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HomeMy WebLinkAbout4.0_ Newport Auto Center Off-Site Parking Project_PA2017-097_PA2016-164PO CITY OF NEWPORT BEACH o PLANNING COMMISSION STAFF REPORT u i October 5, 2017 c�O'Foar Agenda Item No. 4 SUBJECT: Newport Auto Center Off -Site Parking Project (PA2017-097 and PA2016-164) SITE LOCATION: 445 East Coast Highway • Conditional Use Permit No. UP2017-014 • Limited Term Permit No. XP2016-009 APPLICANT: Stantec Architects, Inc. (Newport Auto Center) OWNER: Newport Beach Cars, LLC PLANNER: Liz Westmoreland, Assistant Planner 949-644-3234, Iwestmoreland@newportbeachca.gov PROJECT SUMMARY Request for a Conditional Use Permit to allow offsite employee parking for 75 vehicles at the Newport Dunes Resort (Dunes) parking lot at 1131 Back Bay Drive. The automotive dealership would utilize shuttles to transport employees to and from the offsite parking area. Two employee spaces would be retained onsite. The Applicant also requests a limited term permit to allow temporary vehicle storage of up to 300 inventory vehicles at the Dunes (101 Bayside Drive) for up to one year. No test drives, car washing, vehicle repair, sales, or other activities would occur at the vehicle storage or employee parking sites. No construction is proposed. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 153011 and Section 15304 under Class 1 (Existing Facilities) and Class 4 (Minor Alterations to Land) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. approving Conditional Use Permit No. UP2017-014 and Limited Term Permit No. XP2016-009 (Attachment No. PC 1). 1 9 + a 1 Newport Auto Center Off -Site Parking Project Planning Commission, October 5, 2017 Page 3 T General Plan !► a0WN i PIBEN TY P A OLIALY QP dye TON GLP S >i f PkyM4Y 9 ��4yF V pH Zoning Ma NNP el ¢ PP ,.:VCI TOPM InWN IiILVi lv .S i eJ P RD U� oe ,T 41UN SJR W PU a/ � PC de W Y p T MHP a 9 i oP 9F o. CG PC, a9 P GP O ` pP GS ¢G P Back Bay View Park P O P '9y0Crd PGj9 S N 1 _ H � MUrywy[ �o / T Newport Auto Center Off -Site Parking Project Planning Commission, October 5, 2017 Page 4 LOCATION GENERAL PLA I ZONING I CURRENT USE ON-SITE General Commercial CG Commercial General CG Automotive Dealership PC1 Bayside Village Mobile NORTH Multiple -Unit Residential (RM) Coast Highway/Mobile Home Park home Park Si SOUTH Det cnit RS-D)tial Single -Unit Residential (R-1) Residential PG12 Promontory Point — UP1494 EAST Multiple -Unit Residential (RM) Residential WEST General Commercial CG Commercial General CG Commercial OFF-SITE PARKING PR (Parks and Recreation) PC48 Newport Dunes Recreation AREAS 5 Newport Auto Center Off -Site Parking Project Planning Commission, October 5, 2017 Page 5 Project Setting The Newport Auto Center (NAC) automotive dealership is located at 445 East Coast Highway. The proposed offsite parking areas are located within existing surface parking lots at the Dunes. The parking lot proposed for offsite employee parking is located on the east side of the Dunes near Back Bay Drive (1131 Back Bay Drive) and is currently used as day use parking for visitors to the Dunes. The parking lot proposed for temporary inventory parking is located in the northwest corner of the Dunes (101 Bayside Drive) and is used for marina and overflow parking for special events. Background Conditional Use Permit (CUP) No. UP3660 was approved in 1999. Two amendments and Staff Approval No. SA2014-002 currently regulate operations at the project site. The NAC dealership is required by the Zoning Code and existing CUP to maintain 186 parking spaces onsite with 70 of these spaces allocated for employee parking. The remainder of the spaces are devoted to vehicles receiving service, inventory storage and customer parking. The proposed offsite parking locations are surface parking lots within the Dunes. The proposed temporary inventory parking location includes 654 parking spaces and is utilized as overflow/marina parking. The marina/overflow parking is separate from the day use parking area. The proposed offsite parking area for the 75 employee spaces would utilize the day use area at the Dunes. There are 800 day use parking spaces and only 645 are required pursuant to the Newport Dunes Settlement Agreement that defines the operation and development limits of the Dunes. Thus, 730 spaces would be retained for day use area visitors. The applicant has been leasing parking spaces at the Dunes for several years without authorization. This application is intended to address existing circumstances. Prosect Description Use Permit Amendment - Off -Site Employee Parking Request for a Conditional Use Permit No. UP2017-014 to allow offsite employee parking for 75 vehicles at the Newport Dunes Resort Parking Lot (1131 Back Bay Drive). The automotive dealership would utilize shuttles to transport employees to and from the offsite parking area. Two employee spaces would be retained onsite. The designated employee shuttle would have a direct route both directions along East Coast Highway and Back Bay M, Newport Auto Center Off -Site Parking Project Planning Commission, October 5, 2017 Page 6 Drive. The shuttle would operate from approximately 6:30 am to 11:00 am, 12:00 pm to 2 pm, and 4:00 pm to 7:30 PM. Employees would not walk to or from the offsite parking area. The shuttle would accommodate employee schedules. In the event that additional parking for marine or recreation related uses at the Dunes is needed, the subject lot would be vacated by the applicant in order to provide the public with priority parking. The applicant would be required to move all of the employee vehicles to a temporary, designated, offsite location. Special events or other occasions requiring additional parking at the Dunes are anticipated to occur approximately three to five times in a year. The applicant has identified two Irvine vehicle dealerships that would be utilized for this purpose. A condition of approval has been included requiring the applicant to obtain approval for the alternative sites from the Community Development Director. Limited Term Permit— Vehicle Inventory Storage The Applicant also requests a limited term permit (over 90 days) to store up to 300 vehicles from the Newport Auto Center dealership in a temporary location at the Newport Dunes Resort and Marina. The parking area abuts residential uses to the west, marina related uses to the north, and additional Newport Dunes Resort parking to the south. Newport Auto Center porters would retrieve vehicles from the existing Newport Auto Center facility (445 East Coast Highway) via Bayside Drive and drive them to the Newport Auto Center property between the hours of 10:00 am and 6:00 pm. No test drives, car washing, vehicle repair, sales, or other activities would occur at the vehicle storage site. The vehicles to be stored would new or previously owned vehicles awaiting transportation and there will be no damaged or wrecked vehicles parked or stored at the site. There are no other vehicle stored at the site. The Limited Term Permit would expire one year from the effective date of the use permit amendment, unless an extension is approved for up to one additional year. The existing parking lot is paved and no additional structures or property improvements are proposed. Similar to the offsite employee parking, in the event that additional parking for marine or recreation uses at the Dunes is needed, the applicant would be required to move all of the inventory vehicles to a temporary, designated, offsite location. Special events or other occasions requiring additional parking at the Dunes are anticipated to occur approximately three to five times in a year. The applicant has identified two Irvine vehicle dealerships that would be utilized for this purpose. A condition of approval has been included requiring the applicant to obtain approval for the alternative sites from the Community Development Director. DISCUSSION The main issues are; 1) whether the permanent employee and temporary inventory storage of vehicles interferes with public access and recreation at the Dunes; and 2) if proposed uses are compatible with the site and surrounding area. Under the terms of the Newport Dunes Settlement Agreement, the applicant is required to maintain boat launch 7 Newport Auto Center Off -Site Parking Project Planning Commission, October 5, 2017 Page 7 and trailer parking, wash down, beach and day use facilities, bike trail, human -powered launch, and camping. None of these uses will be affected. Off -Site Employee Parking (Use Permit Amendment) The dealership at 445 East Coast Highway is currently required to provide 70 employee spaces on the site. The applicant proposes to relocate these required spaces offsite to the Dunes. As previously discussed, the Dunes would maintain 730 spaces for day use area visitors in compliance with the Settlement Agreement where only 645 spaces for this purpose are required. Further, the applicant would be required to remove vehicles from the Dunes if there were a special event or other marine/recreation event that requires additional parking. Therefore, the provision of permanent offsite employee parking would not impact public access or recreation at the Dunes. In the past, the dealership used the onsite employee spaces for inventory as the business grew and they forced employees to park on public streets, which is in violation of the existing Use Permit. Thus, the applicant has leased parking spaces at the Dunes without City authorization. The proposed use permit would eliminate the existing condition requiring 70 parking spaces on-site and instead allow these spaces to be provided offsite at the Dunes (1131 Back Bay Drive). Further, the applicant would provide 5 additional employee spaces at the Dunes, and 2 employee spaces onsite resulting in a total of 77 employee spaces. Therefore, a greater number of employee spaces would be available. The proposed shuttle service would be adequate to transport employees between the two sites. Adequate fire access would be maintained within the vehicle storage area by providing drive aisles free of parked cars. Further, Staff has included a condition to prohibit employees (or any NAC affiliated vehicles) from parking in residential areas or on public property. Lastly, the employee parking area is centrally located at the Dunes site and separated from residential uses by large parking areas, streets, and associated structures. Thus, the proposed use of the Dunes parking lot for offsite employee parking would not impact residential areas. Limited Term Permit — Vehicle Inventory Storage The temporary storage of vehicles will utilize no more than 300 of the 654 parking spaces in the marina/overflow parking lot. The actual number of stored vehicles will fluctuate from time -to -time. Thus, the proposed limited term use should not impact the beach and day use parking area on the opposite side of the lagoon, which has over 800 parking spaces. Under the terms of the Settlement Agreement, the Dunes is required to provide a minimum 645 parking spaces for day use beach area users. Therefore, the limited term use will not impact the public access and recreation components of the Dunes. The vehicle inventory storage site is accessed from Bayside Drive. This roadway segment passes through the De Anza Mobile Home Park. Vehicles are brought to the site by car transport vehicles that would unload on the Dunes private property. NAC employees bring vehicles to the dealership on an as needed basis, typically 5 to 10 times per day Monday I Newport Auto Center Off -Site Parking Project Planning Commission, October 5, 2017 Page 8 through Saturday. NAC customers are not brought to the site and staff has included a condition of approval prohibiting customer access, test drives, vehicle repair, and similar activities at the offsite location. The storage area would be blocked off from the public by landscape planters and temporary barricades. Adequate fire access would be maintained within the vehicle storage area by maintaining all drive aisles free of parked cars. The subject property has been used for temporary vehicle storage since December 2014 (by Newport Beach Maserati and Newport Auto Center), in an area closer to the Mobile Home Park. There is no evidence that this use has been detrimental or hazardous to public convenience, health, or safety of persons residing or working in the neighborhood. The nearest residential use is the Bayside Village Mobile Home Park located west of the parking area, separated by a block wall and a row of garages. Due to the passive nature of the proposed vehicle storage activities and the proposed hours of use, the use is not expected to impact the surrounding neighborhood. Analysis General Plan and Zoning Code The existing dealership site is designated CG (General Commercial) by the General Plan and zoned CG (Commercial General). The only proposed changes to the use relate to offsite parking, and the use remains consistent with the CG land use category and CG Zoning while operating pursuant to a use permit. Both proposed offsite parking areas are designated Parks and Recreation (PR) by the General Plan. This designation provides for public or private recreational uses. The parking lots serve as parking for the Dunes, however, adequate parking in compliance with the Settlement Agreement is provided throughout the Dunes property. As conditioned, the applicant is required to maintain public access and parking in accordance with the Newport Dunes Settlement Agreement, including, but not limited to boat launch and trailer parking, wash down, beach and day use facilities, bike trail, human - powered launch, and camping. As previously discussed, there is adequate parking on the site to accommodate the proposed employee and inventory parking. Additionally, the parking areas would occupy an area of the lot near the respective entrances and away from the spaces that are most convenient or advantageous for guests using the beach and day use areas, etc. Furthermore, in the event that additional parking for marine or recreation related uses at the Dunes is needed, the subject lot would be vacated by the applicant in order to provide the public with priority parking. The applicant would be required to move all of the employee vehicles to a temporary, designated, offsite location that is approved by the Community Development Director. 0 Newport Auto Center Off -Site Parking Project Planning Commission, October 5, 2017 Page 9 The area would only store employee vehicles during daytime hours, and the inventory would remain at the Dunes overnight. The public would not have access to these areas and emergency drive aisles would be maintained in compliance with Fire Department requirements. Local Coastal Program The offsite parking locations are designated Parks and Recreation (PR) by the Coastal Land Use Plan, and zoned Planned Community PC48 (Newport Dunes). The above analysis regarding General Plan and Zoning District would also apply to the Coastal Zoning District and Coastal Land Use Plan designations and no further analysis is needed. The proposed project does not include any construction, subdivisions, or changes in use. Therefore, no coastal development permits or waivers for de minimis development are required. Offsite Parking (NBMC 20.40. 100) The offsite employee parking area is located less than a mile from the dealership at 445 East Coast Highway. The designated employee shuttle would have a direct route both directions along East Coast Highway and Back Bay Drive. The shuttle would operate from approximately 6:30 am to 11:00 am, 12:00 pm to 2 pm, and 4:00 pm to 7:30 PM. Employees would not walk to or from the offsite parking area. The shuttle would accommodate employee schedules. Furthermore, should the parking spaces at the offsite location (1131 Back Bay Drive) become temporarily unavailable due to a high parking special event at the Dunes; the employees would park and take the shuttle from another temporary location that is approved by the Community Development Director. Conditions are included to ensure that employees park on private property and do not park on residential streets thereby preventing issues with neighboring residential areas. Additionally, the project would not utilize any on -street parking spaces for the commercial use; only surface parking lots would be utilized. There is a dedicated parking space at the project site for the shuttle. Thus, the shuttle would not be parked within the public right—of —way, nor would it be permitted to idle within surrounding neighborhoods reducing any potential impacts to residential areas. The shuttle would be required to maintain the established route. Lastly, the applicant is required to provide a parking agreement or covenant to ensure that the offsite parking is permanently available to the project as long as the use permit, staff approval, (and associated amendments) are effective. 10 Newport Auto Center Off -Site Parking Project Planning Commission, October 5, 2017 Page 10 Findings Conditional Use Permit Amendment To approve a Conditional Use Permit (or an amendment to a CUP) the following findings are required pursuant to NBMC Section 20.52.020: A. The use is consistent with the General Plan and any applicable specific plan. B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. D. 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. E. 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, or general welfare of persons residing or working in the neighborhood of the proposed use. As previously indicated, the proposed project would not conflict with the CG (Commercial General) General Plan land use category or CG (General Commercial) Zoning District. The offsite parking location is an existing surface parking lot, and sufficient marine or recreation related parking spaces are maintained at the site in compliance with the Settlement Agreement. Emergency access would be maintained and no new hazards would be presented to the Dunes site. No construction is proposed. Staff believes sufficient facts exist in support of each finding. As conditioned, the offsite parking use is expected to operate in an effective manner that is compatible with the surrounding uses. Off -Site Parking (20.40.100) (B) To approve an off-site parking agreement, the following findings are required by NBMC Section 20.40.100(B): F. The parking facility is located within a convenient distance to the use it is intended to serve. G. On -street parking is not being counted towards meeting parking requirements. H. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area. I. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. Additionally, a parking agreement, which guarantees the long-term availability of the parking facility for the use it is intended to serve, shall be recorded with the County Recorder's Office. Should there be a change in ownership or the loss of the off-site 11 Newport Auto Center Off -Site Parking Project Planning Commission, October 5, 2017 Page 11 parking, the Applicant is required to inform the City and provide substitute parking acceptable to the Community Development Director; or the size or capacity of the use authorized by the CUP is reduced in proportion to the spaces lost. As previously discussed, the parking facility is located within a mile of the dealership and sufficient shuttle service would be provided for employees. No on street parking will be used to fulfill the parking requirements. As demonstrated above, utilization of the offsite parking at the Dunes would not create traffic hazards or impacts to the surrounding area. Limited Term Permit (Over 90 Days) The following findings are required for a Limited Term Permit pursuant to Section 20.52.040 of the Newport Beach Municipal Code: J. This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act Guidelines under Class 4 (Minor Alterations to Land). K. The operation of the requested limited duration use at the location proposed and within the time period specified would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the requested limited duration use. L. The subject lot is adequate in size and shape to accommodate the limited duration use without material detriment to the use and enjoyment of other properties located adjacent to and in the vicinity of the lot. M. The subject lot is adequately served by streets or highways having sufficient width and improvements to accommodate the kind and quantity of traffic that the limited duration use would or could reasonably be expected to generate. N. Adequate temporary parking to accommodate vehicular traffic to be generated by the limited duration use would be available either on-site or at alternate locations acceptable to the Zoning Administrator. O. The limited duration use is consistent with all applicable provisions of the General Plan, any applicable specific plan, the Municipal Code, and other City regulations. As previously discussed, the project would be categorically exempt from CEQA pursuant to Section 15304 Class 4 (Minor Alterations to Land). As demonstrated in the staff report, the temporary use of an existing parking lot for offsite vehicle inventory storage would be passive and limited in nature, and this use has not been detrimental the past several years as an unauthorized use. The subject parking area would also be separated from residential uses and the surrounding area by a larger parking lot, thereby avoiding any potential conflicts with adjacent uses. Thus, staff believes the sufficient facts existing in support of each finding. 12 Newport Auto Center Off -Site Parking Project Planning Commission, October 5, 2017 Page 12 Summary As discussed in the staff report, the main issues relate to public access and recreation at the Dunes; and compatibility with the site and surrounding area. The proposed offsite locations at the Dunes are existing surface parking lots that would continue to be used for parking purposes. Under proposed conditions, the Dunes would still maintain more than the minimum number of spaces required by the Settlement Agreement. Should additional parking be required at the Dunes, the applicant would be required to move vehicles to another offsite location on private property. The parking areas are located within a larger parking lot near nonresidential uses. Alternatives 1. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. Modifications may address the business operation plan. If the changes are substantial, the item should be continued to a future meeting to allow for the changes to be incorporated. 2. If the Planning Commission believes that the facts to support the findings for approval are insufficient at this time, the Planning Commission may deny the application. Refer to the draft resolution for denial provided as Attachment No. PC Environmental Review The project qualifies for two exemptions from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Class 1) and 15304 (Class 4) respectively, of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 1 exemption authorizes minor changes to land use operations involving negligible or no expansion of use. The proposed project involves relocating onsite parking to offsite locations. No changes to floor area or the number of required parking spaces are proposed. No construction is proposed. The Class 4 exemption consists of minor public or private alterations in the condition of land, water and/or vegetation that do not involve removal of mature, scenic trees except for forestry and agricultural purposes. The proposed land use would meet the definition of Class 4, F, which allows minor temporary use of land having negligible or no permanent effects on the environment, including carnivals, outdoor festivals, sales of Christmas trees, and similar uses. The proposed limited term use consists of parking vehicles for an off-site land use on an existing paved parking lot and does not involve any new construction. i3 Newport Auto Center Off -Site Parking Project Planning Commission, October 5, 2017 Page 13 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. Prepared by: Liz West oreland, Assistant Planner ATTACHMENTS Submitted by: PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Project plans PC 4 Off -Site Parking Maps 11/18/16 7 Attachment No. PC 1 Draft Resolution with Findings and Conditions 15 10 The Resolution with Findings and Conditions (Attachment No. PC 1) was not available at the time of production. It will be provided in advance of the hearing. 17 12 Attachment No. PC 2 Draft Resolution for Denial 19 20 RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING CONDITIONAL USE PERMIT NO. UP2017-014 AUTHORIZING OFFSITE EMPLOYEE PARKING AND LIMITED TERM PERMIT FOR OFFSITE INVENTORY PARKING FOR 445 EAST COAST HIGHWAY (PA2017-097 and PA2016-164) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Stantec Architects Inc. with respect to property located at 445 East Coast Highway and legally described as Parcel 1 of Parcel Map PM2546 requesting approval of a conditional use permit amendment. 2. The applicant requests Conditional Use Permit UP2017-014 to allow offsite employee parking of 75 vehicles at the Newport Dunes Resort parking lot (1131 Back Bay Drive). Shuttles would be used by the dealership during business hours to transport employees to and from the offsite parking area. Two employee spaces would be retained onsite. The applicant also requests a limited term permit for the storage of up to 300 inventory vehicles at the Newport Dunes (101 Bayside Drive). 3. The subject property is designated General Commercial (CG) by the General Plan Land Use Element and is located within the Commercial General (CG) Zoning District. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is General Commercial — (0.0 — 0.30 FAR) (CG -A) and it is located within the Commercial General (CG) Coastal Zone District. 5. A public hearing was held on October 5, 2017 in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. 21 Planning Commission Resolution No. #### Paqe 2 of 3 SECTION 3. FINDINGS. In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the Newport Beach Municipal Code, the Planning Commission may approve a use permit only after making each of the five required findings set forth in Section 20.52.020. In this case, the Planning Commission was unable to make the required findings based upon the following: 1. The Planning Commission determined, in this case, that the proposed use permit amendment for offsite employee parking is inconsistent with the legislative intent of Title 20 of the NBMC. 2. The proposed offsite employee parking would eliminate opportunities for parks and recreation uses at the Dunes site, which is designated Parks and Recreation (PR) by the General Plan. 3. The offsite employee parking would be inconsistent with the Zoning District, Planned Community PC48 Newport Dunes. 4. The design, location, size, and operating characteristics of the use are not compatible with the allowed uses in the vicinity because required parking is not provided onsite consistent with municipal code and parking employees offsite will cause detriment to the area. 5. The site is not physically suitable in terms of design, location, shape, size, operating characteristics. The property does not provide sufficient on-site parking to accommodate the proposed use based upon the requirements of Chapter 20.40 of the Zoning Code. This could pose a detriment to surrounding properties. 6. The proposed offsite parking use is neither required by code nor necessary for the enjoyment of the properties. If desired, and as shown through previously approved building permits, the subject property can be utilized to comply with the requirements of the NBMC and be used for vehicles sales. 7. If a special event occurs at the Dunes, the movement of employee vehicles to another offsite location could be detrimental to the surrounding area. The Planning Commission was unable to make the required findings in accordance with NBMC Section 20.40.100 (B) (Off -Site Parking) to approve off-site parking based upon the following: 1. The project does not take into account seasonal holiday peaks when Dunes parking demand is higher than the typical weekday non -holiday peak time. If the demand is sudden, or unusually high, efficiently moving 75 employee vehicles to another offsite location could present hazards to Dunes users. 2. If the shuttle does not function effectively, employees may choose to park on nearby public streets, thereby utilizing on -street parking for their use. 22 Planning Commission Resolution No. #### Paqe 3 of 3 The Planning Commission was unable to make the required findings in accordance with NBMC Section 20.52.040 (Limited Term Permit) to approve off-site inventory parking due to the following: 1. The proposed limited term permit for offsite inventory storage would utilize 300 of the 654 overflow/marina parking spaces, reducing the parking for this area by almost 50 percent. Although temporary, these 300 spaces would not be available to marina or overflow parking users for a year. Removing available parking for parks and recreation uses could be detrimental to the interest and general welfare of persons seeking to utilize the Dunes site. 2. The porters would drive inventory vehicles to the Dunes through a residential area along Bayside Drive, which could result in excess noise or other hazards for residents. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use Permit No. UP2017-014 and Limited Term Permit No. XP2016-009. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 5th DAY OF OCTOBER, 2017. AYES: NOES: ABSTAIN: ABSENT: BY: Peter Koetting, Chairman IWA Erik Weigand, Secretary 2S r. Attachment No. PC 3 Project Plans 25 20 r- PA2017-097 I L_ oI ORIGINAL SHEET - ARCH F EXISTING HYDRANT TO REMAIN a QPM\ I�/ / U /� \s EXISTING SIDEWALK �<sT0OREMAIN � qys/oF \ Oq EXISTINGh ASONRY WALL T REMAIN n2. Os2 EXISTING LANDSCAPI TO REMAIN U I ILIII I I V (D // ^ (E) SERVICE PARKING I � � 14 / f IN- ERVCE PA ES 'ILII 3 r lEXISTING SERVICE I NOTA PA T / I 00. EXISTING MASONRY 1 Q® WALL TO REMAIN O (E VA ET All ING 10 r (E VA ET AR ING O o. I EXISTING SERVICE (PORSCHE / NOT A PART SERME 0 O� Rgo, > II— II ,o, ooe,e„ooveoo,00; �I EXISTING PARTS STORAGE - II I NOT A PART ER - -� —_7 EXISTING ELEC. ��'I o 'MODIFY CONC. TRANSFORMV- AND CURB AS TO REMAINIREQUIRED — IaCso 4 �° °EXISTING SITE WASLIDING GATTO BE MODIFIED -____AS REQUIREDex 11I BENTLEYC�I \`S}10WTi00M EXISTING PORSCHE a EXISTING DISABLED PARKING SPACES SHOWROOM _ TO REMAIN ® � � �, i NOTA PART _ w, t ® 13 VEHICLE DISPLAY AREA EXISTING AUDI — — SHOWROOM CURB AS MODIFY CONC. I NOT A PART REQUIRED I ®v L®IITn7-®IRrIF-hnil-x �1 u__ -I �— �p EXISTING DRIVE TO REMAIN SHEETINDEX SRI SITE PLAN SPG OFFSITE PARKING MAPS PLANNING DATA SITE ADDRESS: 445 E. PACIFIC COAST HWY. (THIS ADDRESS SHARED BY ALL BLDGS. ON THIS SITE) P$: 050-411-03 ZONING DESIGNATION(S): GENERAL PLAN=CG ADJACENT SATURDAY ZONING DESIGNATIONS: NORTH PC -1 BAYSIDE MOBILE HOME PARK SOUTH R-1 LINDA ISLE EAST PC -12 PROMONTORY POINT WEST CG COMMERCIAL ROJECT DESCRIPTION: CUP AMENDMENT TO SHOW OFFSITE EMPLOYEE PARKING OURS OF OPERATION: MONDAY -FRIDAY SUNDAY 7am - 7pm SERVICE lOom - Conn SALES Sam - Spm SALES SATURDAY Bann - Apra SERVICE Corn - 7pm SALES SITE SIZE: 185,591 SQ. FT. 4.26 ACRES WILDING AREA: EXISTING PORSCHE/AUDI SHOWROOMS & OFFICES 16,882 S.F. EXISTING SECOND FLOOR OFFICE 2,832 S.F. EXISTING BENTLEY BUILDING: SHOWROOM/OFFICES/MISC 4,065 S.F. TOTAL OFFICE & RETAIL 23,779 S.F. / N \ � � � (E) AUDI SERVICE WRITE UP CANOPY 900 S.F. / (E) PORSCHE WRITE UP CANOPY 2,490 S.F. EXISTING DRIVE (E) AUTO SERVICE BUILDING AND PARTS 22,550 S.F. / TO REMAIN �Z' /� /\\ \(2%/'p� TOTAL GROUND FLOOR BUILDING AREA 46,887 S.F. 19 0 EXISTING let & 2nd FLOOR BUILDING AREA 49,719 S.F. / \\ RNO' j o\o\ O \ \ MAX. FAR. = 0.3 ALLOWED O 17 \ \ OT COVERAGE: ACTUAL = 43,497 / 185,591 FAR. PROPOSED = 0.23 O (N) SHUTTLE / V PROVIDED PARKI G O /LANDSCAPE AREA: 73,000 S0. FT. 7D. 18 BUILDING HEIGHT (MAX.): AUTO SALES 26'-0” O EXISTING � 1 \ AUTOREPAIR 21'-1" EXISTING O \/PARKING SUMMARY: LOT AREA RATIO REQ'D PROVIDED 77 \ 185,591 S.F. 1/1000 S.F. 186 310 INVENTORY PARKING 195 �h CUSTOMER PARKING (INCLUDING 6 ACCESSIBLE) 39 o EMPLOYEE ONSITE 2 h SERVICE 73 SHUTTLE 1 TOTAL PROVIDED 310 A Gio \ EMPLOYEE OFFSITE (NOT INCLUDED IN COUNT) 75 2 ACCESSIBLE PARKING: / CODE REQUIRED/PROWDED PARKING FOR CUSTOMERS AND EMPLOYEES = n6 SPACES FOR 101-150 SPACES, 6 ACCESSIBLE SPACES ARE REQUIRED/ 6 ACCESSIBLE SPACES ARE PROVIDED. OCCUPANCY : AUTO SALES B AUTO REPAIR SI VALET PARKING I CONSTRUCTION TWE: AUTO SALES VB SPRINKLERED TENT CANOPY AUTO REPAIR HIS SPRINKLERED PLANNING/ZONING APPROVAL: CUP PA2010-012 AMENDMENT #2 TO USE PERMIT UP3660 y AIC #2010026 N CA COASTAL COMMISSION: CDP -05-10-109 EXISTING MASONRY WALL I I 1 11 / EXISTING PYLON 1 EXISTING / SIGN TO REMAIN LANDSCAPED E-DISPLAIr-AREA 1 FXISTING_V.EHICLE_DISPLAY AREA - AREA ,20 OLZ=1 EXISTING SIDEWALK EXISTING ISTING DRIVE TO REMAIN TO REMAIN EAST PACIFIC COAST HIGHWAY - - - - A -4 N TRUE PROJECT NORTH NORTH 0 15 30 60 SCALE: 1"=30'-0" SITE PLAN 1 SCALE: 1" =30'-0" t41:401A;T-11IN01011 ' 1- NO QUEUING, STAGING OR PARKING OF DELIVERY VEHICLES WILL BE PERMITTED WITH THE PUBLIC RIGHT OF WAY. 2- DEALERSHIP OPERATION SHALL NOT IMPACT VEHICULAR, PEDESTRIAN OR BICYCLE TRAFFIC ON EAST COAST HIGHWAY AND BAYSIDE DRIVE. LEGEND SHUTTLE PARKING AREA DROP OFF LOCATION OF INVENTORY VEHICLES 7771 FIRE LANE Attachement No. PC 3 - Projerct Plans Stantec Architecture Inc. 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 AutioNation 200 SW 1ST AVE., 14TH FLOOR FORT LAUDERDALE, FL 33301 Key Plan: Revision By Appd. YY.MM.DD REVISED CUP AMENDMENT CITY SUBMITTAL BK VK 2017.06.26 CUP AMENDMENT CITY SUBMITTAL KE VK 2017.04.26 Issued By Appd. YY.MM.DD File Name: Dwa. Chkd. Dean. YY.MM.DD Permit -Seal Project: AUTOMATION BENTLEY NEWPORT 443 PACIFIC COAST HWY. NEWPORT BEACH, CA 92660 Title: CUP AMENDMENT SITE PLAN Project No. Scale 2014716028 AS NOTED Drawing No. Sheet Revision SP1 of 0 127 _J Attachment No. PC 4 Off -Site Parking Maps 29 30 OFFSITE INVENTORY PARKING MAP -101 N. BAYSIDEOFFSITE INVENTORY PARKING MAP -101 N. BAYSIDE DR 1 3 VICINITY PLAN 1 TRUE PROJECT NOR1M NONIH OFFSITE EMPLOYEE PARKING AERIAL -1131 BACK BAY DR. 2 ® Stantec SYn4[MM[[Wn l,w, p1^9a999:lWC 9a99I]6�I� fMxptl R[enw A� r ama�Mwn+� •� war wyaa 6 AutoNation M 6W 1sT AVE. ASTM iwoR ICAT U11OERDAl 0. U.1 xer.m AUTONATION C BENTLEY NEWPORT m 6 u. PACIFIC COAST Rx... •SWFO T sucR, CA 92.80 a y. = t U y CUPMMENOMENT N t OFFSffE PARKMG MAPS rq.ex9 O Q r sw[ ]o�mnme AS NOT® N U O W .w. SP2 0 0 32 IL v U)