UP2015-025, and Parcel Map No. NP2015-010 (Attachment PC1). 1 V� QP �P AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 2 VICINITY MAP 63 H k ,r s 0 e ,m � ........�..,d...... .wee. Yul¢F si�l/.vavav A.h�I,a...Ys GENERAL PLAN and ZONING s 9 �a 4 & Project site c s ¢x x x p x 1 x g x y, y T-1: 4 1 ua �u a n 00 w.mm...u.i..um.....n..muMe.. � ven �w� 3 AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 3 Table 1 Land Use and Zoning Designations LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE CG Commercial General CG Commercial General Retail, Office, Automobile sales NORTH RS-D (Single-Unit R-1 (Single-Unit Single family homes Residential Detached) Residential SOUTH RS-D (Single-Unit R-1 (Single-Unit Single family homes Residential Detached) Residential EAST CG Commercial General CG Commercial General Retail commercial WEST CG Commercial General CG Commercial General Fast food restaurant INTRODUCTION Project Setting The project site is located in the Mariners' Mile corridor of the City that is comprised primarily of commercial uses along West Coast Highway (State Route 1) extending from the Arches Bridge to the west and Dover Drive to the east. The project site is in the easterly segment of the corridor that is bordered by the Cliff Haven neighborhood to the north and Bayshores to the south. Uses in the easterly segment of the corridor consist of highway-oriented retail establishments, automobile dealerships, restaurants and general commercial uses. West Coast Highway is designated by the General Plan as a 6-lane major highway. Adjacent to the project site, the highway accommodates 4 through lanes and transitions to 6 lanes east of the project site to Dove Drive. The project site is comprised of 11 individual lots developed decades ago with six commercial buildings. Current uses at the site are automobile sales, retail sales, and general office uses. Uses to the west are restaurants (McDonald's and Pizza Mozza), automobile dealerships and retail uses. Uses to the east is a commercial development commonly called Mariners' Pointe that includes retail, service, food uses and a parking garage. The General Plan land use categories, Zoning Districts and uses are listed in Table 1 above. Project Description The proposed project is a new and pre-owned automobile dealership consisting of a multi-story, 37,347 square foot building on a 1.79 acre site. The site has approximately 550 feet of highway frontage. The proposed project involves the demolition and removal of the six existing commercial buildings and associated parking lots and the construction of the dealership building. The dealership building exhibits a modern design as specified by the manufacturer (Porsche) according to the applicant. Other improvements include landscaping, lighting, and surface parking areas. The proposed plans are attached as Attachment PC2. Operations at the dealership include automobile sales, vehicle servicing within the proposed building, and vehicle detailing/washing. The anticipated sales hours will be Monday through Friday 8:30 a.m. to 9:00 p.m., Saturday 9:00 a.m. to 7:00 p.m., and 4 AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 4 Sunday 10:00 a.m. to 6 p.m. Service department is proposed to operate Monday through Friday 7:00 am to 7:00 pm, and Saturday and Sunday 8:00 am to 4:00 pm. Vehicle delivery will be taken only during service hours, and no early morning or late night activity is proposed. On a typical work day, there will be approximately 40 employees at the site. Vehicle displays will be within a showroom and in the surface parking lot near the street. The showroom would be located in the easterly portion of the building. The westerly portion of the building houses an enclosed service garage with parking for inventory and detail areas on the second floor. A series of mesh screens across the southerly elevation will provide screening of the second level interior spaces and allow for natural ventilation. Access to the second level and roof for parking of employee cars, vehicles in service, and inventory is provided by two, single-vehicle, elevators and internal ramps. Due to the design of these spaces not meeting typical parking garage dimensions, only trained porters will have access to the internal parking areas and roof. The applicant proposes several open canopies to partially cover parked cars on the roof. The canopies with strategically placed landscape pots would partially screen the rooftop parking area. The Porsche Newport Beach dealership to occupy the site is currently located at 445 East Pacific Coast Highway ("Newport Auto Center," located approximately 0.55 miles east of the project site) where it shares space with Audi and Bentley. Following construction and relocation of the Porsche dealership to the project site, Audi and Bentley would utilize the portions of the Newport Auto Center area currently occupied by Porsche Newport Beach. The project includes the dedication and improvement of the southerly 12 feet of the project for streets and highway purposes pursuant to the Circulation Element of the Newport Beach General Plan, the Newport Beach Municipal Code, and the Master Plan of Arterial Highways (MPAH). Under current conditions, the merge from three lanes to two lanes occurs near the easterly project boundary. The 12-foot dedication will provide the necessary right-of-way to facilitate the construction of a third northbound (westbound) lane, a bike lane and a sidewalk. These improvements will continue westerly across the entire frontage of the McDonald's restaurant site. The City already has the necessary 12-foot dedication and most of the existing landscaping would be eliminated. The future northbound merge will be in front of McDonald's. The widening will also affect the sidewalk, drive approach and landscaping across the westerly portion of the abutting Mariner's Pointe commercial development located to the east of the project site. The necessary right-of-way already exists in front of that project. Lastly, a 170-foot long median in West Coast Highway is planned to effectively prohibit left turns to and from the easterly project driveway. Since some of these improvements are off- site, the City will be participating in the cost of construction. A more complete project description is provided in the draft Initial Study/Mitigated Negative Declaration attached as Attachment PC3. AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 5 DISCUSSION Analysis General Plan The subject property is designated CG (Commercial General) by the Land Use Element of the General Plan. The CG Zoning District is intended to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve Citywide or regional needs. Vehicle sales and service uses are consistent with the intended purpose of the CG zone as it is a commercial use that will serve the City and region. The General Plan vision, goals and policies for the Mariners' Mile corridor are provided in Attachment PC4. General Plan Policy LU 6.19.1 seeks to differentiate and create cohesive districts for key subareas of Mariners' Mile by function, use, and urban form. LU 6.19.1 Differentiated Districts. Differentiate and create cohesive land use districts for key subareas of Mariners' Mile by function, use, and urban form. These should include (a) harbor-oriented uses with limited residential along the waterfront; (b) community/neighborhood serving "village" generally between Riverside Avenue and the southerly extension of Irvine Avenue, and (c) highway-oriented commercial corridor (see Figure LU26). \, CITY of NEWORt BEACH 6ENFJbAPLAN Flgko .126 Rlr4 RS OLE F \ uaeiowSa a �/� wbmergeo lave 'U� 1.cMeoonaary Rete,ro aroma V rove l�f h MU XI A', U B= M V W I g LAND USE Harbor and MannaRelaled Carrrneichl.Iru11MiDM C Nelghborhooci5erving Retail,M.Kitts s= POLICY Use.Houerg and Mlxeblke on Marnn mof 50% Bur rgslHousing Abate Retail).MUNI- Of Parcels wish 200'Lineal Frontage Famly Residentlai, wtlh Reim an Ell' ©Commercial Hi 7%y Frontage AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 6 The use and design of the AutoNation project is appropriately located in the highway- oriented commercial corridor identified by General Plan Figure LU26 shown above. Project approval strengthens the highway-oriented district and differentiates it from the harbor-fronting and village areas of Mariners' Mile. The project is consistent with Policy LU 6.19.1. General Plan Policy LU 6.19.13 allows for increased intensities up to a floor area ratio of 0.5 where parcels along the inland side of Coast Highway are consolidated to accommodate larger commercial development projects that provide sufficient parking. LU 6.19.13 Lot Consolidation on Inland Side of Coast Highway. Permit development intensities in areas designated as "CG(0.3)" to be increased to a floor area ratio of 0.5 where parcels are consolidated to accommodate larger commercial development projects that provide sufficient parking. The project consolidates 11 parcels into one development site and eliminates 2 existing driveways on the inland side of Coast Highway. The proposed floor area ratio of the project is 0.478 and the project provides 1 parking space for every 1,000 square feet of lot area as required by the Zoning Code. The 78,015 square foot lot requires 79 spaces and the project provides 79 parking spaces, 15 for customers and 64 for service vehicles and employees. Additionally, 94 inventory spaces will be provided. The project is consistent with Policy LU 6.19.13. Widening of Coast Highway The General Plan and the Master Plan of Arterial Highways specify the eventual widening of Coast Highway through the Mariners' Mile area to create a 6 lane, divided highway with on-street bike lanes. The Public Works Department plans to accomplish within a 112-foot wide right-of-way. The widening of the highway has been planned for many years and the City has obtained short segments of the necessary right-off-way in the past as property redeveloped. The project dedicates the necessary 12-feet of land and is consistent with the Circulation Element of the General Plan. Zoning Code Compliance The subject property is zoned CG (Commercial General) and pursuant to Table 2-5 within Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements), commercial buildings for general vehicle sales and repair service are allowed subject to the issuance of a conditional use permit. If all required findings for the issuance of a conditional use permit can be made, the use and development is allowed in the CG zone. The project meets or exceeds all development standards as shown in Table 2. AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 7 Table 2 Development Standards Standard Required Proposed Front Setback 0 feet 47'-7"at service building and 51'-6"at showroom building Rear Setback 5 feet 30' at service building and 11'to S feet showroom building Side Setbacks 0 feet 34'-2"on west side and 21'-5"on east side Floor Area Ratio 0.5 FAR max. 0.478 FAR with lot consolidation Building Height 26 or 35 feet for flat roofs Below 35 feet measured from sloping rade plane Parking 1 space per 1,000 sq.ft. 79 spaces(78,015 gross lot area) of lot area Landscaping No minimum area 13,820 sq.ft. 17.7% primarily in front and rear setbacks Parking The Zoning Code requires one parking space for every 1,000 square feet of lot area for vehicle sales and service uses. The gross lot area is 78,015 square feet, and therefore, 79 spaces are required'. To satisfy this requirement, the project provides 15 spaces for customers within the surface parking lot at the street, and 64 spaces would be provided on the roof of the building for employees and service vehicles. Ninety-four inventory spaces would be provided in the surface lot, showroom, second level and roof. As noted previously, access to parking on the second level and roof do not conform to typical parking garage standards. The applicant will employ porters to move vehicles in and out of the building. This includes employee vehicles. Generally, most employees will arrive before opening and they will park in the customer spaces or the service drive. Porters will move the cars to the roof and they will retrieve the car when the employee leaves. Porters will move cars awaiting service to the roof if they are not being moved into the service bays immediately for repair. The requirement for trained porters will ensure that the spaces within the building are effectively utilized. Staff is including the following condition: #40. All employees working at the site shall be required to park on-site at all times. Vehicle inventory, vehicles in service or customer parking shall not reduce the number of employee parking spaces such that it does not meet the minimum parking demand for all employees working at the site."This condition will ensure that adequate, employee parking is provided on-site. The site plan provides sufficient access to the highway and maneuvering spaces for an automobile transport vehicle to conduct loading and unloading operations entirely on-site. In summary, the project meets the minimum parking requirements in a unique fashion. The site is located in a commercial area that does not provide convenient on-street parking and nearby residential areas are either to distant or gated. Staff believes the parking scheme, with application of the conditions of approval, will adequately serve the use and avoid the potentially detrimental effects of uncontrolled off-site parking. The Zoning Code requires fractions of a space to be rounded up. g AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 8 Mariners'Mile Strategic Vision and Design Framework The property is subject to the Mariners' Mile Strategic Vision and Design Framework (Design Framework). The document can be found on the City's website at: http://www.newportbeachca.gov/PLN/MAP DOCUMENTS/DESIGN GUIDELINE S/Mariners Mile Vision Design.pdf The Design Framework is a set of guidelines that stresses compatible designs that improve upon the existing development pattern to provide a more cohesive sense of place. The area was viewed as three different areas, the waterfront, the Mariners' Village near Riverside and Tustin Avenues, and the auto-reliant strips to the east and west. The guidelines promote lot consolidation, not widening the Coast Highway unless it is a last resort, use of high quality designs that address all five sides of a building, the use of nautical building materials, elements and details, screening of mechanical equipment on roofs and utilities, and shared parking management. Consistent landscaping features, fencing and signs are exhibited. The guidelines also stress the establishment of a hedge to screen parked cars and palm row at the street to tie the 1.5 mile long Mariners' Mile corridor together. The Design Framework does not require a specific design theme, but a neutral color palette with accent colors and trims constituting approximately 15% of a building's exterior is recommended. The proposed design includes a palm row without a hedge at the street. In-lieu of a hedge, the applicant proposes lower drought tolerant plants. The proposed building will be clad with a non-ferrous metal siding and screens, and glass. These materials are high quality, durable and complement the modern design. Mechanical equipment is within the building and louvers for ventilation are directed away from residential properties on Kings Road. The applicant's design includes a series of rooftop canopies that will provide some screening of the roof. As noted, staff is recommending a partial roof cover over the rear 25 feet of the building, across the full width of the building. This added feature better screens vehicles on the roof without significantly changing the building design or mass as viewed from Coast Highway. The partial roof cover will reduce noise, provide screening of vehicles, and reduce light and glare from the vehicles on the roof and promotes project compatibility. The added roof cover better implements the Design Framework's guideline to address the roofs of proposed buildings. In conclusion, the proposed project is consistent with the guidelines of the Design Framework despite the lack of a landscape hedge, nautical building materials or building accent colors as specified. The hedge would be contrary to the purpose of the proposed use and the nautical features and a specified accent color scheme would not enhance or complement the proposed modern design. Additionally, adjacent developments do not exhibit nautical elements and the site is not located directly along the waterfront. 9 AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 9 Building Height The project site is subject to the shoreline height limitation and flat roofed buildings are normally limited to 26 feet in height. Building height is measured from a sloping grade plane due to site topography. Flat roofed buildings can be up to 35 feet in height (40 feet for sloping roofs) provided the following findings can be made: 1. The project applicant is providing additional project amenities beyond those that are otherwise required. 2. The architectural design of the project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes. 3. The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed structure(s) and existing adjacent developments or public spaces. Where appropriate, the proposed structure(s) provide a gradual transition to taller or shorter structures on abutting properties. 4. The structure will have no more floor area than could have been achieved without the approval of the height increase. The following exhibit, which is part of the project plan (Attachment PC2), shows portions of the building that are below 26 feet to the base grade plane (shaded) and portions that would be between 26 and 35 feet. - - - - - - - - - - - - - - - - - - - - -- - - -- ^. - -- - ---- ------ - ---- m �---------------- --. -- -x -- --- ---- -_ - ----- .-WEST COAST HC7M'AY --The showroom and service buildings would be 32 feet and 30 feet high (respectively) measured from the finished grade at the southerly elevation facing Coast Highway. Elevators and stairwells are allowed to be 5 feet above the height limit. Four elevator and stair shafts will extend above the roof parapet wall between 7 to approximately 15 feet. The partial rooftop canopies proposed by the applicant would extend above the roof parapet between 3 to 5 feet. All of these features are below 35 feet to the sloping 10 AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 10 grade plane established by the Zoning Code that approximates the topography of the site. Staff believes the findings for the increased height limit can be made and facts to support them are presented in Findings L, M, N, and O within the attached draft resolution. In summary, the increased height of the building is similar to the adjacent Mariner's Pointe commercial development that was approved by the City to be 35 feet high for flat roofs and up to 40 feet high for sloping roofs. The 47'-7' to 51'-6" foot setback to the highway provides additional open space to avoid a continuation of the building mass along the street established by the adjacent Mariner's Pointe commercial building. To avoid an undesirable relationship of the building and rooftop parking to residents above, staff recommends a partial cover to be constructed across the entire rear portion of the roof. The solid cover would be along the rear 25 feet of the building and provide screening, block some noise, and better control light and glare from vehicles. The cover would not exceed the 35-foot height limit. The cover would be open to the south and not need mechanical ventilation and shouldn't affect the southern elevation visible from Coast Highway. Lastly, the proposed building with partial roof cover would not block private views from properties above along Kings Road given the difference in elevation. Site Development Review (SDR) Application Pursuant to 20.52.080 of the Zoning Code, nonresidential construction of 20,000 square feet or more of gross floor area requires site development review by the Planning Commission. The following findings must be made to approve the application: 1. Allowed within the subject zoning district; 2. In compliance with all of the applicable criteria identified in subsection (C)(2)(c) of this section; i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; V. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protection). 11 AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 11 3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Staff believes facts to support each of the SDR findings can be made and they are presented in the draft resolution approving the project (Attachment PC1). In summary, the project can be found consistent with the General Plan CG land use category and applicable Land Use and Circulation Element policies as noted previously in this report. The use is allowed in the CG zoning District, subject to the issuance of a Conditional Use Permit. The project meets all applicable development standards and facts to support the maximum 35-foot height limit. The increased height of the building will not block private views from residential properties on Kings Road. The development generally meets the guidelines of the Mariners' Mile Strategic Vision and Design Framework. The proposed building is located at the back of the project site thereby allowing adequate vehicular access and parking between the building and Coast Highway. The large front setbacks create open space at the highway avoiding a continuation of building mass along the street established by the adjacent Mariner's Pointe commercial building making the project more harmonious with the highway frontage. The proposed building incorporates design features that break up the long horizontal building mass as a result of the vertical elevator shafts, different siding colors, parking garage openings with mesh screening, building breaks with different color glass. In addition, side setbacks are significant which include a 22-foot easterly setback to the Mariners' Point commercial development and the westerly 34-foot setback to the McDonald's property. The site is large enough to accommodate the intensity of use on-site with the widening of the highway. Lastly, operational conditions including a partial roof cover have been included that will better control noise, lighting, and glare. Conditional Use Permit (CUP) Application Pursuant to Sections 20.20.020 of the Zoning Code, a conditional use permit is required to allow general vehicle sales and repair services in the CG zoning district. Pursuant to Section 20.52.020.F of the Zoning Code, the Planning Commission must make the following findings in order to approve a conditional use permit: 1. The use is consistent with the General Plan and any applicable specific plan; 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and 12 AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 12 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger,jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Staff believes facts to support each of the CUP findings can be made and many are summarized earlier in the staff report and discussed below. The complete findings are contained in the draft resolution approving the project (Attachment PC1). Noise A noise analysis was prepared for the Initial Study/Mitigated Negative Declaration, which concludes the use can operate consistent with the Noise Ordinance. Vehicle repair will be limited to interior areas. The rear of the building has no openings. The exterior doors to the service area and elevator along the west elevation will be closed when not in use. The partial roof cover recommended should reduce potential nuisance noise generated by vehicles driven on the roof. Staff has included a condition of approval prohibiting employee use of the roof. Porters who have access to the roof must be efficient and spend no more time on the roof than necessary. No repair, servicing or washing of vehicles can occur on the roof. No outside speakers or paging system would be permitted. In summary, the operational conditions of approval and the limited hours of operation should effectively control noise and support a finding of compatibility of the use. Lighting Lighting is regulated by the Zoning Code and it gives the Community Development Director the ability to require changes to lighting to ensure that a site is not overly illuminated and glare is avoided. The Design Framework seeks to improve the quality of exterior lighting by controlling lighting to avoid excessive light and glare. It recommends short parking lot lights, zero cut off fixtures, and the prohibition of wall pack lights. Proposed parking light standards will be 12 feet high to help control lighting. Other site lighting will be zero cutoff fixtures and rooftop parking areas will have minimal low level lighting under the screen canopies. The partial roof cover recommended will help reduce light affecting residential properties on Kings Road. A condition has been included to require a photometric plan based upon the final lighting scheme. The roof area and exterior of the site will be the primary focus of that review. A condition has been included to require only low level security lighting throughout the site, including the showroom, outside operating hours. (7:00 a.m. to 9:00 p.m. daily). Test Drives A condition has been included to permit test drives on City and State highways only. Test driving would be prohibited on residential streets. Safe operations and speeds (enforceable by the vehicle code and Police Department) should help control noise. If T3 AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 13 evidence demonstrates the dealer is using residential streets, they would be subject to code enforcement activities including warnings, fines or possible revocation of the CUP. Traffic Phasing Ordinance (TPC) A traffic study entitled "AutoNation Porsche Dealership Traffic Impact Analysis dated June 3, 2016, was prepared by Kunzman Associates, Inc. under the supervision of the City Traffic Engineer pursuant to the TPO and its implementing guidelines. A total of 13 primary intersections in the Newport Beach and Costa Mesa were evaluated. Construction of the project is anticipated to be completed in early 2018, within 60 months from project approval. If the project is not completed within sixty (60) months of this approval, preparation of a new traffic study will be required. The traffic study indicates that the project will increase traffic on seven of the 13 study intersections by one percent (1 %) or more during peak hour periods one year after the completion of the project (2019). Therefore, only seven intersections required Intersection Capacity Utilization (ICU) analysis. Utilizing the ICU analysis specified by the TPO, the traffic study determined that the seven intersections analyzed will continue to operate at satisfactory levels of service as defined by the Traffic Phasing Ordinance, and no mitigation is required. Table 3 below shows the results and Levels of Service (LOS) for the study intersections. Table 3 Cumulative Year 2019 ICU and LOS Peak Hour ICU-LOS' Cumulative Cumulative Year 2019 Year2019 Traffic Without Pra'ect With project ICU Increase ti Innersection Jurisdiction' Controh Morning Evening Morning Evening Mornin Evening ,m E Newport Boulevard SB Ramps INS)at: West Coasthwa EW -#1 CNB Caltrans TS 0.982-E 0.774-C 0.983-E D.774-C .0.001 0.000 No Riverside Avenue(NS)at: West Coast H ighmy(EW)-#2 CNB/Caltrans TS 0.883-0 0.908{ 0,887_D 0.910.E .0.004 .0.002 No Tustin Avenue INS)at: West Coast H ighunay(EW)-#3 CNB/Caltrans TS 0.873-0 0.704-C 0.877-0 0.7061 .0.004 .0.002 No Irvine Avenue INS)at: 19th Street/Dover Drive(EW)-#4 CNB/CCM TS 0.702-C 0.762-C 0.707{ 0.765{ .0.005 .0.003 No 17th Street/Westdiff Drive(EW)-#5 CNB/CCM TS 0.549-A 0.700-8 0.550-A 0.701-C I .0.001 .0.001 No Dover Drive(NS)at: Westcliff Drive(EW)-#6 CNB TS 0.444-A 0.507-A 0.448-A 0.509-A .0.004 .0.002 No 16th Street(EW)-#7 CNB TS 0.529-A 0.548-A 0.532-A 0.550-A .0.003 .0.002 No West Coast Hi hwa (EW)-#8 CNB/Caltrans TS 0.718-C 0.736-C 0.720-C 0.741-C .0.002 .0.005 No Bayside Drive(NS)at: East Coast High. EW -#9 CNB/Caltrans TS 0.777-C 0.785-C 0.780.[ 0.787{ .0.003 .0.002 No Jamboree Road(NS)at: East Coast Highway EW -#10 CNB/Caltrans TS 0.687-8 0.754-C 0.690.8 0.758-C .0.003 .0.004 No Newport Center Drive(NS)at: East Coast High. (EW)-#11 CNB TS 0.416-A 0.504-A 0.419-A I 0.506-A 1 .0.003 1 0.002 No Avocado Avenue INS)at: East Coast Highway(EW)-M2 CNB TS 0.529-A 0.536-A 0.532-A 0.537-A .0.003 .0.001 No MacArthur Boulevard INS'at. East Coast Highway(EW)-#13 CNB TS 0.631-B 0.671-B 0.633-8 0.673-8 .0.002 .0.002 No �1 AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 14 Tentative Parcel Map The parcel map would consolidate 11 contiguous parcels into one site and provide the necessary 12-foot dedication for the widening of Coast Highway. This step is necessary as to avoid the proposed building from being constructed over the intervening lot lines in violation of the Building Code, Subdivision and Zoning Code. Staff believes facts support the necessary finding and they are presented in the draft resolution (Attachment PC1). Environmental Review An Initial Study and Mitigated Negative Declaration (IS/MND) have been prepared in compliance with CEQA, the State CEQA Guidelines, and City Council Policy K-3 (Attachment PC3). The draft IS/MND was circulated for a 30-day comment period from July 11, 2016 to August 09, 2016, in accordance with State CEQA Guidelines. The IS/MND concludes the proposed project, with mitigation measures, will have a less than significant impact upon the environment and there are no known substantial adverse impacts that would result with the implementation of the proposed project. Additionally, there are no long-term environmental goals that would be compromised by the project, nor cumulative impacts anticipated in connection with the project. The mitigation measures identified and incorporated in the Mitigation Monitoring and Reporting Program are feasible and will reduce the potential environmental impacts to a less than significant level. Staff received four emails that are attached in Attachment PCS. One email supports the project and the other three express concerns about the rooftop parking. Responses to comments on the IS/MND have been prepared and are included. The recommendation for the partial cover should address these concerns by providing a solid wall and roof at the rear of the building that will partially screen vehicle, reduce noise, and block light and glare from activities on the roof. Summary Staff believes facts support all required findings should the Commission choose to approve the project. Traffic to and from the site has been studied using the Traffic Phasing Ordinance methodology and it will not create an impact to primary intersections in the area. Private views from Kings Road will not be impacted even with the application of the 35-foot building height limit. The added partial roof cover will make the project more compatible and reduce potential nuisance to residents along Kings Road. The proposed building is setback from Coast Highway to provide sufficient open space to balance the increased building height. The proposed modern architectural style of the building complements other modern buildings in the area. The proposed hours of operation and other operational conditions imposed will ensure that lighting and noise are properly controlled. Conditions of approval will ensure that the parking areas within 15 AutoNation Porsche Newport Beach Planning Commission, August 18, 2016 Page 15 the building are effectively utilized and that all parking and vehicle loading/unloading are conducted entirely on site. The project reduces driveways to the highway from four to two and with the new median blocking left turns at the easterly project driveway, the number of vehicle turning conflicts with traffic flow are reduced. Finally, the proposed dealership project accommodates the planned widening of Coast Highway consistent with the Circulation Element of the General Plan, which should improve vehicle flow across the project site and through the area. Alternatives The Commission has the option to modify or deny the proposed project. The Commission can continue consideration to a future meeting for additional analysis or the preparation of additional plans or exhibits to address areas of concern. Should the Commission choose to deny the project, staff would prepare a resolution reflecting the Commission's stated reasons for denial. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. A Notice of Intent to Adopt a Mitigated Negative Declaration was provided on July 11, 2016, in accordance with the CEQA. Prepared by: Submitted by: W J es Campbell, rincipal Plariner Bren a Wisnes i, r ICP, Deputy Director ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Project plans PC 3 Initial Study/Mitigated Negative Declaration PC 4 General Plan Vision, Goals and Policies for the Mariners' Mile corridor PC 5 Correspondence Received 10 Attachment PC1 Draft Resolution with Findings and Conditions 17 V� QP �P sg RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH ADOPTING MITIGATED NEGATIVE DECLARATION NO. MD2016-003, FINDING TRAFFIC STUDY NO. TS2016-001 IN COMPLIANCE WITH THE TRAFFIC PHASING ORDINANCE, AND APPROVING SITE DEVELOPMENT REVIEW NO. SD2015-002, CONDITIONAL USE PERMIT NO. UP2015-025, AND NEWPORT PARCEL MAP NO. NP2015-010 FOR THE AUTONATION PORSCHE PROJECT LOCATED AT 320-600 WEST COAST HIGHWAY (PA2015-095) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: I 1 ,* SECTION 1. STATEMENT OF FACTS. e 1. An application was filed by AutoNation, Inc., with respect to property located at 320-600 West Coast Highway and legally described as Lots 7 to 17 inclusive, of Tract No. 1210 requesting approval for the development of an automobile sales and service facility (Project). The following approvals are requested or required in order to implement the project as proposed: a. A Mitigated Negative Declaration pursuant to the California Environmental Quality Act (CEQA), State CEQA Guidelines, and City Council Policy K-3. b. A Traffic Study pursuant to Newport Beach Municipal Code Chapter 15.40 (Traffic Phasing Ordinance). c. A Site Development Review to fulfill the requirements of Newport Beach Municipal Code Section 20.52.080 (Site Development Reviews) because the Project would consist of a nonresidential construction of greater than twenty-thousand (20,000) square feet of gross floor area. d. A Conditional Use Permit to fulfill the requirements of Newport Beach Municipal Code Section 20.20.020 for the operation of a vehicle sales and service facility within the CG (General Commercial) zoning district. e. A Tentative Parcel Map to merge eleven (11) contiguous lots into one (1) lot to avoid the development of a building over intervening lot lines in violation of the Building, Zoning and Subdivision Codes. 2. The subject property is designated CG (Commercial General) by the Land Use Element of the General Plan. The Commercial General land use category is implemented by the CG (Commercial General) zoning district. The subject property is not located within the coastal zone. 3. On August 18, 2016, the Planning Commission held a noticed public hearing for the Project in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A 19 Planning Commission Resolution No. Page 2 of 33 notice of time, place and purpose of the public hearing was given in accordance with CEQA and the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 4. An Initial Study and Mitigated Negative Declaration have been prepared in compliance with CEQA, the State CEQA Guidelines, and City Council Policy K-3. 5. The draft Mitigated Negative Declaration was circulated for a thirty (30) day comment period from July 11, 2016 to August 9, 2016, in accordance with State CEQA Guidelines. The Planning Commission in its review of the proposed project considered the contents of the environmental document and comments on the document. 6. On the basis of the entire environmental review record, the proposed project, with mitigation measures, will have a less than significant impact upon the environment and there are no known substantial adverse effects on the environment that would be caused by the project. Additionally, there are no long-term environmental goals that would be compromised by the project, nor cumulative impacts anticipated in connection with the project. The mitigation measures identified and incorporated in the Mitigation Monitoring and Reporting Program are feasible and will reduce the potential environmental impacts to a less than significant level. 7. The Planning Commission finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees and damages which may be awarded to a successful challenger. SECTION 3. REQUIRED FINDINGS. Traffic Phasing Ordinance (TPO) Traffic Study Finding: A. That a traffic study for the project has been prepared in compliance with this chapter and Appendix A (of the traffic phasing ordinance). Facts in Support of Finding A: A traffic study entitled "AutoNation Porsche Dealership Traffic Impact Analysis dated June 3, 2016, was prepared by Kunzman Associates, Inc. under the supervision of the City Traffic Engineer pursuant to the TPO and its implementing guidelines. A total of thirteen (13) primary intersections in the Newport Beach and Costa Mesa were evaluated. AutoNation(PA2015-095),August 18,2016 20 Planning Commission Resolution No. Page 3 of 33 Finding: B. That, based on the weight of the evidence in the administrative record, including the traffic study, one of the findings for approval in subsection (8) can be made. 1) 15.40.030(8)(1) Construction of the project will be completed within sixty (60) months of project approval; and 2) 15.40.030(8)(1)(a) The project will neither cause nor make an unsatisfactory level of traffic service at any impacted intersection. Facts in Support of Finding B: 1. Construction of the project is anticipated to be completed in early 2018 well within sixty (60) months from project approval. If the project is not completed within sixty (60) months of this approval, preparation of a new traffic study will be required. 2. The traffic study indicates that the project will increase traffic on seven of the thirteen (13) study intersections by one percent (1%) or more during peak hour periods one (1) year after the completion of the project (2019). Therefore, only seven (7) intersections required Intersection Capacity Utilization (ICU) analysis. 3. Utilizing the ICU analysis specified by the TPO, the traffic study determined that the seven (7) primary intersections identified will continue to operate at satisfactory levels of service as defined by the TPO, and no mitigation is required. 4. Based on the weight of `'` vidence in the administrative record, including the traffic study, the imple, tation o proposed project will neither cause nor make worse an unsatisfactory levet pfiraffic s ice at any impacted primary intersection within the City of Newport Beach. Finding: C. That the project proponent has agreed to make or fund the improvements, or make the contributions, that are necessary to make the findings for approval and to comply with all conditions of approval. Facts in Support of Finding C: 1. Since implementation of the proposed project will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection within the City of Newport Beach, no mitigation to primary intersections is necessary. 2. The segment of West Coast Highway across the project site is classified as a "significant link" by the City Council and pursuant to Section 13.05.010 (Street Widening and Improvements as a Condition of Building Permits) and pursuant to Section 19.24.010(A)(1) (Arterials and Commuter Roads) of the Municipal Code, the planned twelve (12) foot dedication of West Coast Highway may be required if projected traffic volumes warrant such an increase. The traffic study indicates the project will generate one AutoNation(PA2015-095),August 18,2016 21 Planning Commission Resolution No. Page 4 of 33 thousand two hundred twenty-six (1,226) average daily trips that will be six hundred seventy-two (672) more daily trips and seventy-three (73) additional AM peak hour trips and sixty-four (64) additional PM daily trips than the previous uses of the site. Based upon the increased trips, the dedication and widening of the Coast Highway is warranted. The applicant has agreed to make improvements or fund the improvements as a condition of project approval. Site Development Review Finding: D. Allowed within the subject zoning district. Facts in Support of Finding D: The subject property is zoned CG (Commercial General) and pursuant to Table 2-5 within Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements), commercial buildings for general vehicle sales and service land uses are allowed subject to the issuance of a conditional use permit. If all required findings for the issuance of a conditional use permit can be made, the use and development is allowed in the CG zone. Finding: E. In compliance with all of the applicable criteria identified in Section 20.52.080(C)(2)(c) of this section. 1) Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; 2) The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; 3) The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; 4) The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; 5) The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and 6) The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protection). AutoNation(PA2015-095),August 18,2016 22 Planning Commission Resolution No. Page 5 of 33 Facts in Support of Finding E: 1. Based upon the facts contained within all the findings presented in this resolution, the project is consistent with the Site Development Review criteria and required findings, the CG General Plan land use category, Land Use Element Policies LU 6.19.1 and LU 6.19.13, and CG zoning district. The Zoning Code requires 79 parking spaces and the project includes these spaces. The project does not exceed the 35-foot maximum height limit and all the findings for the request to use the 35-foot height limit can be made. Facts to support allowing the building to use the 35-foot height limit are presented in other findings within this Resolution and are incorporated herein by reference. The Zoning Code requires a project within the Mariners' Mile area to be found consistent with the Mariners' Mile Strategic Vision and Design Framework (Design Framework). The Design Framework is a set of guidelines that stresses compatible designs that address all five sides of a building, use of quality materials, screen mechanical equipment on roofs and utilities, use of nautical features and building accent colors. The guidelines also stress the establishment of a hedge and palm row at the street to tie the 1.5 mile long Mariners' Mile corridor together. The Design Framework does not mandate a design theme. The proposed design includes a palm row without a hedge at the street. In-lieu of a hedge, which is intended to screen parked cars, the applicant proposes lower drought tolerant plants. The proposed building will be clad with a non-ferrous metal siding, screens and glass. These materials are durable and complement the modern design. Mechanical equipment is within the building and louvers for ventilation are directed away from residential properties on Kings Road. The applicant's design includes a series of rooftop canopies that will provide some screening of the roof. A condition has been included to provide a partial roof cover over the rear 25 feet of the building across the full width of the building. This added feature better addresses proposed roof-top storage of vehicles from an aesthetic standpoint without significantly changing the southerly elevation or building mass as viewed from the Coast Highway. The partial roof cover will reduce noise, provide screening of vehicles, and reduce light and glare from the rooftop. The added partial roof also increases project compatibility given the request to apply the maximum 35-foot height limit as opposed to the 26-foot height limit, and finally, it better addresses the Design Framework's guideline to address the roofs of proposed buildings In conclusion, the proposed project is consistent with the Design Framework despite the lack of a landscape hedge as it would be contrary to the proposed use, and nautical features or building accent color as they do not complement the modern design. Additionally, adjacent developments do not exhibit nautical elements and the site is not located directly along the waterfront. 2. The proposed building is located close to the back of the project site thereby allowing access and parking between the building and Coast Highway. The 47'-7' to 51'-6" foot setback to the highway provides additional open space to avoid a continuation of the building mass along the street established by the adjacent Mariners' Pointe commercial building. The increased setback provides open space at the street in contrast to the limited amount of open spaces in front of the adjacent Mariners' Pointe commercial development. The setback of the proposed building avoids a continuation of the building AutoNation(PA2015-095),August 18,2016 23 Planning Commission Resolution No. Page 6 of 33 mass established at the street by the Mariners' Pointe commercial development making the project more harmonious with the highway frontage. The proposed building incorporates good design features that break up the long horizontal building mass. These design features are the vertical elevator shafts, different siding colors, parking garage openings with mesh screening, building breaks with different color glass, and the twenty- two (22) foot easterly setback to the Mariners' Pointe commercial development. 3. The showroom and service buildings would be thirty-two (32) feet and thirty (30) feet high (respectively) measured from the finished grade at the southerly elevation facing Coast Highway. The height of the proposed building is comparable to the adjacent Mariners' Pointe commercial development that was approved by the City to be thirty-five (35) feet high for flat roofs and up to forty (40) feet high for sloping roofs. The project is setback farther from Coast Highway that the two abutting commercial developments. The design and aesthetic treatment of the fagade facing Coast Highway provides visual interest and breaks up the long horizontal design as described previously. Although the design does not include nautical elements suggested by the guidelines in the Mariners' Mile Strategic Vision and Design Framework, the modern design contrasts with the adjacent Mariners' Pointe commercial development and complements the other modern car dealership designs located further to the west along Coast Highway in the Mariners' Mile area. 4. Publically accessible parking areas and drive aisles meet the minimum dimensional standards of Section 20.40.070 based upon the review of the parking areas by the City Traffic Engineer. The only notable exception is the drive aisle between the customer parking area and the westerly driveway between vehicle display areas and the proposed service building. A condition of approval required by the Traffic Engineer requires this drive aisle to be a minimum of twenty-four (24) feet. Pedestrian access meeting State disability requirements from the public sidewalk to the showroom building is provided in the shortest route possible. Parking within the building does not conform to typical parking lot standards and access will be limited to trained porters to provide efficient use of the spaces for employee parking, service parking and inventory storage. Employees arrive before opening and the customer spaces and service drive entrance will be used to stage vehicles to be moved into the enclosed parking spaces by porters. Lastly, the site has been designed to accommodate access and parking of automobile transport trucks. The truck loading and unloading area does not block the designated fire lane or drive aisle that employees or customers would be using. 5. The landscape plan provides the following elements in substantial conformance with the Mariners' Mile Strategic Vision and Design Framework (Design Framework): 1) a 4-foot wide landscape area along the street; 2) palm trees and ground planting at the back of the sidewalk; 3) palm trees in front of the service building to soften the overall length of the building element; and 4) bluff planting consisting of bougainvillea. The landscape palette largely consists of drought-tolerant plantings and must be consistent with Chapter 14.17 (Water-Efficient Landscaping) of the Municipal Code. 6. No significant public views are identified through or along the project site from public spaces or the public right-of-way. As a result, the project including the request for increased building height is consistent with Section 20.30.100 (Public View Protection) of the Municipal Code. AutoNation(PA2015-095),August 18,2016 24 Planning Commission Resolution No. Page 7 of 33 Finding: F. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts in Support of Finding F: 1. The proposed project including the increased height does not block private views of residents of Kings Road. 2. The hours of operation are limited to between 7:00 a.m. and 9:00 p.m. daily. 3. Lighting, including interior showroom lighting, is controlled through design and the conditions of approval to ensure compatibility with adjacent residential uses and travelers on Coast Highway. �, 4. The change to the project requiring a partial roof> r over thN rear 25 feet of the roof will reduce the effects of project—related noise, reflected light and glare, automobile headlights, parking lot/rooftop aesthetics, and general commercial activity from the roof of the building. 5. Roof-top access is limited to parking porters and employees will be prohibited from congregating on the roof of the building. 6. Test drives are prohibited on residential streets by the conditions of approval. 7. Service activities are within enclosed portions of the building and not allowed on the rooftop or in surface parking or circulation areas. 8. Mechanical equipment is enclosed within building elements and noise from ventilation systems is mitigated by walls, roofs and louvered openings where necessary. Louvers are directed away from residential properties on Kings Road. 9. The project is general consistent with the Mariners' Mile Strategic Vision and Design Framework as noted in other the Findings within this Resolution. 10.The project accommodates the widening of Coast Highway consistent with the Circulation Element of the General Plan where a new northbound lane can be created across the site and the two abutting properties. The existing abrupt lane merge will be made more smoothly approximately 400-500 feet further to the west. The project eliminates two out of four existing vehicular driveway approaches. As a result of these improvements, traffic flow across the project frontage and intersection operations at Dover/Coast Highway may improve. AutoNation(PA2015-095),August 18,2016 2.5 Planning Commission Resolution No. Page 8 of 33 Conditional Use Permit Finding: G. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding G: 1. The subject property is designated CG (Commercial General) by the Land Use Element of the General Plan. The CG Zoning District is intended to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve Citywide or regional needs. Vehicle sales and service uses are consistent with the intended purpose of the CG zone as it is a commercial use that will serve the City and region. 2. The subject property is not within a specific plan area. The Mariners' Mile Specific Area Plan was eliminated with the 2010 Comprehensive Zoning Code Update. 3. General Plan Policy LU 6.19.1 seeks to differentiate and create cohesive districts for key subareas of Mariners' Mile by function, use, and urban form. The use and design of the AutoNation project is appropriately located in the highway-oriented commercial corridor identified by Figure LU26. Project approval strengthens the highway-oriented district and differentiates it from the harbor-fronting and village areas of Mariners' Mile. The project is consistent with Policy LU 6.19.1. 4. General Plan Policy LU 6.19.13 allows for increased intensities up to a floor area ratio of 0.5 where parcels are consolidated to accommodate larger commercial development projects that provide sufficient parking. The project consolidates eleven (11) parcels into one development site with a parcel map and eliminates two (2) existing driveways on the inland side of Coast Highway. The proposed floor area ratio of the project is 0.478 and the project meets the one (1) parking space for every thousand (1,000) square feet of lot area parking requirement of the Zoning Code. The 78,015 square foot lot requires 79 spaces and the project provides seventy-nine (79) parking spaces, fifteen (15) for customers and sixty-four (64) service and employees. Additionally, ninety-four (94) inventory spaces will be provided. The project is consistent with Policy LU 6.19.13. Finding: H. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding H: 1. Facts in support of Finding D are incorporated by reference in support of Finding H. Finding: I. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. AutoNation(PA2015-095),August 18,2016 20 Planning Commission Resolution No. Page 9 of 33 Facts in Support of Finding I: 1 . Facts in support of Findings E are incorporated by reference in support of Finding I. 2. Facts in support of Findings F are incorporated by reference in support of Finding I. 3. Facts in support of Finding N are incorporated by reference in support of Finding I. Finding: J. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding J: 1. The site is 78,015 square feet in gross area or 1.79 acres and has approximately 550 feet of direct frontage on Coast Highway. The site is large enough to physically accommodate the proposed building at a 0.478FAR with parking areas while dedicating twelve (12) feet of the frontage for streets and highway purposes. The site and proposed development is large enough and designed to facilitate the following elements on-site: customer parking, service parking, employee parking, display vehicles, inventory storage, sales and enclosed service area, vehicle delivery and landscaping. 2. The site is at the base of a bluff that allows for development to the maximum height limit of thirty-five (35) feet without blocking private views of residents above on Kings Road. 3. Water, wastewater, storm drain and electrical utility lines are located within Coast Highway or easements to serve the project site without significant disruption or construction. 4. The project accommodates the orderly widening of Coast Highway where a new northbound lane can be created across the site and the two abutting properties. The existing abrupt lane merge will be made more smoothly approximately 400-500 feet further to the west. The project eliminates two out of four existing vehicular driveway approaches. As a result of these improvements, traffic flow across the project frontage and intersection operations at Dover/Coast Highway may improve.no Finding: K 4e K. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding K: 1. Facts in support of Findings D are incorporated by reference in support of Finding K. AutoNation(PA2015-095),August 18,2016 27 Planning Commission Resolution No. Page 10 of 33 2. Facts in support of Findings E are incorporated by reference in support of Finding K. 3. Facts in support of Findings F are incorporated by reference in support of Finding K. 4. Facts in support of Findings J are incorporated by reference in support of Finding K. 5. Facts in support of Findings L are incorporated by reference in support of Finding K. 6. Facts in support of Findings M are incorporated by reference in support of Finding K. 7. Facts in support of Findings N are incorporated by reference in support of Finding K. Finding: L. The project applicant is providing additional project amenities beyond those that are otherwise required. Facts in Support of Finding L: The project provides a larger setback than is required thereby providing more publically visible open space. Setbacks range from between forty-seven (47) to fifty-two (52) feet from the future Coast Highway right-of-way when no setback is required. Portions of the building are setback further and are under roof canopies that provide more building relief. The increased setbacks and resulting open space is in contrast to smaller setbacks of the adjacent Mariners' Pointe commercial development. Finding: M. The architectural design of the project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes. Facts in Support of Finding M: The project provides visual interest through implementation of a high quality modern design with durable materials. Two distinct building forms are provided with the service building and showroom building. The service building screens activities within with walls clad with black corrugated metal panels and a non-ferrous mesh screens. The showroom building complements the service building with its glass and silver metal exterior. Finding: N. The increased light will not result in undesirable or abrupt scale changes or relationships being created between the proposed structure(s) and existing adjacent developments or public spaces. Where appropriate, the proposed structure(s) provide a gradual transition to taller or shorter structures on abutting properties. AutoNation(PA2015-095),August 18,2016 22 Planning Commission Resolution No. Page 11 of 33 Facts in Support of Finding N: 1 . The increased height up to thirty-five (35) feet as measured to the established grade plane pursuant to Section 20.30.050 (Grade Establishment) of the Municipal Code creates a building that is comparable in height to the adjacent thirty-five (35) to forty (40) foot tall Mariners' Pointe commercial development. 2. The increased setbacks from the future widened highway avoids a continuation of the building mass established by the adjacent Mariners' Pointe commercial development thereby reducing building mass in relationship to the abutting public space. 3. Residential development on the south side of West Coast Highway is separated from the proposed project by approximately one hundred and seventy (170) feet and the increased height up to thirty-five (35) feet does not create an undesirable scale relationship. 4. Residential development to the north along Kings Road is above the proposed development and these properties enjoy views over the project site to Newport Bay and the Pacific Ocean to the south. The increased height of the project reduces the separation of rooftop parking for the project and residents rear yards. Project—related noise, reflected light and glare, automobile headlights, parking lot aesthetics, and general commercial activity may be nuisances that would otherwise be at a greater distance to residents if the building height were not increased from twenty-six (26) feet to thirty-five (35) feet. A partial roof enclosure over the northerly twenty-five (25) feet of the entire roof will be no taller than the partial canopy screening system proposed and will reduce these nuisances. As a result, the project will be more compatible and avoid an undesirable relationship between the proposed structures and existing adjacent residential property. 5. Commercial development directly to the west is a single story fast food restaurant. The proposed service building will be separated from the restaurant building by approximately sixty-two (62) feet. Additionally, the proposed service building will be setback an additional twenty-four (24) feet approximately. The separation between the proposed building and the restaurant will avoid an undesirable scale relationship between the proposed structures. Finding: O. The structure will have no more floor area than could have been achieved without the approval of the height increase. Facts in Support of Finding O: The General Plan and Zoning Code allow for an increased floor area ratio of 0.5 with lot consolidation and when adequate parking is provided. The project consolidates eleven (11) lots into one lot and meets the parking requirements of the Zoning Code. The lot consolidation with the proposed design has the added benefit of the elimination of two driveway approaches along the highway. The proposed project provides a floor area ratio of 0.478 based upon the gross lot area below the maximum allowed. The proposed project will have no more floor area than allowed despite the increased building height. AutoNation(PA2015-095),August 18,2016 �9 Planning Commission Resolution No. Page 12 of 33 Tentative Parcel Map Finding: P. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code; Facts in Support of Finding P: Aiiikl 1. Facts in support of Finding G are incorporated by reference in support of Finding P. 2. The Circulation Element of the General Plan classifies West Coast Highway across the project frontage as a "Six Lane Major Road." The existing right of way is one hundred (100) feet in width and an additional twelve (12) feet is required to be dedicated along the northerly side of the highway to allow for the improvement of additional missing lanes. The parcel map includes the minimum required dedication and the applicant has agreed to make improvements or fund the improvements as a condition of project approval. Finding: Q. That the site is physically suitable for the type and density of development; Facts in Support of Finding Q: Facts in support of Finding J are incorporated by reference in support of Finding Q. Finding: R. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report; Facts in Support of Finding R: The Mitigated Negative Declaration prepared for the AutoNation Porsche project concludes that no significant environmental impacts will result with proposed development of the site in accordance with the proposed parcel map. Finding: S. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems; AutoNation(PA2015-095),August 18,2016 3o Planning Commission Resolution No. Page 13 of 33 Facts in Support of Finding S: 1. The purpose of the parcel map is to consolidate eleven (11) contiguous parcels into one site for development and to dedicate the southerly twelve (12) feet of the lots for streets and highway purposes consistent with the General Plan. 2. Consolidation of the existing lots and highway dedication facilitates common commercial development that is subject to all applicable safety and health-related regulations. No serious public health problems are likely to result with approval and recordation of a parcel map. 3. All mitigation measures will be implemented as outlined in the Mitigated Negative Declaration and Mitigation Monitoring and Reporting program to ensure the protection of the public health. Finding: T. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision; Facts in Support of Finding T: 1. The design and parcel map will preserve all easements of record and no alternative easements for access or use are necessary. 2. The parcel map does provide for the dedication of the southerly twelve (12) feet of the lots for streets and highway purposes for the widening of Coast Highway consistent with the Circulation Element of the General Plan and the Orange County Transportation Authority (OCTA) Master Plan of Arterial Highways (MPAH). Finding: U. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land; Facts in Support of Finding U: The project site is not in agricultural use and is not subject to a Williamson Act contract. AutoNation(PA2015-095),August 18,2016 31 Planning Commission Resolution No. Page 14 of 33 Finding: V. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area; Facts in Support of Finding V: The proposed parcel map is not defined as a "land project" and the subject property is not subject to a specific area plan. Finding: W. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act; Facts in Support of Finding W: 1. The proposed parcel map and improvements do not change solar access or passive heating or cooling qualities of the site. 2. Future development is subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Department enforces Title 24 compliance through the plan check and inspection process. Finding: I% X. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources: Facts in Support of Finding X: 1. The proposed Parcel Map is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need. The project does not involve the elimination of residential units or residential zoning opportunity sites, and therefore, approval of the parcel map will not affect the City's ability to meet its share of housing needs. 2. Public services are available to serve the proposed development of the site and the Mitigated Negative Declaration prepared for the project indicates that the project's potential environmental impacts are expected to be less than significant. AutoNation(PA2015-095),August 18,2016 S2 Planning Commission Resolution No. Page 15 of 33 Finding: Y. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding Y: 1. Waste discharge into the existing sewer system must be consistent with the existing commercial use of the property and does not violate Regional Water Quality Control Board (RWQCB) requirements. 2. Containment areas are required for any drums of hazardous materials (such as waste oil or motor oil) stored within the building and garage floor drains, where provided, are required to drain to approved oil separators or traps before discharging to a sewer in accordance with the California Plumbing Code. 3. Sewer connections must comply with applicable City Standards, the applicable provisions of Chapter 14.24 (Sewer Connection, Permits), and the latest revision of the Uniform Plumbing Code. Finding: Z. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts in Support of Finding Z: 1. The Coastal Zone boundary in the area is located along the northerly public right-of-way of West Coast Highway, which is also the southerly boundary of the project site. The site to be subdivided including a twelve foot wide dedication is landward of the Coastal Zone boundary not located in the Coastal Zone. 2. The subject property does not contain, abut or provide access to any beaches, shoreline, coastal waters, tidelands, coastal parks or trails. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach does hereby find, on the basis of the whole record, that there is no substantial evidence that the project will have a significant effect on the environment and that the Mitigated Negative Declaration reflects the Planning Commission's independent judgment and analysis. The Planning Commission hereby adopts Mitigated Negative Declaration No. MD2016-003, including Mitigation Monitoring and Reporting Program attached as Exhibit "A," and incorporated herein by reference. The document and all material, which constitute the record upon AutoNation(PA2015-095),August 18,2016 33 Planning Commission Resolution No. Page 16 of 33 which this decision was based, are on file with the Planning Division, City Hall, 100 Civic Center Drive, Newport Beach, California. 2. The Planning Commission of the City of Newport Beach hereby finds Traffic Study No. TS2016-001 in compliance with the TPO (Chapter 15.40 of the Municipal Code) and approves Site Development Review No. SD2015-002, Conditional Use Permit No. UP2015-025, and Newport Parcel Map No. NP2015-010 for the AutoNation Porsche project located at 320-600 West Coast Highway (PA2015-095) subject to the conditions set forth in Exhibit "B", which is attached hereto and incorporated by reference. 3. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 18TH DAY OF AUGUST, 2016. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Zak, Secre AutoNation(PA2015-095),August 18,2016 S4 Planning Commission Resolution No. Page 17 of 33 EXHIBIT "A" Mitigation Monitoring and Reporting Program v AutoNation(PA2015-095),August 18,2016 Planning Commission Resolution No. # Page 18 of 33 0 > > U u ., o bE N E QO '^ a p O ; p � Y N U L p O > > O d CL d a Ci C i M O ro O a3 -a3 a v a v QZ QZ U os U` os o M o UM CL ca aLUm L M v r � •env ?� b •c $> N b4 L iV a+ — �4L: b3 wl OO M U L V= 0 w > V5 co O d O _ ro pL� >� Q C N O w LaE+ d `U cU mU O c 0- O u 0 w p dd v p m Na 'C U a an Eo W O E o v E o O NC � >Q h NuU �U C Q t v o E Z O .9 -g v c v m o« EO r `UaL�v ` o v -v WOU -0 O c- EM +i — vi 0 U v v b y u v' a E a Y m u v w a a c v m CA c o W2 `° ; °� = c O a r N o v o Z E .� v = ro c w u — b O p 3 L cod N o_r "" b U O U C • O c v b u u L O v O — v c �p cd O 0 w 3 u .� u N O L v = u d c b u .� o w n O y L 1 O a iv T, O 7 O i'- '� .L+ cLd " U b v > cd C u c O h " u b o �p o_ .1tl+ y Q ~' p 0 0-u c L a v� o vU >° so o c o o t •L u 0 O b CN V 0(U L a=, ., c C L 7 U D_ N O 3 d I.J L E N VI V 3. 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L p _O v v T— CO a d O L Y M .Y o o E °° v v b ao v p — G7 ro > .--."O N O V E C •� v O L W N C 'L s E c Ln c M .� r O v v " -0 -0 > 4) O w O w .ro t ro ro CL Q ro = CL Y v a O O v U °ro° U O. 0_ 'w 0 0 a E a c m U 2 N Z F 2 F Z F 38 Planning Commission Resolution No. « Page 2ya \ \ ■ \ \ ; \ \ \ 0 \ 0 \ \ 3 | a- ! 3 ! \ j \ j \ M Cu = EL cc Cu = ^ § f ) / § f � 2$ § /0 k � ® § § ; � d>KM cu w } § ) § ) -@-0> e > ww � © t ; : � oma . - \ | � t ) ( j \ § k � E _ \ § ® ) - - - ) / 0 0 ) � � \ ) ) \ / 0 § # _ ; x § 0 - ) 0 � , (/,) { - = k : \} } 7 ! \ \ \ 0 0Q)4 \ \ � > - § ep ~ k � § [aa = w CL | j \ ( � � � -a) 7 § > a \ _ � I \ \ § � \ � § k § � \ aE (\ \ \ \ ) \ - ® - » el = r2a � / ƒ F- 0- F— 22 * ! F-c-0 / } } � I I � Planning Commission Resolution No. Page 22 of 33 EXHIBIT "B" CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning (general) 1. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 2. The development shall be in substantial conformance with the approved plans attached to the August 18, 2016, Planning Commission staff report unless as modified by applicable conditions of approval. Substantial conformance shall be determined by the Community Development Director or his/her designee. 3. Site Development Review SD2015-002 and Conditional Use Permit UP2015-025 may be modified or revoked by the City Council or the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 4. The applicant shall obtain all applicable permits from the City of Newport Beach prior to demolition or construction. Construction plans must comply with the most recent, City- adopted version of the California Building Code. Construction plans shall meet all applicable State Disabilities Access requirements. 5. Any change in operational characteristics, hours of operation, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new Use Permit unless the Director of the Community Development Department determines the change minor and in substantial conformance with the Condition of Approval and approved project plans. 6. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 7. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 8. The approval of Site Development Review SD2015-002, Conditional Use Permit UP2015- 025, and Newport Beach Parcel Map NP2015-010 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060, unless an extension is granted. AutoNation(PA2015-095),August 18,2016 Planning Commission Resolution No. Page 23 of 33 9. Should this business be sold or otherwise come under different ownership, any future owners or assignees shall be notified in writing of the conditions of this approval by the current owner, assignee or leasing company. 10. Conditional Use Permit No. UP2015-025 authorizes the sales, leasing, rental and service of automobiles. The point of sale for all sales and leases shall be the project site (320-600 W. Coast Highway) within the City of Newport Beach. 11. Hours of operations shall be limited to between 7:00 a.m. and 9:00 p.m. daily. 12. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the AutoNation Porsche of Newport Beach Project including, but not limited to, the approval of the Site Development Review SD2015-002, Conditional Use Permit UP2015-025, Newport Beach Parcel Map NP2015-010. and Traffic Study TS2016-001; and/or the City's related California Environmental Quality Act determinations, the adoption of the AutoNation Porsche Newport Beach Mitigated Negative Declaration (SCH No. 2016071023) and Mitigation Monitoring Program for project. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 13. The project shall include a roof cover that extends across the full width of the building to partially screen the roof and provide enhanced sound attenuation. The cover shall be located along the northerly side of the building and extend southerly a minimum of twenty- five (25) feet. The northerly parapet wall and sides shall be extended upward to meet the underside of the roof such that there are no openings between the wall and roof. 14. Repair and service of vehicles shall be conducted within enclosed portions of the building. 15. The project applicant and contractor shall comply with all mitigation measures and standard conditions contained within the approved Mitigation Monitoring and Reporting Program of the AutoNation Porsche Newport Beach Mitigated Negative Declaration (SCH No. 2016071023). Planning (noise) 16. Construction activities which produce loud noise that disturb, or could disturb a person of normal sensitivity who works or resides in the vicinity, shall be limited to the weekdays AutoNation(PA2015-095),August 18,2016 41 Planning Commission Resolution No. Page 24 of 33 between the hours of 7:00 a.m. and 6:30 p.m., and Saturdays between the hours of 8:00 a.m. and 6:00 p.m. No such noise occurrences shall occur at anytime on Sundays or federal holidays. 17. Noise-generating equipment operated at the project site shall be equipped with effective noise control devices (i.e., mufflers, lagging, and/or motor enclosures). All equipment shall be properly maintained to assure that no additional noise, due to worn or improperly maintained parts, would be generated. 18. The operator of the facility shall be responsible for controlling noise generated by the facility including, but not limited to, noise generated by vehicle repair activities, vehicle operations, general activities, mechanical equipment, property maintenance, loading and unloading, deliveries, test drives and patrons. All noise generated by the proposed use shall comply with the provisions of Chapters 10.26 and 10.28, and other applicable noise control requirements of the Newport Beach Municipal Code. Chapter 10.26 provides the following maximum noise limits for the specified time periods unless the ambient noise level is higher: Between the hours of Between the hours of 7:OOAM and 10:OOPM 10:OOPM and 7:OOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial 45dBA 60dBA 45dBA 50dBA property Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 6OdBA 19. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets. Said equipment shall be sound attenuated such that it is in compliance with Chapter 10.26 of the Newport Beach Municipal Code and louvers for ventilation systems shall be directed away from residential properties on Kings Road. 20. No audible outdoor speaker or paging system shall be utilized in conjunction with the use. 21. To control noise and promote compatibility, no vehicle repair, maintenance or service activities are allowed in any roof-top parking or circulation area. Additionally, employees shall be prohibited from congregating or loitering on the roof of the building. Employees accessing the roof to move vehicles shall minimize time spent in completing said activities. Planning (lighting) 22. Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior on- site lighting shall be shielded and confined within site boundaries. No direct rays or glare are permitted to shine onto public streets or adjacent sites or create a public nuisance. "Walpak" type fixtures are not permitted. Parking area lighting shall have zero cut-off fixtures and light standards shall not exceed twelve (12) feet in height. AutoNation(PA2015-095),August 18,2016 42 Planning Commission Resolution No. Page 25 of 33 23. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Planning Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Community Development Director or his/her designee may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 24. Prior to the issuance of a building permit for new construction, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. 25. Prior to issuance of a final certificate of occupancy, the applicant shall schedule an after dark inspection by the Code Enforcement or Planning Division to confirm control of light and glare specified in these conditions of approval. 26. The lighting system shall be designed to allow for multiple lighting schemes to be automatically controlled by an automatic lighting control system. Lighting levels for vehicle display areas (both the interior and exterior areas) shall be dimmed to provide minimal security lighting levels between 9:00 p.m. and 7:00 a.m. daily. Planning (signs) 27. All signs shall conform to the provisions of Chapter 20.42 of the Municipal Code. No temporary "sandwich" signs or similar temporary signs shall be permitted, either on-site or off-site, to advertise the use. 28. 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. % 29. Window signs visible on the exterior of the building are not permitted. 30. The final locations of any free standing sign shall be reviewed by the City Traffic Engineer and shall conform to City Standard 110-L to ensure that adequate vehicle sight distance is provided. Planning (trash) 31. Prior to the issuance of building permits, the trash enclosure design shall be approved by the Planning Division. The trash enclosure shall be enclosed by three walls, a self-closing, self-latching gate and have a have a decorative, solid roof for aesthetic and screening purposes. The design of the enclosure shall be integrated with the design of the other on- site buildings and structures. 32. All trash shall be stored within the building or within dumpsters stored in the trash enclosure. 33. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters AutoNation(PA2015-095),August 18,2016 43 Planning Commission Resolution No. Page 26 of 33 or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Department. Cleaning and maintenance of trash dumpsters shall be done in compliance with applicable water quality regulations. Planninq (landscaping) 34. Prior to the issuance of a building permits, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be reviewed and approved by the Planning Division. All planting areas shall be provided with a permanent underground automatic sprinkler irrigation system of a design suitable for the type and arrangement of the plant materials selected. The irrigation system shall be adjustable based upon either a signal from a satellite or an on-site moisture-sensor. Planting areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier. Landscaping shall be located so as not to impede vehicular sight distance to the satisfaction of the Traffic Engineer. 35. All landscape materials and the irrigation system shall be installed and maintained in accordance with the approved landscape and irrigation plans. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 36. Prior to the issuance of a final certificate of occupancy, the applicant shall schedule an inspection by the Planning Division to confirm the installation of the landscaping and irrigation consistent with the approved plans. 37. Water leaving the project site due to over-irrigation of landscape shall be minimized to the maximum extent feasible. Watering shall be done during the early morning or evening hours (between 4:00 p.m. and 9:00 a.m.) to minimize evaporation the following morning. 38. Water shall not be used to clean paved surfaces such as sidewalks, driveways, parking areas, etc. except to alleviate immediate safety or sanitation hazards. Planning (parking and vehicle use) 39. A minimum of fifteen (15) parking spaces shall be available for customer parking during the hours the dealership is open for business. The spaces shall be located on-site as indicated on the approved site plan. The spaces shall be kept clear of obstructions and maintained for the parking of vehicles at all times. 40. All employees working at the site shall be required to park on-site at all times. Vehicle inventory, vehicles in service or customer parking shall not reduce the number of employee parking spaces such that it does not meet the minimum parking demand for all employees working at the site. AutoNation(PA2015-095),August 18,2016 44 Planning Commission Resolution No. Page 27 of 33 41. No vehicles associated with the operation of the dealership may be parked or stored in the public right-of-way under any circumstances. 42. Vehicle delivery trucks shall not be allowed to park in the public right-of-way under any circumstances. Vehicle delivery trucks shall park and loadlunload vehicles on-site in the designated area outside of the Fire Lane and customer parking areas as shown on the approved site plan. 43. The test driving of vehicles is allowed along City and State arterial highways and shall be prohibited on all residential streets. The test driving of vehicles shall be conducted in a safe and legal fashion consistent with the California Vehicle Code. Vehicle noise shall be maintained at reasonable levels during operations and test drives and the "revving" of engines shall be minimized at all timesiduring display or test drives. Planning (construction) 44. Prior to Issuance of any grading and/or demolition permits, whichever occurs first, a comprehensive Construction Management Plan (CMP) shall be submitted for review and approval by the Community Development Department and City Traffic Engineer. The CMP shall meet standards established in the current California Manual on Uniform Traffic Control Device (MUTCD) as well as City of Newport Beach ordinances and Public Works Department requirements. The CMP shall, at a minimum, address the following: a) Traffic control for any street closure, detour, or other disruption to traffic circulation. b) Identify the routes that construction vehicles will utilize for the delivery of construction materials (i.e., concrete, lumber, tiles, piping, windows, etc.) or the removal of demolition debris or earth, access to the site, traffic controls and detours, and proposed construction phasing plan for the project. c) Specify the hours during which transport activities can occur and methods to mitigate construction-related impacts to adjacent streets. d) Requirement to keep all haul routes clean and free of debris, including but not limited to gravel and dirt as a result of its operations. The contractor shall clean adjacent streets, as directed by the Public Works Department, of any material which may have been spilled, tracked, or blown onto adjacent streets or areas. e) Hauling or transport of oversize loads shall be allowed between the hours of 9:00 AM and 3:00 PM only, Monday through Friday, unless approved otherwise by the Public Works Department. No hauling or transport of oversize loads will be allowed during nighttime hours, weekends, or Federal holidays. Use of local streets shall be prohibited. fJ All haul trucks or delivery trucks entering or exiting public streets shall at all times yield to public traffic. g) If hauling or delivery operations cause any damage to existing pavement, streets, curbs, andlor gutters along the haul route, the applicant shall be fully responsible for repairs. The repairs shall be completed to the satisfaction of the Public Works Department. h) All construction-related parking or materials and the staging of vehicles shall be kept out of the adjacent public roadways and shall occur on-site or in an approved off-site AutoNation(PA2015-095),August 18,2016 45 Planning Commission Resolution No. Page 28 of 33 location. If off-site locations are utilized, the CMP shall clearly identify the location and fully describe the use and any related transportation. 45. The construction and equipment staging area shall be located in the least visually prominent area on the site and shall be properly maintained and/or screened to minimize potential unsightly conditions. 46. A six-foot-high screen and security fence shall be placed around the construction site during construction. .A 47. Construction equipment and materials shall be properly stored on the site when not in use. 48. Prior to the issuance of demolition or gradinq permits, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The project applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project's impact on water quality. 49. Prior to issuance of a building permit for new construction, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Department and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. Life Safety Services 50. Prior to the issuance of a building permit, the applicant shall demonstrate that adequate fire flow is available at all fire hydrants located within four hundred (400) feet of any portion of the proposed buildings. 51. The applicant shall ensure that no person shall park, or leave standing any vehicle, whether attended or unattended, in the designated fire lane as depicted on the final approved plans. 52. Apparatus access roads (fire lane) shall be constructed of a material that provides an all-weather driving surface and capable of supporting seventy-two thousand (72,000) pounds imposed load for fire apparatus and truck outrigger loads of seventy-five (75) pounds per square inch over a two foot area. Calculations stamped and signed by a registered professional engineer shall certify that the proposed surface meets the criteria of an all-weather driving surface and is capable of withstanding the weight of seventy- two thousand (72,000) pounds (Newport Beach Fire Department Guideline C.01). 53. Landscaping shall not obstruct emergency ground laddering to the structure. AutoNation(PA2015-095),August 18,2016 40 Planning Commission Resolution No. Page 29 of 33 54. Trash enclosures shall meet construction and distance requirements as per California Fire Code (CFC) Section 304. 55. Car show room vehicles shall have all batteries disconnected. Fuel in fuel tanks shall not exceed one-quarter tank or five (5) gallons, whichever is less. 56. Vehicle refueling shall not occur inside the structure. 57. An automatic fire sprinkler system is required and shall be insed and maintained as per CFC Section 903. 58. Emergency Responder Radio Coverage is required for the following structures: a) Structures that have more than three (3) stories above the grade plane; b) When any single floor space exceeds forty-five thousand (45,000) square feet; c) Structure contains a subterranean space of two hundred and fifty (250) square feet or more; d) Any building or structure deemed likely to have diminished in-building communications due to the use of certain construction materials, window coatings, shape, location or other factors as determined by the fire code official. 59. Electrical wiring and equipment shall be suitable for the locations in which they are installed and shall comply with California Electrical Code (CFC. Section 2301.5 Repair Garages). 60. Containment areas are required for any drums of hazardous materials (such as waste oil or motor oil) stored within the building. This can be accomplished by liquid-tight sloped or recessed floors or sump and collection systems as per CFC Section 5004.2. 61. Garage floor drains, where provided, shall drain to approved oil separators or traps discharging to a sewer in accordance with the California Plumbing Code (CFC Section 2311.2.3). 62. Appliances and equipment installed in a repair garage shall comply with the provisions of the California Building Code, the California Mechanical Code and the California Electrical Code (CFC Section 2311.3.1). 63. Pits and below-grade work areas in repair garages shall be constructed in accordance with the California Building Code (CBC). 64. Where Class I liquids or LP-gas are stored or used within a building having a pit wherein flammable vapors could accumulate, the pit shall be provided with mechanical ventilation in accordance with the California Mechanical Code at a minimum rate of one and one half (1'/2) cubic feet per minute per square foot to prevent the accumulation of flammable vapors (CFC Section 2311.4.3). 65. The storage and use of flammable and combustible liquids in repair garages shall comply with Chapter 57 of the CFC 2311. 2. AutoNation(PA2015-095),August 18,2016 47 Planning Commission Resolution No. Page 30 of 33 66. All buildings and structures with one or more passenger service elevators shall be provided with not less than one medical emergency service elevator to all landings. The design of the elevator shall be approved by the Life Safety Services Section of the Building Division. 67. Car charging shall meet requirements of CBC Section 406.9 and National Electrical Code 625.5. 68. The underground fire line shall be reviewed by the Life Safety Services Section of the Building Division and Fire Department. A separate submittal is required which requires an "F" permit. The underground fire line is a separate submittal and cannot be part of the overhead fire sprinkler plans or precise or rough grading plans and must meet Newport Beach Fire Department Guideline F.04 "Private Hydrants and Sprinkler Supply Line Underground Piping". 69. Cleaning of parts in repair garages shall be conducted in listed and approved parts- cleaning machines (CFC Section 2311.2.1), 70. Waste oil, motor oil and other class IIIB liquids shall be stored in approved tanks or containers, which are allowed to, be stored and dispensed from inside repair garages (CFC Section 2311.2.2). 71. Exit discharge shall be designed to meet CBC Section 406.4.4. 72. Exit stairwells serving as an exit component in a means of egress system shall be rated as per CBC Section 1022.2. 73. Clear height in the garage shall be a minimum of seven (7) feet as per CBC Section 406.4.1. 74. As per CBC Section 406.4.2 & 406.4.3, guardrails shall be provided as vehicle barriers in the garage area. 75. Occupancy separations shall be provided as per CBC Section 508.1. 76. Mixed occupancy uses must comply with CBC Section 406.5.3. "Separate buildings" are as defined not less than 2-hour fire barriers or horizontal assemblies per CBC Section 402.4.2.3. 77. As per CBC Section 406.5.11 (Open Parking Garages), the following uses and alterations are not permitted: a) Vehicle repair work b) Parking of buses, trucks and similar vehicles. c) Partial or complete closing of required openings in exterior walls by tarpaulins or any other means. d) Dispensing of fuel. AutoNation(PA2015-095),August 18,2016 42 Planning Commission Resolution No. Page 31 of 33 78. The service garage is classified as an ordinary hazard occupancy which requires a "2A 20BC" fire extinguisher. This fire extinguisher shall cover one thousand and five hundred (1,500) square feet of floor area and the extinguisher must be located so that it is not more than 50 feet travel distance to reach an extinguisher from the garage floor area. 79. Repair for vehicles fueled by lighter-than-air fuels must comply with CFC Section 2311.7. 80. Prior to the issuance of a building permit, the applicant shall proVlde the manufactures specifications for the auto lift. Building Division 81. Final building plans and documentation shall illustrate compliance with California Building Code (CBC) Section 311.2 by providing a complete list of hazardous materials quantities classifications and justifications for an "S1" occupancy, otherwise an "H" occupancy group may be required with mixed use area justification and separation required (See table 307.1(1) and Section 406.8 CBC). If "H" occupancy is provided, it requires lobbies at the elevator in the "B" occupancy. 82. The exiting plan must illustrate compliance with Chapter 10 CBC for common path of travel and total travel distance from the most remote locations per floor. Exit discharge must occur at a yard or court etc. defined as open to the sky and not under a canopy or within the service bay or covered service drive. Columns shall not reduce the required exiting with at the stairs. 83. Final building plans shall address locations for all elevator/lift mechanical rooms and must comply with industrial regulations requirements. 84. Service area and auto body detailing must provide atmospheric separation from the tech counter and its second floor storage area. 85. Fire rated construction for exterior walls, parapets and projects shall illustrate compliance with fire separation distance requirements. A wing wall may be required at the CPO canopy and at trellis roofs on third floor roof deck along with all supporting walls and floors for fire rated continuity. 86. Mezzanine appears to be a second floor by definition. Also roof top has trellis roofs and is considered a third floor. Adjust allowable area calculations accordingly. 87. The trash enclosure at property line shall be provided a parapet at the property line. 88. The service and detail area shall provide required ventilation pursuant to the California Building Code. Public Works Department 89. Show all easements on the plans. AutoNation(PA2015-095),August 18,2016 Planning Commission Resolution No. Page 32 of 33 90. Obtain permission from Caltrans for the proposed direct connection to the Caltrans Storm Drain. 91. The drive aisle in front of the service bay building needs to be twenty-two (22) feet wide for two-way traffic. 92. Parking lot light standards shall no encroach within parking spaces and shall comply with City Standard STD-805-L- B. 93. Prior to the issuance of final certificate of occupancy, a detailed valet/porter operations plan shall be prepared for the efficient handling of employee and service vehicles. The plan shall identify the number of porters or attendants, the average time to move vehicles, and the location of temporary staging and stacking of vehicles for drop off and pick up of vehicles. The plan shall include any information necessary to ensure the efficient handling of vehicles. 94. All required parking spaces shall be per City standards (depth and length). With valet/porter operation in the parking structure, more narrow drive aisles are allowed subject to the review and approval of the City Traffic Engineer. 95. A Parcel Map (Map) shall be recorded prior to the issuance of a building permit for new construction. The Map shall be prepared on the California coordinate system (NAD88). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 96. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Section s 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set on each lot corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 97. All improvements shall be constructed as required by Ordinance and the Public Works Department. 98. All unused water services shall be abandoned at the water main. 99. All unused sewer laterals to be abandoned shall be capped at property line. If the sewer lateral to be abandoned has an existing cleanout, abandonment shall include removal of the cleanout riser, the "4 TT" box and the `Wye." Sewer lateral shall then be capped where the "wye"used to be. AutoNation(PA2015-095),August 18,2016 SD Planning Commission Resolution No. Page 33 of 33 100. A new sewer cleanout needs to be installed on the proposed sewer lateral(s) per STD- 406-L adjacent to the property line in the West Coast Hwy public right-of-way. 101. The applicant is responsible for all improvements to the City's water and sewer systems necessary to accommodate the proposed project. Due to existing fire flow, an upgrade of water line along the frontage may be required. 102. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector. 103. All on-site drainage shall comply with the latest City Water Quality requirements. 104. The parking spaces and drive approaches shall be constructed per City Standards STD- 805-L-A, STD-805-L-B, and STD-166-L, unless modified by the Public Works Department. 105. No permanent structures shall be constructed within the limits of public easements. 106. All proposed trees shall be located at least ten (10) feet away from all utility services and driveway approaches. 107. The parking structure shall only be operated by trained parking attendants. Regular employees or the public shall not be permitted to park vehicles in the parking structure or within rooftop parking areas. 108. Prior to the issuance of building permits for new construction, fair share traffic fees shall be paid in accordance with Chapter 15.38 of the Municipal Code. 109. Condition regarding highway widening to be provided AutoNation(PA2015-095),August 18,2016 SZ V� QP �P Attachment PC2 Project plans 53 V� QP �P PA2015-095 Attachment PC 2 - Project Plans Stantec Stantec Architecture 38 Technology Drive, suite#100 Irvine, CA 92618-5312 Tel. 949.923.6000 Fax. 949.923.6121 www.st(intec.corn Copyright Reserved The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing - any errors or omissions shall be reported to Stantec without delay. I I I I The Copyrights to all designs and drawings are the property of I Stantec. Reproduction or use for any purpose other than that authorized by Stantec is forbidden. I I I I I I I Consultants I I 603 KINGS RD. I 521 KINGS RD. I 511 KINGS RD. I 503 KINGS RD. I 421 KINGS RD. I 411 KINGS RD. . 403 KINGS RD. I 321 KINGS RD. I 311 KINGS RD. I I I I I I I Tis I 22 I Client EXISTING POWER POLES I Q6. I TQ`r' I TI'"'' EXISTING POWER POLES I oA9�S I AiutoNait III ` ,an. 13ETaINING _ - -- -- --- SID - - - --,-- - - - - --,- - -- ------- -- ----- - -RETAItlING WDLL-- -- ------ -- — - --- - -- - � rrv — �rT��,-- 0 200 SW 1ST AVE., 14TH FLOOR . I FORT LAUDERDALE, FL 33301 O o O 0.. REQUIRED ® I SIDE SETBACK W 6XIS.TIN6 BLUFF W .. . . . . p ® ® ® CD W . �.,� . AUTOLI �O ©��Q, . . . . . . . . 0�92;� . . . . . . . . . o�q�i� WW P I Key Plan: RETAINIM WALL "" Q �j CANOPY ROOF OVERHANG ABOVE 1-HR RATED PARAPET AT TRASH ENCLOSURE AGAINST /�\ /�/ �/\ /�/ �/\ /� \ /P \ /aP a* _ O THE PROPERTY LINE / +�° \ / +�` \ / +° \ / +` \ / +` \ / +*` \ / ++eP \ / ,.v° \ / .v \ / ++° \ / +° \ ❑ ❑ O ®® O CPO CANOPY I B, AUTOLJFT ,w ,a ,a° ,a° ,i° ,a ,a ,a ,¢ ,¢ ,a /1 p 1W - 10 10 \ IJ _ _ _ _ _ _ e° e° s s s s s s s s s s s \ 4� "MARINER'S POINT' Wi m rrn FLUIDS \ A A A A A -@ -@ A -0 ] SERVICE DRIVE ® _ O- - 26'-3'• �// \ // �// \ // \ // \ // \ // \ // \ // \ // \ // O o NOTIAING PARBUOF NG THIS ELEC.RM. �. Z�. �. �. �. �. �. �. ❑ ❑ I Q O - - _ 0 21 - Z APPLICATION Mc DONALDS SERVICE BAYS ° SHEET INDEX PROPERTY O D 1 O o _ - _ - - ¢ . 1 SITE PLAN - WITH DEDICATION NOT A PART OF - - - - _ _ - - - - - - - - 3 J L — _ - - -CONCRETE WALK- - - _ _ - - - - w THIS APPLICATION I [� 0 — — — _o . EXISTING SITE AERIAL VIEW AND NEW BUILDING OUTLINE 9HOP IP. TOOLS — m COMPOSITE PLAN SERVICE DRIVE SERVICE DRIVE a W . 3 FIRST AND SECOND FLOOR PLANS AUTO CARRIER COTRELL 34'-2' MONUMENT SIGN , -- - ENTRANCE — _ - -- J-------------,----__--__ _ 7 STINGERCS12M3 — OVERALL VEHICLE LENGTH _ PED. ACCESSIBLE PATH \.\ oIDED) S 3a ROOF PLAN OF 76 FOOT - EV . o ,/�/ J� < -VEL N \�\ DISPLAY _ 4 BUILDING EXTERIOR ELEVATIONS -20—WIDf FIRE - PLAZAGo) \� ] W 5 BUILDING AND PROJECT CROSS SECTIONS PAD 7STALLS V8`=0"=135'=Yt — �— — - - _ - — -- - - — — — — — — p 24 _ Sa PROJECT CROSS SECTIONS TRUCK LOADING AND UNLOADING AREA % ppAD DISP Y 6 STALLS @ 8'-O'= _ _ 17 DISPLAY PARKING — — — — — — _ \AD �� \\ TR 6 BASE ELEVATION EXHIBIT DISPLAY /D i' ® 0 7 ROOF ELEVATIONS EXHIBIT - - STA LSO '-6" 15 1 = 25'-6' 9'- " 8' 0" 9'-0" a o 10 STA LS 0 '-6" 85'- ., \' n n ATT ROW IMPROVEMENTS 8 PHOTOMETRIC LIGHTING PLAN CUST MER P RKINGACC S B ARKIN CU TOMER PARKI G �UV p• n n 1- - i - BEYOND SITE BY OTHERS I I .W . . . . . . . . . . • . • . • • • • - - - - - - - - . . - - - - - 0. - - - W . . . . _ L1 PRELIMINARY LANDSCAPE PLANTING PLAN LS gyp•• - WQ. . . . . . . . . -,� : . . .F ■ L2 PRELIMINARY LANDSCAPE IRRIGATION PLAN . LANDSCAPE . p I '�v . 5' VISIBILITY o _ . . _ , . . . S'-0" LANDSCAPE SETBACK . NEW WSITE POLE LIGHT NEW MONUMENT ROW IMPROVEMENTS I . . FUTURE PROPERTY LINE 5' VISIBILI . NEW MONUMENT W PATH OF TRAVEL TO o SIGN TRIANGLE G1 CONCEPTUAL GRADING PLAN I PUBLIC R.O. i� BEYOND SITE BY OTHERS o1 TRIANG SIGN - a,cs _� - 1 EXISTING SITE TOPO _ o BIKE AN • - A— I- - EXISTING ST WT= v_o EXISTING STREET I \ / I UV m DRIVE NtW3APPROACH —�LIGHT 1 � I I LIGHTING STREET 0 I-1 � i 3 LIGHT u NEW CURBLINE I 0 -- GV MH FH I-1 N /-I !-1 —f-!- -- SL AUTO CARRIER TRUCK PATH __-- NEW 35' DRIVE _ SL SMH CO APPROACH MODIFY MH SHOWN o EXISTING SIDEWALK, EXISTING UTILITY BOXES, STREET LIGHTS, FIRE / - EXISTING SEWER EXISTING DRIVE APPROACH HYDRANTS TO BE RELOCATED TO NEW SIDEWALK TYP. EXISTING DRIVE MAN HOLE EXISTING FIRE CURB AND GUTTER EXISTING DRIVE APPROACH AS REQUIRED EXISTING SEWER / HYDRANT EXISTING STORM DRAIN INLET & UTILITY VAULT o I EXISTING SEWER o MAN HOLE a o- PROPOSED MEDIAN PER CITY OF NB HIGHWAY DESIGN WEST COAST HIGHWAY PROPOSED LANE STRIPING SHOWN 2 WAY LEFT TURN LANE I TRUE PROJECT NORTH NORTH Revision By Appd. YY.MM.DD P.C. EXHIBITS BP LT 2016.07.28 DEDICATION SHOWN/RESUBMITTAL BP LT 2016.05.17 PLANNING RESUBMITTAL VK 2015.12.17 0 10 20 40 PORSCHE REVIEW RESUBMITTAL VK 2015.12.15 1ST. PLANNING SUBMITTAL 2015.05.08 Issued By Appd. YY.MM.DD SCALE: 1"=20'-0" File Name: PROPOSED SITE PLAN 1 Permit-Seal Own. Chkd. Dsgn. YY.MM.DD SCALE: 1" = 20'-0" PARKING SUMMARY BUILDING AREA RECAP SITE RECAP ZONING GC/MARINERS MILE REQUIRED PARKING: BUILDING AREA RECAP PER OCCUPANCY MAX. HEIGHT ALLOWED 26'/35' FLAT ROOF PROJECT TEAM 1 PER 1000 S.F. OF LOT AREA = 78,015/1000 79 STALL REQUIRED INCL. (4 ACCESSIBLE) OCCUPANCY TYPE "B" GROSS LOT AREA 78,015 S.F. HEIGHT PROPOSED s>R ELEV. MAX. ABOVE BASE OWNER FLUTER PROPERTIES PARKING PROVIDED SHOWROOM/OFFICES/DRIVER'S SELECTION BOUTIQUE 17,558 S.F. FUTURE STREET DEDICATION AREA 7,698 S.F. SETBACKS PER ZONING CODE TABLE 2-7 FRONT 0' 2025 W BALBOA AVENUE ON SITE CUSTOMER PARKING 15 STALLS SERVICE SUPPORT 2,756 S.F. LOT AREA AFTER FUTURE STREET DEDICATION 70,317 S.F. BACK 5' NEWPORT BEACH, CA 92663 3 ROOF LEVELS SERVICE AND EMPLOYEE PARKING 64 STALLS OCCUPANCY TYPE "S1" F.A.R. MAX. ALLOWED (BASED ON GROSS LOT AREA) 0.5 (39,007.5 S.F. MAX.) SIDE 0' CONTACT: RUSS FLUTER a TOTAL REQUIRED PARKING PROVIDED * 79 STALLS PROVIDED INCL. (4 ACCESSIBLE) PARTS 1,520 S.F. * NOTE: PARKING GARAGE, CPO CANOPY AND SERVICE DRIVE ARE EXCLUDED FROM FAR (949) 673-3777 Project: NI USABLE AREA CALCULATIONS SERVICE STALLS 11,430 S.F. A U T O N A T I O N FIRST FLOOR - SHOWROOM, PARTS, & SERVICE 23,653 S.F. o TOTAL PARKING COUNT : SERVICE DRIVE 3,084 S.F. ** NOTE: BASE ELEVATION VARIES BASED ON SITE TOPOGRAPHY AND BUILDING HEIGHT. ARCHITECT STANTEC ARCHITECTURE INC. �_ SHOWROOM 12 DISPLAY, 2 NVD, 4 CPO CPO CANOPY 1,943 S.F. SECOND FLOOR - SHOWROOM 7,976 S.F. ALLOWED/PROPOSED ELEVATION VARIES, SEE BASE ELEVATION EXHIBIT SHEET 6 38 TECHNOLOGY DRIVE, SUITE 100 PORSCHE O F r SECOND FLOOR - PARTS 529 S.F. ON SITE 15 CUSTOMER SPACES, 42 INVENTORY/DISPLAY SPACES, 5 CPO OCCUPANCY TYPE "S2" IRVINE, CA 92618 NEWPORT BEACH SECOND FLOOR - TECH. SUPPORT 1,106 S.F. c OPEN SECOND FLOOR HAND CAR WASH 450 S.F. CONTACT: LARRY TIDBALL 'c 2ND LEVEL 9 SERVICE PARKING c SECOND FLOOR - CAR WASH AND DETAIL BAYS (3) 1,273 S.F. 550 WEST COAST HWY. o OPEN SECOND FLOOR (3 DETAILS BAYS) 822 S.F. PHONE NUMBER: (949)-923-6903 o. ROOF LEVELS 55 REQUIRED SPACES AND 30 INVENTORY/DISPLAY SPACES OPEN SECOND FLOOR CARWASH/DETAILS CIRCULATION 2292 S.F. SECOND FLOOR CARWASH/DETAILS CIRCULATION 2292 S.F. ` o TOTAL 79 REQUIRED SPACES AND 95 INVENTORY/DISPLAY SPACES NEWPORT BEACH, CA 92660 o OPEN SECOND FLOOR INVENTORY/DISPLAY/CIRCULATION 2,662 S.F. 3RD FLOOR MECH. ROOMS 518 S.F. APPLICANT AUTONATION 'o a, TOTAL VEHICLE SPACES SHOWN 174 TOTAL SPACES Title: i� TOTAL USABLE AREA 37,347 S.F. ��' * NOTE: REQUIRED PARKING = CUSTOMER, OPEN 3RD FLOOR ROOFTOP PARKING 27,026 S.F. 200 SW 1ST AVENUE, N 1400 PROPOSED SITE PLAN EMPLOYEE AND SERVICE PARKING. REMAINING ROOFTOP MECHANICAL ROOMS 518 S.F. F.A.R. PROVIDED * 0.478 FT LAUDERDALE, FL 33301 SPACES ON SITE AND PARKING LEVELS ARE FOR U`oE INVENTORY AND DISPLAY BUILDING AREA PER FLOOR F.A.R. ALLOWED * 0.5 WITH DEDICATION CONTACT: LORENZO FESTA o� FIRST FLOOR (INCLUDES COVERED SERVICE DRIVE, CPO 28,680 S.F. (954) 769-3944 om CANOPY) BUILDING FOOTPRINT 28,680 S.F. oa SECOND FLOOR 15,838 S.F. LANDSCAPE AREA 13,820 S.F. = 17.7% APPLICANTS Project No. Scale 3RD FLOOR / ROOF LEVEL 27,544 S.F. REPRESENTATIVE CAA PLANNING 2007105003 AS NOTED a,<r 65 ENTERPRISE, #130 j\ TOTAL BUILDING AREA 72,062 S.F. ALISO VIEJO, CA 92656 Drawing No. Sheet Revision �a �� CONTACT: SHAWNA SCHEFFNER 1 BUILDING TYPE II-B SPRINKLERED (949) 581-2888 Df 0 ORIGINAL SHEET' - ARCH E7 1515 PA2015-095 Attachment PC 2 - Project Plans Stantec Stantec Architecture 38 Technology Drive, suite#100 Irvine, CA 92618-5312 Tel. 949.923.6000 Fax. 949.923.6121 www.stantec.com Copyright Reserved The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing — any errors or omissions shall be reported to Stantec without delay. The Copyrights to all designs and drawings are the property of W a Stantec. Reproduction or use for any purpose other than that - authorized by Stantec is forbidden. Ih Consultants 1 ■ . i �3 �� „ .. = Client =�' _ If a ry - _ Au� toNation. 200 SW 1 ST AVE., 14TH FLOOR FORT LAUDERDALE, FL 33301 � o Key Plan: t � — 9 w Z J } H ' D' w 0 O o Z iA d J IL EL JP Kill IY � H W M n ] 's 3L. I a r ; FUTURE STREET DEDICATION =„ ^'I� � - y ■ PROPERTY LINE — Revision By Appd. YY.MM.DD P.C. EXHIBITS BP LT 2016.07.28 - DEDICATION SHOWN/RESUBMITTAL BP LT 2016.05.17 PLANNING RESUBMITTAL VK 2015.12.17 - - PORSCHE REVIEW RESUBMITTAL VK 2015.12.15 1ST. PLANNING SUBMITTAL 2015.05.08 Issued By Appd. YY.MM.DD - - a- - File Name: Dwn. Chkd. Dsgn. YY.MM.DD Permit-Seal 3 Project: AUTONATION 0 0 10 20 40 0 PORSCHE OF NEWPORT BEACH o SCALE: 1"=20'-0" 350 WEST COAST HWY. NEWPORT BEACH, CA 92660 3T TRUE PROJECT Title: �N NORTH NORTH EXISTING SITE AERIAL VIEW w QO QQ AND NEW BUILDING OUTLINE o� COMPOSITE PLAN �m Project No. Scale S 2007105003 AS NOTED N� m< Drawing No. Sheet Revision �o 2 Of 0 >N ORIGINAL SHEET — ARCH E1 150 PA2015-095 Attachment PC 2 - Project Plans SECOND FLOOR AREA SUMMARY OCCUPANCY "B" (INC. IN FAR CALCULATION) Stantec SHOWROOM 7,976 S.F. TECH. SUPPORT 1,106 S.F. OCCUPANCY "Si" (INCLUDED IN FAR CALCULATION) 5 PARTS 529 S.F. Stantec Architecture C P 1 0 38 Technology Drive, suite 100 HAND CARWASH AND DETAIL BAYS (3) 1,273 S.F. Irvine, CA 92618-5312 WASH AND DETAIL ACCESS ISLE 2,292 S.F. Tel. 949.923.6000 TOTAL SECOND FLOOR AREA INC. IN FAR CALCULATION 13,176 S.F. Fax. 949.923.6121 www.stantec.corn OCCUPANCY "S2" (NOT INCLUDED IN FAR CALCULATION) SERVICE PARKING 2,662 S.F. TOTAL SECOND FLOOR AREA 15,838 S.F. Copyright Reserved 459'-1" The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing — any errors or omissions shall be reported to 160'-7" 298'-6" Stantec without delay. The Copyrights to all designs and drawings are the property of Stantec. Reproduction or use for any purpose other than that authorized by Stantec is forbidden. fBUILDING LINE ABOVE Consultants - - - - - - - - - - - - - - - - - - - - - r- - - - - - - - - - - - - - - - - - - - - - - - - - - - I I O O O ON O� C R. RM. GEN. BDC N. TECH. I ,yu OFFICE IT — oSTORAGE PARTS AUTO-LIFT W TECH I 44!! R.N SHAFT SPACE NOT IN B M vv I O ��� �I NO REAR WALL OPENINGS F.A.R. ELEV. N F. I Client WAITING LOUNGE ® E-COMM. R o \ \ B�®® ®® SALES AUTO LIFT / / CAFE [ 0®� ❑0�0� ARCH. STAIR co 5% SLOP 5% SLOP VIEW 0� MOO GLASS RAIL � ® � v yl ,_ ,' J 10'-0" 15% SLOPE 10'-0" II ® ® I I I PATH WORKSHOP LOW 0 O O SKYLIGHT ABOVE A - " ❑ moo® ®oM - - - SEg E BAYS B OW Q�f0CED ® �® ®® ® ; ; 200 SW 1 ST AVE., 14TH FLOOR C) — — — — FORT LAUDERDALE, FL 33301 — SHOWROOM BELOW SERVICE DRIVE BELOW O O J OSERVICE 9 PARKING o 0 0 Key Plan: I " O OPEN PARKING GARAGE WITH GUARDRIAL AND SCREENING 221'-7" 72'-7" 17'-4" 147'-7" L 459'-1" I 'r SECOND FLOOR PLAN 2 SCALE: 1/16" = 1'-0" FIRST FLOOR AREA SUMMARY OCCUPANCY "B" (INC. IN FAR CALCULATION) SHOWROOM 8,897 S.F. SERVICE WRITE—UP AND SERVICE MANAGER 1,650 S.F. DRIVER'S SELECTION BOUTIQUE 685 S.F. OCCUPANCY "S1" (INC. IN FAR CALCULATION) SERVICE STALLS 11,430 S.F. PARTS 991 S.F. TOTAL AREA INCLUDED IN FAR CALCULATION 23,653 S.F. OCCUPANCY "S1" (NOT INC. IN FAR CALCULATION) SERVICE DRIVE 3,084 S.F. CPO CANOPY 1,943 S.F. 459'-1" TOTAL FIRST FLOOR AREA 128,680 S.F. 24'-6" 160'-7" 298'-6" 35'-0" F -, Revision By Appd. YY.MM.DD MACHINE LU W r STO LLI LLI LLt RM. SERVICE `N, ® M c7� L ® FTi UP AUTO LIFT 4;�) Cl D VER'S ® ® F AND ND AND MNGR SERVICE P.C. EXHIBITS BP Lr 2016.07.28 N S ECTION BOUJ..IQ QUIP. Lam= FITTING LOUNGE _ ADVISORS ELEV. F– — — — — 0DEDICATION SHOWN/RESUBMITTAL BP LT 2016.05.17 — U n — —I PLANNING RESUBMITTAL VK 2015.12.17 TECH. COUNTER Z, ro PORSCHE REVIEW RESUBMITTAL VK 2015.12.15 NVD C RECEPTION Mn CPO 1ST. PLANNING SUBMITTAL 2015.05.08 MACHINE y y y y y y y y ARCHITECTURAL Issued y pp / \ / \ / \ / \ / \ / ❑ ❑ CANOPY B A d. YY.MM.DD / aP \ / aP \ / aP \ / eP \ / eP \ / eP \ / mP \ / aP \ / eP \ / eP \ / aP \ STAIR F O O AUTO LIFT RM. / +" /Jk +J' /Ar +1' / ,1' / ,T1 / +1" / +" / *1' / + / + / + D O O_ _p SERVICE DRIVE USTOME II I I I o \\ \ GUNGE 0 File Name: UP \ Seo^0 Seo^0 Seo^O Seo^O Seo^O seo^O seo^O SQo^O 5Qo^O yQo^O yQo^O \ ❑ Irk----� — , _ Own. Chkd. Dsgn. YY.MM.DD ITI ITTI \\ 0® -—- -S Room — Permit-Seal o FLUIDS \ / / / / / / / / / / / Z >LJ I — 0— m ELEC. RM. ❑ ❑ ®II II DL ®� L °d- - - - - - - ---- - o o � SERVICE WORK STALLS 1 O ---— -------- - ----J L-------------------------- - - - - -- - ---- - --- - --„ SHOP EQUIP. TOOLS BUILDING LINE ABOVE 3 Project: LLI 0 35'-0" AUTONATION 0 221'-7" 72'-7" 17'-4" 147-7" PORSCHE OF 0 " 459'-1 TRUE PROJECT NEWPORT BEACH � " NORTH NORTH 550 WEST COAST HWY. NEWPORT BEACH, CA 92660 o Title: FIRST AND SECOND V O d � FLOOR PLANS M� 0 8 16 32 0 0 Project No. Scale SCALE: 1/16"=l'-O" 2007105003 AS NOTED �r U" FIRST FLOOR PLAN Drawing No. Sheet Revision 1 o� SCALE: 1/16" = 1'-0" 3 Of 0 ORIGINAL SHEEr - ARCH E1 57 PA2015-095 Attachment PC 2 - Project Plans Stantec Stantec Architecture 38 Technology Drive, suite#100 Irvine, CA 92618-5312 Tel. 949.923.6000 Fax. 949.923.6121 www.stcintec.com Copyright Reserved The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing — any errors or omissions shall be reported to Stantec without delay. The Copyrights to all designs and drawings ore the property of Stantec. Reproduction or use for any purpose other than that authorized by Stantec is forbidden. Consultants Client Aut6i'Ntaitlon, 200 SW 1 STAVE., 14TH FLOOR FORT LAUDERDALE, FL 33301 Key Plan: THIRD FLOOR / ROOF AREA SUMMARY 0 U Y C C MECHANICAL ROOMS 518 S.F. OCCUPANCY "S2" (NOT INC. IN FAR CALCULATION) OPEN ROOFTOP PARKING 27,026 S.F. TOTAL ROOF AREA 27,544 S.F. INDIVIDUALS OTHER THAN PORTERS WILL NOT PARK CARS ON THE ROOF SOLID ROOF CAR MECHANICAL ROOM. LOUVERED SOLID ROOF CAR COVERS W/ RIBBED VENTS AT EAST AND WEST COVERS W/ RIBBED CHARCOAL GRAY NON WALLS. NO OPENINGS AT CHARCOAL GRAY NON REFLECTIVE FINISH NORTH SIDE REFLECTIVE FINISH 160'-7" 60'-6" 72'-0" 148'-5" L 17'-7" SOLID ROOF CAR NO OPENINGS AT POTS WITH TREES - COVERS W/ RIBBED NORTH WALL OF LIFT TYP. CHARCOAL GRAY NON PENTHOUSE ' REFLECTIVE FINISH o kP. AM t«° &P',"4"g OVA M DN MECHANICAL VENT U u u o o (NOT INC. IN F.A.R.) I - I WITH LOUVERED WALLS AUTO LIFT o o ROOF BELOW AT SOUTH SIDE. NO o u U � ELEV. � M U U -I OPENINGS AT NORTH `O SIDE u u u u O7 EMPLOYEE PARKING SPACES MECHANICAL ROCI 7 SPACE @ 8'-6" = 59'-6" INV NTORY PACES LOUVERED WALL .i ' . ` e two 0 e ` . O8 INVENTORY SPACES O AT W, S, E, WALL 3 STALLS,@ 8'-6" ENCLOSED ROOF AUiO LIFT 5 STALLS @ 8'-6" 42'-6' 9 TALLS @ 8'-6" = 76'- 5 STALLS @ 8'-6" = 34'-0" = 25'-6" NO OPENINGS AT 10-0 g INVENTORY SPACES SERVICE REQUIRED N STALLS @ 8' 6" 51' 0 NORTH WALL OF 5% SLOP 18 PARKING SKYLIGHT 6 ST LL - _ - LIFT PENTHOUSE o DN 30 TOTAL INVENTORY SPACES ROOFTOP - 2 STALLS @ ' ' B A d. YY.MM.DD U U U RAMP o 4 STALLS @ 8'-6" = 34'-0" O7 INVENTORY SPACES 300 S.F. Revision y pp cc 30 TOTAL EMPLOYEE REQUIRED SPACES ROOFTOP I CD k8'-6" =17'-0" 9'-0" 0' 9'-0" 5 STALLS @ 8' 6" = 42'-6' MECHANICAL AREA SERVICE REQUIRED SPACES ROOFTOP 8'-6" 4 SERVICE REQUIRED PARKING g E LOYEE P RKING SPACES W/ ROOF & O EMPLOYE REQUIRED PARKINGLOUVERED EMPLOYEE O EMPLOYEE PARKING SPACE NORTH SDE WALLS. - NO OPENINGS AT I. 8 STALLS @ 8'-6" = 68'-0" REQUIRED 18 _0 o ro O PARKING 15 -0 0 0 0 - n n n n o I I r P.C. EXHIBITS 8P LT 2016.07.28 m 4' WIDE PEDESTRI, u) to n n II EMPLOYEE PATH 1 21'-0' ACCES LE SP CES�OT DEDICATION SHOWN/RESUBMITTAL BP LT 2016.05.17 I— REQUIRED - PLANNING RESUBMITTAL VK 2015.12.17 0Q0 O PARKINGDNI RAMP PORSCHE REVIEW RESUBMITTAL VK 2015.12.15 00 10'-0" I 15% SLOPE 10'-0" ^ O SERVICE REQUIRED 1ST. PLANNING SUBMITTAL 2015.05.08 5% SLOP I 57 SLOP PARKING By Appd. YY.MM.DD Issued File Nome: Dwn. Chkd. Dsgn. YY.MM.DD Permit-Seal 221'-7" 72'-2" 17'-9" 147'-7" 3 a Project: I 0 AUTONATION s TRUE PROJECT PORSCHE OF 0 NORTH NORTH NEWPORT BEACH 550 WEST COAST HWY. NEWPORT BEACH, CA 92660 30 Title: o a 16 32 THIRD FLOOR o >_ / ROOF PLAN 0 M a= O Om SCALE: 1/1 6"=l'-O" Project No. Scale 2007105003 AS NOTED 0 OM /M N<h o� Drawing No. Sheet Revision THIRD FLOOR / ROOF PLAN SCALE: 1/16" = 1'-0" 3a of Q ORIGINAL SHEET — ARCH El 152 PA2015-095 Attachment PC 2 - Project Plans BLAC ANODIZED SCREEN MESH OVER ETAL FRAMING TO SCREEN OPENI G INTO PARKING GARAGE. RIBBED METAL DECKING Stantec MATT GREY FINISH f� SLOPE RAIN GUTTER TUBE STEEL COLUMNS 'C"frl �i, Stantec Architecture LIGHT FIXTURE AND BEAMS PAINTED 38 Technology Drive, suite#100 MATT CHARCOAL GREY Irvine, PARAPET WALL I l o lY 92618-5312 Tel. 949.923.6000 Fax. 949.923.6121 —X11 www.stontec.com - — Copyright Reserved The Contractor shall verify and be responsible for all dimensions. DO - ...a.......a....,...i,,,,,.,,i„P...a,,,,.,a.......a,....„i1,,,,,,i,,,.,,.a,,,,,,,,0.'1 ,i",,,,i0,,1 1. NOT scale the drawing – any errors or omissions shall be reported to Stantec without delay. t The Copyrights to all designs and drawings are the property of Stantec. Reproduction or use for any purpose other than that authorized by Stantec is forbidden. Consultants ROOF TOP CANOPY DETAIL 5 PARTIAL ELEVATION VIEW 4 SCALE: 1/4" = 1'-0” SCALE: N.T.S. Client Oa Ion, 200 SW 1 ST AVE., 14TH FLOOR FORT LAUDERDALE, FL 33301 Key Plan: STAIR AND AUTO LIFT TOWER BEYOND WITH AUTO LIFT TOWER WITH BLACK CORRUGATED METAL BLACK CORRUGATED METAL PANELS PANELS ELEVATOR TOWER AND MECHANICAL ROOM WITH STAIR AND AUTO LIFT TOWER WITH CPO WITH PERFORATED CORRUGATED METAL PANELS BLACK CORRUGATED METAL METAL PANELS PANELS +5g.g AMSL!✓ _ — — _ � 59 LOUVERS BLACK ANODIZED SCREEN MESH T.O.P. AT AUTO LIFT T.O.P. T.O.P. AT AUTO LIFT OVER METAL FRAMING TO RAG EN OPENING INTO PARKING GARAGE METAL CANOPY. _ SEE DETAIL 5/ T.O.P. – - - Ot.� AMSL TAT STAIR — — +49.0' MS L TOT.O.P. .P.Y 45.0ST— – T.O.P. T.O.P, _.--. I I - io M N — r'1 0 O I 0' S — 13.0' A SL 1F.F.L.3.0' AMSL _ _ +13.0' AMSL F.F.L. F.F.L. BUTT JOINT GLASS DOOR WITH HIGH SPEED DOOR 0 F.F.L. GLAZING SYSTEM BLACK FRAME FULL ALUM. & GLASS BLACK CORRUGATED SERVICE. BLACK OVERHEAD DOOR WITH METAL PANELS ANODIZED ALUM. & BLACK FRAMES AT NVD AUTO LIFT DOOR CLEAR VISION PANELS PAINTED TO MATCH WALL SURFACE EAST ELEVATION 3 WEST ELEVATION 2 SCALE: 1/16" = 1'-0" SCALE: 1/16" = 1'-0" ALL SIGNAGE IS SHOWN FOR REFERENCE ONLY Revision By Appd. YY.MM.DD P.C. EXHIBITS BP LT 2016.07.28 DEDICATION SHOWN/RESUBMITTAL BP LT 2016.05.17 PLANNING RESUBMITTAL VK 2015.12.17 PORSCHE REVIEW RESUBMITTAL VK 2015.12.15 STAIR AND AUTO LIFT AUTO LIFT TOWER BEYOND 1ST. PLANNING SUBMITTAL 2015.05.08 TOWER WITH BLACK WITH BLACK CORRUGATED Issued By Appd. YY.MM.DD CORRUGATED METAL METAL PANELS PANELS CPO ENCLOSURE WITH BLACK ANODIZED SCREEN MESH CLEAR GLASS WITH ELEVATOR TOWER AND ALUMINUM COMPOSITE STAIR ENCLOSURE BEYOND PERFORATED METAL BLACK CORRUGATED OVER METAL FRAMING TO SCREEN SILVER HORIZONTAL MECHANICAL ROOM WITH METAL PANELS WITH BLACK CORRUGATED PANELS SUNRISE SILVER File Name: T.O.P. e AUTO–LIFT METAL PANELS OPENING INTO PARKING GARAGE MULLIONS PANELS AT CORRUGATED METAL PANELS SUNRISE SILVER COLOR METAL PANELS COLOR Dwn, Chkd. Dsgn. YY.MM.DD BUTT JOINT RECESS. BLACK COLOR METAL CANOPY T.O.P. GLAZING SYSTEM METAL CAN SPANDREL GLASS A±49.8' AMSL ® REAR Permit-Seal T.O.P. AT STAIR T.O.0Y ANppy ABOVE ROOF BL GLAZUTT ING SYSTEM NT T.O.P. / T.O.CANOP +49.0' AMSL T.O.P. +47.0' A S T.O.P. – +43.0' AMSL T.O.P. MARINER'S POINTE New ort BI Dach " rn c o o _ r AT REAR s RETAINING a WALL AT c a c e x e •n x a u o Llk � x :� a :e :e :e .z :¢ .z .z o .z :e e x a a e .z s :� x - . Project: l REARMI � , � � , , � � � � � � � � � � � � � � � � � � � � � � � � � X � � X AUTONATION oAMSL—/ WALL MOUNT'OVF.F.L. o F.F.L. LIGHT LANE INDICATOR OPEN BELOW PORSCHE F N LIGHTS 0 CEILING NEWPORT BEACH 550 WEST COAST HWY. NEWPORT BEACH, CA 92660 3 j� d� 'N Title: BUILDING 20 EXTERIOR ELEVATIONS oE /o Ma= O O T Om ^a Project No. Scale o,p 2007105003 AS NOTED d< o� Drawing No. Sheet Revision SOUTH ELEVATION NCO 1 40 SCALE: 1/16" = 1'-0" of ORIGINAL SHEET — ARCH E1 rj . PA2015-095 Attachment PC 2 - Project Plans Stantec Stantec Architecture 38 Technology Drive, suite#100 Irvine, CA 92618-5312 Tel. 949.923.6000 Fax. 949.923.6121 www.stantec.com Copyright Reserved The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing - any errors or omissions shall be reported to Stantec without delay. The Copyrights to all designs and drawings are the property of Stantec. Reproduction or use for any purpose other than that authorized by Stantec is forbidden. PROPERTY LINE Consultants EXISTING POWER POLES PROPERTY LINE BETWEEN 411 AND 421 KINGS RD EXISTING POWER POLES + BETWEEN 321 AND 403 KINGS RD I 411 KINGS RD. 56,25' J1159,8' AMSI M` — 53.3' AMSL — +53.4' AMSI 321 KINGS RD, Client AMSL 1 +47.0' AMSL - +41.5' MSL +41.5' AMSL 112'-0" — 112'-0" I COAST HWY R.O.W. MEZZANINE COAST HWY R.O.W. SMOMMM AuItoNation. 13� 1 4F +13.0' MSL - 200 SW 1 ST AVE., 14TH FLOOR FORT LAUDERDALE, FL 33301 Key Plan: SECTION THROUGH 411 KINGS RD 5 SECTION THROUGH 321 KINGS RD 3 SCALE: 1" = 30'-0" SCALE: 1" = 30'-0" PROPERTY LINE � PROPERTY LINE EXISTING POWER POLES EXISTING POWER POLES AT THIS PROPERTY BETWEEN 321 AND 403 KINGS RD I I .8' AMSL +68.2' MSL AMS _ 403 KINGS RD, L 1-- 3.4' AMSLO� pit _ SL �. 53.0' AMS 49' AM +: +47.0' AM511111L 3' AMSL +a1 — 1 ' A 311 KINGS RD, 112'-0" 112'-0" COAST HWY R.O.W. ZANNE COAST HWY R.O.W. +13,Q' — — — + ' A RevISIDn By Appd. YY.MM.DD P.C. EXHIBITS BP LT 2016.07.28 DEDICATION SHOWN/RESUBMITTAL BP LT 2016.05.17 PLANNING RESUBMITTAL VK 2015.12.17 PORSCHE REVIEW RESUBMITTAL VK 2015.12.15 1ST. PLANNING SUBMITTAL 2015.05.08 Issued By Appd. YY.MM.DD File Name: SECTION THROUGH 403 KINGS RD 4 SECTION THROUGH 311 KINGS RDL Permit-Seal Dwn. Chkd. Dsgn. YY.MM.DD SCALE: 1" = 30'-0" SCALE: 1" = 30'-0" ELEVATIONS AT BASE OF HOUSES BEYOND o PASSENGER RATED PROPERTY LINE v AUTO LIFT TO PASSrnI AUTO-LIFT R TOWERD ti ROOFTOP ELEVATOR TOWER AND Project: MECHANICAL ROOM WITH I T.O.P. n SMOOTH TEXTURE CORRUGATED STAIR ENCLOSURE BEYOND A U T O N A T 1 0 N M o METAL CANOPY METAL PANELS WITH BLACK CORRUGATED T.O.P. (AMSI LOUVERS AT METAL PANELS T.O.P. BEYOND o MECHANICAL LL WITH T.O.P. METAL CANOPY MECH. ROOM PORSCHE O F n LOUVERED WALLS ABOVE RETAINING WALL BEYOND ROOF AT SOUTH SIDE. NO PARAPET WALL 9' T.D.P. NEWPORT BEACH F;1— OPENINGS AT NORTH SIDE T 0 P. 2 m ROOFTOP PARKING - SKYLIGHT HVAC UNITS 40.5' AMSL ® S50 WEST COAST HWY. ROOFTOP PARKING NEWPORT BEACH, CA 92660 c +33' oc o_U o POINTE Title: I o :e � .z :e .r :e k c :e r r ,i ;� s :e .e m x a �x ;� MARINER'S OM z DETAIL BAYS mS :e c �A x � � � � � s a :x � c x :x � .e �L Eta � � �¢ ve a '^ RETAINING BUILDING AND WAITING LOUNGE n a s :e x a :e x c" .z r .z :e .z .z a .z r :e :e :e a :e .z a �o (A SL1J� WALL BEYOND sa MEZ. F.F.L. PROJECT CROSS SECTIONS c ? .a :e :n :e a :e a a :e v y a :n o a k `� e Ilka :x :x x :e o T.O.R W. Mom SERVICE SER IC DIVE I z z ���� ' I J J S 0 M o T x :� Project N0. Scale a e s xe :e :e g s xe :e xe a :e u e - c) `� s s � 'A s om e x �m x oa 1ST F.F.L. NOTE: (AMSL) = ABOVE MEAN SEA LEVEL 2007105003 AS NOTED ma BUILDING LONGITUDINAL SECTION 1 Drawing No. Sheet Revision �o 50 SCALE: 1/16" = 1'-0" Of ORIGINAL SHEET - ARCH E1 00 PA2015-095 Attachment PC 2 - Project Plans Stantec Stantec Architecture 38 Technology Drive, suite#100 Irvine, CA 92618-5312 Tel. 949.923.6000 Fax. 949.923.6121 www.stantec.com Copyright Reserved The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing — any errors or omissions shall be reported to Stantec without delay. The Copyrights to all designs and drawings are the property of Stantec. Reproduction or use for any purpose other than that authorized by Stantec is forbidden. Consultants PROPERTY LINE EXISTING POWER POLE BETWEEN 503 AND 511 KINGS RD I . Iti 511 KINGS RD. 59.8' bl Client 50' ` 5.0' 112'-0" COAST HWY R.O.W. AutoNation. SL 200 SW 1STAVE., 14TH FLOOR FORT LAUDERDALE, FL 33301 SECTION THROUGH 511 KINGS RD 3 Key Plan: SCALE: 1" = 30'-0" PROPERTY LINE I EXISTING POWER POLE BETWEEN I PROPERTY LINE 521 AND 603 KINGS RD EXISTING POWER POLE BETWEEN 503 AND 511 KINGS RD ti 7.4' +75.0' ll 603 KINGS RD, 503 KINGS RD, 59.8' AM$1 — B' 6 _ — 25' AMSI 5 AMSL 149' AMSL— I 112'-0" 112'-0" COAST HWY R.O.W. - - I COAST HWY R.O.W. —Tld +13.0' AMSILOIL +13.0' AMSL BUILDING PAD EL ONY MINY SECTION THROUGH 603 KINGS RD 5 SECTION THROUGH 503 KINGS RD 2 SCALE: 1" = 30'-0" SCALE: 1" = 30'-0" Revision By Appd. YY.MM.DD P.C. EXHIBITS BP LT 2016.07.28 DEDICATION SHOWN/RESUBMITTAL BP LT 2016.05.17 PLANNING RESUBMITTAL VK 2015.12.17 PORSCHE REVIEW RESUBMITTAL VK 2015.12.15 1ST. PLANNING SUBMITTAL 2015.05.08 Issued By Appd. YY.MM.DD File Name: Dwn. Chkd. Dsgn. YY.MM.DD Permit-Seal EXISTING POWER POLES EXISTING POWER POLE BETWEEN 521 AND 603 KINGS RD 3 PROPERTY LINE EXISTING POWER POLES N ti BETWEEN 411 AND 421 KINGS RD� Project: I �I ` $,9' At`SLS Y +73. " AM AUTONATION hjl 521 KINGS RD, PORSCHE OF -- 421 KINGS RD, 0 159.8Y J450' AMS1 A NEWPORT BEACH 'c ' A +45.0' AMSLI � JA +41.5' AMSL 550 WEST COAST HWY. 112'-0" 3 0 COAST HWY R.O.W. 112'-0" NEWPORT BEACH, CA 92660 COAST HWY R.O.W. Title: �NELI '0 13,0' AMSI +13.0' AMSL -' Y PROJECT CROSS SECTIONS S O uE M0= O O T Om 00- NOTE: (AMSL) = ABOVE MEAN SEA LEVEL Project o. Scale 2007105003 AS NOTED SECTION THROUGH 521 KINGS RD 4 SECTION THROUGH 421 KINGS RD Drawing No. Sheet Revision r,a >N SCALE: 1" = 30'-0" 5a of 0 SCALE: 1" = 30'-0" ORIGINAL SHEET - ARCH E1 2 PA2015-095 Attachment PC 2 - Project Plans I Stantec Stantec Architecture 38 Technology Drive, suite#100 Irvine, CA 92618-5312 Tel. 949.923.6000 Fax. 949.923.6121 BASE ELEV. 25.75' AMSL www.stantec.com BASE ELEV. 25.9' AMSL BASE ELEV. 40.75' AMSL I / ALLOWABLE AT +26' 51.75' AMSL ALLOWABLE AT +26' 51.9' AMSL ALLOWABLE AT +26' 66.75' AMSL / ALLOWABLE AT +35' 60.75' AMSL Copyright Reserved ALLOWABLE AT +35' 60.9' AMSL ALLOWABLE AT +35' 75.75' AMSL I / I PROPOSED PARAPET HGT. 43' AMSL I The Contractor shall verify and be responsible for all dimensions. DO PROPOSED PARAPET H T. 45' AMSL PROPOSED PARAPET HGT. 43' AMSL I / \ (HGT. ABOVE F.F.L.) 30' I NOT scale the drawing any errors or omissions shall be reported to _ Stantec without delay. (HGT. ABOVE F.F.L: �- 32' (HGT. ABOVE F.F.L.) 30' �II I The Copyrights to all designs and drawings are the property of - BASE ELEV. 35.8' AMSL - - Stantec. Reproduction or use for an purpose other than that BASE ELEV. 23' AMSL - ---- - P y P P - au - thorized b Stantec is forbidden. ALLOWABLE AT +26' 61.8' AMSL / BASE ELEV. 33.15' AMSL y / ALLOWABLE AT +26' 49' AMSL - _ � BASE ELEV. __- 1,23.2' AMSL ALLOWABLE AT +35' 70.8' AMSL ALLOWABLE AT +26' 59.15' AMSL ALLOWABLE AT +35 58' AMSL ALLOWABLE AT +26' 49.2' AMSL Consultants BASE ELEV. 30.58' AMSL S -J PROPOSED PARAPET HGT. 43' AMSL ALLOWABLE AT +35' 68.15' AMSL PROPOSED PARAPET ALLOWABLE AT +26' 56.58' AMSL �� (HGT. ABOVE F.F.L.) 30' PROPOSED PARAPET HG7. 43' AMSL HGT. 53.4' AMSL ALLOWABLE AT +35' 58.2' AMSL HGT ABOVE F.F.L. / (HGT. ABOVE F.F.L.) 40.4' PROPOSED PARAPET HGT. 47' AMSL ALLOWABLE AT +35' 65.58' AMSL / p ( ) / 30' PROPOSED PARAPET 59.8' AMSL �� L (H T VE -:F.L) 34' HGT. (HGT. ABOVE F.F.L.) 46.8' 6g _ BASE ELEV. /6.6' AMSL -- BASE ELEV. I ALLOWABLE AT-+26' . 52.6' AMSL _ ALLOWABLE AT +26' 560, / ALLOWABLE AT +35' 61.6' AMSL -ALLOWABLE AT +35' 65.0 / / O PROPOSED-PARAPET 55 25 �- - �/ �'� I Client f _ ' AMSL. -HGT. PROPOSED PARAPET HGT. 4 ' A 55 (HGT (HGT ABOVE F.F.L.) 3 ' I 25���� I AutoNation. P5 - 211 200 SW 1STAVE. 14TH FLOOR S.fi 3.25' 2 FORT LAUDERDALE, FL 33301 � - ELEVATOR AND MECH. RM AREA t 249 S.F. - - Ke Pian' AUTO-LIFE- y / TOWER A 315 S. STAIR TOWER ���-- AREA f 219 S.F. - -- -- -- - - -- -- -- -- - -- -- -- -- -- - - --- - - _ - - - P4 15.8 -- - -- - -- 27- - -- -- -- - -- 25. - - - -- -- 24. - - - - - - - - - - - 23.2 - - - - - - - - - - - - - - - - --21.3 20.4 19.5 18.4 - -- -- -=--17.3 16.5 t 1� _ AUTO LIFT AND STAIR 30 -� TOWER AREA f 515 S.F. '�� - ---� �/- BASE ELEV. 25.3' AMSLRM ALLOWABLE AT +26' 51.3' AMSL - - = tMECH. 291 SF.AR E ALLOWABLE AT +35' 60.3' AMSL _�� - - PROPOSED PARAPET HGT. 24' AMSL _- (HGT. ABOVE F.F.L.) 11' _ - - J 16 4 16.1 \'�•7 P$ 1e{5 - � 17.1' 17 - - - -- - - - - -- - 15.4- - - -- - -- - - - - - - - - -=� - _- -- - - - - � �.\-- - _ - - - - - - - - -- -- -- --1- - - - - 1� BASE ELEV. 15.16' AMSL ��- ALLOWABLE AT +26' 41.16' AMSL - - ALLOWABLE AT +35' 50.16' AMSL BUILDING POINT WITH THE MAX. PROPOSED PARAPET HGT. 43' AMSL BUILDING HEIGHT ABOVE BASE - - - - ELEVATION. +34.2' - (HGT. ABOVE F.F.L.) 30' 11.5' 11.6 ' 11.74' 11.83' 1.9' 11.93' 12.08' 12.15' 12.21' 12.3' 12.37' 12.45 P2 12 5' P2 - 115' - - - - -- - - - - - - - - - - - - - - - - - - - - x- - - -- - - -- - - - x- - - - -- X - - -- -- - - -- -X - - - - - - - X - - - - - - - - - - -- - - -- -- - - -- - - - - - - - - -- - - - - -- - - - - BASE ELEV. 15.8' AMSL BASE ELEV. 15.25' AMSL BASE ELEV. 15.1' AMSL BASE ELEV. 22.1' AMSL BASE ELEV. 16.5' AMSL BASE ELEV. 15.25' AMSL BASE ELEV. 14.8' AMSL ALLOWABLE AT +26' 41.8' AMSL ALLOWABLE AT +26' 41.25' AMSL ALLOWABLE AT +26' 41.1' AMSL ALLOWABLE AT +26' 48.1' AMSL ALLOWABLE AT +26' 42.5' AMSL ALLOWABLE AT +26' 41.25' AMSL ALLOWABLE AT +26' 40.8' AMSL ALLOWABLE AT +35' 50.8' AMSL ALLOWABLE AT +35' 50.25' AMSL ALLOWABLE AT +35' 50.1' AMSL ALLOWABLE AT +35' 57.1' AMSL ALLOWABLE AT +35' 51.5' AMSL ALLOWABLE AT +35' 50.25' AMSL ALLOWABLE AT +35' 49.8' AMSL PROPOSED PARAPET HGT. 43' AMSL PROPOSED PARAPET HGT. 43' AMSL PROPOSED PARAPET HGT. 43' AMSL PROPOSED PARAPET (HGT. ABOVE F.F.L.) 30' 50' AMSL PROPOSED PARAPET PROPOSED PARAPET HGT. 45' AMSL PROPOSED PARAPET HGT. 49' AMSL (HGT. ABOVE F.F.L.) 30' (HGT. ABOVE F.F.L.) 30' HGT. HGT. 45' AMSL - - (HGT. ABOVE F.F.L.) 3T (HGT. ABOVE F.F.L.) 32' (HGT. ABOVE F.F.L.) 32' -- (HGT. ABOVE F.F.L.) 36' P7 119' PI - 10.8' - - - - WEST COAST HIGHWAY - - - - - TRUE PROJECT NORTH NORTH Revision By Appd. YY.MM.DD P.C. EXHIBITS BP LT 2016.07.28 0 10 20 40 DEDICATION SHOWN/RESUBMITTAL BP LT 2016.05.17 PLANNING RESUBMITTAL VK 2015.12.17 PORSCHE REVIEW RESUBMITTAL VK 2015.12.15 1ST. PLANNING SUBMITTAL 2015.05.08 SCALE: 1`20'-0" Issued By Appd. w.MM.DD File Name: BASE ELEVATION EXHIBIT 1 Permit-Seal Own. Chkd. Dsgn. YY.MM.DD SCALE: 1/16" = 1'-0" X BASE ELEVATION ESTABLISHED = 17.5' AMSL AMSL = ABOVE MEAN SEA LEVEL HEIGHT IS BASED ON 17.5' NAVD 88 3 w AREA OF BLDG THAT IS BELOW 26' ABOVE BASE Project: mELEVATIONl �I NOT SHADED, AREA OF BLDG THAT IS BETWEEN 26'-35' AUTONATION o ABOVE BASE ELEVATION. 0 PORSCHE OF 0 NEWPORT BEACH 550 WEST COAST HWY. NEWPORT BEACH, CA 52660 3 T O c Title: ALL BUILDING ELEVATIONS ASSUME F.F. ELEVATIONS = 13'-0" AMSL BASE ELEVATION ESTABLISHED PER NB ZONING CODE SECTION BASE ELEVATION 20.30.050 EXHIBIT o � 0 M a= O T Project No. Scale �m 0 2007105003 AS NOTED r, oa o� o� Drawing No. Sheet Revision r, o� 0 of ORIGINAL SHEET - ARCH E1 02 PA2015-095 Attachment PC 2 - Project Plans Stantec Stantec Architecture 38 Technology Drive, suite#100 Irvine, CA 92618-5312 Tel. 949.923.6000 BASE ELEV. 25.75' AMSL Fax. 949.923.6121 www.stantec.corn BASE ELEV. 25.9' AMSL BASE ELEV. 40.75' AMSL ALLOWABLE AT +26' 51.75' AMSL ALLOWABLE AT +26' 51.9' AMSL ALLOWABLE AT +26' 66.75' AMSL ALLOWABLE AT +35' 60.75' AMSL Copyright Reserved ALLOWABLE AT +35' 60.9' AMSL ALLOWABLE AT +35' 75.75' AMSL PROPOSED PARAPET HGT. 43' AMSL The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing - any errors or omissions shall be reported to PROPOSED PARAPET HGT. 45' AMSL PROPOSED PARAPET HGT. 43' AMSL (HGT. ABOVE F.F.L.) 30' Stantec without delay. The Copyrights to all designs and drawings are the property of (HGT. ABOVE F.F.L.) 32' (HGT. ABOVE F.F.L.) 30' L Stantec. Reproduction or use for any purpose other than that BASE ELEV. 35.8' AMSL BASE ELEV. 23' AMSL authorized by Stantec is forbidden. ALLOWABLE AT +26' 61.8' AMSL BASE ELEV. 33.15' AMSL ALLOWABLE AT +26' 49' AMSL ALLOWABLE AT +26' 59.15' AMSL BASE ELEV. 23.2' AMSL Consultants ALLOWABLE AT +35' 70.8' AMSL ALLOWABLE AT +35' 58' AMSL ALLOWABLE AT +26' 49.2' AMSL BASE ELEV. 30.58' AMSL PROPOSED PARAPET HGT. 43' AMSL ALLOWABLE AT +35' 68.15' AMSL PROPOSED PARAPET PROPOSED PARAPET HGT. 43' AMSL HGT53.4' AMSL ALLOWABLE AT +35' 58.2' AMSL ALLOWABLE AT +26' 56.58' AMSL .(HGT. ABOVE F.F.L.) 30' PROPOSED PARAPET HGT. 47' AMSL ALLOWABLE AT +35' 65.58' AMSL (HGT. ABOVE F.F.L.) 30' (HGT. ABOVE F.F.L.) 40.4' PROPOSED PARAPET 59.8' AMSL BASE ELEV. 23.8' AMSL (HGT. ABOVE F.F.L.) 34' HGT. ALLOWABLE AT +26' 49.8' AMSL (HGT. ABOVE F.F.L.) 46.8' BASE ELEV. 26.6' AMSL ALLOWABLE AT +35' 58.8' AMSL Client BASE ELEV. 30.00' AMSL ALLOWABLE AT +26' 52.6' AMSL BASE ELEV. 31.75' AMSL PROPOSED CANOPY HGT. 45.7' AMSL BASE ELEV. 21.2' AMSL ALLOWABLE AT +26' 56.00' AMSL ALLOWABLE AT +35' 61.6' AMSL BASE ELEV. 36.25' AMSL ALLOWABLE AT +26' 57.75' AMSL (HGT. ABOVE F.F.L.) 32,7' ALLOWABLE AT +26' 47.2' AMSL 7I n -ALLOWABLE AT +35 65.00 AMSL PROPOSED PARAPET ALLOWABLE AT +26 62.25' AMSL ALLOWABLE AT +35 66.75 AMSL ALLOWABLE AT +35 56.2 AMSL HGT. 56.25 AMSL BASE ELEV. 28.3 AMSL I I I , PROPOSED PARAPET HGT. 45' AMSL (HGT. ABOVE F.F.L.) 43.25' ALLOWABLE AT +35' 71.25' AMSL PROPOSED CANOPY HGT. 45.7' AMSL ALLOWABLE AT +26' 54.3' AMSL PROPOSED PARAPET HGT. 43' AMSL (HGT. ABOVE F.F.L.) 32' PROPOSED CANOPY HGT. 45.7' AMSL (HGT. ABOVE F.F.L.) 32.7' (HGT. ABOVE F.F.L.) 30' 200 SW 1 STAVE., 14TH FLOOR ALLOWABLE AT +35' 63.3' AMSL PROPERTY LINE (HGT. ABOVE F.F.L.) 32.7' FORT LAUDERDALE, FL 33301 PROPOSED CANOPY HGT. 45.7' AMSL (HGT. ABOVE F.F.L.) 32.7' - - - - - - - - - - - - - - - - - - - - AUTO-LIFT - - - - - - - - - - - - - - - - - - - - - - - - - - Key Plan: ENCLOSURE ROOF POTS WITH TREES - TYP. S AIR ROOF BASE ELEV. 22.1' AMSL race ra race t arace Tac e e ""I T e e '[' I ALLOWABLE AT +26' 48.1' AMSL BASE ELEV. 39.2' AMSL ALLOWABLE AT +35' 57.1' AMSL ALLOWABLE AT +26' 65.2' AMSL PROPOSED CANOPY ALLOWABLE AT +35' 74.2' AMSL HGT. 48.6' AMSL PROPOSED CANOPY HGT. 45.7' AMSL (HGT. ABOVE F.F.L.) 35.6' (HGT. ABOVE F.F.L.) 32.7' I EXL :>< v ELEV. AND MECH. AREA W/ROOF & ROOF RM. LOUVERED WALLS ]EI ROOF I RAMP ON AUTO STORAGE AREA METAL CANOPY. (NO DISPLAY LIGHTING) T.O.CANOPY IS 45.7' AMSL W1 METAL CANOPY. POTS WITH TREES - TYP. T.O.CANOPY IS 48.6' AMSL AUTO LIFT & ST AUTO STORAGE AREA OCLOSURE (NO DISPLAY LIGHTING) RAMP UP I BASE ELEV. 17.2' AMSL BASE ELEV. 16.5' AMSL BASE ELEV. 16.25' AMSL BASE ELEV. 15.16' AMSL I ALLOWABLE AT +26' 43.2' AMSL ALLOWABLE AT +26' 42.5' AMSL ALLOWABLE AT +26' 42.25' AMSL ALLOWABLE AT +26' 41.16' AMSL WI Vv I VV I ALLOWABLE AT +35' 52.2' AMSL ALLOWABLE AT +35' 51.5' AMSL ALLOWABLE AT +35' 51.25' AMSL ALLOWABLE AT +35' 50.16' AMSL PROPOSED CANOPY HGT. 45.7' AMSL PROPOSED CANOPY HGT. 45.7' AMSL PROPOSED CANOPY HGT. 45.7' AMSL PROPOSED PARAPET HGT. 43' AMSL (HGT. ABOVE F.F.L.) 32,7' (HGT. ABOVE F.F.L.) 32.7' HGT. ABOVE F.F.L.) 32.7' (HGT. ABOVE F.F.L.) 30' I I BASE ELEV. 15.8' AMSL BASE ELEV. 15.25' AMSL BASE ELEV. 16.58' AMSL BASE ELEV. 15.1' AMSL BASE ELEV. 22.1' AMSL BASE ELEV. 16.5' AMSL BASE ELEV. 15.25' AMSL BASE ELEV. 14.8' AMSL ALLOWABLE AT +26' 41.8' AMSL ALLOWABLE AT +26' 41.25' AMSL ALLOWABLE AT +26' 42.58' AMSL ALLOWABLE AT +26' 41.1' AMSL ALLOWABLE AT +26' 48.1' AMSL ALLOWABLE AT +26' 42.5' AMSL ALLOWABLE AT +26' 41.25' AMSL ALLOWABLE AT +26' 40.8' AMSL ALLOWABLE AT +35' 50.8' AMSL ALLOWABLE AT +35' 50.25' AMSL ALLOWABLE AT +35' 51.58' AMSL ALLOWABLE AT +35' 50.1' AMSL ALLOWABLE AT +35' 57.1' AMSL ALLOWABLE AT +35' 51.5' AMSL ALLOWABLE AT +35' 50.25' AMSL ALLOWABLE AT +35' 49.8' AMSL PROPOSED PARAPET HGT. 43' AMSL PROPOSED PARAPET HGT. 43' AMSL PROPOSED CANOPY HGT. 45.7' AMSL PROPOSED PARAPET HGT. 43' AMSL I PROPOSED PARAPET 50' AMSL PROPOSED PARAPET 45' AMSL PROPOSED PARAPET HGT. 45' AMSL PROPOSED PARAPET HGT. 49' AMSL (HGT. ABOVE F.F.L.) 30' (HGT. ABOVE F.F.L.) 30' (HGT. ABOVE F.F.L.) 32.7' (HGT. ABOVE F.F.L.) 30' T. HGT. (HGT. ABOVE F.F.L.) 37' (HGT. ABOVE F.F.L.) 32' (HGT. ABOVE F.F.L.) 36' - - - - - - (HGT. ABOVE F.F.L.) - - 32 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - TRUE PROJECT NORTH NORTH Revision By Appd. YY.MM.DD 5ECDI&W1§HOWV/RESUBMITTAL BIP LT 2016.19.0 0 8 16 32 DEDICATION SHOWN/RESUBMITTAL BP LT 2016.05.17 PLANNING RESUBMITTAL VK 2015.12.17 PORSCHE REVIEW RESUBMITTAL VK 2015.12.15 SCALE: 1/16"=1'-O" 1ST. PLANNING SUBMITTAL 2015.05.08 Issued By Appd. YY.MM.DD File Name: ROOF ELEVATIONS EXHIBIT 1 Permit-Seal Own. Chkd. Dsgn. YY.MM.DD SCALE: 1/16" = 1'-0" ELEVATOR. AUTO-LIFT, & STAIR ENCLOSURE 3 W J ALL BUILDING ELEVATIONS ASSUME F.F. ELEVATIONS = 13'-0" AMSL Project: a �I BASE ELEVATION ESTABLISHED PER NB ZONING CODE SECTION of 20.30.050 AUTONATION 0 o PORSCHE OF NEWPORT BEACH 550 WEST COAST HWY. NEWPORT BEACH, CA 92660 3 T Title: UROOF ELEVATIONS EXHIBIT da J L O U O `oE O M a= O Project No. Scale o� 2007105003 AS NOTED 0 o� a,<r o� Drawing No. Sheet Revision o� 0 7 Of JN ORIGINAL SHEET - ARCH E1 os PA2015-095 Attachment PC 2 - Project Plans Stantec Stantec Architecture 38 Technology Drive, suite#100 Irvine, CA 92618-5312 Tel. 949.923.6000 Fax. 949.923.6121 LIGHTING LEVELS SHOWN www.stantec.com ARE ON THE ROOF Copyright Reserved The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing - any errors or omissions shall be reported to Stantec without delay. The Copyrights to all designs and drawings are the property of Stantec. Reproduction or use for any purpose other than that authorized by Stantec is forbidden. 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YY ."°tY ,aar r1��:Y "wS`F a°S�Y Try . rryY Y YY WYY YYY Y + Y F 8' + YYY .+YY Y Y . . . lYYY YYYYY OtBYYOlYYYYY YYY YYYYYtt YYYY YY1YYY YYYYYYY YYY YYYY YY.Y YYYY YYYYY YYY YYYYYYtYYYY Y YY YYYOYY YY YYY YYY YYY YYY Y YY YYYYY.YS0`YY YYYY Y YYY YYY YYY ':-=p=--_-=D�-_--_--_=-d=--=� ;----------- & _�- _�' -=Gam_=W f•5=. �O, 17.2® �5 1" YO00 .b00 .b0.0 _ Y .O0 �0 " O " 0, $+ +5 + 2 4= _ E E 9 PA2015-095 Attachment PC 2 - Project Plans 70/ II POOL `- w - o " POOL POOL �- 6g RETAINING_WAL-L POOL X 6Q _ 9�2 -STD_CINLEf �� oPP PALM RETAINING-WALL - REFAINING-WALE -22:2 TW 55 �- H=34.0' /- - =H=9:5' -FIP GB� 20:7-FL/TG 22:65-TW - HP \- - _ _ i �- _SD INL=ET /�_ -- SD=INL=ET GB- HPC GB /iGB -DITCH -GB --� _24:0,j 22.7YTW -U�94 INV. (W)� FL- - / 47:5 PNS = O TW' 47.0 TW 42:0 TW=-r_3.4.2 TW �� 33:3�1W 3:1<O�PN� 3'-WIDE =28.0)j,TW = 5 _� 22.5=FL% 22-PLS - -1-0.40_INV-(S)� - �- TG�44.5'FL = 45 5'FL �- 3 �j 29.5 PROPERTY�L'INE - _ -- Xrt�5` FI-34:5'= -_ ` \ _i /!�� 40= _� ✓✓�� =7 14%moi �i4:( %. . r -- - ----- -�. W i-�y----e�_�W �---��- -�.----_W �"-W W -y W.,�. . �//./�/y�.�.�-s----�.m--"__��_W_w .-, ___"�iW�/W r✓!1.9-.2/�4%�%���mo-i�___-.=-.l���i 6-,l s s"�=�s1�,��m•� i�� - y sI RETAINING WALL H=9,7, /ds-- S? 13.00 FF 12.95 FS 12.90 FS RETAINING-WAL'Lri �� WV-OITCH �W ETAINING-WALL =34 .- ✓ ;-''W1QE-� RH H=24 5' �` ✓ - `_ �W- 1=3 'DEEPS %/j SD INLET - � _ l 13.00 FF --� - ;FiPr- /SD�INLETr�,.__. �IiP .. �` �-- �`�%/j4;:0 PN_ -~-,34-SWTW=W�1 I �W �y -SD: y 147:8 T1M11�43:0 T!N ,�--W-w-� 47:0 TW: / -i X31.5-FL/TG 330-F-L- I` � �-°- � ----.• � 13.00 FF 38:0 TWA �� 45"5=FLS' ' � "� 1-4.:44% ��29 72 INV.= W 3fi 5 GA�_55 q�� =1-J 2r a% 13.00 FF 12.50 TG _62:80-FS\ PR. BUILDING ov° EX�.-WALL- 13.00 FF s FF ELEV = 13.0 � \° o �/ � Lw 13.00 FF ° q° 12.85 FS 13.00 FF I 1112.90 FS PROPERTY LINE � PR. BUILDING o1 . � , FF ELEV = 13.0 13.00 FF 12.95 FS_ - -I- 12.60 FS 13.00 FF 12.8 FS - 12.26 TG 12.81 FS �5% 12.97 FS - - - - - - - - - - - - - - - - - -�` O 8.26 INV I ! o� STORM WA ER -2.2%_ _ _ _ _3" CF - _12.66 FS J L - - - - - - - - - - - DIVERSION STRUCTURE TREATME PAL PEAK FLOWRATE BYPASSES 9.53 IN 13.00 FF MWS TREATMENT SYSTEM 12.80 FS 13.00 FF "CF 12.46 FS I FLOWRATE 3 CF MODULAR WETLANDS SYSTEM TO MWS 12.36 FS 12.58 FS MWS-L-4-8-V-UG 9.47 INV. RETAINING WALL 2.23% 3" CF 3" CF ��° 12.36 FS PEAK FLOWRATE BYPASSES Uri, " ' 12.95 FS I 12.36 FS C> I 3" CF H-,1 t� 12.20 FS DIVERSION STRUCTURE MODULAR WETLANDS SYSTEM I 0" CF ^• c l / MWS TREATMENT SYSTEM i 13.00 FS 12.50 FS 7,71 INV. N 7.43 INV. MWS-L-8-12-V-UG o-1 �1 'v/ �sy 9.16 INV. 1113.00 FG 12.25 FS M ti• 12.69 FS SD CLEANOUT 8.70 INV. 9/ \ 12-21 FS PROPERTY LINE N 11.27 TG 1 I 8.20 INV. - - - - 7.47 INV. STORM DRAIN PIPE 7.77 INV STORMWATER TREATMENT FLOWRATE TO MWS 7.05 INV. n 7.90 INV. ` ! 5=0.0050- - - - - - -� - - �° 12.18 TG Mi SIZE TO BE DETERMINED ° '�• 9.0 INV 0 1 6" CF S_.005) D -I - - - ��q / 11.80 FS EX. R IIK WALL L 8.07 INV. 7.78 INV. S=0.0050.12.07 FS 7.46 INV. - - - - - - LP Ry 11_61 FS 7.97 INV. - - - - - - - ® ® HP 11.26 TG I 11.80 FS I 3 CF s 112.0 TG I 2.5 FS W� PROTECT IN 'PLACE �I y �° 11.68 TG I 1.45 G LP 11. 0 FS 8.86 I V ' 11.09 TG BW , 9.22 INV �/ S 5°I 2.52% 20 I V 10 95 TG 10.9 FS 1.82% 8.97 INV 9 10.55 TG �- 7.68 INV ° - - - - - - I 10.37 TG 7.30 HP " CF 1.26% 8. 61NV - - - - - - - - - fs - - W - - -= - - W . ` W 11. 8 TG NII 8.03 INV 11.86 FS 1.2 I INV. I 3% 12.2 FS 1.26% - D 76 FS - - - - - - - - - - - - - - MATCH I 8.1 INV 6" CF 6"8 CF ' - W W - - - - - - - - 079 F�- - I 1 o I BW 111.60 BW FS' - 1.1 1' 11.24 BW 1� 10.15 BW 9.986W 10:10 BW . W . W . Wy Wy - WWW - Wy ` ..- W W 10.90 BW 11.14 BW PALMS W 10.46 BW 10.62 BW _ 10.71 BW -1"1`26'TC- ='11:4`4'TC 1= MATCH EX --'- - 10.19 BW 10.35 BW - 10"61`FL 1 i.-13=TC-=1D.69�FL' - 1- TC & FL i=10.98`TC= 11:08=TC 10..-76-FL 10:94-FL 10.45 BW 10 46'TC - 1-0-48=FL 0 CF 10:63-FL 0=CF MATCH-EX - 10 55=TC 1'0:58-FL �10.30�TC 10.24-'FL I� o e --10`03 TC`m o10.19 TC==C 10 05-FL _ERTY LINE _ _ _ _ _ _ L JII 10.29 TC -9`67-FL 0-14 TC -9p50�,� -9.53 EL - - -9.69-FL 9.8D-FL PROPS- EX. 36 CALTRANS STORM DRAIN _ MATCH-EX- 0" CF 9.64 FL 0 CF INSTALL NEW CURB / - - �_-_ - - - - -- - Z - - - - � - , - 11.56 TC T,C & FL I 9.79 FL 9.94 TC (;.86) INV - __ _ _ _ _ _ _ _ - - ��Ej I TFL - S� AND GUTTER -- - - - -- - /-- - _ _l _ - _ TC 10.78 FL 1 .89 TC 11.45 TC' 11.49 TC r - - - - J - - - /-`- 10.07 FL 10.13 FL 0. TC 10.84 TC 10.36 FL 10.42 FL 10.99 TC 11.04 TC 11.24 TC 1 _ - 10.51 TC 11.02 FS 11.06 FS 11.14 FS 11.32 FS - - - - - -=- - - - FL 9.78 FL 10.44 TC -INV-PR �- 0.25 TC �- ,� S 10.62 FS 10.69 FS 10.86 FS 10.88 FS 10.97 FS 1 6.80 SD 10.57 TC 10.52 TC 10.46 TC �rtz TC 10.37 TC o j EXISTING CURB AND GUTTER/ 10.34 FS 10.44 FS 1LI ' �� ' T© (6Ei REMOVE 10.07 FS X0.13 FS 10.18 FS 10.27 FS (UNNE INNOEX-SD 11.99 FS - � � `�� '�• 9.88 S L9_91 FS l D 1 � 11.63 FS CONNECT TO EX.8�36"PROP 1CNJ'.ca� FS 10.02 FS x'•95 FS 9% ra 6.86 INV. PR SD CONFORM TO SEE NOTE1 11.39 FS 11.51 FS _ 10.16 FS 10.20 FS 10.17 FS RELOCATE EX. EXISTING PAVEMENT 11.1=FS - PR. RIGHT OF WAY o o EX. RIGHT OF WAY RELOCATE EX. CATCIi BASIN (UN NF INV EX SD 10 9 11.04 FS _ -- - PRIOR TO ST. DEDICATION CATCH BASIN 10.50 10.57 CQNNEC--T_TO�EX 36RCP _ ________ P_OST STREET DEDICATION 10.5 1" --- W EST- ---- �T_ OAST H I G 10.7 - - - _ - L--------- -- - - AREA U/C I-----I - ASPH. yy�� 7� a s 0 EARTHWORK QUANTITIES CUT = 9,349 C.Y. M FILL = 252 C.Y. NET = 9,097 C.Y. (EXPORT) 0 N n N N W O J d 0 NOTES 0 1 . ABOVE GROUND FEATURES AND UTILITIES INCLUDING M BUT NOT LIMITED TO PIPES, STREET LIGHTS, UTILITY BOXES AND FIRE HYDRANTS TO BE RELOCATED OR ADJUSTED TO ACCOMMODATE THE STREET DEDICATION. Q GRAPHIC SCALE 0 20• 0 10• 20• 40' 80' 3 0 ( IN FEET ) 1 inch = 20' ft. 0 DESIGNED BY: DEVELOPER: PREPARED BY: PLAN CHECK NO. VSYI pROfESSIpN9/ CONCEPTUAL GRADING PLAN S.r, jT Fc DRAFTED BY: a e PERMIT NO. VSYI Aut@Nation� r m PORSCHE OF NEWPORT BEACH No. 73766 38 TECHNOLOGY DRIVE, SUITE 100 550 WEST COAST HIGHWAY, NEWPORT BEACH, CA * Exp. 06/30/15 * IRVINE, CA 92618 200 SW 1STAVE., 14TH FLOOR s CIVIL Q 949.923.6000 stantec.com SHEET CHECKED BY: FORT LAUDERDALE, FL 33301 ryTF OF CNVECITY OF NEWPORT BEACH a N0. DATE REVISIONS ENG. APPR. DATE VSYI VICKY S.Y. 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O raw.<^ 17•JIt11 __ _ Dec - - --- - - - a� I r � I r � - I r ^� � ■�- � � �I■r- `�f■rte ���- �. , • • s • 1 • • 1 lei WE . . � . . • ` • � . . • • • Will 1 ' • ' ' PA2015-095 Attachment PC 2 - Project Plans AB 1881 LANDSCAPE DOCUMENTATION IRRIGATION LEGEND PVC LATERAL SIZING GUIDE X❑ PROJECT INFORMATION MANUFACTURER & LATERAL MAXIMUM GPM THRU PROJECT APPLICANT: AUTONATION SYMBOL DESCRIPTION MODEL NUMBER REMARKS Stantec SIZE 100' MAX LENGTH LATERAL PROJECT ADDRESS: 550 WEST COAST HIGHWAY LANDSCAPE AREA: 12986 3/4" 0-10 GPM PROJECT TYPE: NEW ® 6" POP-UP ROTARY SEE VALVE Q=QUARTER SPRINKLER SCHEDULE H=HALF 1 " 11 -16 GPM WATER SUPPLY TYPE: POTABLE F=FULL Stantec Architecture 1 -14" 17-26 GPM CLIENT CONTACT: LARY TIDBALL / PROJECT CONTACT: LARRY TIDBALL, STANTEC 0 AUTOMATIC RAIN SENSOR RAINBIRD INSTALL PER MFR 38 Technology Drive, suite#100 1 -1 /2" 27-35 GPM SEE LEGEND FOR LATERAL MATERIAL RSD-BEx RECOMMENDATIONS Irvine, CA 2" 36-55 GPM WATER EFFICIENT LANDSCAPE WORKSHEET 92618-5312 HYDROZONE TABLE 4" POP-UP BUBBLER SCHEDULE SEE VALVE FLUSH WITH GRADE Tel. 949.923.6000 94 HYDRO- VALVE # IRRIGATION AREA % OF LANDSCAPE PLANT 3.6121 (3 FACTOR Fax.Fox.wwwant9..9292 ZONE * VALVE USE METHOD ** S.F. AREA (FROM WUCOLS) PVC TO POLYETHYLENE LW # 0 D 12986 100% 0.30 A TUBING CONNECTOR RAINBIRD IRRIGATION WATERING SCHEDULESSHRUBS &GNDCVR o Copyright Reserved TOTAL 12986100.0% REDUCED PRESSURE BACKFLOW PREVENTER LEAD-FREE PER LOCAL CODES The Contractor shall verify and be responsible for all dimensions. DO * HYDROZONE IRRIGATION METHOD FEBCO LF825Y x NOT scale the drawing - any errors or omissions shall be reported to Stantec without delay. 0 - 0.3 LW=LOW WATER USE PLANTS MWALL-WEATHER BLANKET S = MICROSPRAY B=BUBBLER / The Copyrights to all designs and drawings are the property of 0.4 - 0.6 MW=MODERATE WATER USE PLANTS S=SPRAY D=DRIP I Stantec. Reproduction or use for any purpose other than that 0.7 - 1.0 HW=HIGH WATER USE PLANTS R=ROTOR O=OTHER P.0.C.� POINT OF CONNECTION AT NEW x" METER authorized by Stantec is forbidden. WATER BUDGET CALCULATIONS LINE SIZE BRONZE Consultants MAXIMUM APPLIED WATER ALLOWANCE (MAWA) GATE VALVE WATTS GV SERIES IN VALVE BOX ETO 48.2 CONVERSION FACTOR 0.62 ET ADJUSTMENT FACTOR 0.45 QUICK COUPLER VALVE ET LANDSCAPE ADJUSTMENT EA S.F. (INCL. SLA) 12 .45 W/ LOCKING COVER & RAINBIRD 44LRC FLUSH WITH ADDIT WATER ALLOW FOR SLA 0.3 2 KEYS, 2 SWIVEL W/ 2049 GRADE SPECIAL LANDSCAPE ALLOWANCE S.F. 0 HOSE ELLS MAWA=(ETO)(CONV FACTOR)[(ETADJ FACTORX LANDSCAPE S.F.)+(ADDIT WATER ADJ X SLA S.F)] 0 CREATIVE SENSOR TECHNOLOGY 1 " FSI-T000 MAWA= 174,633.13 GaUYr FLOW SENSOR\SHUT OFF WITH A HUNTER ICB WITH A FILTER CENTURY. Client INSTALL PER MFG. INCLUDING SETBACKS. USE ESTIMATED TOTAL WATER USE (ETWU) 3M DBR-Y600 WEATHERTIGHT CONNECTORS. ETWU=(ETO)(CONV FACTOR)[(PLANTPACTOR x HYDROZONE AREA) + (SPECIAL LSCAPE ALLOWANCE S.F.)] IRRIGATION EFFICIENCY WEATHER-TRACKING IRRITROL MC-E 12 W/ AutoNation. LOW WATER USE HYDROZONES AUTOMATIC CONTROLLER WIRELESS CLIMATOLOGIC WALL MOUNT ETO 48.2 WEATHER STA. 200 SW 1ST AVE., 14TH FLOOR CONVERSION FACTOR 0.62 FORT LAUDERDALE, FL 33301 PLANT FACTOR 0.3 REMOTE CONTROL VALVE IRRITROL 700 IN INDIVIDUAL HYDROZONE AREA S.F. 12,986 O SEE VALVE SCHEDULE SERIES VALVE BOX IRRIGATION EFFICIENCY 0.9 SPECIAL LANDSCAPE ALLOWANCE S.F. 0 DRIP VALVE COMPONENTS: Key Plan: ETWU= 129,357.8fGal/Yr 1 . IRRITROL 700 REMOTE CONTROL VALVE IN INDIVIDUAL MODERATE WATER USE HYDROZONES 2. SENNINGER PMR-MF, 30 PSI PRESSURE REGULATOR VALVE BOX ETO 48.2 3. AMIAD 3/4" WYE FILTER CONVERSION FACTOR 0.62 PLANT FACTOR 0.5 HYDROZONE AREA S.F. 0 _ x P.V.C. SCHEDULE 40 MAINLINE „ IRRIGATION EFFICIENCY 0.71 EXCEPT FOR 1 " QUICK COUPLER 18 COVER SPECIAL LANDSCAPE ALLOWANCE S.F. 0 ETWU= 0.06 Gal/Yr HIGH WATER USE HYDROZONES -- - P.V.C. SCHEDULE 40 SLEEVE, 2X LINE 24" COVER W/ ETO 48.2 SIZE, BY GENERAL CONTRACTOR 6" SAND BED CONVERSION FACTOR 0.62 EXCEPT WHERE KEYNOTED PLANT FACTOR 0.7 HYDROZONE AREA S.F. 0 P.V.C. CLASS 200 LATERAL, SIZE PER IRRIGATION EFFICIENCY 0.71 CHART OR SCHEDULE 315 LATERAL 12" COVERAGE SPECIAL LANDSCAPE ALLOWANCE S.F. 0 ETWU= 0.0d Gai/Yr NOTES RCV I'lll'I. SUBSURFACE IN LINE DRIP LINE TO BE ETWU= 129357.87 Ga1/Yr� DECIRCUIT � 5 �1 NETAFIM TECHLINE CV 1 /2" POLYETHYLENE ETWU= 74% MAWA INLINE DRIP LINE WITH FLUSH END CAP IN 6" COVER X❑ SOIL MANAGEMENT REQUIREMENTS VALVE BOX. POST GRADING HORTICULTURAL APPRAISEL REQUIRED. EMITTERS AND LINES TO BE SPACED PER WATER QUALITY REPORT REQUIRED ON RECYCLED WATER PLAN.. SEE VALVE CHART AND NETAFIM SOIL RE-EVALUATION OF PLANT SELECTION REQUIRED WITH CHART. RECYCLED WATER TEST RESULTS, CONTACT LANDSCAPE ARCHITECT I I I I I I I 3/4" 3/4" PROPERTY LINE N 88'59'23" E (550.15') TECHLINE CV IN LINE . . I .2 .��-L EMITTERS-XXGPM .26 AT 1 s OC-LATERALS 1 a III 1 1 1 1 1 1 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I 9 . 24" OC XXXX SF I I I I I I I I I D � u II I ' I I ' I I ' I ' I I ' I I ' I I I ' I I I ' I ' I I ' I I ' I ' I I I ' I I I I I ' I I ' I ' I I ' I I ' I I ' I I I ' I I I ' I 1 0 IrvowJ}Fa •fI ❑1 II1 III1 II1 I1 I1 11I l � i �1I I I I �!!+ I I I I I I I ' I •I I II I I I I •I II •I II I 'I •II III II II I I I 0 III I IIII o MACHINE _ o TO . UPTECHLINE CV IN LINE II1 14I 1 M EMITTERS-XXGPM 26 GH E� r I IFT MNGR SERVICE ANDIAT 18"OC-LATERALS , I AUTO DRIVER'� LA ADvlsozs _24" OC XXXX SF SELECTION BOITIUE UIPFTTINGLOUNG FAND � ; ; ; i111i1i1 � IIITECH. ELEV.41 1 1 1 RTECHLINE CV IN LINE LL I NVD EMITTERS-XXGPM .26 GPH IRECEPTION II - - _CPO AT 18"OC-LATERALS 18" ARCHITECTURAL I CANOPY 24" OC XXXX SF MACHIN O STAIR O �O iiIII III9AUTO IFTA - RUN LINES IN SERVICE DRIVE CUST�MER I LOU GE PLANTERS UP MFM �SII9 IIIII�Ii.IIiIII Revision By Appd. YY.MM.DD W1 FLUIDS SHOWROOM ELEC. RM. O Z O P.C.EXHIBITS LGT 2016.07.28 SERVICE WORK STALL o oI o O I o PLANNING RESUBMITTAL VK 2015.12.0 8 - PORSCHE REVIEW VK 2015.11.16 - - - - - L - - - - PORSCHE REVIEW LGT 2015.11.10oSHO EQUIP. TOOLSPORSCHE REVIEW LGT 2015.08.21 o AUTONATION REVIEW LGT 2015.08.03AUTONATION REVIEW LGT 2015.08.19 EV 1ST. PLANNING SUBMITTAL 2015.05.08 Issued By Appd. YY.MM.DD W Ir �I 1 - I TR I File Name: • I I I I I i I own. Chkd. Dsgn. YY.MM.DD I I s Permit-Seal Z LS TR I J5, `I. I . 8 _ -$ s - - - ��``� S�NRU 2 9Pn GAP 6 . g. 8 iH g I . 6 1TI5, r - - - - - - - - II II I e - - - - - - - - - - - - - A s PALM TREE BUBBLERS e/mn/n M w '15' 55010') I UV SH6/t6 �9TF OF CPV\F V 3/4.. OSM 3/4" FHA II, � 3/4�� 6 3 4" I 3/4. 8 SL w I L� O row .� U - - - - - -J SMH 0 o L - - - - - - - I Project: NI I O TECHLINE CV IN LINE GPH EMITTERS-XXGPM .26 GPH AUTONATION TECHLINE CV IN LINE TEC AT 18"OC-LATERALS 18" n AT 18"OC-LATERALS 18" o _ EMITTERS-XXGPM .26 GPH o AT 18"OC-LATERALS 18' AT 18"OC-LATERALS 18" 24" OC XXXX SF 24" OC XXXX SF PORSCHE O F 24"WA OC XXXX SF VL 24" DG XXXX SF _ NEWPORT BEACH o I WATER USE i - - - - - - - - - - - - - WEST COAST HIGHWAY - _ _ _ - - - •o _ - � - _ _ _ - - - _ 550 WEST COAST HWY. NEWPORT BEACH, CA 92660 0 o Title: oy PRELIMINARY POST DEDICATION �o N LANDSCAPE IRRIGATION PLAN �m NOT FOR BIDDING OR CONSTRUCTION ROOT BARRIER INSTALLATION : THESE DRAWINGS ARE UNDER REVIEW AND SUBJECT TO INSTALLATION OF ROOT BARRIER IS Project No. Scale PRELIMINARY LANDSCAPE IRRIGATION PLAN REVISIONS. IT IS THE CONTRACTOR'S RESPONSIBILITY TO RECOMMENDED TO BE INSTALLED AS PART 0 10 20 40 2007105003 AS NOTED N� OBTAIN FINAL DRAWINGS, (INITIALED IN TILE BLOCK), OF THE IRRIGATION TRENCHING. SEE BEFORE FINALIZING BIDS OR BEGINNING CONSTRUCTION. LANDSCAPE PLANTING PLAN FOR ROOT Drawing No. Sheet Revision ^� BARRIER LOCATIONS. 0o SCALE: 1"=20'-0' NORTH L2 of 0 >N ORIGINAL SHEET - ARCH E1 PA2015-095 Attachment PC 2 - Project Plans TENTATIVE PARCEL MAP NO. 2016-XXX ------------ I\ . � L _ --PARCEL—BOUNDARY - 57 N88 '49_'E 5_ 49 96'_ =� X / I II �� EX PARCEL BOUNDARY / I� EX. PARCEL BOUNDARY /I /I EX. PARCEL BOUNDARY TO BE REMOVED — CD-\ I EX PARCEL BOUNDARY IjEX-PARCEL BOUNDARY TO BE REMOVED I TO BE REMOVED D TOsLBEftREMOVED� TO BE REMOVED / I � EX. BUILDING TO I ASPH. 01�CD � p u� 1210 BE DEMOLISHED o � L T LOT 9 LOT 7 ° W _ I to L T 1 LO 11 LOT 10 i I ( /— i LOT 15 LOT 14 (OT 13 I I� ° LOT 17 LOT 16 �_ I EX. BUILDINGI TO PARCEL 1 I I TEEs DEMOLISHED HED cyl ASPH. I EX. BUILDING TO I o N _ - --I I ® BE DEMOLISHED Z o EX. BUILDING I "' BE DEMOLISHED I � I — � ASPH. P�CE� z � I _�_ ® I EX, BUILDING I n V I I I I BOUNDARY TO BE [cam rnJ -° EX. BUILDING TO DEMOLISHED it D I BE DEMOLISHED BOU o PARCEL EX. BUILDING DARY rl�� 4TBE DEMOLISHED 51 E 549:91PALMS N88°11'30" -- DITOEM 7 TH VAR IES - - - EX. RIGHT] OF WAYS o - ❑O O x-12=NO� � I D O ® PARCEL BOUNDARY TREES o 2013-124704 O.R. PR. RIGHT OF-WAY O POST STREET-DEDICATION I a I WEST COAST HIGHWAY ---------------------- ASPH. ------ -- I O —--————— ---- --------- — - - -- -—— — — s^—rr�>I—=—II ------- ------ — — ------ --- — - ------------- --- - STREET CF.RcA/L I �--I — — — — — USC ---- - — — O zr o ASPH. C) o w U � U � OJ `n c - 0 } co O - - - - TREES 0 C14 0 p.00 TRFFC z <CD WAN = (� wN wZo o° V m 0 W Q d W d \ O ED CV II N o N BENCHMARK EASEMENTS SITE ADDRESS TITLE REPORT LLJ W Q U W 2 COUNTY OF ORANGE VERTICAL CONTROL DATA - BM DESIGNATION NO. 3K-24A-82: 1. AN EASEMENT IN FAVOR OF THE CITY OF NEWPORT BEACH FOR CONSTRUCT, 6. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "NUISANCE 550 WEST COAST HIGHWAY PREPARED BY REPUBLIC TITLE OF TEXAS AND 1988. ESTABLISHED BY THE COUNTY OF ORANGE JUNE 2011 STAMPED 3K-24A-82 MAINTAIN, OPERATE AND USE SANITARY SEWERS AND APPURTENANCES AND ABATEMENT AGREEMENT" RECORDED FEBRUARY 26, 2010 AS INSTRUMENT NO. NEWPORT BEACH, CA 92660 UPDATED JANUARY 20, 2015 ELEVATION: 19.259 LEVELED 2011. INCIDENTAL PURPOSES, RECORDED OCTOBER 7, 1955 IN BOOK 3237, PAGE 480 2010000093757 OF OFFICIAL RECORDS. (DOES AFFECT - NOT SHOWN - COMMITMENT NO. 1002-128403-RTT. DESCRIPTION: 3 3/4 OCS ALUMINUM DISK STAMPED 3K-24A-82 SET IN THE TOP OF OFFICIAL RECORDS. (DOES NOT AFFECT - NOT SHOWN). BLANKET IN NATURE). PARCEL 1 LAND AREA y OF A CONCRETE DECK BRIDGE. MONUMENT LOCATED AT THE SOUTHWEST CORNER OF 2. A PERPETUAL AIR OR FLIGHT EASEMENT, SOMETIMES REFERRED TO AS AVIGATION 7. AN OFFER OF DEDICATION TO THE CITY OF NEWPORT BEACH, A MUNICIPAL 71 ,464 SQUARE FEET OWNER THE INTERSECTION OF PACIFIC COAST HIGHWAY AND NEWPORT BAY CROSSING; 32 RIGHTS, IN AND TO ALL THE AIR SPACE ABOVE THOSE PORTIONS OF PARTICULAR CORPORATION; FOR STREET, HIGHWAY AND UTILITIES AND INCIDENTAL PURPOSES, 1 .64 ACRES FEET SOUTHERLY OF THE CENTERLINE OF P.C.H., 37 FEET EASTERLY OF THE WEST PLANES OR IMAGINARY SURFACES THAT OVERLIE SAID LAND FOR USE BY AIRCRAFT, FLUTER PROPERTIES Ca RECORDS END OF SOUTHERN GUARD RAIL ALONG BRIDGE. MONUMENT IS SET LEVEL WITH THE PRESENT OR FUTURE, FROM OR TO THE ORANGE COUNTY AIRPORT, SAID EASEMENT RECORDED FEBRUARY 28, - A AS INSTRUMENT N0. 2013-124704 OF OFFICIAL 2025 W. BALBOA AVENUE x SIDEWALK. AND RIGHTS BEING MORE PARTICULARLY DESCRIBED AND DEFINED IN AND GRANTED . (DOES AFFECT AS SHOWN HEREON). ZONING NEWPORT BEACH, CA 92663 x N TO THE COUNTY OF ORANGE BY DEED RECORDED MARCH 17,1964 IN BOOK 6965, 8. THE EFFECT OF A MAP PURPORTING TO SHOWN THE LAND AND OTHER PROPERTY x PAGE 721 , OFFICIAL RECORDS, UPON THE TERMS, COVENANTS AND CONDITIONS CG (GENERAL COMMERCIAL) / FILED BOOK 270 PAGE 21 OF RECORD OF SURVEYS. (DOES AFFECT NOT 0 LEGAL DESCRIPTION THEREIN. THE PLANES ABOVE WHICH SAID ESEMENT LIES ARE MORE PARTICULARLY MARINER'S MILE CIVIL ENGINEER eeoFS N SHOWN - BLANKET IN NATURE). a� r 0 DESCRIBED IN SAID DEED AND SHOWN ON A MAP THEREIN REFERRED TO. (DOES e° c � s•r, I F 0 Q (0 LO THE LAND REFERRED TO IN THIS COMMITMENT IS SITUATED IN THE CITY OF NEWPORT AFFECT - NOT SHOWN - BLANKET IN NATURE). VICKY S.Y. ITO (RCE 73766) o BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: STORM DRAIN STANTEC r No. 73766 a _ 3. THE CONVENANT CONTAINED IN THE DEED FROM THE IRVINE COMPANY TO BAY TIE INTO EXISTING CALT38 TECHNOLOGY DRIVE, SUITE 100 * Exp, 06/30/17 * 0 /R o RANS STORM V LOT 7 TO 17, INCLUSIVE, OF TRACT NO. 1210, IN THE CITY OF NEWPORT BEACH, AS CLUB DEVELOPMENT CORPORATION, RECORDED JUNE 2, 1969 IN BOOK 8974, PAGE DRAIN ON WEST COAST HIGHWAY IRVINE, CA 92618 sfr °"' �Q 3 SHOWN ON A MAP RECORDED IN BOOK 40, PAGE(S) 45 AND 46 OF MISCELLANEOUS 265 OF OFFICIAL RECORDS, THAT, AS A PART OF THE GENERAL PLAN FOR (949) 923-6000 F of Ca`F°� z = U 00 MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. ENHANCING AND PROTECTING THE VALUE, ETC., OF THE HEREIN DESCRIBED AND O ADJACENT LAND, THAT NO BUILDING OR OTHER STRUCTURE OF ANY KIND SHALL BE FLOOD ZONE Q = 00 EXCEPT THEREFROM ALL OIL, GAS, MINERALS, AND OTHER HYDROCARBON SUBSTANCES ERECTED EXCEEDING A HEIGHT OF 35 FEET. (DOES AFFECT - NOT SHOWN - LYING BELOW A DEPTH SHOWN BELOW BUT WITH NO RIGHT OF SURFACE ENTRY, BLANKET IN NATURE). ZONE 'Y' Q U cV o DEPTH 500 FEET, AS PROVIDED IN DEED RECORDED JUNE 2, 1969 IN BOOK 8974, AREA DETERMINED TO BE Q o VICKY S.Y. ITO DATE J 0 0 PAGE 265 OF OFFICIAL RECORDS 4. AN UNRECORDED LEASE DATED AUGUST 4, 2005, EXECUTED BY MARINERS MILE OUTSIDE THE 0.2% ANNUAL R.C.E. 73766 W GATEWAY, LLC, AS LESSOR AND THRIFTY PAYLESS, INC., A CALIFORNIA CORPORATION CHANCE FLOODPLAIN EXP. 6/30/17 m 0U AS LESSEE, AS DISCLOSED BY MEMORANDUM OF LEASE RECORDED SEPTEMBER 28, ASSESSOR'S PARCEL NUMBER 2005 AS INSTRUMENT NO. 2005000768754 OF OFFICIAL RECORDS. (DOES AFFECT Q CL - NOT SHOWN - BLANKET IN NATURE). 049-280-86 Q 5. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "NUISANCE W CL ABATEMENT AGREEMENT" RECORDED FEBRUARY 26, 2010 AS INSTRUMENT NO. > 0 3 2010000093756 OF OFFICIAL RECORDS. (DOES AFFECT - NOT SHOWN - Lo Z BLANKET IN NATURE). z a W GRAPHIC SCALE ~ 0 zo• o ,o• zo• ,w• 60• 0 0 N ( IN FEET ) 1 inch = 20' ft. 0 0 N SHEET NO. z 1 OF 1 0 �g y.Y'•hi hf.�lhYLY••y�i•L•y yL'JJ'•J••Y'•Liifl.•.yY•i•••Y••yYe 1 tyhyyY•fy4N�.Y..✓•••Y..Y•yi M yl y h µHµ:Jf{•+yf.yfrM�j'•yM:�•,i�i•JJ••'�•�••yFiJ.r• *AND- y �•T.yJ •Y� ..Y• hYY J�•!'JJ-A•f41 �h%µxfyw}•yyil 1 h�f j•• ��j�•':;•fJ:�.;i ie•• amp Igloo j.Z Y•. h J Wyh•!'j 44 µ• tiyJL••� •f•Y •YY •. hYYYY}�Y^ l• y^ (M'I'e f V .n '•# ! J,t } � ...�� t �• yy�ae•m4P1,. - I� _ ., iti •�• CJI+ Y.IJ ?A•Jµr'•rJJ:.'r 4LL r`f . : � M . - LY:A:J.4 r./I.•4•..K h•1f::.:l:J:°{ ti4:• � _rlJ V•.V.L. y4`fAti rYr•,rrJ�Y.4•fA •L A:,J': r:�, 4i i`:-Ji•.:••��i .Ir f1•d'.4•J J•Y:4•.•44• AL•.•A . vJ.l .. ':Ml •VJX J✓ .. .JlJJ. .. AW- f:•.J .4 L4 .. r .J. 4 .4 ..4 •J:.•4••• !JXJ!J if •-JA •L J Y -J{• JJJJ.4rJ.•.K l 1 4•ff• •L•.YA44 `�F 4 -4V •L•ffJa•.••f..•r••.�•J:JJJi:.�. "ice RP � V •••}hL\'Y°Y/f N•�..%A'YfJ{L4°!JAYJ'N 4 XJI i i•i i L•:rf f•f f•:i:•..'-.:i ie i.•!:L.JJ N lA�hV�lV�Y,I•ti.•J •1•T•:•4�••� Jrf• }J•Y��f i•:°e: e:^P'i•':i':•:J• a.�. I I .I. .AV:JtiJ4 fVf..ry JJ i' titi4 hi iill{J:�'ii1 •Y•:•.•••.'J::':":•.:•JJ"..•. 77. _ yI�J J}:i�J f.Vr�{r:r L'J..r.i.\irr if J! til.!�• J• J-� I I-II �-��':}JJ: a'�r:.�}JJrj•J.: lh f':`::N�:�: •J 4•.�•�•JJ::•:{: ::J.LY{.•..: ..� I Iy� I I � ppROCH. Js4 i r . I yy,' e k y . 0 e. � j ;? ♦ A 1� r •' • -SW � • e J - e � f _ F ILI- IL �`'ALGA 't i1w vow - - 7�1i — - '° •� �. mob .! � "4; n s _ _ 5 i TH 4 )� v ` v P ✓.-+vnmr ,!kMo1M[�FSh �S�''ab'. .. •••r+wi. _ nr.�+vmrla.� .: .F^in •,. — _ .,� ,.+. i Attachment PC3 Initial Study/Mitigated Negative Declaration 72 V� QP �P Initial Study/ Mitigated Negative Declaration [AutoNation Porsche of Newport Beach CEQA Lead Agency: City of Newport Beach Community Development Dept. Planning Division 100 Civic Center Drive Newport Beach, CA 92660 Project Applicant: AutoNation 200 Southwest Int Avenue #1400 Fort Lauderdale, FL 33301 CEQA Consultant: T&B Planning, Inc. 17542 East 17th Street, Suite 100 Tustin, CA 92780 Public Review Draft July 8, 2016 The document cna be accessed at the following webpage and is also available at the Community Development Department, 100 Civic Center Drive, Newport Beach, CA 92660 http://www.newpo rtbeachca.gov/pin/CEQA_D OCS.asp?path=/AutoNation 20Porsche%20of%20Newport%20Beach%20MND �3 V� QP �P Attachment PC4 General Plan Vision, Goals and Policies for the Mariners' Mile corridor �t5 V� QP �P Land Use Element Mariners' Mile Mariners' Mile is a heavily traveled segment of Coast Highway extending from the Arches Bridge on the west to Dover Drive on the east. It is developed with a mix of highway-oriented retail and marine- related commercial uses. The latter are primarily concentrated on bay-fronting properties and include boat sales and storage, sailing schools, marinas,visitor-serving restaurants, and comparable uses. A large site is developed with the Balboa Bay Club and Resort, a hotel, private club, and apartments located on City tidelands. A number of properties contain nonmarine commercial uses, offices, and a multi-story residential building. tr' :T, T 1 1\� Harbor,retail,and visitor-serving uses in Mariners'Mile Inland properties are developed predominantly for highway-oriented retail, neighborhood commercial services. A number of sites contain automobile dealerships and service facilities and neighborhood- serving commercial uses. The latter includes salons, restaurants, apparel, and other specialty shops ranging from wine stores to home furnishings stores. While single use free-standing buildings predominate, there are a significant number of multi-tenant buildings that combine a number of related or complementary uses in a single building or buildings that are connected physically or through design. The Mariners' Mile Strategic Vision and Design Plan provides for the area's evolution as a series of districts serving visitors and local residents. Along the northern portion of Coast Highway in the vicinity of Tustin Avenue, Riverside Avenue, and Avon Street, it provides for a pedestrian-friendly retail district. In the western and easternmost segments, the Plan provides for the infill of the auto- ®Newport Beach General Plan Land Use Element oriented retail and visitor-serving commercial uses. Along the Harbor frontage, the Vision and Design Plan emphasizes the development of Harbor-related uses and proposes a continuous pedestrian promenade to create a vibrant public waterfront. Throughout the corridor, the Plan proposes to upgrade its visual character with new landscaping and streetscape amenities, as well as improvements in private development through standards for architecture and lighting. Plans provide for the widening of Coast Highway, reducing the depth of parcels along its length. Recent development projects have set back their buildings in anticipation of this change. Traffic along the corridor and the potential for widening also impact the ability to enhance pedestrian activity and streetscape improvements, unless overhead pedestrian crossings are considered. Visioning process participants identified Mariners' Mile as a location that needs revitalization and suggested that an overall vision be defined to meet this objective. It was also defined as a location appropriate for mixed-use development integrating residential and commercial or office space. A majority opposed hotel development in Mariners' Mile. Participants were divided on the questions of preserving opportunities for coastal-related uses in Mariners' Mile and whether the City should require or offer incentives to ensure such uses. Property owners noted that high land values and rents limit the number of marine-related uses that can be economically sustained in the area. Although the public supported the development of residential in Mariners'Mile, there was a difference of opinion regarding whether it should be located on the Harbor frontage or limited it to inland parcels. Policy Overview The General Plan provides for the enhanced vitality of the Mariners' Mile corridor by establishing a series of distinct retail, mixed-use, and visitor-serving centers. Harbor-fronting properties would accommodate a mix of visitor-serving retail and marine-related businesses, with portions of the properties available for housing and mixed-use structures, View and public access corridors from Coast Highway to the Harbor would be required, with a pedestrian promenade developed along the length of the Harbor frontage. Parcels on the inland side of Coast Highway, generally between Riverside Avenue and the southerly projection of Irvine Avenue, would evolve as a pedestrian- oriented mixed-use "village" containing retail businesses, offices, services, and housing. Sidewalks would be improved with landscape and other amenities to foster pedestrian activity. Inland properties directly fronting onto Coast Highway and those to the east and west of the village would provide for retail, marine-related, and office uses. Streetscape amenities are proposed for the length of Mariners'Mile to improve its appearance and identity. LU 6.19 A corridor that reflects and takes advantage of its location on the Newport Bay waterfront, supports and respects adjacent residential neighborhoods and exhibits a quality visual image for travelers on Coast Highway. Newport Beach General Pla Land Use Element Policies STRUCTURE LU 6.19.1 Differentiated Districts Differentiate and create cohesive land use districts for key subareas of Mariners' Mile by function, use, and urban form. These should include (a) harbor-oriented uses with limited residential along the waterfront, (b) highway-oriented commercial corridor (see Figure LU26), and (c) community/neighborhood- serving "village" generally between Riverside Avenue and the southerly extension of Irvine Avenue. (Imp 1.1,2.1) LAND USES (refer to Figure LU26) LU 6.19.2 Bay Fronting Properties (designated as `MU-WI"Sub Area AJ Encourage marine-related and visitor-serving retail, restaurant, hotel, institutional, and recreational uses, and allow residential uses above the ground floor on parcels with a minimum frontage of 200 lineal feet where a minimum of 50 percent of the permitted square footage shall be devoted to nonresidential uses. No more than 50 percent of the waterfront area between the Arches Bridge and the Boy Scout Sea Base maybe developed with mixed-use structures. (Imp 2.1, 5.1,24.1) LU 6.19.3 Marine-Related Businesses Protect and encourage facilities that serve marine-related businesses and industries unless present and foreseeable future demand for such facilities is already adequately provided for in the area. Encourage coastal-dependent industrial uses to locate or expand within existing sites and allow reasonable long- term growth. (Imp 2.1, 5.1, 24.1) LU 6.19.4 Inland side of Coast Highway [designated as "MU-H1," "CG(0.3)," and "CG(0.5)"SubAreas B and CJ Accommodate a mix of visitor- and local-serving retail commercial, residential, and public uses. The Coast Highway frontage shall be limited to nonresidential uses. On inland parcels, generally between Riverside Avenue and Tustin Avenue, priority should be placed on accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office, restaurants, coffee shops, and similar uses. (Imp 2.1, 5.1) LU 6.19.5 Parking Require adequate parking and other supporting facilities for charters, yacht sales, visitor-serving,and other waterfront uses. (Imp 2.1, 5.1) Newport Beach General Plan q �Q Land Use Element DESIGN AND DEVELOPMENT Corridor LU 6.19.6 Corridor Identity and Quality Implement landscape, signage, lighting, sidewalk, pedestrian crossing, and other amenities consistent with the Mariners' Mile Specific Plan District and Mariners' Mile Strategic Vision and Design Plan. (Imp 20.1) Harbor-Fronting Properties LU 6.19.7 Architecture and Site Planning While a diversity of building styles is encouraged, the form, materials, and colors of buildings located along the harbor front should be designed to reflect the area's setting and nautical history. (Imp 8.1, 8.2) LU 6.19.8 Integrating Residential-Site Planning Principles Permit properties developed for residential to locate the units along the Harbor frontage provided that portions of this frontage are developed for (a) retail, restaurant, or other visitor-serving uses and (b) plazas and other open spaces that provide view corridors and access from Coast Highway to the Harbor. The amount of Harbor frontage allocated for each use shall be determined by the City during the Development Plan review process. (Imp 2.9,5.1) LU 6.19.9 Harbor and Bay Views and Access Require that buildings be located and sites designed to provide clear views of and access to the Harbor and Bay from the Coast Highway and Newport Boulevard rights-of-way in accordance with the following principles, as appropriate: Clustering of buildings to provide open view and access corridors to the Harbor Modulation of building volume and masses Variation of building heights Inclusion of porticoes, arcades, windows, and other "see-through" elements in addition to the defined open corridor Minimization of landscape, fencing, parked cars, and other nonstructural elements that block views and access to the Harbor Prevention of the appearance of the public sight-of-way being walled off from the Harbor Inclusion of setbacks that in combination with setbacks on adjoining parcels cumulatively form functional view corridors Encouragement of adjoining properties to combine their view corridors that achieve a larger cumulative corridor than would have been achieved independently Newport Beach General Plan LU LU J mz p d cn 'O a m k w � CY 2w d Qm Em .3c w w �z .M-0o .o 0) g Zw LL J u7H mU2 a „ `o �a5 xenon N N i J O b g w x K C O o afC b g�' Mob -O 0 C aoaere enx m �� -/ O I �_ w Nf bOb p� 0 LL � 31Ytlk J �t M3yobbyg �� � ! Z m LL T:Z ry G aca N 6 7 _o b � U C O A � QO �+11� O d O -S E c i emu E X EMm cuF" E c m p0C o �v x LLJ cm, uo 9 1MpyMN Z L, A� W z 2�O J Land Use Element Pg 2-8.5x11 color Newport Beach General Plan i' Land Use Element A site-specific analysis shall be conducted for new development to determine the appropriate size, configuration, and design of the view and access corridor that meets these objectives, which shall be subject to approval in the Development Plan review process. (Imp 2.1) LU 6.19.10 Waterfront Promenade Require that development on the bay frontage implement amenities that ensure access for coastal visitors. Pursue development of a pedestrian promenade along the Bayfront. (Imp 2.1, 20.2) Community/Neighborhood Village LU 6.19.11 Pedestrian-Oriented Village Require that inland properties that front onto internal streets within the Community/Neighborhood Village locate buildings along and forming a semi- continuous building wall along the sidewalk,with parking to the rear in structures or in shared facilities and be designed to promote pedestrian activity. (Imp 2.1, 16.10) LU 6.19.12 Properties Abutting Bluff Faces Require that development projects locate and design buildings to maintain the visual quality and maintain the structural integrity of the bluff faces. (Imp 2.1) STRATEGY LU 6.19.13 Lot Consolidation on Inland Side of Coast Highway Permit development intensities in areas designated as "CG(0.3)" to be increased to a floor area ratio of 0.5 where parcels are consolidated to accommodate larger commercial development projects that provide sufficient parking. (Imp 2.1, 5.1) LU 6.19.14 Parking Lot Relocation Consider options for the relocation of the City parking lot on Avon Street to better support the corridor's retail uses. (Imp 16.10) LU 6.19.15 Postal Distribution Center Relocation Consider options for the relocation of the postal distribution center to reduce parking impacts in the immediate area. (Imp 14.14) LU 6.19.16 Parking and Supporting Facilities for Waterfront Uses Explore additional options for the development and location of parking and other supporting facilities for charters,yacht sales, and other waterfront uses. (Imp 16.10) Corona del Mar The Corona del Mar corridor extends along Coast Highway between Avocado Avenue and Hazel Drive. It is developed with commercial uses and specialty shops that primarily serve adjoining residential neighborhoods, with isolated uses that serve highway travelers and coastal visitors. Among Newport Beach General Plan g3 V� QP �P g� Attachment PC5 Correspondence Received 25 V� QP �P g� From: pale demmer To: Campbell,James Subject: AutoNation Porsche Project-Mariners Mile Date: Tuesday,July 12,2016 10:40:37 AM Hi Jim! I ask for your sensitive review of the storage and employee parking on the roof of the AutoNation facility.. I am opposed to allowing cars, lights, storage and landscaping to be a visual part of the scenic vista the residents enjoy overlooking this area,. Though this project does not affect me directly, I am concerned about the precedent this may have on all future developments on Mariners Mile. While the community thinks of this area as a viable economic resource for our community, (and it certainly is) the residents also think of it as part of our scenic environment and care very much about the visual enhancements that are planned for the area.. Storage can become an all inclusive nebulous thing. The precedent of allowing open roof top parking and storage on Mariners Mile I have always opposed. Thank you so much for listening and thank you, for what you do. Gail Demmer 27 From: Otte, Todd To: Camcbell.lames Subject: Porsche Dealership on PCH Date: Wednesday,August 03,2016 11:17:54 AM Importance: High James, First I would like to say thank you for taking the time to talk with me the other day regarding the Proposed Porsche dealership on PCH Although I have not looked at the application I have seen they have completed a full CEQA,analysis on the proposed development which includes a Noise Study. The Noise Study does take into account the proposed parking on the third floor and states that the "impact is less than significant to the nearest receptors (housing)" which I do not believe to be accurate. They have a mitigation measure that restricts the use of horns by the employees, but I do not see any recommendations in the report to cover the third floor since they claim that the impact is less than significant. As I mentioned on the phone I believe there should be a condition put in place that requires the developer to enclose the entire structure completely(not just the retail cars), not with just soft roofing but an actual hard lid. I firmly believe the developer has VEed the project to protect their retail cars and have left the employee and visitor parking open/exposed to the neighbors based on cost. This development will significantly impact the property value of the houses above the dealership, subjecting them to noise, reflection and visual eyesores for those having to look down on the parking deck. In addition, I would like to formally request further studied be completed on the retaining walls/soils and how it is being tied into the slope.As we all know the design, method, quality and extensiveness on how this accomplished is critical to the stability of the slope and the houses above If submitting letters to the Planning commission would be helpful to motive the developer to "do the right thing"for the neighborhood, that can be arranged as well. Please let me know that you have received this email and that it is being submitted to the commission as an opposition to the project based on its current designs. Again, if the developer would like to spend time with me on site or on the phone I am happy to accommodate this conversation Thank you, Todd Otte Mariners Church Development & Operations Officer 5001 Newport Coast Dr. 22 Irvine, Ca 92603 949-769-8496 g9 From: Roper R. Otte 7o: Campbell.lames Subject: File No: PA2015-095 Auto Nation Porsche Date: Wednesday,August 03,2016 2:00:58 PM James Campbell Steve Rosansky recently presented us with the revised plan for the subject project. This new plan is just not acceptable . Without a solid roof covering the third floor level, we are exposed to significant noise and glare from the employee parking lot and the Auto Nation Porsche storage area in the location. I understand there is an attempt in the Design to cover the Auto Nation Porsche portion with metal sectional roofing to reduce sun glare. Nothing for the employee parking. The height pf this third floor level and the proximity to our home is a big problem for us, both for noise and glare. We would like the third floor level to be covered with a solid roof to mitigate these problems. This same issue was solved at Mariners' Pointe by adding the top floor with a roof. Please enter this request with your file for the August 18,2016 Planning Commission Session. Please confirm your receipt of this communication. Thank you Roger Otte 521 Kings Rd Newport Beach Ca 92663 949 642 6918 90 From: Ned McCune 7o: Kramer, Kory Cc: Koettina.Peter; Zak.Peter; Dunlap. Bill; Hillaren.Bradley; rlawlenolnewportbeach.ca.goy;Weigand. Erik; Campbell,lames Subject: PA 2015-095,320-600 West Coast Highway Date: Monday,August 08,2016 12:46:07 PM Members of the Planning Commission City of Newport Beach Reference: PA 2015 — 095, 320-600 West Coast Highway I am the owner of the building at 2700 West Coast Highway. I am vitally interested in the redevelopment of Mariners Mile. The one thousand front feet on the inland side at the southeast end had been an embarrassment for decades. Finally, the lower half became the modern and attractive Mariners Pointe. The upper half begs to follow suit and become something the city can be proud of. The Auto Nation plan would fit the district like the last piece of a jigsaw puzzle. It would consolidate the district's reputation as the place to shop for luxury automobiles. Along with fine dining, this is Mariners Mile's new identity. To reject this application would say to businesses here that we must always remain a living reminder of the 1950s. I assume you have taken a close look at the buildings there now. They have been refurbished and painted, but that's as far as any landlord will go absent approval from you of a plan. If not this plan, then what? Most other ideas won't work on this narrow parcel. Auto Nation is the answer. Ned McCune 949 646 2076 91- A I , LI Tustin, CA I San Diego, CA I Murrysville, PA 1N 923-007 P I A N N I N G 17542 East 17th Street. Suits 100 Tustin. CA 92780 p714.505.6360 }714.505.6361 August 10, 2016 Jim Campbell, Principal Planner City of Newport Beach RE: AUTONATION PORSCHE PROJECT- RESPONSE TO COMMENTS Mr. Campbell: As the California Environmental Quality Act (CEQA) Consultant contracted to prepare the AutoNation Porsche of Newport Beach Initial Study/Mitigated Negative Declaration (IS/MND), you asked that I supply a response to the comment letters received by the City of Newport Beach related to IS/MND. A response to the substantive points of the comment letters are provided below, and each of the comment letters are included as attachments to this letter. Gale Demmer(July 12, 2016) The commenter raises issues with allowing the storage and employee parking on the roof of the structure, and issues associated with scenic resources. Impacts associated with visual resources were addressed in section 5.41 of the IS/MND. The commenter does not identify any specific deficiencies related to the adequacy of the environmental analysis contained in the Aesthetics section of the IS/MND or elsewhere in the document. Ned McCune (August 8,2016) The comment expresses support for the project and does not specifically address the IS/MND. Roger R. Otte(August 3,2016) Impacts associated with glare from the proposed Project are discussed on pages 5-21 and 5-22 of the IS/MND, which identify that potentially significant impacts associated with glare could occur related to windows along the Project's frontage. Mitigation Measure AE-1 was identified to reduce the potential for glare impacts to less than significant. No large components that would have the potential to produce substantial levels of glare (i.e., large expanses of glass or reflective/metallic elements) are proposed on the roof of the structure. Impacts associated with glare were fully addressed in the IS/MND and no further analysis is warranted. Noise impacts associated with the operation of the Project were addressed in Section 5.4.12 of the IS/MND. The operational analysis was based on a technical report that quantified operational noise levels at sensitive receptor locations within the Project area and identified that the Project would not exceed the City's noise thresholds for operational noise. However, in an abundance of caution, a mitigation measure (MM N-4) was included in the IS/MND which would restrict the use of car horns within the dealership in orderto further reduce the potential for operational nuisance noise to nearby residents. The commenter does not identify any specific deficiencies in the noise analysis. WWW.tbplanning.com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS 9� A I AUTONATION PORSCHE PROJECT- RESPONSE TO COMMENTS L I August 10, 2016 J Page 2 of 2 P L A N N I N G Todd Otte (August 3, 2016) The commenter indicates disagreement with the noise analysis in the IS/MND. As discussed in the response to the comment from Roger R. Otte, the noise technical study did not identify that a potentially significant operational noise impact would occur. Accordingly, while the mitigation measure MM N-4 was included to avoid nuisance noise to nearby residents,a mitigation measure requiring a physical noise barrier at the roof of the structure is not warranted. The retaining wall would be subject to review by the City of Newport Beach Building Department prior to approval of the building permits,which would ensure that the design of the improvements would be structurally adequate. The responses provided above to the comments received by the City of Newport Beach indicate that the impacts associated with the AutoNation of Newport Beach project were adequately analyzed in the IS/MND and no revisions or additional analysis is required. Sincerely, 44 Shawn Nevill, Senior Project Manager T&B PLANNING WWW.tbplanning.com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS 93 From: pale demmer To: Campbell,James Subject: AutoNation Porsche Project-Mariners Mile Date: Tuesday,July 12,2016 10:40:37 AM Hi Jim! I ask for your sensitive review of the storage and employee parking on the roof of the AutoNation facility.. I am opposed to allowing cars, lights, storage and landscaping to be a visual part of the scenic vista the residents enjoy overlooking this area,. Though this project does not affect me directly, I am concerned about the precedent this may have on all future developments on Mariners Mile. While the community thinks of this area as a viable economic resource for our community, (and it certainly is) the residents also think of it as part of our scenic environment and care very much about the visual enhancements that are planned for the area.. Storage can become an all inclusive nebulous thing. The precedent of allowing open roof top parking and storage on Mariners Mile I have always opposed. Thank you so much for listening and thank you, for what you do. Gail Demmer 9-� From: Ned McCune 7o: Kramer, Kory Cc: Koettina.Peter; Zak.Peter; Dunlap. Bill; Hillaren.Bradley; rlawlenolnewportbeach.ca.goy;Weigand. Erik; Campbell,lames Subject: PA 2015-095,320-600 West Coast Highway Date: Monday,August 08,2016 12:46:07 PM Members of the Planning Commission City of Newport Beach Reference: PA 2015 — 095, 320-600 West Coast Highway I am the owner of the building at 2700 West Coast Highway. I am vitally interested in the redevelopment of Mariners Mile. The one thousand front feet on the inland side at the southeast end had been an embarrassment for decades. Finally, the lower half became the modern and attractive Mariners Pointe. The upper half begs to follow suit and become something the city can be proud of. The Auto Nation plan would fit the district like the last piece of a jigsaw puzzle. It would consolidate the district's reputation as the place to shop for luxury automobiles. Along with fine dining, this is Mariners Mile's new identity. To reject this application would say to businesses here that we must always remain a living reminder of the 1950s. I assume you have taken a close look at the buildings there now. They have been refurbished and painted, but that's as far as any landlord will go absent approval from you of a plan. If not this plan, then what? Most other ideas won't work on this narrow parcel. Auto Nation is the answer. Ned McCune 949 646 2076 95 From: Roper R. Otte 7o: Campbell.lames Subject: File No: PA2015-095 Auto Nation Porsche Date: Wednesday,August 03,2016 2:00:58 PM James Campbell Steve Rosansky recently presented us with the revised plan for the subject project. This new plan is just not acceptable . Without a solid roof covering the third floor level, we are exposed to significant noise and glare from the employee parking lot and the Auto Nation Porsche storage area in the location. I understand there is an attempt in the Design to cover the Auto Nation Porsche portion with metal sectional roofing to reduce sun glare. Nothing for the employee parking. The height pf this third floor level and the proximity to our home is a big problem for us, both for noise and glare. We would like the third floor level to be covered with a solid roof to mitigate these problems. This same issue was solved at Mariners' Pointe by adding the top floor with a roof. Please enter this request with your file for the August 18,2016 Planning Commission Session. Please confirm your receipt of this communication. Thank you Roger Otte 521 Kings Rd Newport Beach Ca 92663 949 642 6918 90 From: Otte, Todd To: Camcbell.lames Subject: Porsche Dealership on PCH Date: Wednesday,August 03,2016 11:17:54 AM Importance: High James, First I would like to say thank you for taking the time to talk with me the other day regarding the Proposed Porsche dealership on PCH Although I have not looked at the application I have seen they have completed a full CEQA,analysis on the proposed development which includes a Noise Study. The Noise Study does take into account the proposed parking on the third floor and states that the "impact is less than significant to the nearest receptors (housing)" which I do not believe to be accurate. They have a mitigation measure that restricts the use of horns by the employees, but I do not see any recommendations in the report to cover the third floor since they claim that the impact is less than significant. As I mentioned on the phone I believe there should be a condition put in place that requires the developer to enclose the entire structure completely(not just the retail cars), not with just soft roofing but an actual hard lid. I firmly believe the developer has VEed the project to protect their retail cars and have left the employee and visitor parking open/exposed to the neighbors based on cost. This development will significantly impact the property value of the houses above the dealership, subjecting them to noise, reflection and visual eyesores for those having to look down on the parking deck. In addition, I would like to formally request further studied be completed on the retaining walls/soils and how it is being tied into the slope.As we all know the design, method, quality and extensiveness on how this accomplished is critical to the stability of the slope and the houses above If submitting letters to the Planning commission would be helpful to motive the developer to "do the right thing"for the neighborhood, that can be arranged as well. Please let me know that you have received this email and that it is being submitted to the commission as an opposition to the project based on its current designs. Again, if the developer would like to spend time with me on site or on the phone I am happy to accommodate this conversation Thank you, Todd Otte Mariners Church Development & Operations Officer 5001 Newport Coast Dr. 9:7 Irvine, Ca 92603 949-769-8496 9g Planning Commission - August 18, 2016 Item No. 4a Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) Page 1 of 2 August 9, 2016 ��6 LyOdNt3N yo �O -f'e 1N3MOIRA90 City of Newport Beach 100 Civic Center Drive 910? 9 I 9(ld Newport Beach, CA 92660 ,wNnwwoo Attention: James Campbell, Principal Planner Subject: AutoNation Porsche Project General Plan, Newport Beach File No: PA2015-095 Reference is made to your notice of Public Hearing on August 18, 2016,a copy of which is attached.We note that the city has prepared a Negative Declaration stating that the subject development will not result in a significant effect on the environment and requests comments. We, the undersigned,who live adjacent or in close vicinity to the proposed project, find it unacceptable as presented. It is to be way overbuilt for the size of the property.The existing zoning laws and requirements therein are presently fair to both the residences and to the business properties without any special user permits. As you are aware,this section of Pacific Coast Highway differs in that it has near residences on both sides. We are most concerned with the following: 1. Massive buildings 2. Height of buildings and elevator tower 3. Parking on roof a. Noise from car engines, horns, shutting doors b. Car lights 4. Anything else on roof that creates problems for neighbors If the project is approved,a roof(no screen) covering the entire structure should be mandatory and without parking thereon. We believe that unless this property is properly developed, it will reduce the value of homes in the area. Your careful consideration of our concerns will be greatly appreciated. Sincerely, Planning Commission - August 18, 2016 Item No. 4a Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) Page 2 of 2 I Homeowners Addresses�J �C mal u,unc�S I�� a < yZ� /G � til qi o n6(U _6-02- 16 4�s R � NA Planning Commission - August 18, 2016 Item No. 4b Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) Subject: FW: Proposed Porsche Dealership PCH Attachments: Neighborhood Response to Proposed Autonation Project.docx From:jerry palanjian<ieMTalanjianggmail.com> Date: August 16, 2016 at 12:03:27 PM PDT To: <kkramer(a,newportbeachca,Roy>, <bdunlap(a),newportbeachca.gov>, <pkoctting_na,newportbeachca.gov>, <bhillgrennd,newportbeachca.gov>, <rlawler(a,newportbeachca.gov>, <eweigand(a),newportbeachca.gov>, <pzak(a(7newportbeachca.gov>, <jbiddle(c ncwportbeacca.gov>, <dcampap gnolo( newportbeachca.gov> Cc: <garyphil1Asbcg1obal.net>, Gretchen Schreiber<mtss13(&ao1.com>, <jessicaprankin(a,gmail.com> Subject: Re: Proposed Porsche Dealership PCH Commissioners, Please review our thoughts on the proposed Porsche Dealership on PCH. As we state in our letter,we are supportive of the project but have a few concerns that need to be addressed. Thank you in advance for your time and consideration . Respectfully, Jerry Palanjian 603 Kings Road (949)633-8888 Gary&Sandy Hill 501 Kings Road (949)795-3486 Gretchen Schreiber 503 Kings Road Roger&Betty Otte 521 Kings Road Howard &Lana Larsen 407 Kings Place And Many Other Concerned Residents of Kings Road and Cliffhaven 1 Planning Commission - August 18, 2016 Item No. 4b Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) Neighborhood Response to Proposed Autonation Porsche Project Dear Newport Beach Planning Commissioners, While we support the proposed Porsche of Newport Beach PCH project we also have four significant concerns. We believe these concerns can be easily addressed and the project can be completed and exist with the support of the community. 1. Noise a. During construction phase: since this will be a major project with significant noise levels we wish limited hours of construction. b. After completion of project: we are concerned with the hours of operation once the project is completed. L Noise from auto-bays. ii. Noise from large auto-lifts moving vehicles between floors. iii. Or any other noise from the operation of the dealership. Suggested Solutions • Consider limited hours during construction to lessen impact on the adjacent residential neighborhoods. Alter hours allowed in Municipal Code 10.28.040 from Weekdays 7:OOam-6:30pm to 8:OOam-5:30pm and Saturday 8:OOam-6:OOpm to 9:OOam-5:OOpm. • Consider a noise abatement program (10.26.090) for hours of business operations (especially the use of auto-lifts/mechanical work in auto-bays). • As other neighbors have suggested, cover the third floor. 2. Property Foundation a. Structural soundness of the hillside and retaining wall upon which residents live. i. Erosion, landslides, earthquakes, and floods are major concerns to Cliff Haven residents and any alteration of current structural foundation may damage an already concerning situation. Suggested Solutions: • Hire a third party to ensure the soundness of the hillside during and upon completion of the construction process. 3. Power Lines a. Powerlines may be a danger during construction and ultimately to employees/customers after completion. If powerlines are not put Planning Commission - August 18, 2016 Item No. 4b Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) underground during this construction project it will be much more difficult to do so in the future. Suggested Solutions • Move powerlines underground before or during construction. 4. Obstructed Views a. A roughly 47 foot foot high structure with cars parked on the top floor and large auto-lift towers protruding in two locations may adversely affect Cliff Haven residents'views. This structure appears to be much higher than others along PCH. Suggested Solutions: • Ensure that project adheres to city height regulations. • Ensure that the structure is aesthetically appealing from all sides of the project, including the roof. • Ensure that views of the residents above project are not obstructed. • Show residents a physical survey of the proposed plan to demonstrate exactly where the top of the building (at the highest point) will be. As planning commissioners of our great city,we ask that you seriously consider our suggested solutions. Thank you for your careful consideration of our concerns. Sincerely, Jerry Palanjian 603 Kings Road Gary Hill 503 Kings Road Gretchen Schreiber 607 Kings Road Howard&Lana Larsen 407 Kings Place Roger&Betty Otte 521 Kings Road And Many Other Concerned Kings Road and Cliffhaven Residents Planning Commission - August 18, 2016 Item No. 4c Additional Materials Received A ' AutoNation Porsche of Newport Beach (PA2015-095) L ; L Tustin, CA I San Diego, CA I Murrysville, PA JN 923-007 P I A N N I N G 17542 East 17th Street, Suits 100 Tustin, CA 92780 p714.505.6360 }714.505.6361 August 15, 2016 Jim Campbell, Principal Planner City of Newport Beach RE: AUTONATION PORSCHE PROJECT- RESPONSE TO COMMENTS Mr. Campbell: As the California Environmental Quality Act (CEQA) Consultant contracted to prepare the AutoNation Porsche of Newport Beach Initial Study/Mitigated Negative Declaration (IS/MND), you asked that I supply a response to the California Department of Transportation (Caltrans)comment letter received by the City of Newport Beach related to IS/MND after the close of the public comment period. A response to the substantive points of the comment letter is provided below, and the comment letter is included as an attachment to this letter. California Department of Transportation (August 12, 2016) The commenter accurately describes the proposed Project in its introductory paragraph. Responses to each of the commenter's subsequent enumerated comments are provided below, with the response number corresponding to the comment numbers indicated in the comment letter. 1. The City would require the developer to comply with all applicable provisions of the Caltrans Highway Design Manual, including the design of driveways. This comment does not address the adequacy of the analysis provided in the IS/MND. 2. The City would require that the developer comply with all applicable provisions of the Americans with Disabilities Act (ADA), including the design of wheelchair ramps at pedestrian crosswalks. This comment does not address the adequacy of the analysis provided in the IS/MND. 3. A traffic impact analysis was prepared forthe proposed Project and included as Appendix G of the IS/MND. Intersections within State right-of-way were analyzed using the Highway Capacity Manual delay methodology and summarized in Section IV titled "State Highway Facilities (Delay Analysis)" beginning on page 45 of the Traffic Impact Analysis. The traffic volumes used for analysis of State highway facilities are the same as those shown in Section III (Existing Conditions) and Section V (Future Traffic Volumes). The Level of Service analysis worksheets are contained in Appendix G of the traffic study. The intersection delay and Level of Service results are summarized in Table 7 of the traffic study. As stated on page 46 of the traffic study, the proposed project is forecast to result in no significant impacts at the State Highway study intersections for the evaluated scenarios based on the results of the Highway Capacity Manual analysis. 4. The City would ensure that the geometric designs are submitted to Caltrans for review and approval prior to construction. This comment does not address the adequacy of the analysis provided in the IS/MND. WWW.tbplanning.com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS Planning Commission - August 18, 2016 Item No. 4c Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) I AUTONATION PORSCHE PROJECT- RESPONSE TO COMMENTS L I August 15, 2016 J Page 2 of 3 P L A N N I N G 5. The City would require the developer to comply with all applicable provisions of the Caltrans Highway Design Manual, including stopping sight distances and corner sight distances. This comment does not address the adequacy of the analysis provided in the IS/MND. 6. A detailed HCS analysis was not warranted based on the following qualitative analysis. Potential project impacts to on/off-ramp queues at SR-55 (Newport Boulevard)/Coast Highway are forecast to be less than significant based on the nominal number of project trips contributed at the off-ramp (see Figures 12 and 13). The proposed project is forecast to add 11 morning peak hourtrips at this location,which is equivalent to less than one project trip every signal cycle (or roughly one vehicle every three cycles). Project generated trips at the off-ramp are forecast to be even lower during the evening peak hour. Therefore, the proposed project is not forecast to result in appreciable changes to existing queue lengths at the southbound SR-55/Coast Highway off-ramp. Based on the project trip distribution patterns shown on Figure 11, the proposed project is not forecast to contribute any trips to the SR-55 SB on-ramp (Newport Boulevard) at Coast Highway. Northbound SR-55 is accessed via Old Newport Boulevard, which provides an additional lane downstream of the on-ramp from Old Newport Boulevard and precludes the need for ramp metering. Furthermore, the segment of SR-55 within the study area is designed as an arterial roadway as opposed to a freeway facility; ramp-metering would appear inappropriate in these settings. 7. The requested information regarding the lane transition will be provided to Caltrans by the City. This comment does not address the adequacy of the analysis provided in the IS/MND. 8. The conceptual construction drawings (subject to review and approval by Caltrans) for the proposed Project indicate the installation of a bicycle lane along the Project frontage associated with the widening of West Coast Highway. The proposed conceptual improvements to the westbound side of West Coast Highway would include the installation of a 7-footwide bicycle lane within the improvement area,adjacent to the three 12-foot wide westbound travel lanes and an 8-foot wide sidewalk within the westbound right- of-way. Accordingly, the conceptual construction drawings were designed to accommodate the installation of a Class II bicycle lane along the westbound side of West Coast Highway. 9. The proposed Project would divert storm water to an existing storm drain pipeline, no storm water flows would be discharged as surface flows to the State right-of-way. During construction,the proposed Project would comply with all applicable regulations associated with water quality, including the implementation of a SWPPP. 10. The proposed Project would comply with all applicable regulatory requirements, including RWQCB dewatering/de minimus discharge requirements if groundwater is encountered. 11. The comments regarding the maintenance of the proposed water treatment facilities are noted. The proposed Project includes water treatment facilities and the City will condition the project to require regular maintenance of these components. 12. The need for an encroachment permit was identified in the IS/MND. The specific details identified by the commenter are acknowledged. WWW.tbplanning.com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS Planning Commission - August 18, 2016 Item No. 4c Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) I AUTONATION PORSCHE PROJECT- RESPONSE TO COMMENTS L I August 15, 2016 J Page 3 of 3 P L A N N I N G 13. The IS/MND disclosed that a traffic management plan would be required for construction within West Coast Highway. All haul vehicles would be required to comply with applicable California Vehicle Code Section 23114,which requires all haul loads to be covered. 14. The administrative process regarding the review of all construction plans, hydrology, and hydraulic calculations are acknowledged. This comment does not address the adequacy of the analysis provided in the IS/MND. 15. See response#9, above. 16. The need for a letter from the City concurring/approving the Project is acknowledged. This comment does not address the adequacy of the analysis provided in the IS/MND. 17. The proposed improvements within West Coast Highway would be required to be consistent with all applicable Caltrans standards. 18. The proposed monument sign would be utilized only for on-site business advertisement associated with the proposed car dealership. The responses provided above to the Caltrans comment received by the City of Newport Beach indicate that the impacts associated with the AutoNation of Newport Beach project were adequately analyzed in the IS/MND and no revisions or additional analysis is required. Sincerely, qmbn /' Shawn Nevill, Senior Project Manager T&B PLANNING WWW.tbplanning.com PLANNING I DESIGN I ENVIRONMENTAL I GRAPHICS Planning Commission - August 18, 2016 STATE•OF CALIFORNIA-CALIFORNIA STATE TRANSPORTATION AGENCY eiii No. 4c A OM 'M9W6l�eived DEPARTMENT OF TRANSPORTATION AutoNation Porsche of Newport Beach (P -095) DISTRICT 12 a 3347 MICHELSON DRIVE,SUITE 100 IRVINE,CA 92612-8894 PHONE (949)724-2086 FAX (949)724-2592 Serious drought. TTY 711 Help save water.! www.dot.ca.eov August 12, 2016 File: IGR/CEQA Mr. James Campbell SCH#: 2016071023 City of Newport Beach 12-ORA-2016-00065 Community Development Dept. SR-1 PM18.531-18.622 100 Civic Center Drive Newport Beach, CA 92660 Dear Mr. Campbell: The California Department of Transportation(Caltrans) appreciates the opportunity to review and comment on Mitigated Negative Declaration(MND) for the proposed AutoNation Porsche Dealership project(SCH#2016071023). The mission of Caltrans is to provide a safe, sustainable, integrated and efficient transportation system to enhance California's economy and livability. The Local Development-Intergovernmental Review (LD-IGR) Program reviews land use projects and plans to ensure consistency with our mission and state planning priorities of infill, conservation, and efficient development. The proposed project consists of construction and operation of a 37,347 square feet automobile sales and service facility including a showroom, outdoor vehicle display areas, offices, service facility, vehicle inventory storage and employee parking on the roof of the building. A tentative parcel map is proposed to consolidate I 1 existing lots creating one 1.64 acre lot. Existing commercial uses and buildings will be removed. The project also includes a 12 foot dedication along the Coast Highway frontage and will include the widening of Coast Highway creating a new 3rd northbound traffic lane fronting the project site and the two abutting properties to the east and west. Caltrans is a Responsible Agency on this project, and has the following comments: Traffic Operations: 1. The design of the driveways should be based on Section 205 of the Caltrans Highway Design Manual (HDM). Caltrans HDM Chapter 200 Geometric Design can be found here: http://www.dot.ca.eov/ha/onnd/hdm/ndf/en lig sh/chpO200.pdf. Also refer to 2015 Standard Plan A87A. http://www.dot.ca. og v/hq/esc/oe/construction standards.html 2. The wheelchair ramps should be provided across curbs that are constructed and/or replaced at pedestrian crosswalks. All design and construction must be in conformance with the Americans with Disabilities Act(ADA)requirements. Please see Design Information Bulletin (DIB) 82-05 Pedestrian Accessibility Guidelines for Highway Projects http://www.dot.ca. og v/hg/opnd/dib/dib82-05.pdf "Provide a safe,sustainable.integrated and efficient transportation system to enhance California's economy and livability" Planning Commission - August 18, 2016 Item No. 4c Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) Mr. Campbell, City of Newport Beach August 12, 2016 Page 2 3. All intersection Capacity Analysis for the intersection within State Right-of-Way (R/W) should conducted by the Highway Capacity Manual Methodology (HCM) 2010 methodology. Caltrans' requests all applicants to use the method outlined in the latest version of the HCM when analyzing traffic impacts on State Transportation Facilities. Caltrans prefers the use of HCM because it is an operational analysis as opposed to the Intersection Capacity Utilization(ICU)method, which is a planning analysis. In the case of projects that have direct impacts on State Facilities, Caltrans recommends an encroachment permit, Traffic Operations may find the Traffic Impact Study based on ICU methodology inadequate resulting in the possible delay or denial of a permit by Caltrans. All input sheets, assumptions and volumes on State Facilities including ramps and intersection analysis should be submitted to Caltrans for review and approval. The MND should include appropriate mitigation measures to offset any potential impacts. The traffic impact on the state transportation system should be evaluated based on Caltrans' Guide for the Preparation of Traffic Impact Studies, which is available at: httt ://www.dot.ca. og v/hq/tpp/offices/ocp/iar ceaa files/tisguide.pdf 4. All Geometric Designs are to be submitted for further review and approval. 5. Sight distance, per Table 405.1 B of HDM,will need to be designed for stopping sight distance and comer sight distance. Stopping sight distance is 500 ft. Corner sight distance is 605 ft. Refer to section 405.1 for details. Caltrans HDM Chapter 400 can be found here: bU://www.dot.ca. og v/hq/onnd/hdm/pdf/en lig sh/chp0400.t)df 6. The Traffic Impact Study(TIS) should include a queue analysis of the on/off-ramps for Caltrans facilities at Coast Highway at Newport Blvd. using actual signal timing, not optimal (default) signal timing. For queue analysis on Caltrans off-ramps and intersections, refer to the HCM 2010 methodology, and utilize Highway Capacity Software (HCS) 2010. For queue/storage length analysis on Caltrans on-ramps, refer to the Caltrans Ramp Meter Design Manual (RMDM)methodology. Please update the TIS with this information, and resubmit to Caltrans for review. 7. Provide an outline for Lane Transition from 3 lanes to 2 lanes. 8. Provide an explanation on how to incorporate the Class II bike lane as part of this project. Storm Water/National Pollutant Discharge Elimination System (NPDES): 9. Discharges of storm water and non storm water discharging towards the State R/W must comply with the requirements of the Caltrans Statewide NPDES Storm Water Permit as well as the NPDES Construction General Permit(CGP) for construction site discharges. Any discharges or construction that impact State R/W must obtain an "Provide a safe,sustainable,integrated and efficient transportation system to enhance California's economy and livability" Planning Commission - August 18, 2016 Item No. 4c Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) Mr. Campbell, City of Newport Beach August 12, 2016 Page 3 encroachment permit from Caltrans including providing a SWPPP for approval for work within State R/W as well as a WQMP for reference. 10. The project proposes the construction of a retaining wall at the back of the slope adjacent to the property. If subsurface groundwater is encountered and must be discharged towards the State R/W, these discharges must comply with the Regional Water Quality Control Board's (RWQCB) dewatering/deminimus discharge requirements. 11. The project proposes a treatment Best Management Practice (per the MND and WQMP) within private property that eventually connects to the State's drainage system on Coast Highway. To ensure that the treatment BMP (Modular Wetland) functions as designed by the manufacturer, proper maintenance by the property owner must be carried out so that the discharges sent towards the state drainage system is not in violation of a local water quality requirements regulated by the Regional Water Quality Control Board(RWQCB). Encroachment Permit: 12. Any work performed within Caltrans right-of-way (R/W) will require discretionary review and approval by Caltrans and an encroachment permit will be required for any work within the Caltrans R/W prior to construction. For specific details Encroachment Permits procedure,please refer to the Caltrans Encroachment Permits Manual. The latest edition is available on the web site: httv://www.dot.ca.eov/trafficops/en/. 13. A Traffic Management Plan (TMP) for construction vehicles should be submitted to Caltrans as part of the Encroachment Permit process in order to minimize the impacts to State Highway facilities, and in order to provide notification of potential bike/pedestrian detour routes to interested parties. Any hauling of materials should not occur during A.M. and P.M. peak periods of travel on State facilities during demolition and/or construction of the proposed project. All vehicle loads should be covered so that materials do not blow over or onto the Caltrans' R/W. Hydraulics: 14. Final construction plans, hydrology and hydraulic calculations need to be reviewed and approved by hydraulics branch during Encroachment Permit Process. 15. Run-off from the proposed property must be intercepted before it reaches the State R/W. 16. Caltrans will need a letter from City of Newport Beach concurring, approval of this proposal prior to Caltrans final approval. 17. Use Caltrans Standards for any construction within Caltrans R/W. "Provide a safe,sustainable,integrated and efficient transportation system to enhance California's economy and livability" Planning Commission - August 18, 2016 Item No. 4c Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) Mr. Campbell, City of Newport Beach August 12, 2016 Page 4 Outdoor Advertising(ODA): 18. The proposed monument sign appears to be intended for on-premise advertising, so long as these displays only operate as an on-premise display, as defined in Business and Professions Code 5272(a)(4) of the Outdoor Advertising Act, ODA will not require an ODA permit and will consider them to be legally conforming. Please continue to keep us informed of this project and any future developments that could potentially impact State transportation facilities. If you have any questions or need to contact us, please do not hesitate to call Leila Carver at (949) 756-7827. Sincerely, f�l� MAUREEN EL HARAKE Branch Chief, Regional-Community-Transit Planning District 12 c: OPR State Clearinghouse Socheata Chhouk, Associate Civil Engineer, City of Newport Beach Public Works "Provide a safe,sustainable,integrated and efficient nansportatton system to enhance California's economy and livability" Planning Commission - August 18, 2016 Item No. 4d Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) Subject: FW: Comments:Autonation Porsche of Newport Beach (PA2015-095) Attachments: Autonation_Comments_PC_160816.pdf From: Stop Polluting Our Newport fmailto:Info(cbSPON-NewportBeach.org] Sent: Wednesday, August 17, 2016 8:17 AM To: Kramer, Kory; Koetting, Peter; Zak, Peter; Dunlap, Bill; Hillgren, Bradley; Lawler, Ray; Weigand, Erik Cc: City Clerk's Office; Brandt, Kim; Wisneski, Brenda; Campbell, James Subject: Comments: Autonation Porsche of Newport Beach (PA2015-095) Chair Kramer and Commissioners, Please consider further review and opportunities for neighbors and public to comment on this project. We have identified reasons why this is important in our attached comments. Thank you for your consideration of our request. Marko Popovich President Still Protecting Our N, o k r crmertm=� PO Box 102 1 Balboa Island, CA 92662 1 VIV/Text 949.864.6616 www.SPON-NewportBeach.org I Info@SPON-NewportBeach.org Facebook SPON-Newport Beach I Twitter @SPONNewport STOP POLLUTING OUR NEWPORT(SPON)is a S01(c)(3)non-profit public education organization working to protect and preserve the residential and environmental qualities of Newport Beach. 1 Planning Commission - August 18, 2016 Item No. 4d Additional Materials Received -__ -= port Beach (PA2015-095)AutoNation Porsche of New i • rd Still SProtecting ur Newport Inspiring The Next Generation PO Box 102 1 Balboa Island , CA 92662 1 949 . 864 . 6616 OFFICERS PRESIDENT August 16, 2016 Marko Popovich VICE PRESIDENT Dorothy Kraus Planning Commission TREASURER City of Newport Beach Dennis Baker 100 Civic Center Drive Newport Beach, CA 92660 SECRETARY Allan Beek RE: Autonation Porsche of Newport Beach (PA2015-095) Dear Chair Kramer and Members of the Planning Commission: BOARD MEMBERS Nancy Alston Please consider further review and opportunities for neighbors and public to Bruce Bartram comment on this project. Pacific Coast Highway is the central corridor for Don Harvey everyone in Newport Beach, to be seen, heard and lived with pretty much every Donald Krotee Andrea Lingle day. Elaine Linhoff Bobby Lovell If only the public could be given a graphic image of the site which would do justice Jennifer McDonald to the length and visual changes, including the length of the building and the Jeanne Price abrupt change in design and materials from what exists along PCH in that area. Melinda Seely Jack Skinner Nancy skinner Oddly,this project is proceeding even when the new Mariners' Mile Revitalization Jean Watt Master Plan is under consideration. Residents are being asked to attend meetings Portia Weiss to that end but nothing is brought forward regarding this immediate project at Terry Welsh STOP o A 501(c)(3) non-profit public education organization working to protect and preserve the residential and environmental qualities of Newport Beach. H ouA www.SPON-NewportBeach.org I Info@SPON-NewportBeach.org FB SPON-Newport Beach 1 Twitter @SPONNewport Planning Commission - August 18, 2016 Item No. 4d Additional Materials Received -__ -= port Beach (PA2015-095)AutoNation Porsche of New i • rd Still SProtecting ur Newport Inspiring The Next Generation PO Box 102 1 Balboa Island , CA 92662 1 949 . 864 . 6616 August 16, 2016 Page Two Autonation Porsche of Newport Beach (PA2015-095) the southerly of the Mariners' Mile corridor as it approaches the transition to Upper Newport Bay. Why is Policy LU 6.19.6, Corridor Identity, not a consideration? Why is the City's adoption of a comprehensive update to the Zoning Code in 2010 stated as no longer applicable? The Planning Commission has discretion to modify plans so as to achieve a pleasant and unimposing transition in the appearance of such prominent projects and prominent locations as this one. We hope that the Planning Commission will be sensitive to the sensitive nature of this location and consider the following comments and questions among others. 1. We question the wisdom of the allowed left turn onto Pacific Coast Highway at this location. 2. This is a significant and glaring change to the currently existing views of coastal bluffs and low-rise, low-intensity development. It is also an abrupt and significant change to the area's visual characteristics in its long expanse of connected development. The materials used, such as black smooth corrugated metal panes, black anodized screen mesh, and glazed glass panels, have the appearance of being high tech and glaring in appearance compared with any other development in the area. 3. The height of the whole development including the cars on the roof is very close to the properties above on Kings Road —the cars on the roof are not counted in height. It seems that at the very least, the whole car activity on the roof should be covered completely to do justice to Land Use Policy LU 5.2.2, Buffering Residential Areas. STOP o A 501(c)(3) non-profit public education organization working to protect and preserve the residential and S environmental qualities of Newport Beach. H ouA www.SPON-NewportBeach.org I Info@SPON-NewportBeach.org FB SPON-Newport Beach 1 Twitter @SPONNewport Planning Commission - August 18, 2016 Item No. 4d Additional Materials Received -__ -= port Beach (PA2015-095)AutoNation Porsche of New i • rd Still SProtecting ur Newport Inspiring The Next Generation PO Box 102 1 Balboa Island , CA 92662 1 949 . 864 . 6616 August 16, 2016 Page Three Autonation Porsche of Newport Beach (PA2015-095) Thank you for consideration of these and other comments and the sensitivity of this location. .Sii�n,�cerely, / President cc: CNB Planning Commission Kory Kramer, Chair kkramer@newportbeachca.gov Peter Koetting, Vice Chair pkoetting@newportbeachca.gov Peter Zak, Commissioner pzak@newportbeachca.gov Bill Dunlap, Commissioner bdunlap@newportbeachca.gov Bradley Hillgren, Commissioner bhillgren@newportbeachca.gov Raymond Lawler, Commissioner rlawler@newportbeachca.gov Erik Weigand, Commissioner eweigand@newportbeachca.gov CNB Community Development Staff Kim Brandt, Community Development Director, kbrandt@newportbeachca.gov Brenda Wisneski, Asst. Community Development Director bwisneski@newportbeachca.gov Jim Campbell, Principal Planner jcampbell@newportbeachca.gov STOP o A 501(c)(3) non-profit public education organization working to protect and preserve the residential and S environmental qualities of Newport Beach. H ouA www.SPON-NewportBeach.org I Info@SPON-NewportBeach.org FB SPON-Newport Beach 1 Twitter @SPONNewport Planning Commission - August 18, 2016 Item No. 4e Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) Pagel of 2 August 9, 2016 co�Man City of Newport Beach AUG MIS Civic Center Drive Newport Beach,CA 92660 p DEVELOPMENT Attention:James Campbell, Principal Planner �FOP'VEWPoa"m�P4 Subject:AutoNation Porsche Project General Plan, Newport Beach File No: PA2015-095 Reference is made to your notice of Public Hearing on August 18, 2016, a copy of which is attached.We note that the city has prepared a Negative Declaration stating that the subject development will not result In a significant effect on the environment and requests comments. We,the undersigned,who live adjacent or in close vicinity to the proposed project, find it unacceptable as presented. It is to be way overbuilt for the size of the property.The existing zoning laws and requirements therein are presently fair to both the residences and to the business properties without any special user permits. As you are aware,this section of Pacific Coast Highway differs in that it has near residences on both sides. We are most concerned with the following: 1. Massive buildings 2. Height of buildings and elevator tower 3. Parking on roof a. Noise from car engines,horns,shutting doors b. Car lights 4. .-Ahything else on roof that creates problems for neighbors If the project is approved,a roof(no screen) covering the entire structure should be mandatory and without parking thereon. We believe that unless this property is properly developed, it will reduce the value of homes in the area.Your careful consideration of our concerns wilt be greatly appreciated. Sincerely, CITY OF NEWPORT'BEAGH Plarjnmg Commissrc3rz August 1$ 2U16 NOTICE OF PUBLIC HEARIN Cftem No. ae Additfonal Materials Received NOTICE IS,HEREBY GIVEN that on Thursday, August 1k2M6iit46.:W.sjj *f i *dr. R khh d 5) shall be heard, a public hearing -will be-conducted in the Council Cham,Ws at 100.,Civlc Center.Drive-'Newports:; Beath. The PlanningCommissivnroF-the City,of Newport Beaoh will consoder.the-fdllowing;application AutoNation Porsche of Newport Beabtt Site Development Review Conditional Use Permit, and Traffic Study for the constru�toon"and operatoan o� a 3734fsquare foot automobo(e4sales and servic4e faaloty (dealership) ' inc drrig a showroom outdoor vehicle dosplay areas offices, service#a`ditty- vehicle mvefi#ory storage and employee parking an the roo ,of the building A fentatme.Pacelt M ,k iiepursec� to c`onsolodate 11 exostmg0lots creating ane 1 64 afire lot 1 �ci3#ing�c�ommercial uses antl butliWffifinThe protect also onclutla's a 12 foot dedfcatron along the boast Hocj3 uJay frof�tage end yU1f� ett�� n+ ep[hg of Cpas# Highway cr68tif}g a new,3 northbound=traffic lane°fror�#mcg<fEte ptolet si#e ar�d the°fuyoxabUtn r6 ernes_#o the east-anti west g 'P NtTIGE IS HEREBY FURTHER GiVEN that a Negattvi "Deci`aration has been prepared by the Cityv of Newport Beach'In-connechon with the application noted above The Negative Declaration states#hat the sutleot d�velaprnent Vu not result in a"significant effect on tfi'e enwrori#ient 1t os;the present intention of tfoe Gofy to aocept the GJegafove,_ fetlaratiari:and supporting documents 'This is not to be construed as either approval or denia�'by the City of the: sublet# application her City° encourages members of the general public to review and comment :an this,; doeuntentafion Copies.ofetNegatly Deel toh and �f csrti ��ci ulr�er�ts�r�a�valabie<fof ubhc review ands -K 'si. ihspeetloti F es . Pirxr r a � Cy#y of=' ,Ni WVVIt ea a weft"site- at www.n6wportbeachca uaVk nadocuments, AIl`interested parties may appear and present#esfimony on tegard,to this application If you tha1lef�ge thisrofeot in -0lurt, you may be limited to r2iso on o#hese tSsiae`s ypu rased at the publot.hearing cif in wr+tten corte`si5otid rice fi delivered to the C ty ate or prior fc #ire, pu6loc he416 °Ai ministratiye procedures for appeals are provided oh foie Newport Beach Murncopal Gode Ghapter0 64. The appiicafion may"be continued to a;sTreciflp lu#uYe rheettng date aitl of such an action occurs atldofional public"notate of tte`e cant,nuanoe:wilt ;not be'provoded:'"F'nor to the public hearing, the agenda; staff report, and"documents may be rpmewee a# the Ccommunify-Davelapinant impartment ►'ermkt Gerter (Bay C 1st Floor) at 7 DO_C�Vio Center Drive; Newport,Beach3'California,.CA 92660 or at the Coty of iVewport Beath website at www newportbaathca raav/planninocam issoon: ` individuals riot ak le to attentl circ rneeting may contact_the Planning Division or cs th6-City's website after the meetirg:ko review.the acfioesn on#hos -applocatoon For questions regarding tins public hearing Rem`.please contact James Campbell, Princopal 'P#anFer, at (949) 6A4 321gorIcainpbellCe?nev�poitbeachta�raoy. '; ' Protect Fite No:; PA2015-095 ActivifyNo SD2015 002, 11P201s0 5, and" NP2015 010 Zane CG(Geneal Cornmercoal} General Pian CG {General Commarci a() Lcacatoon 320 600 WY�Coa�t Ht ItwayhI the Markers ...,c_ _,�s Alifearea app c5xir�Eel�r�00-"011�we'strfeme :— ��et•rft" tTott 1 c ontersectoon of West Coast Hrgt way and Dover Drive IM Feter Koe#king, Secretary, Planioiigommossoon, Coty of Newpork Beach: a _ x A Planning Commission - August 18, 2016 Item No. 4f Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) Subject: FW: Bayshores Residents Opposed Car Dealership on PCH From: JULIE WILSON<wilsonbay(a,me.com> Date: August 18, 2016 at 10:14:56 AM PDT To: <klcramer(a)newportbeachca.gov>, <bdunlap(&newportbeachca.gov>, <pkoetting_(a newportbeachca.gov>, <bhillgrenknewportbeachca.gov>, <rlawlerknewportbeachca.gov>, <eweigandknewportbeachca.gov>, <pzak(a,)newportbeachca.gov>, <jbiddle(a,newportbeacca.gov>, <dcampagnolo(i�newportbeachca.gov> Subject: Bayshores Residents Opposed Car Dealership on PCH Dear Members of our NB Planning Commission, As member of the Bayshore Community Association board of directors, we strongly oppose the proposed car dealership directly across from our community. This use will bring increased noise, light, and traffic to an already extremely busy area of the coast. Newport currently has too many luxury car dealerships and quite frankly, we'd like those to move once leases expire. Please do not support this development in this location. In looking to the future for re-development of Mariners' Mile, this is NOT the type of use Bayshores as a community can support. Julie Wilson wilsonbaykmac.com t Planning Commission - August 18, 2016 Item No. 4g Additional Materials Received AutoNation Porsche of Newport Beach (PA2015-095) Subject: FW:Auto Nation From: Karen Linden [mai Ito:karenlindenQsbcolobal.net] Sent: Thursday, August 18, 2016 4:10 PM To: Campbell, James Subject: Auto Nation Jim, Tom and I would like to voice our opposition to the construction of auto nation across the street from Bayshores residential. Our concerns are the lighting, noise and traffic and the sense that it is not the right mix for Mariners Mile redevelopment. We greatly appreciate you making us aware of the potential development and voicing our concerns on our behalf. Thank you Jim- Karen and Tom Linden 2601 Bayshore Drive Newport Beach 949-230-6913 Sent from my iPhonc t Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting AutoNation Porsche of Newport Beach (PA20 95) AutoNation P0rschE -- - N tBe ch t 3 1 . 1 EW Pp Planning Commission public hearing u s August : 2oi6 Cq<IFORNP Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting 95) Introduction ~fin a z C9CIFO0.NP Mariners' Mile Eastern segment, between McDonalds and Mariners' Pointe 320-600 West Coast Highway Car Dealership Mitigated Negative Declaration., Traffic Study, Site Development Review, Conditional Use Permit & Tentative Parcel Map 37,347 square foot, two-story building up to 35-feet in height with modern architecture 1.79 acre site (consolidation of 11 existing lots) 550 feet of highway frontage 12 -foot dedication and improvement of Coast Highway affects two abutting properties) Hours of operation 7:0o a . m . to 9:0o p. m . 08/18/2016 Community Development Department - Planning Division 2 Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting 95) Vicinity Map PF 4 ' I I � _ CGAST MWYW 2889 CRfSTV,EW UR � CRESTVIEW DR G B]1 N V O� 9p� 00t .205 o8/18/2os6 Community Development Department - Planning Division 3 Project Setting 1 V I` { t 1 - - •asr��.,�. — . J •f If .p... 1ji NI 11 1 i y...,1✓ _.. 7 -t • r. ' •� K7�� ♦il 611. Y , c 2014 Pictometr Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting 95) Traffic Study ? a a.C'dt/FO0.NP Kunzman Associates prepared under supervision of City Traffic Engineer ■ Traffic increases : 672 daily, 73 a . m ., and 64 p . m . trips ■ 13 intersections considered ■ 7 intersections exceed 1% threshold for ICU analysis ■ ICU analysis concludes less than significant impact and no mitigation required o8/16/2ol6 Community Development Department - Planning Division 5 Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting 95) CEQA Review ai a a.C'dt/FO0.NP Mitigated Negative Declaration prepared ■ Less than significant impacts with mitigation Nine mitigation measures covering Aesthetics - use of non-reflective glass Cultural resources — grading monitors Hazards — UST removal Noise — typical measures, hours of construction, no horns 30 - day comment period (July 3.1t" to August9th) ■ 4 emails and one letter from Caltrans received Responses prepared o8/18/2016 Community Development Department - Planning Division 6 Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting 14 95) Site Plan }4ii u- - ».,may u.i» .. r+�. �- .y yr .. . YV^N Service Facility � � ® 4. 03 r .� e t turns allowed No left turns ----- -- --- -- WEST COAST HK9HWAY --- - ----- IL 79 parking spaces: l5 for customers and 64 for service vehicles and employees ■ 94 inventory spaces; on-site delivery ■ Rooftop parking — all interior and roof parking access by trained porters only ■ Hours of operation — Too a.m. to 9:oo p.m. ■ Modern architecture o8/18/2os6 Community Development Department - Planning Division 7 Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting 95) Desmign t �4 s. Service Facility Showroom Facility 07/13/2012 Community Development Department - Planning Division 8 Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting 95) Roof o = IIL new � .P.,.:..-r ,.-. ..„I _ 0... �.o..� .ss.O.... bP+.a*o..=.•...ol _ � � O• `�.boS..: Rl O`""Y � :Y a .uM or..P.,.0 nom- ----- ---�-----------�------------- -- ------ --szX__'---------------"X°'” _ n - -----> s ---- ro.b P W P.... _W... ' .,�...,.. W,,. X Ovcv„y v „I . n.1I npI wwua n.fl Wua .uOY[ W..� y/b[ x�a .us..PH bb_ ,F®nwn,n. Vna .ra Y wim Purt,w[ Y.a 4Wu[n.i P.Y,y uy.oy Wr• 1 py,.-Y.Y,.ry O pw.s[ri4 V 4a..w rey - M1•N o8/18/2oi6 Community Development Department - Planning Division 9 Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting 95) Project Considerations ■ Consistent with "General Commercial" General Plan & Zoning Highway oriented strip of Mariners' Mile Lot consolidation allows 0. 5FAR — complies Use allowed with Conditional Use Permit Meets parking requirements & setbacks ■ Request for 35-foot height limit Lower than Mariners' Pointe, increased setback from highway, doesn't affect private views ■ Mariners' Mile Strategic Vision and Design Framework Guidelines not regulations Nautical building elements encouraged (not mandatory) Quality designs & materials, 5-sided architecture Landscaping — palm row and bluff landscaping provided Lighting controlled o8/18/2os6 Community Development Department - Planning Division 10 Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting 95) Potential ai a C9CIFO0.NP ■ Rooftop parking Partial screening proposed Minimum access by porters, no service/repair Limited hours of operation Increased cover required by conditions of approval ■ Noise — repair activities inside building only ■ Lighting Photometric plan, inspection, and diming if necessary Dim lighting outside of operating hours ■ Test drives — prohibited on residential streets • Highway widening improve safety and operations Required by the General Plan 08/18/2016 Community Development Department - Planning Division 11 Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting 95) Increased Roof Cover �e>KI'r ik i s^ PARKING SUMMARY �........m a wz K O . � IMvn T/J1®.IIXFlv w..r ix o 3RD FLOOR PLAN/ROOF PLAN Covers real- 25 feet of the building Reduces noise, light and glare Full width of the building Metal roof painted a matte black Below 35 feet in height No mechanical ventilation Does not impact private views required o8/18/2oi6 Community Development Department - Planning Division 12 Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting 95) Recommendation 'n C9CIFO0.N�P Conduct a public hearing ■ Approve the application ( if appropriate) subject to the findings and conditions of approval ■ If a final action is taken, appeal or call for review period expires on September 1, 2016 . o8/18/2016 Community Development Department - Planning Division 13 r y�N *i _ , Z a ti 4 M I _ For more information contact: - James Campbell, Principal Planner 949-644-322-0 — JcampbeII newportbeachca.gov www.newportbeachca.gov Planning Commission - August 18, 2016 Item No. 4h Additional Materials Presented at Meeting 95) � • • � • � • • • ice . � � � � • _ s�i'J �_ - .:tee-ref � �' � �s� -F`i' �t` _ ` _ �,t•: — •• jC is ria � • . 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' • • � • � • . • • • ice . � Planning Commission - Augusti 2016 Item No. 4h Additional Materials Presented at Meeting AutoNation Porsche of • • ice . 09 EXISTING VIEW 1 Proposed Porsche of Newport Beach III I&IRF Prepared for 521 Kings Road, Newport Beach, CA �Wll I Fl.'7� .-•.�iT.' err I w �r ,I�s ��t � t w• I i a� Planning Commission - Augusti 2016 Item No. 4h Additional Materials Presented at Meeting AutoNation Porsche of • • ice . 09 PROPOSED Planning Commission - Augusti 2016 Item No. 4h Additional Materials Presented at Meeting AutoNation Porsche of • • ice . 09 -N }� EXISTING VIEW 2 •vim:e�^ .� Iter' ^ _ -�._-- _cc+• .�K � ._ '. �C�' .rte .► _ _.... �IJ�-i • ^ _ _ � .a� _ ./�_ri"' yx�/' `� � �. �� - �� �:o�.. ,�:— <�:-,.: �_� .. � - - ..1� 1-.�+N`�.".,.r,.�s--•cam . _�.•+.15 a— _ -- _ — _ ,� �_� ,��a` `4 � S _1 f,�-f`�, j„ y�.•It. .r x e i r„Ey� J � r k ,/�..�v �� •.� �S J �>F r rl _- A'\ � ."�'�b��14.�ry.i 7,� r`( "� 5.,� 1 :. 1C 7 �f N . w/ N `'.� �>".�' E}f,s� -n� f♦� /{�` �\ ,� w ui � > �i,. s ;y. u "`d 1(1 �� .L ! ` � ��r{ rry�ia jr� � S.W • s / ^t .1/,� x' � ` r � � f�t�w. �'�. �. ^rl Yi? p _ e r �IS �{ ��/r 1�(r"/�`'s/w{t ,1'i `� * � •,y�t d 1 ^ �w.�Yf. e ✓)+ V !•� } �.{.y t� �, �- +e Ytr i S'y��1' 1ys y�M V.i„�w"f ` � i r��J.,J��/r��biF ,¢, t iFdty` s l� y ' �✓ iM 'fr ..� 1 ]�..? �lfvr�al� � . e.,�+'Ji� 2ki�.'y/ �.•� �!. 0 �M1M`��•�i k!�,. . 4 . Proposed • ofNewport Prepared for 521 KingsRoad, Newport Beach, CA Planning Commission - Augusti 2016 Item No. 4h Additional Materials Presented at Meeting AutoNation Porsche of • • ice . 09 ..:_ „tet .. --� • ,1 e t( >rt � �.���:.� ���� ti y !A�- ! -_ �'\ ,a C-.?Y rr,,1��1��x �r�^3 - � ,,, '• �•�"* "'yl�,�S l .A s _ fir♦ / f£L. � .',, r ! '...Q� S r � �y a•• 1� ��, Y ` r'L b i' �.. hi n �F - t PROPOSED Coast Highway -44 ,_ 4411 + • ®� � .yam` i �� �i •_ter-- :� !- � 3,' iiO'_i 7i t fed lli1RJ11�15il�J !!•!9i'I111• I�IIPi�llll! •o; � 1 .- '. • S Planning Commission - August 18, 2016 Item No. 4i Additional Materials Presented at Meeting AutoNation Porsche of Newport Beach (PA2015-095) AutoNation Site Devetopment Review Planning Commission August 18 , 2016 Project Location • - - - - ' - - - • * lot t Aim ®- — — — — . — A/ ✓ •� a Planning Commission - Augusti 2016 Site Plan Item No. 4i AdditionalMaterials Presented at Meeting L AutoNation Porsche of Newport Beach (PA2015-095) iii- ,.�' - - rs � : • .-n.:. .. 1�,i x: 3 r �C1C� •�;� �.�.;.��C1C1L7[]C][]C]d(] �(�[]������e� �e■�■■�s�� `��. W W�W v s c ♦ 'u� a� L„ c W ♦ ♦ s v W u u v a sL'M13r.`L�FP`=�i�"il �iM1iS�.7�:��+1.�1 H"AY AIIN PROPOSED SITE PLAN R AutoNation ping Commission - August 18, 2016 al Materials Presented at Meeting AutoNation Porsche of Newport Beach (PA2015-095) Newport Beach San Diego "a Newport Basch AW LAW WO PORSCHE. ., Riverside �-- - - s AutoNation Planning Commission - August 18, 2016 1 o. 4i Additional Materials Presented at Meeting ationigNAMAisof NevwVoft Beach (PA2015-095) .^ ch ' AutoNation -__ t • • • • i • View Across Coast ' • • • - Materials ' - - - • - - - • 4 Planning Commission - August 18, 2016 • Item No. 4i Additional Materials Presented at Meeting utoNation Po&e of Newport Beach (PA2015-095) -- -- _.— - �9 F -------- ......_ - ---WEST COAST HKIHWAY - - - AutoNation 14 Planning Commission - August 18, 2016 Conceptual _ ct 4i Additional Materials Presented at Meeting sche of Newport Beach (PA N-095) PROPERTY LINE EXISTING POWER POLES BETWEEN 321 AND 403 KINGS RD I 56 25* ANSI Y — _ 321 Kff"Fm. A MS 6. II 112'0" COAST HWY R.O.W. 1130 Ams, AutoNation 44 Planning Commission - August 18, 2016 Conceptual _ ct 4i Additional Materials Presented at�Meeting �sche of Newport Beach (PA PROPERTY LINE EXISTING POWER POLES BETWEEN 321 AND 403 KINGS RD .�599 AMS _ ( 5B 2' AM51 Y 2n' AMSL 403 KINGS RD Y I Z-U, COAST HWY R.O.W. ±13Q' AMR Y AutoNation 44 Planning Commission - August 18, 2016 Conceptual _ ct 4i Additional Materials Presented at�Meeting �sche of Newport Beach (PA PROPERTY LINE EXISTING POWER POLES BETWEEN 411 AND 421 KINGS RD, 3.0 AMSL 421 KINGS RD, 12'-0"LtZl HWY R.O.W. .���QAMg1� Y Planning Commission - August 18, 2016 4i Additional Materials Presented at Meeting ation Porsche of Newport Beach (PA2015-095) Neighbor Outreach Started in June 2015 • Concerns : • Aesthetics • View Protection • Rooftop Lighting and Vehicles • Noise • Rooftop Operation • Roof Enclosure • Power Lines AutoNation Planning Commission - Augusti 2016 Existing Perspectiv ' • • • - - • too- • vi j. k` k r` tee. i, i. lanning Commission - Augusti 2016 Proposed Perspective ille • - - - - - • - • Mal F aa++ � I OR a�}f. ky, Y S. b�Yl-. I ♦ m: , - • - 13 Existing Perspectiv ' • • ° X21 - - • a!, v rl. 44 � 5• • ommission - Augusti 2016 Proposed Perspective vie - "66W- -Al- • - • WOOL Y � ^.t..._ • - • 15 Existing Perspectiv :• • ° . , - � - ` r n � 1 Y I • • •n - August 18, 2016 Proposed Perspective ' ' - ' •FlneallrUMMo 157=01mbW WAY-41 • - - - • - • Aj a F .yA i � � �` ✓ Z y Planning Commission - August 18, 2016 4i Additional Materials Presented at Meeting ation Porsche of Newport Beach (PA2015-095) Neighbor Outreach Started in June 2015 • Concerns : • Aesthetics • View Protection • Rooftop Lighting and Vehicles • Noise • Rooftop Operation • Roof Enclosure • Power Lines AutoNation Planning Commission - August 18, 2016 Item No. 4i Additional Materials Presented at Meeting AutoNation Porsche of Newport Beach (PA2015-095) D f Wk mm AutoNation Planning Commission - August 18, 2016 JZMMMIlltem No. 4i Additional Materials Presented at Meeting LtoNation PojAhe of ort Beach (PA2015-095) PAPKM 9lIMMMY U - ]RD FLOOR PIAN/ROOF PLW D Y,� ,tee. 4OiG �• it B2row.�e_ - ..-. .. p0 J. W.r e KE DFLDOR p .- —.... -----------_ ':Lv. - _ . _ate- ::OfSI� Y • '_� ._ 18�) ...-.� :� t7t -NE9f WAHF HIOlfMAY-- - - .-��'-'•-•� '-�_ ,r1�1 %iOFO4ED 51TEFtAN I AutoNation Planning Commission - August 18, 2016 No. 4i Additional Materials Presented at Meeting ation Porsche of 'port Beach (PA2015-095) PARKING SUMMARY L • Rooftop parking by porter COLOII LBmD FACL7IY FAIgpOOUR Fl1DV0® TOTAL only ® NEW VEHICLE DISPLAY • No employees or customers (INC. ALL DISPLAY 84 AREA) 93 • Two porters on duty each CERTIFIED PRE-OWNED 9 day SERVICE PARKING REQUIRED 34 • All employee cars moved off CUSTOMER 15 79 roof to service prior to 5 : 00 EMPLOYEE PARKING 30 p m TOTAL FARKWO Fl10\fl® 172 AutoNation Planning Commission - August 18, 2016 4i Additional Materials Presented at Meeting ation Porsche of Newport Beach (PA2015-095) Neighbor Outreach Started in June 2015 • Concerns : • Aesthetics • View Protection • Rooftop Lighting and Vehicles • Noise • Rooftop Operation • Roof Enclosure • Power Lines AutoNation Planning Commission - Augusti 2016 West Coast High Luto.Nai0P • - - - ' - - • ' 4 LIZ Los 1 ®i t o ♦ " • Oe �y 60, + ", �s - J a . ri i Planning Commission - August 18, 2016 om No. 4i Additional Materials Presented at Meeting Auto ion Po e of Newpo ach ( 015-095) w� ..- ,,_:: .. : +a---F -- �, ,a• >=45.0 >=50.0 r � M>=550 _ R-I >=60.0 a . - C>=65.0 M>=70.0 >=75.0 Ole- operational ,EOperational Noise evelsDesign \ - Scenario 1,service Doors open y Le¢-rd �a� ESLeeletl Nolse Level ttlRat 'J Exbeast Louver _ -- � R1 448 ® AC Locations y,_ '. FU 51.8 is SerWce Door ' reR y � R6 r R3 403 • wrsmnntlN LewXon u. VeM1ick palX el Trav¢I P ~ - - A R4 35.6 Nf1 I � 999 R5 496 ® Reoever Lvulbns p 6 R6 391 Nll Receiver Number — Ja'_' _ r � R] 541 Elleruniper ates,Inc. 270 scop Jumper street,suite 100 Calculated Noise Contours Sb owing Design Scenario 1(Service Doors Open) Escondido.California 92O25 Job X B503 14N4 Figure 2 760-738-5570 AutoNation Planning Commission - August 18, 2016 Item No. 4j Additional Materials Presented at Meeting AutoNation P he of Newport Beach (PA2015-095) Stantec Stantec Architecture 38 Technology Drive, suite#100 Irvine, CA 92618-5312 Tel. 949.923.6000 Fax. 949.923.6121 www.stantec.com Copyright Reserved The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing — any errors or omissions shall be reported to Stantec without delay. The Copyrights to all designs and drawings are the property of Stantec. Reproduction or use for any purpose other than that authorized by Stantec is forbidden. Consultants Client AutoNation. 200 SW 1ST AVE., 14TH FLOOR FORT LAUDERDALE, FL 33301 Key Plan: THIRD FLOOR / ROOF AREA SUMMARY U Y C C MECHANICAL ROOMS 518 S.F. OCCUPANCY "SO (NOT INC. IN FAR CALCULATION) OPEN ROOFTOP PARKING 27,026 S.F. TOTAL ROOF AREA 27,544 S.F. INDIVIDUALS OTHER THAN PORTERS WILL NOT PARK CARS ON THE ROOF SOLID ROOF CAR MECHANICAL ROOM. LOUVERED SOLID ROOF CAR COVERS W/ RIBBED VENTS AT EAST AND WEST COVERS W/ RIBBED CHARCOAL GRAY NON WALLS. NO OPENINGS AT CHARCOAL GRAY NON REFLECTIVE FINISH NORTH SIDE REFLECTIVE FINISH 160'-7" 60'-6" 72'-0" 148'-5" 17'-7" SOLID ROOF CAR NO OPENINGS ATPOTS WITH TREES — COVERS W/ RIBBED NORTH WALL OF LIFT TYP. CHARCOAL GRAY NON PENTHOUSE REFLECTIVE FINISH u u u u M DN MECHANICAL VENT u U U U 0 ro (NOT INC. IN F.A.R.) WITH LOUVERED WALLS AUiO Lf o ROOF BELOW AT SOUTH SIDE. NO 0 M OPENINGS AT NORTH ELEV.. PACE @ 8'-6" = 59'-6" m SIDE - 7 EMPLOYEE PARKING SPACES MECHANICAL ROC IN NTORY PACES LOUVERED WALL ©INVENTORY SPACES O AT W, S, E, WAL m 3 STALLS ® 8'-6" ENCLOSED ROOF AUTO LIFT 0 5 STALLS Q 8'-6° 42'-6 9 TALLS 8'-6" = 76'— 5 STALLS ® 8'-6° = 34'-0" � = 25'-6" 'r SERVICE NO OPENINGS F 10'—O' g INVENTORY SPACES O PARKING REQUIRED SKYLIGHT NORTH WALL OF 5% SLOP 18 6 STALLS ® S'-6" = 51'-0" LIFT PENTHOUSE = RAMP DNO TOTAL INVENTORY SPACES ROOFTOP 0 4 STALLS ® 8'-6" = 34'-0" 2 STALLS ® O INVENTORY SPACES 300 S.F. Revision By Appd. YY.MM.DD 30 TOTAL EMPLOYEE REQUIRED SPACES ROOFTOP 8'-6" =17'-0" 9'-0" 0' 9'-0" 5 STALLS ® 8' 6' = 42'-6" MECHANICAL AREA ._ 25 SERVK:E REQUIRED SPACES ROOFTOP 8—6 .k 4 SERVICE REQUIRED PARKING g E LOYEE P RKING SPACES W/ ROOF & MOlk- OPPIPPIPI Og EMPLOYEE REQUIRED PARKING LOUVERED WALLS. E 3 IL-41 111-41 NO OPENINGS AT 8 STALLS 8'-6" = 68'-0" O REQUIRED - - _ NORTH SIDE ROOF EXHIBIT BP 2016.08.15 1 15'-0" n n 1S�_0" ®o oa PARKING 0 o _ P.C. EXHIBITS BP LT 2016.08.12 N 4' WIDE PEDESTRI j To n n LL EMPLOYEE PATH 1 ACCES LE SP CES DEDICATION SHOWN/RESUBMITTAL BP LT 2016.05.17 II REQUIRED _ _ 21'-0' PLANNING RESUBMITTAL VK 2015.12.17 N m O PARKING ON RAMP _� PORSCHE REVIEW RESUBMITTAL VK 2015.12.15 °0 10'-0" 15% SLOPE 10'-0° O SER REQ ED 1ST. PLANNING SUBMITTAL 2015.05.08 5% SLOP 5% SLOP PER Issued By Appd. YY.MM.DD File Name: own. Chkd. Dsgn. YY.MM.DD Permit-Seal 221'-7" 72'-2" 17'-9" 147'-7" 41 41 rn 3 v Project: 0 0 AUTONATION r` TRUE PROJECT PORSCHE OF 0 N NORTH NORTH NEWPORT BEACH aO QO 650 WEST COAST HWY. NEWPORT BEACH, CA 92660 '3 Title: THIRD FLOOR o a 16 32 / ROOF PLAN ao M Om Q SCALE:. 1/16"=l'—O" Project No. Scale 2007105003 AS NOTED / ROOF PLAN Drawing No. Sheet Revision THIRD FLOOR o� 1 SCALE: 1/16" _ ,'-o" 3a of 0 ORIGINAL SHEET - ARCH Et