HomeMy WebLinkAboutTPO029_NEWPORT PLACE (BILL LANGSTON) TP0029
ArY OF NEWPORT ' BRCH :A
COUNCIL MEMBERS MINUtk .
ti -o �+
REGULAR COUNCIL MEETING ,i
\CAL
F '� PLACE: Council Chambers
J� qTIME: 7:30 P.M.
NwDATE: March 26, 1984
ROLL
PPesent x x x x x x x A. �LLLCCAALL.
Motion x B. The readYcig of the Minutes of the
All Ayes Meeting of Mardi 12, 1984, was waived,
approved as writte��and ordered filed.
Motion x C. The reading in full of a1T� dinances
All Ayes and resolutions under considers n was
waived, and the City Clerk was dire ed
to read by titles only.
`D. HEARINGS:
1. Mayor Hart opened the public hearing and PCA 604
City Council review of the NEWPORT PLACE (94)
TRAFFIC PHASING PLAN AMENDMENT NO. 79 Tfk Phsg
AND PLANNING COMMISSION AMENDMENT NO. Pln Amnd#7
604, requests of BILL LANGSTON, Newport
Beach, to amend the NEWPORT PLACE
TRAFFIC PHASING PLAN AND THE
PREVIOUSLY-APPROVED NEWPORT PLACE
PLANNED COMMUNITY REGULATIONS to allow
the construction of an additional 16,154
sq. ft. (net) of office space on'
property located in the "Professional
and Business Offices Site 5;" a
modification to the Zoning Code so as to'
permit a portion of the parking spaces
to be compact-sized parking spaces; and '
the acceptance of an Environmental
Document. Property located at 1400 Dove
Street, on the northeasterly•ce—orn r-of"
Newport Place Drive and Dove Street in
the Newport Place Planned Community;
zoned P-C.
Report from the Planning Department, was
presented. .
It was noted that the applicant was 1
aware of the "fair share" and noise wall
contribution requirement, as set forth
in Condition of Approval No. 12.
Hearing no one wishing to address the + -
Council, the public hearing was closed. "
Motion x Res 84-22 <<<
Motion was made to'approve the amendment
All Ayes r
to the Newport Place Traffic Phasing
Plan an adopt Resolution o. - 2,
amending the
Newport ace Planned
Community Regulations as recommended b
the P1'anning Commission.
Mayor Hart opened the public hearing and PCA 603
ey Council review of PLANNING (94)
COMFI SION AMENDMENT NO. 603; TENTATIVE
MAP OF CT NO. 12105: AND A TRAFFIC TMpTr 12105
STUDY, a re at of THE IRVINE COMPANY
(dba IRVINE PAC C), Newport Beach, to
amend the Planned unity Development
Plan for the BIG CANYO ED
Volume 38 - Page 87 .
..•,,.�•.qq�..- t - e..Tq..r-yy.,♦M`m'IT.,., u.+errs .+a.�w... �.
<< R anning D
CEI
P '3 8 4 - 2 2
Department RESOLUTION NO.
a APR3 1980- !-4
Crr1'OF
NEWPORI'BEACH,
C� CALIR A RESOLUTION OF THE CITY COUNCIL OF THE _
Q; � �� •� CITY OF NEWPORT BEACH AMENDING THE NEWPORT PLACE
PLANNED COMMUNITY DEVELOPMENT STANDARDS SO AS TO
ADD 16,154 sq.ft. OF NET FLOOR AREA OF OFFICE SPACE IN THE
PLANNED COMMUNITY, AND THE ACCEPTANCE OF AN
ENVIRONMENTAL DOCUMENT
(PLANNING COMMISSION- AMENDMENT No. 604)
WHEREAS, Section 20.51.045 of the Newport Beach Municipal Code.. -
provides that final amendments to a Planned Community Development Plan must be ;
approved by a Resolution of the City Council, setting forth full particulars of' . .
the amendment; and ;. ; .
WHEREAS, the Planning Commission conducted a public hearing on March
8, 1984, at which time it considered a certairi amendment'• to . the Planned
Community Development Standards for the Newport Place Planned Community so as
to permit the construction of an additional 16,154'sq.£t. of office net floor
area in "Professional and Business Offices Site 5''; and „ +a• ' y„ ,
WHEREAS, at said public hearing the Planning Commission adopted a'"
resolution recommending to the City Council that ,a certain amendment to the
Planned Community Development Plan for the Newport Place Planned Community,
Development, as set forth in the Planning Commission Minutes of the March 8, ''
1984 meeting, be adopted; and — -
WHEREAS, the City Council finds and determines that said amendment to.
f.
the Planned Community Development Standards -for the Newport Place Planned f,
Community, as set forth-in the Planning Commission Minutes of the March 8, 1984 ;air>•
meeting, is desirable and necessary; and
WHEREAS, the City of Newport Beach has conducted a public hearing on
the proposed amendment in accordance with all provisions of the law; „x ? ro°•
, a
.0
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of..,',
Newport Beach hereby approves the proposed amendment to the Planned Community'
i
Development Standards for the Newport Place Planned Community Development, as
reflected in the Planning Commission Minutes of the March 8, 1984 meeting.
ADOPTED this 2 6 day of March, 1984. '
MAYOR
ATTEST:
CITY CLERK
WRL/kk
3/26/84 - ,
_ 2 _
}
N
AY OF NEW.PORT AM'.
COUNCIL MEMBERS MINUTES . .
\CAL
VPROLL 4+ March 12, 1984 'INDEX
J. CURRENT BUSINESS:
1. Report from the Planning Department GPA/WCstHwy
regarding PROPOSED GENERAL PLAN Dover Dr -
MENT FOR WEST COAST HIGHWAY, FROM Npt B1
D ER DRIVE TO NEWPORT BOULEVARD, was (45)
pre ented.
Motion x Motion was made to find that the request
All Ayes for a G eral Plan Amendment is
unwarrant d and return the request to
the origin or without further action as
recommended the Planning Commission.,
K. ADDITIONAL BUSI SS: ,' ' —
I.- Following comments y Council Member Rsdntl -
Agee, staff was dire red to prepare and, Density/
bring back to the Cit Council at a LUE/GPlan -
future study session a eport which
compares residential den ty specified ,
under the Land Use Element of the
General Plan, with actual d sities
permitted by the City's Zonin
Ordinances.
Motion x 2. Motion was made to direct the Cit CdM Beach
All Ayes Manager to write a letter to Darwin Pkg"Lot ,,
Britvitch advising that the City is :•> " -
pursuing a study with the intent to mo a
the storage/transfer enclosure, which
now exists in the parking lot at Corona•
del Mar State Beach.
Motion x 3. Motion was made to schedule a'Public GPA 604/;
All Ayes hear ng on Tra££ic Phasing Pran`for i Tfk Phsg' -
Planning Commission Amendment
Meeting adjourned at 10:40 P.M.
t•
„
a fit. ryaayy,
Volume 38 - Page 86
:''M-
City Council Meeting March 26, 1984
Agenda Item No. D-1
CITY OF NEWPORT BEACH
TO: City Council
FROM: Planning Department
SUBJECT: Newport Place Traffic Phasing Plan Amendment No. 7
Request to approve an amendment to the Newport Place Traffic
Phasing Plan to permit the construction of an additional 16,154
sq.ft. (net) of office space on property located in "Profes-
sional and Business Offices Site 5." A modification to the
Zoning Code is also requested so as to permit a portion of the
parking spaces to be compact-sized parking spaces.
AND
Amendment No. 604
Request to amend the previously-approved Newport Place Planned
Community regulations so as to allow the construction of an
additional 16,154 sq.ft. (net) of office space on property
located in the "Professional and Business Offices Site 5," and
the acceptance of an environmental document.
LOCATION: Parcel No. 1 of Parcel Map 40-31 (Resubdivision No. 139) ,
located at 1400 Dove Street, on the northeasterly corner of
Newport Place Drive and Dove Street, in the Newport Place
Planned Community.
ZONE: P-C
APPLICANT: Bill Langston, Newport Beach
OWNER: McLachlan Investment Company, Newport Beach
Applications
These applications are requests to permit the construction of an additional
16,154 sq.ft. of office space within "Professional and Business Office Site 5"
in the Newport Place Planned Community (consisting of a 3,672 sq.ft. expansion
of the existing building on the property and a new 12,482 sq.ft. structure) .
In order to develop the site as proposed, both the Newport Place Traffic
Phasing Plan and the Newport Place Planned Community District Regulations must
be amended appropriately to reflect the additional 16,154 sq.ft. of office
space requested. A modification to the Zoning Code is also requested so as to
allow compact parking spaces.
Traffic Phasing Ordinance procedures are set forth in Section 15.40 of the
Municipal Code. Amendment procedures are set forth in Section 20.84 of the
Code. Modification procedures are set forth in Section 20.81 of the Code.
TO: City Council - 2.
Suggested Action
Hold hearing; close hearing; if desired, accept the environmental document,
approve the amendment to the Newport Place Traffic Phasing Plan and adopt
Resolution No. , amending the Newport Place Planned Community
Regulations as recommended by the Planning Commission.
Planning Commission Recommendation
At its meeting of March 8, 1984, the Planning Commission voted (5 Ayes, 2
Absent) to recommend the approval of Amendment No. 604 to the City Council.
The proposed amendment will permit the addition of 16,154 sq.ft. (net) of office
space on property located in the Newport Place Planned Community. The
Commission also recommended the approval (5 Ayes, 2 Absent) of an amendment to
the Newport Place Traffic Phasing Plan so as to permit said office addition and
a modification to the Zoning Code so as to permit 25% of the total number of
on-site parking spaces to be compact spaces. These applications were approved
with the Findings and subject to the Conditions of Approval as follows:
ENVIRONMENTAL DOCUMENT
FINDINGS:
1. That an Initial Study and Negative Declaration have been prepared in
compliance with the California Environmental Quality Act and that their
contents have been considered in the decisions on this project.
2. That based upon the information contained in the environmental document,
the proposed project will not have a significant environmental impact.
The project incorporates sufficient mitigation measures so that any
presently anticipated negative environmental effects of the project would
be eliminated.
TRAFFIC PHASING PLAN
FINDINGS:
1. That environmental documentation on this proposed project has been pre-
pared in compliance with the California Environmental Quality Act and City
Policy K-3 and that its contents have been considered in decisions on this
project.
2. That the Phasing Plan is consistent with the Newport Beach General Plan
and the Planned Community Development Plan for Newport Place.
3. That based on the Phasing Plan and supporting information submitted
therewith, there is a reasonable correlation between projected traffic at
time of completion and the capacity of affected intersections.
TO: City Council - 3.
4. That the establishment, maintenance of operation of the use of the pro-
perty or building will not, under the circumstances of the particular
case, be detrimental to the health, safety, peace, comfort and general
welfare of persons residing or working in the neighborhood of such
proposed use or be detrimental or injurious to property and improvements
in the neighborhood or the general welfare of the City, and further, that
the proposed modification to permit 25% of the parking spaces to be
compact-sized spaces is consistent with the legislative intent of Title 20
of the Municipal Code.
CONDITIONS:
1. That the total development permitted on the site shall not exceed 26,550
sq.ft, of net floor area as defined in Section 20.87.184 of the Newport
Beach Municipal Code.
2. That parking be provided at a ratio of at least one parking space for each
225 sq.ft. of net floor area.
3. That a maximum of 25 percent of the parking spaces be compact size spaces.
4. All mechanical equipment and trash areas shall be screened from public
streets, or adjoining properties.
5. The following disclosure statement of the City of Newport Beach's policy
regarding the John Wayne Airport shall be included in all leases or
sub-leases for space in the project and shall be included in any Covenants
Conditions, and Restrictions which may be recorded against the site.
DISCLOSURE STATEMENT
The lessee, his heirs, successors and assigns, herein, acknowledge that:
a. The John Wayne Airport may not be able to provide adequate air
service for business establishments which rely on such service;
b. When an alternate air facility is available, a complete phase out of
jet service may occur at the John Wayne Airport;
C. The City of Newport Beach will continue to oppose additional
commercial area service expansions at the John Wayne Airport;
d. Lessee, his heirs, successors and assigns, will not actively oppose
any action taken by the City of Newport Beach to phase out or limit
jet air service at the John Wayne Airport.
6. Prior to issuance of any building permits authorized by the approval of
this application, the applicant shall deposit with the City Finance
Director the sum proportional to the percentage of future additional
traffic related to the project in the subject area, to be used for the
construction of a sound-attenuation barrier on the westerly side of
Jamboree Road between Eastbluff Drive and Ford Road, and along the
southerly side of West Coast Highway adjacent to Irvine Terrace and in
West Newport.
T0: City Council - 4.
7. Development of the site may be subject to a grading permit to be approved
by the Building and Planning Departments.
8. The Fire Department shall review design plans to ensure adequate access
and emergency exits.
9. The final layout and composition of surface parking shall be subject to
the review and approval of the City Traffic Engineer and the Planning
Department.
10. Handicap and compact parking spaces shall be designated by a method
approved by the City Traffic Engineer and the Planning Department. The
quantity and design of such spaces shall comply with all City Codes.
11. Parking arrangements during the construction period shall be approved by
the City Planning Department and the Traffic Engineer prior to the
issuance of any grading and/or building permits.
12. That prior to the issuance of grading or building permits the project
shall contribute a sum equal to its "fair-share" of future circulation
system improvements, as shown on the City's Master Plan of Streets and
Highways.
13. That all improvements be constructed as required by ordinance and the
Public Works Department.
14. That each building be served with individual water services and sewer
laterals unless otherwise approved by the Public Works Department.
15. That arrangements be made with the Public Works Department in order to
guarantee satisfactory completion of the public improvements if it is
desired to obtain a building permit prior to completion of the public
improvements.
16. That the intersection of the streets and drives be designed to provide
sight distance for a speed of 35 miles per hour. Slopes, landscaping,
walls and other obstructions shall be considered in the sight distance
requirements. Landscaping within the sight distance line shall not exceed
twenty-four inches in height. The sight distance requirement may be
approximately modified at non-critical locations, subject to approval of
the Traffic Engineer.
17. That landscape plans shall be subject to review and approval of the Parks,
Beaches and Recreation Department and Public Works Department.
18. That the drive approaches be constructed or reconstructed to conform with
City Std. DWG 166-L and any unused drive aprons be removed and replaced
with curb, gutter and sidewalk along the Dove Street and Newport Place
Drive frontages, and that all the work be completed under an encroachment
permit issued by the Public Works Department.
19. That an access ramp be constructed per City Std. 181-L at the intersection
of Newport Place Drive and Dove Street Under an encroachment permit issued
by the Public Works Department.
TO: City Council - 5.
20. That prior to issuance of any grading or building permits for the site,
the applicant shall demonstrate to the satisfaction of the Public Works
Department and the Planning Department that adequate sewer facilities will
be available for the project. Such demonstration shall include
verification from the Orange County Sanitation District and the City's
Utilities Department.
AMENDMENT NO. 604
! FINDINGS:
1
1. That the request to add 16,154 sq.ft. to the total permitted building area
in "Professional and Business Site 5" is consistent with the Newport Beach
General Plan.
2. That the design of the proposed improvements will not conflict with any
easements acquired by the public at large for access through or use of
property within the proposed development.
Background
At its meeting of March 12, 1984, the City Council called up for review the
Newport Place Traffic Phasing Plan Amendment No. 7 so as to be scheduled for
public hearing with Amendment No. 604.
Attached for the information and review of the City Council is an excerpt of
the draft Planning Commission minutes of March 8, 1984 and a copy of the
Planning Commission staff report which describes the applicant's request.
Respectfully submitted,
PLANNING DEPARTMENT
JAMES D. /J HEEWICKER, Director
}
I by lcGu
j WILLIAM R. LAYCOOCCK
Current Planning Administrator
WRL/kk
Attachments for City Council Only:
Excerpt from the Draft Planning Commission Minutes of March 8, 1984
Planning Commission Staff Report with Attachments, including
Revised Pages of the P-C Regulations
tl
}vry v a ,�v >;�. .LF.J �' ' MINUTES
March 8, 1984 i t AFT
II i
''_':• = s m o a City of Newport Reich—
c d a — o
ROLL CALL INDEX
A. Newport Place Traffic Phasing Plan Amendment No. 7 Item #2
(Continued Public Hearing)
Request to approve an amendment to the Newport Place
Traffic Phasing Plan to permit the construction of a NEWPORT
16,154 sq. ft. (net) office building on property PLACE
-41-.7J r?: located in "Professional and Business Offices Site 5". Tpp #7
7 A modification to the Zoning Code is also requested so
as to permit a portion of the parking spaces to be
compact sized parking spaces.
AND AND
" B. Amendment No. 604 (Continued Public Hearing)
: •t: Request to amend the previously approved Newport Place AMENDMENT
Planned Community -regulations so as to allow the NO. 604
construction of- a 16,154 sq. ft. (net) office building
on property located in the "Professional and Business
Offices Site 5", and the acceptance of an'environmental
document.
LOCATION: Parcel No. 1 of Parcel Map 40-31
(Resubdivision No. 319) , located at 1400 BOTH
- Dove Street, on the northeasterly corner APPROVED
of Newport Place Drive and Dove Street, CONDI-
^^ j in the Newport Place Planned Community. TIONALLY
?1}t ::jir.:'>• ZONE: P-C
�~ APPLICANT: Bill Langston, Newport Beach
OWNER: McLachlan Investment Company, Newport
Beach
The public hearing opened in connection with this item
and Mr. Bill Langston, the applicant, appeared before
the Commission. Mr. Langston stated that the total
square footage of net floor area proposed on the site
in the two structures will be .5 times the buildable
area of the site, which is an acceptable and reasonable
ratio. He further stated that the parking will remain
surface parking.
Planning Director Hewicker referred to Exhibit "A" for
Amendment No. 604, and suggested that Finding No. 2 be
deleted.
., -4- ��j
Wrnivv� a�uv .March 8, 1984 MINUTES
a n ° a City of Newport Beach
ROLL CALL INDEX
Mr. William Laycock, Current Planning Administrator,
stated that the fair-share contribution for the
circulation improvements and the sound attenuation
barrier for the new building would be approximately
$38,142.00. He stated that the fair-share contribution
for the circulation improvements and the sound
, ;' ;:r•' attenuation barrier for the expanded, existing building
would be approximately $11,232.00. He stated that the
total fair-share contributions for circulation
improvements and sound attenuation barrier would amount
to approximately $49,374:00.
In response to a question posed by Chairman King,
Planning Director Hewicker explained how the fair share
contributions are calculated. He stated that credit is
given for the existing building, as it currently
exists. He stated that the fair-share contribution is .
calculated by the increase in the new square footage.
Motion X Motion was made for approval of the Environmental
Ayes X X X X X Document and the Traffic Phasing Plan, subject to the
Absent * * following findings and conditions, which MOTION
CARRIED:
ENVIRONMENTAL DOCUMENT
FINDINGS:
1. That an Initial Study and Negative Declaration
have been prepared in compliance with the
I California Environmental Quality Act and that
their contents have been considered in the
decisions on this project.
2. That based upon the information contained in the
environmental document, the proposed project will
not have a significant environmental impact. The
project incorporates sufficient mitigation
measures so that any presently anticipated
negative environmental effects of the project
would be eliminated.
c�wrnrni» tom . March 8, 1964 MINUTES
e x
r
m City of Newport Beach
ROLL CALL INDEX
TRAFFIC PHASING PLAN
FINDINGS:
1. That environmental documentation on this proposed
+ project has been prepared in compliance with the
California Environmental Quality Act and City
Policy K-3 and that its contents have been
considered in decisions on this project.
2. That the Phasing Plan is consistent with the-
,Newport Beach General Plan and the Planned
Community Development Plan for Newport Place.
3. That based on the Phasing Plan and supporting
information submitted therewith, there is a
reasonable correlation between projected traffic
at time of completion and the capacity of affected
intersections.
4. That the establishment, maintenance of operation
of the use of the property or building will not,
-under the circumstances of the particular case, be
detrimental to the health, safety, peace, comfort
and general welfare of persons residing or working
in the neighborhood of such proposed use of be
detrimental or injurious to property and
improvements in the neighborhood or the general
welfare of the City, and further that the proposed
modification to permit 25% of the parking spaces
to be compact sized spaces is consistent with the
legislative intent of Title 20 of the Municipal
Code.
CONDITIONS:
1. That the total development permitted on the site
shall not exceed 26,550 sq.ft. of net floor area
as defined in Section 20.87.184 of the Newport
Beach Municipal Code.
2. That parking be provided at a ratio of at least
one parking space for each 225 sq.ft. of net floor
area.
3. That a maximum of 25 percent of the parking spaces
be compact size spaces.
4. All mechanical equipment and trash areas shall be
screened from public streets, or adjoining
properties.
-6-
�.V/Y\l 4✓JI V I .�..✓ M11NU I n
i March 8, 1984 •
r
' City of Newport Beach
ROLL CALL INDEX
5. The following disclosure statement of the City of
Newport Beach's policy regarding the John Wayne
Airport shall be included in all leases or
sub-leases for space in the project and shall be
included in any Covenants Conditions, and
Restrictions which may be recorded against the
site.
DISCLOSURE STATEMENT
The lessee, his heirs, successors and assigns, herein,
acknowledge that:
a.) The John Wayne Airport may not be able to
_ . provide adequate air service for business
establishments which rely on such service;
b.) When an alternate air facility is available,
a complete phase out of jet service may occur at
the John Wayne Airport;
c.) The City of Newport Beach will continue to
oppose additional commercial area service
expansions at the John Wayne Airport;
d.) Lessee, his heirs, successors and assigns,
will -not actively oppose any action taken by the
City'of Newport Beach to phase out or- limit jet
air service at the John Wayne Airport.
6. Prior to issuance of any building permits
authorized by the approval of this application,
the applicant shall deposit with the City Finance
Director the sum proportional to the percentage of
future additional traffic related to the project
in the subject area, to be used for the
construction of a sound attenuation barrier on the
westerly side of Jamboree Road between Eastbluff
Drive and Ford Road, and along the southerly side
of West Coast Highway adjacent to Irvine Terrace
and in West Newport.
7. Development of the site may be subject to a
grading permit to be approved by the Building and
Planning Departments.
S. The Fire Department shall review design plans to
ensure adequate access and emergency exits.
-7-
l�V/V\/W»MVCR7 MINUTES
• March 8, 1984 •
eii x -
m City of Newport Beach
a � o
ROLL CALL INDEX
9. The final layout and composition of surface
parking shall be subject to the review and
approval of the City Traffic Engineer and the
Planning'Department.
10. Handicap and compact parking spaces shall be
designated by a method approved by the City
Traffic Engineer and the Planning Department. The
" quantity and design of such spaces shall comply
with all City Codes.
11. Parking arrangements during the construction
period shall be. approved by the City Planning
Department and the Traffic Engineer prior to the
;',. •• issuance of any grading and/or building permits.
12. That prior to the issuance of grading or building
permits the project shall contribute a sum equal
to its "fair-share" of future circulation system
improvements, as shown on the City's Master Plan
of Streets and Highways.
13. That all improvements be constructed as required
by ordinance and the Public Works Department.
14. That each building be served with individual water
services and sewer laterals unless otherwise
approved by the Public Works Department;
15. That arrangements be made with the Public Works
Department in order to guarantee satisfactory
completion of the public improvements if it is
desired to obtain a building permit prior to
completion of the public improvements.
16. That the intersection of the streets and drives be
designed to provide sight distance for a speed of
35 miles per hour. Slopes, landscaping, walls and
other obstructions shall be considered in the
sight distance requirements. Landscaping within
the sight distance line shall not exceed
twenty-four inches in height. The sight distance
requirement may be approximately modified at
non-critical locations, subject to approval of the
Traffic Engineer.
17. That landscape plans shall be subject to review
and approval of the Parks, Beaches and Recreation
Department and Public Works Department.
Wmnru» tom MINUTES
• March 8, 1984 .
n
r
a n Q 4 City of Newport Beach
CL
ROLL CALL INDEX
18. That '-the drive approaches be constructed or
reconstructed to conform with City Std. DWG 166-L
and any' unused drive aprons be removed and
replaced with curb, gutter and sidewalk along the
y Dove Street and•Newport Place Drive frontages, and
; that all the work be completed under an
,,• .
, .• encroachment permit issued by the Public Works
Department.
19. That an access ramp be constructed per City Std.
181-L at the intersection of Newport Place Drive
and Dove Street under an encroachment permit
issued by the Public Works Department.
20. That prior to issuance of any grading or building
permits for the site, the applicant shall
demonstrate to the satisfaction of the Public
Works Department and the Planning Department that
adequate sewer facilities will be available for
the project. Such demonstration shall include
verification from the Orange County Sanitation'
District and the City's Utilities Department.
AMENDMENT NO. 604
Motion X Motion was .made to adopt Resolution No. 1114, RESOLUTIOr
Ayes X X X X X recommending approval of Amendment No. 604 to the City NO. 1114
Absent * * Council, to amend the Newport Place Planned Community
Regulations, deleting Finding No. 2 as suggested by
staff, which MOTION CARRIED, as follows:
FINDINGS:
1. That the request to add 16,154 sq.ft. to the total
permitted building area in "Professional and
Business Site 5" is consistent with the Newport
Beach General Plan.
2. That the design of the proposed improvements will
not conflict with any easements acquired by the
public at large for access through or use of
property within the proposed development.
r+ -9- ,
Planning Commission Meeting March 8, 1984
Agenda Item No. 2
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: A. Newport Place Traffic Phasing Plan Amendment No. 7
(Continued Public Hearing)
Request to approve an amendment to the Newport Place
Traffic Phasing Plan to permit the construction of a
.16,154 sq.ft. (net) office building on property located
in "Professional and Business Offices Site 5". A
modification to the Zoning Code is also requested so as
to permit a portion of the parking spaces to be compact
sized parking spaces.
AND
B. Amendment No. 604 (Continued Public Hearing)
Request to amend the previously approved Newport Place
Planned Community regulations so as to allow the
construction of a 16,154 sq.ft. (net) office building on
property located in the "Professional and Business
Offices Site 5", and the acceptance of an environmental
document.
LOCATION: Parcel No. 1 of Parcel Map 40-31 (Resubdivision No.
319) , located at 1400 Dove Street, on the northeasterly
corner of Newport Place Drive and Dove Street, in the
Newport Place Planned Community.
y' ZONE: P-C
1 APPLICANT: Bill Langston, Newport Beach
OWNER: McLachlan Investment Company, Newport Beach
Applications
These are requests to permit the construction of an additional 16,154
sq.ft. of office space within "Professional and Business Office Site
G 5" in the Newport Place Planned Community. In order to develop the
site as proposed, both the Newport Place Traffic Phasing Plan and the
Newport Place Planned Community District Regulations must be
appropriately amended to reflect the additional 16,154 sq.ft. of
office space requested. A modification to the Zoning Code so as to
allow compact parking spaces is also requested. Traffic Phasing
3 TO: Pl&ng Commission -2. .
Ordinance procedures are set forth in Section 15.40 of the Municipal
Code. Amendment procedures are set forth in Section 20.84 of the Code.
Modification procedures are set forth in Section 20.81 of the Code.
Environmental Significance
An Initial Study has been prepared for the proposed development
pursuant to the California Environmental Quality Act and City Council
Policy K-3. Based upon information contained in the Initial Study, it
has been determined that the project will not result in a significant
ideffect on the environment. A Negative Declaration has been prepared
P and is attached for Planning Commission review and consideration.
I
Conformance with the General Plan
The Land Use Element of the General Plan designates the site for
"Administrative, Professional, and Financial Commercial" uses. The
proposed development is consistent with this land use designation.
Subject Property and Surrounding Land Use
The subject property is currently developed with a two story office
building and related off-street parking area. The site is surrounded
in all directions by other commercial uses in the Newport Place
Planned Community.
Background
At its meeting of November 27, 1978, the City Council adopted
Resolution No. 9472 amending the development standards of various
Planned Communities, including Newport Place, to require the
preparation of Traffic Phasing Plans consistent with the Circulation
Element of the General Plan.
At its meeting of March 12, 1979, the City Council approved the
Traffic Phasing Plan for the remaining allowable development on vacant
parcels in the Newport Place Planned Community, pursuant to Resolution
No. 9472.
1 Subsequently, the approved Traffic Phasing Plan has been amended five
11 times, as noted in the following outline:
Boyle Engineering - 1501 Quail Street
add 12,000 sq.ft. (net) for occupancy in 1981
Lucas Development Co. - 1101 Quail Street
add 17,000 sq.ft. (net) for occupancy in 1981
Far West Savings and Loan - 4100 Mac Arthur Blvd.
add 17,000 sq.ft. (net) for occupancy in 1982
University Athletic Club - 1701 Quail Street
add 516 sq.ft. conference room
13
TO: PlI&ng Commission -3. •
Sheraton Hotel - 4545 Mac Arthur Blvd.
add 185 rooms for occupancy in 1985•
It should be noted that Amendment No. 6, a request to permit the
construction of additional office space at 1100 Quail Street is to be
discussed at the Planning Commission meeting of March 22, 1984.
This request was originally on the Planning Commission Agenda of
February 23, 1984, but was continued to this meeting in order to mail
out revised public notices concerning the proposed compact parking
spaces.
! Analysis
The following outline reflects the major physical characteristics of
the proposed development:
LOT SIZE: 2001 (w) x 3001 (d) 60,000 sq.ft. (1.37 ac.)
SETBACKS: REQUIRED PROPOSED
Front:
(Newport Place Dr.) 30' 30'
Sides: 0' 33'# West
43't East
Rear: 0' 111t
BUILDABLE AREA: 54,000 sq.ft.
NET FLOOR AREA:
Existing: 10,396 sq.ft.
Proposed: 14,068 sq.ft.
Proposed Second
Building: 12,482 sq.ft.
TOTAL PROPOSED: 26,550 sq.ft.
GROSS FLOOR AREA:
' Existing: 10,659 sq.ft.
} Proposed: 14,534 sq.ft.
Proposed Second
Building: Detailed Plans have not been submitted. The
applicants are requesting to establish a precise
floor area limitation- for this building. The
proposed building design is shown on the plans
submitted.
FLOOR AREA RATIO:
Existing: .26 x buildable area
Proposed:
Expanded Building,: .27 x buildable area
Proposed Building: .23 x buildable area
I
TO: Pl ng Commission -4.
Total on Site: .50 x buildable (based upon net floor
area)
BUILDING HEIGHT:
Existing Building: 261t
Proposed Building: 351t
OFF STREET PARKING:
Required: 1 space/225 sq.ft.
Proposed:
Standard spaces: 85
Handicapped spaces: 3
Compact spaces: 30, or 25% of the Total No. of Spaces.
This is consistent with other projects
approved by the Planning Commission.
TOTAL: 118
Maximum Development Permitted using Parking Constraints:
118 spaces x 225 sq.ft. = 26,550 sq.ft. of net floor area.
It should be noted that implementation of the proposed parking lot
plan will result in the removal of several of the existing 30' wide
landscaping berms. Parking spaces are proposed to be located 10 feet
from the Dove Street and Newport Place Drive property lines. However,
this location is permitted within the Newport Place Planned Community.
Amendment No. 7 to the Traffic Phasing Plan
The applicants are requesting approval of a traffic study and
amendment to the previously approved Newport Place Traffic Phasing
Plan. The applicants propose to add 16,154 sq.ft. of net floor area
on a building site that had been identified in the Newport Place
Traffic Phasing Plan as having no more development rights, because of
the building which existed prior to the adoption of the Traffic
Phasing Plan.
A Traffic Study was prepared for this proposal by Weston Pringle and
Associates to assess potential impacts of the project on the existing
circulation system. For purposes of this analysis, the City Traffic
} Engineer identified 13 intersections as potentially impacted by
development in the project area, and provided estimated volumes of
existing daily traffic and ICU (Intersection Capacity Utilization)
values for the roadway system in the project vicinity. In addition to
project-related traffic generation, this analysis included committed
project traffic and regional growth traffic as required. This
analysis indicated that none of the 13 intersections identified by the
City Traffic Engineer would be impacted by the proposed project. As a
result, no detailed intersection analyses are required.
The applicants have indicated that should the proposed expansion be
approved, it is their intention to occupy the expansion space within
the existing building as soon as possible, with construction and
occupancy of the second building approximately 1-2 years later.
TO: Planning Commission -5. •
Amendment No._604
In order to expand the existing building by.3,672 sq.ft. and construct
a second building on the site containing 12,482 sq.ft, of net floor
„ area it will be necessary to amend those sections of the Newport Place
Planned Community Development Standards pertaining to the total square
footage permitted in "Business and Professional Office Site No. 5".
As previously indicated, a traffic analysis was conducted for this
request and it has been determined that the project will not impact
any of the 13 critical intersections identified by the City Traffic
Engineer. Staff therefore has no objections to the applicants'
j request to add the additional square footage as proposed.
It is important to note that the total square footage of net floor
area proposed on the site in the two structures, 26,550 sq.ft. , is
.5 x the buildable area of the site. Staff is of the opinion that
this is an acceptable and reasonable ratio.
Further, the subject property consists of 1.37 acres, or 20.2 percent
of the 6.757 acre "Business and Professional Office Site No. 5". A
total of 165,480 sq.ft. of total development is permitted in Site 5.
The total of 26,550 sq.ft. of net floor area proposed represents 16
percent of the total development permitted.
Construction of the proposed expansion area and the new building will
result in the development of the site to its maximum extent
practicable at this time. In order to increase the development
on-site beyond that which is existing and proposed, it will
undoubtedly be necessary to clear the site and construct either
subterranean or structured parking to meet the parking code
requirements for any additional building area beyond the 26,550 sq.ft.
Staff Recommendation
Staff recommends the approval of Amendment No. 7 to the Newport Place
Traffic Phasing Plan and Amendment No. 604. Should the Planning
Commission concur with staff's recommendation, the Findings and
Conditions of Approval set forth in the attached Exhibit "A" are
suggested.
PLANNING DEPARTMENT Attachments: Exhibit "A"
JAMES D EWICKER, Director Vicinity Map
Negative Declaration
Revised pagesof the
P-C Regulations
By ` Initial Study
hris ustin, containing Traffic
Associate Planner Study
Plot Plan, Floor
CG:tn Plans, & Elevations
TO: Pla�ng Commission -6. •
EXHIBIT "A"
FINDINGS AND CONDITIONS OF APPROVAL
AMENDMENT NO. 7 to the NEWPORT PLACE
TRAFFIC PHASING PLAN and
AMENDMENT NO. 604
Environmental Document:
FINDINGS:
1. That an Initial Study and Negative Declaration
have been prepared in compliance with the
California Environmental Quality Act and that
their contents have been considered in the
decisions on this project.
' 2. That based upon the information contained in the
environmental document, the proposed project will
not have a significant environmental impact. The
project incorporates sufficient mitigation
measures so that any presently anticipated
negative environmental effects of the project
would be eliminated.
Traffic Phasing Plan
FINDINGS:
1. That environmental documentation on this proposed
project has been prepared in compliance with the
California Environmental Quality Act and City
Policy K-3 and that its contents have been
considered in decisions on this project.
2. That the Phasing Plan is consistent with the
Newport Beach General Plan and the Planned
Community Development Plan for Newport Place.
3. That based on the Phasing Plan and supporting
information submitted therewith, there is a
reasonable correlation between projected traffic
at time of completion and the capacity of affected
intersections.
4. That 'the establishment, maintenance of operation
of the use of the property or building will not,
under the circumstances of the particular case, be
detrimental to the health, safety, peace, comfort
and general welfare of persons residing or working
in the neighborhood of such proposed use of be
detrimental or injurious to property and
improvements in the neighborhood or the general
welfare of the City, and further that the proposed
modification to pert# 25% of the parking spaces
17
TO: Planning Commission -7. •
to be compact sized spaces is consistent with the
legislative intent of Title 20 of the Municipal
Code.
CONDITIONS:
1. That the total development permitted on the site
shall not exceed 26,550 sq.£t. of net floor area
as defined in Section 20.87.184 of the Newport
Beach Municipal Code.
2. That parking be provided at a ratio of at least
one parking space for each 225 sq.ft. of net floor
area.
3. That a maximum of 25 percent of the parking spaces
be compact size spaces.
4. All mechanical equipment and trash areas shall be
screened from public streets, or adjoining
properties.
5. The following disclosure statement of the City of
Newport Beach's policy regarding the John Wayne
Airport shall be included in all leases or
sub-leases for space in the project and shall be
included in any Covenants Conditions, and
Restrictions which may be recorded against the
site.
DISCLOSURE STATEMENT
The lessee, his heirs, successors and assigns, herein,
acknowledge that:
a.) The John Wayne Airport may not be able to
provide adequate air service for business
establishments which rely on such service;
b.) When an alternate air facility is available,
a complete phase out of jet service may occur at
the John Wayne Airport;
c.) The City of Newport Beach will continue to
oppose additional commercial area service
expansions at the John Wayne Airport;
d.) Lessee, his heirs, successors and assigns,
will not actively oppose any action taken by the
City of Newport Beach to phase out or limit jet
air service at the John Wayne Airport.
6. Prior to issuance of any building permits
authorized by the approval of this application,
the applicant shall deposit with the City Finance
Director the sum proportional to the percentage of y
�(J
TO: Pla•ng Commission -8. •
future additional traffic related to the project
in the subject area, to be used for the
construction of a sound attenuation barrier on the
westerly side of Jamboree Road between Eastbluff
Drive and Ford Road, and along the southerly side
of West Coast Highway adjacent to Irvine Terrace
and in West Newport.
7. Development of the site may be subject to a
grading permit to be approved by the Building and
Planning Departments.
8. The Fire Department shall review design plans to
ensure adequate access and emergency exits.
9. The final layout and composition of surface
parking shall be subject to the review and
approval of the City Traffic Engineer and the
Planning Department.
10. Handicap and compact parking spaces shall be
designated by a method approved by the City
Traffic Engineer and the Planning Department. The
quantity and design of such spaces shall comply
with all City Codes.
11. Parking arrangements during the construction
period shall be approved by the City Planning
Department and the Traffic Engineer prior to the
issuance of any grading and/or building permits.
12. That prior to the issuance of grading or building
permits the project shall contribute a sum equal
to its "fair-share" of future circulation system
improvements, as shown on the City's Master Plan
of Streets and Highways.
13. That all improvements be constructed as required
by ordinance and the Public Works Department.
14. That each building be served with individual water
services and sewer laterals unless otherwise
approved by the Public Works Department.
15. That arrangements be made with the Public Works
Department in order to guarantee satisfactory
completion of the public improvements if it is
desired to obtain a building permit prior to
completion of the public improvements.
16. That the intersection of the streets and drives be
designed to provide sight distance for a speed of
35 miles per hour. Slopes, landscaping, walls
i9
TO: Planning Commission -9.
and other obstructions shall be considered in the
sight distance requirements. Landscaping within
the sight distance line shall not exceed
twenty-four inches in height. The sight distance
requirement may be approximately modified at
non-critical locations, subject to approval of the
Traffic Engineer.
17. That landscape plans shall be subject to review
and approval of the Parks, Beaches and Recreation
Department and Public Works Department.
18. That the drive approaches be constructed or
reconstructed to conform with City Std. DWG 166-L
and any unused drive aprons be removed and
replaced with curb, gutter and sidewalk along the
Dove Street and Newport Place Drive frontages, and
that all the work be completed under an
encroachment permit issued by the Public Works
Department.
19. That an access ramp be constructed per City Std.
181-L at the intersection of Newport Place Drive
and Dove Street under an encroachment permit
issued by the Public Works Department.
20. That prior to issuance of any grading or building
permits for the site, the applicant shall
demonstrate to the satisfaction of the Public
Works Department and the Planning Department that
adequate sewer facilities will be available for
the project. Such demonstration shall include
verification from the Orange County Sanitation
District and the City's Utilities Department.
AMENDMENT NO. 604
FINDINGS:
1. That the request to add 16,154 sq.ft. to the total
permitted building area in "Professional and
Business Site 5" is consistent with the Newport
Beach General Plan.
2. That based upon the information contained in the
Traffic Study, the proposed additional building
area will not result in an adverse impact to the
existing circulation system in the vicinity of the
subject property.
3. That the design of the proposed improvements will
not conflict with any easements acquired by the
public at large for access through or use of
property within the proposed development.
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NEWPORT PLACE
LAND USE
NEWeORf RE FOq. CALIFORNIA
EMKAY DEVELOPMENT AND REALTY COMPANY - --_'— ssysnR a nssoM
T2AP:V=,fG f�.Gv�-s�•ur, PL.4,.�
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• NEGATIVE DECLARATION
TO: Secretary for Resources FROM: • Planning Department
1416 Tenth Street City of Newport Beach
Sacramento, CA 95814 3300 Newport Boulevard
' Newport Beach, CA 92663
Clerk of the Board of
Supervisors
P. 0. Box 687
N Amendment No. 604
NAME OF PROJECT:
Amendment NO. 7 to the Newport Place Traffic Phasing Plan
PROJECT LOCATION: 1400 Dove :Street, Newport Beach
PROJECT DESCRIPTION:
SEE ATTACHED
FINDING: Pursuant to the provisions of City Council Policy K-3 pertaining to
procedures and guidelines to implement the California Environmental Quality
Act, the Environmental Affairs Committee has evaluated the proposed project
And determined that the proposed project will not have a significant effect
on the environment.
MITIGATION MEASURES:
SEE ATTACHED
INITIAL STUDY PREPARED BY: City of Newport Beach
INITIAL STUDY AVAILABLE FOR REVIEW AT: 3300 Newport Boulevard, Newport Beach, CA
DATE RECEIVED FOR FILING:
Environmental Coordinator.
Date: .2 —1 2- $
• � r^1 .. +ate: .:i•rr Y�a�AS.'+�'y �19W.�S2;.�
SUBJECT: A. Newport Place Traffic Phasing Plan Amendment No.-7
(Continued Public Hearing)
Request to approve an amendment to the Newport Place
Traffic Phasing Plan to permit the construction of a
16,154 sq.ft. (net) office building on property located
in "Professional and Business Offices Site 5". A
modification to the Zoning Code is also requested so as
to permit a portion of the parking spaces to be compact
sized parking spaces.
AND
B. Amendment No. 604 (Continued Public Hearin
Request to amend the previously approved. Newport Place
Planned Community regulations so as to allow the
construction of a 16,154 sq.ft. (net) office building on
property located in the "Professional and Business
Offices Site 5", and the acceptance of an environmental
document.
LOCATION: Parcel No. 1 of Parcel Map 40-31 (Resubdivision No.
319) , located at 1400 Dove Street, on the northeasterly
corner of Newport Place Drive and Dove Street, in. the
Newport Place Planned Community.
4
�x
MITIGATION MEASURES
A604
A7 to NPTPP
1. That the total development permitted on the site
shall not exceed 26,550 sq.ft, of net floor area
as defined in Section 20.87.184 of the Newport
Beach Municipal Code.
2. That parking be provided at a ratio of at least
one parking space for each 225 sq.ft. of net floor
area,
3. That a maximum of 25 percent of the parking spaces
be compact size spaces.
4. All mechanical equipment and trash areas shall be
screened from public streets, or adjoining
properties.
5. The following disclosure statement of the City of
Newport Beach's policy regarding the John Wayne
Airport shall be included in all leases or
sub-leases for space in the project and shall be
included in any Covenants Conditions, and
Restrictions which may be recorded against the
site.
DISCLOSURE STATEMENT
The lessee, his heirs, successors and assigns, herein,
acknowledge that:
a.) The John Wayne Airport may not be able -to
provide adequate ' air service for business
establishments which rely on such service;
b.) When an alternate air facility is available,
a complete phase out of jet service may occur at
the John Wayne Airport;
c.) The City of Newport Beach will continue to
oppose additional commercial area service
expansions at the John Wayne Airport;
d.) Lessee, his heirs, successors and assigns,
will not actively oppose any action taken by the
City of Newport Beach. to phase out or limit jet
air service,at the John Wayne Airport.
I
6. Prior to issuance of any building permits
authorized by the approval of this application,
the applicant shall deposit with, the City Finance
Director the sum proportional to the percentage of
future additional traffic related to the project
in the subject area, to be used for the
construction of a sound attenuation barrier on the
westerly side of Jamboree Road between Eastbluff
Drive and Ford Road, and along the southerly side
of West Coast Highway adjacent to Irvine Terrace
and in West Newport.
7. Development of the site may be subject to a
grading permit to be approved by the Building and
Planning Departments.
S. The Fire Department shall review design plans to
ensure adequate' access and emergency exits.
9. The final layout and composition of surface
parking shall be subject to the review and
approval of the City Traffic Engineer and the
Planning Department.
10. Handicap and compact parking spaces shall be .
designated by a method approved by the City
Traffic Engineer and the Planning Department. The
quantity and design of such spaces shall comply
with all City Codes.
11. Parking arrangements during the construction
period shall be approved by the City Planning
Department and the Traffic Engineer prior to the
issuance of any grading and/or building permits.
12. The project shall contribute a sum equal to its
"fair-share" of future circulation system
improvements, as shown on the City's Master Plan
of Streets and Highways.
swisrtca ANALYSIS
PART it. COMMERCIAL/PROFESSiONAL&BUSINESS OFFICES'
A. Building Sites
Site 1 &2....38.5 aces
Site 3A..a e....5.2 aces(5)
Site 4..........9.0 acres
Site 5..e....*.7.4 acres
Site 6 ........ 1.9 acres
Site 7e*...... 2.5 acres....ee............................ 64.5 Gems
B. Building Area
*Site 1 & 2. .. 733,411square feet(5) (14)
Site 3A. . .. . 115,530 square feet(5)
Site 4 ... . . . 201,180 square feet
Site 5.... . . %61466 square feet- 181,634
Site 6 .... .. 42,420 square feet - 1,330,035
Site 7.. . ... 55,860 square feet t. . . . .. . .. . ... ..136T883,- square feet
The following statistics are for informatign only. Development may Include but
shall not be limited to the following. i01 '
i
C. Building Area
Story heights shown are on average building height. The buildings
within each parcel may vary within these ranges.
Site 1 & 2 . . . . . . . . . '733,411 square feet(5)(14)
a. Two Story . . . . . . . . * . * . .. 8.42 acres
b. Three Story * . * . . . . . . . . . . 5.61 acres
C. Four Story . . . . . . . . . . . .i• 4.21 acres
d. Five Story . . .. . . * . . . . ... . 3.37 acres
e. Six Story . . . . . a . . . . . . . . . 2.81 acres
Site 3A . . . . . . . . . . . 115,530 square feet(5)
4 a. Two Story . . . . . . . . . . . . . . 1.33 acres
b. Three Story . . . . . . . :. . . . . •.88 acres
C. Four Story . . . . . . . . . . . . . . .66 acres
d. Five Story . * * . * . . . . . . . . . .53 acres
e. Six Story . . . . . . ... . . . . . . . .44 acres
f. Seven Story . :. . . . . . . . . . . .37 acFes
g. Eight Story . . . . . . . . . . . . . . •.33 acres
*Commercial/Professional and Busin6ss Office Site 1 and 2 have been reduced
by 869119 feet with the reduction allocated to the allowed building area for
Parcels 1 & 2 of Resubdivision 585. The allowable building area for Parcel
1 & 2 of Resubdivision 585 is now 272,711 square feet. (14)
µ Site 4........201,180 squats feet
•.i;a
o. Two Story.................. 2.31 acres
b. Three Stogy....e......ee... 1.54 ocres
C. Four Story......:.......... 1.15 acres
d. Five Story................. .92 ocres
s.• Six Story ................. .77 acre:
Site 5 ........465T480swom feet 181,634
I
a, Two•Story................. 1.90 acres
�* b. Three Story................ 1.27 acres
C. Four Story .............o... .95 acres
d. Five Story ................ .76 acres
s. SbC.Story ................. .63 acres
Site 6 ......r..42,420 square feet
a. Two Story............e e e.. .49 acres
b. Three Story .......e........ =acres
e. Four Story.................. .24 acres
d. Five Story ...e......tI....... .19 acres
s. Six Story ..........•...:.:. .16 acres
Site 7....:....55,860square feet
a. Two Story ................. .64 acres .
b. Three Story................ .43 acres
C., Four Story •..........:..... .32 acres
d. Five Story................. .25 acres
s. Six Story..".............. .21 acres :
D. Parking (Criteria: 1 space/225 sq tt @ 363 sq it /space
Site 1 & 2. . . . . 9,260 cars . . . . . . . . 27.17 acres (5,14)
Site 3A . . . . . . . 514 cars. . . . . . . . 4.28 acres(5)
Site 4 . . . . . . . . 894 cars . . . . . . . . 7.45 acres
Site 5 . . . . . . . . 735 cars . . . . . . . . 6.13 acres
w Site 6 . . . . . . . . 188 cars . . . . . . . . 1.57 acres
Site 7 . . . . . . . . 248 cars . . . . . . . . 2.07 acres
5,839 cars . . . . . . . . . . . . . . . . . . . . . . . . . 48.67 acres
-6-