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HomeMy WebLinkAbout02_OC Chief Auto Vehicle Storage Limited Term Permit_PA2019-239 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 30, 2020 Agenda Item No. 2 SUBJECT: OC Chief Auto Vehicle Storage (PA2019-239) ƒ Limited Term Permit No. XP2020-002 SITE LOCATION: 2302 Bristol Street APPLICANT: Craig and Lisa Long and Sheri Hines OWNER: TR Leon R Long Trust PLANNER: Liz Westmoreland, Associate Planner 949-644-3234 or lwestmoreland@newportbeachca.gov LAND USE AND ZONING x General Plan Land Use Plan Category: General Commercial Office (CO-G) x Zoning District: Santa Ana Heights Specific Plan (SP-7) (Professional, Administrative & Commercial Consolidation District) PROJECT SUMMARY A Limited Term Permit (greater than 90 days) to allow the temporary use of a vacant gravel lot for vehicle storage. Approximately 14 vehicles, maximum, would be stored on the site. Employees would access the site as necessary to retrieve vehicles for off-site sales between the hours of 10 a.m. and 7 p.m. No test drives, car washing, vehicle repair, sales, or other activities would occur at the vehicle storage site. The vehicles to be parked on the site include new or previously owned vehicles awaiting transportation, and there will be no damaged or wrecked vehicles parked or stored at the site. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15304 under Class 4 (Minor Alterations to Land) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. ___ approving Limited Term Permit No. XP2020-002. (Attachment No. ZA 1). 1 OC Chief Auto Vehicle Storage (PA2019-239) Zoning Administrator, April 30, 2020 Page 2 Tmplt: 07/25/19 DISCUSSION x The use would be authorized for one year, for a possible extension of an additional year if authorized by the Zoning Administrator. x The proposed vehicle storage is a passive use, with employees transporting vehicles to and from the site from 10 a.m. to 7 p.m. daily. The applicant’s office (OC Chief Auto) is located approximately 0.3 miles from the storage lot at 2082 Bristol Street, allowing employees to walk to the site to retrieve the vehicles. Vehicle sales at the office site occur on an appointment-only basis. The minimal vehicle trips and hours of operation would reduce any potential effects to persons residing or working in the neighborhood. x There is an existing 6-foot-high chain link fence along the property line with a manual roller gate at the entrance along Bristol Street. A Knox box would be placed on the gate to allow Life Safety Services (Fire) to access the site in an emergency. Fabric would be provided within the fence to screen views from off-site. An existing 3- to 5- foot-high block wall is located along the north property line, separating the lot from the adjacent commercial building. x The subject lot is a rectangle and contains approximately 8,250 square feet. The applicant proposes to store approximately 14 vehicles (maximum) within two parking aisles. Each parking space would be approximately 9 feet by 19 feet which complies with City of Newport Beach standards for commercial parking spaces. x The subject property has been vacant since at least 2006. The subject lot, three adjacent vacant lots, and a residential lot are all located within the Santa Ana Heights Specific Plan Professional, Administrative, and Commercial Consolidation District (PACC). The PACC is established to provide for the development and maintenance of professional and administrative office uses and commercial uses on lots located between South Bristol Street and Zenith Avenue in a manner which will ensure lot consolidation and vehicular access to and from South Bristol Street. x The proposed vehicle storage use would maintain access from Bristol Street. Access to the site from Zenith Avenue would be prohibited and a fence will remain in place along the property line. Until the lots are consolidated, including the adjacent lot with an existing single-family residence, no development can occur on the sites. Temporary use of the site for vehicle storage will allow the property owner to make economic use of the site in the interim, prior to the consolidation of lots. x The PACC Zoning District requires the installation of landscaping along the front property line to buffer views from Bristol Street. The applicant is proposing a 10-foot- wide landscape area consisting of various shrubs. As designed, the project is exempt 2 OC Chief Auto Vehicle Storage (PA2019-239) Zoning Administrator, April 30, 2020 Page 3 Tmplt: 07/25/19 from the Water Efficient Landscape Ordinance because less than 500 square feet of landscaping is proposed. x The Building and Life Safety Services Divisions, and Public Works Department have reviewed the proposed use for compliance with City regulations and found it to be acceptable with the proposed conditions of approval. For example, conditions of approval are included to maintain adequate queuing space along Bristol Street, and a turnaround area on site for the vehicles. Additionally, the proposed landscaping would be maintained to comply with site distance requirements to allow adequate visibility for employees entering and exiting the site. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15304 under Class 4 (Minor Alterations of Land) the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: ______________________________ Liz Westmoreland, Associate Planner GBR/law Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 3 Attachment No. ZA 1 Draft Resolution 4 RESOLUTION NO. ZA2020-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING LIMITED TERM PERMIT NO. XP2020-002 FOR TEMPORARY VEHICLE STORAGE LOCATED AT 2302 BRISTOL STREET (PA2019-239) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Craig and Lisa Long and Sheri Hines, with respect to property located at 2302 Bristol Street and legally described as Lot 1 of Tract No. 149 Bay View Heights Unit One requesting approval of a limited term permit. 2. The applicant proposes a Limited Term Permit (greater than 90 days) to allow the temporary use of a vacant gravel lot for vehicle storage. Approximately 14 vehicles, maximum, would be stored on the site. Employees would access the site as necessary to retrieve vehicles for off-site sales between the hours of 10 a.m. and 7 p.m. No test drives, car washing, vehicle repair, sales, or other activities would occur at the vehicle storage site. The vehicles to be parked on the site include new or previously owned vehicles awaiting transportation, and there will be no damaged or wrecked vehicles parked or stored at the site. A 6-foot-high locked roller gate will limit access to the site to employees and emergency responders. 3. The subject property is designated General Commercial Office (CO-G) by the General Plan Land Use Element and is located within the Santa Ana Heights Specific Plan (SP-7) (Professional, Administrative & Commercial Consolidation District) Zoning District. 4. The subject property is not located within the coastal zone. 5. A public hearing was held on April 30, 2020 in the Community Room 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 Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15304 under Class 4 (Minor Alterations to Land) 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. Class 4 consists of minor public or private alterations in the condition of land, water and/or vegetation, which do not involve removal of mature, scenic trees except for forestry and agricultural purposes. 5 Zoning Administrator Resolution No. ZA2020-### Page 2 of 10 01-25-19 2. The proposed land use would meet the definition of Class 4(e) 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 application does not include any major site improvements or the removal of mature, scenic trees. The use is the temporary parking of vehicles for an off-site land use on an existing gravel parking lot and does not involve any new construction other than landscaping, additional gravel, and minor improvements. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.040 (Limited Term Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. 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). Fact in Support of Finding: 1. Class 4 exempts minor temporary uses of land having negligible or no permanent effects on the environment, such as temporary vehicle storage. Finding: B. 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. Facts in Support of Finding: 1. The use would be authorized for one (1) year, for a possible extension of an additional year if authorized by the Zoning Administrator. 2. The proposed vehicle storage is a passive use, with employees transporting vehicles to and from the site by appointment only, from 10 a.m. to 7 p.m. daily. The limited vehicle 6 Zoning Administrator Resolution No. ZA2020-### Page 3 of 10 01-25-19 trips and hours of operation would reduce any potential effects to persons residing or working in the neighborhood. 3. The subject property has been vacant since at least 2006. The subject lot, three (3) adjacent vacant lots, and a residential lot are all located within the Santa Ana Heights Specific Plan (SP-7) Professional, Administrative, and Commercial Consolidation District (PACC). The PACC is established to provide for the development and maintenance of professional and administrative office uses and commercial uses on lots located between South Bristol Street and Zenith Avenue in a manner which will ensure lot consolidation and vehicular access to and from South Bristol Street. The proposed vehicle storage use would maintain access from Bristol Street. Access to the site from Zenith Avenue would be prohibited and a fence or wall will remain in place along all property lines. Until the lots are consolidated, including the adjacent lot with an existing single-family residence, no development can occur on the sites. Temporary use of the site for vehicle storage will allow the property owner to make economic use of the site in the interim, prior to the consolidation of lots. 4. The adjacent lot fronting Bristol Street contains an existing single-family dwelling. The proposed vehicle storage use is passive, temporary, and has been conditioned to ensure compatibility with surrounding land uses. Landscaping is proposed along Bristol Street to soften the appearance of vehicles from the street. A 6-foot-high property line chain link fence with fabric screening (and a wall adjacent to the commercial building) will secure and screen the vehicle storage area. There would be no test driving of vehicles from the site, no service or washing of vehicles on-site, and no customers allowed on the premises. 5. The proposed parking area would be separated from the residential uses to the southeast by distance and a screened chain link fence. An approximately 3- to 5-foot-high block wall separates the subject site from the commercial building to the north. Additionally, the area would not be accessible to the public, thereby reducing any potential nuisances. 6. The proposed vehicle storage use is in keeping with other vehicle related uses along Bristol Street. For example, there is an Arco, Chevron, Fletcher Jones Airport Shuttle Facility, Gulliver USA (used car dealership), and Orange County Van Rental. 7. At the entrance to the site, a Knox box would be installed on the roller gate, and a 20-foot- wide drive aisle would be maintained on site, thereby allowing access by the Fire Department in the event of an emergency. 8. The Public Works Department has reviewed the project and provided conditions of approval to maintain adequate queuing space along Bristol Street, and a turn around area on site for the vehicles. Additionally, the proposed landscaping would comply with site distance requirements to allow adequate visibility for employees entering and exiting the site. 7 Zoning Administrator Resolution No. ZA2020-### Page 4 of 10 01-25-19 Finding: C. 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. Facts in Support of Finding: 1. The subject lot is a rectangle and contains approximately 8,250 square feet. The applicant proposes to store approximately 14 vehicles (maximum) within two (2) parking aisles. Each parking space would be approximately 9 feet by 19 feet which complies with City of Newport Beach standards for commercial parking spaces. 2. The design includes a pull-in space of 20 feet in depth at the entrance of the site. The 20 feet provides adequate space to have employees park a vehicle while they open or close the manual roller gate. The pull in space is accommodated completely on private property and would not obstruct the sidewalk along Bristol Street. 3. The existing lot is vacant and relatively flat. There is an existing layer of gravel on site with some vegetation beginning to grow. Additional gravel will be placed on the site to create an appropriate parking surface for vehicle storage. 4. No structures or property improvements are proposed or authorized other than new landscaping, additional layers of gravel, and fencing. Finding: D. The subject lot is adequately served by streets or highways having sufficient width and improvements to accommodate the kind and quantity of traffic that the limited duration use would or could reasonably be expected to generate. Facts in Support of Finding: 1. The subject lot maintains adequate access from Bristol Street via an existing curb cut and driveway. 2. Traffic related to the proposed use would be minimal, as two (2) employees would be the only individuals accessing the site. The applicant’s office (OC Chief Auto) is located approximately 0.3 miles from the storage lot, allowing employees to walk to the site to retrieve the vehicles. Finding: E. 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. 8 Zoning Administrator Resolution No. ZA2020-### Page 5 of 10 01-25-19 Facts in Support of Finding: 1. The temporary storage of vehicles does not generate an excess of vehicular traffic or significantly impact the parking for nearby businesses or residents. Employees would visit the site on an as-needed basis and no customers would be permitted onsite. 2. The Public Works Department has reviewed the on-site circulation and parking layout and provided conditions of approval to ensure compliance with the related requirements. Finding: F. The limited duration use is consistent with all applicable provisions of the General Plan, any applicable specific plan, the Municipal Code, and other City regulations. Facts in Support of Finding: 1. The General Plan and Zoning Code establish the policies and implementing regulations to promote public health, safety, general welfare, economic vitality of neighborhoods, as well as the orderly development of the City, and to ensure the beneficial development of the City. The site is designated CO-G (General Commercial Office) by the General Plan, which allows for temporary or permanent commercial uses such as vehicle storage. 2. The site is located within the Santa Ana Heights Specific Plan (SP-7) Professional, Administrative, and Commercial Consolidation District (PACC). The PACC is established to provide for the development and maintenance of professional and administrative office uses and commercial uses on lots located between South Bristol Street and Zenith Avenue in a manner which will ensure lot consolidation and vehicular access to and from South Bristol Street. Until the lots are consolidated, no permanent structures may be erected on site, as a building site of 40,000 square feet is required (i.e. all of the lots in this district). However, temporary uses are allowed subject to the approval of a limited term permit. The proposed temporary vehicle storage is an appropriate use of the site as it is passive in nature and would maintain access from Bristol Street. The project complies with all other standards of the Zoning District including landscaping, lighting, and screening. 3. The temporary vehicle storage is conditioned such that it will comply with all applicable provisions of the General Plan, Municipal Code, and other City regulations. 4. The Building and Life Safety Services Divisions, and Public Works Department have reviewed the proposed use for compliance with City regulations and found it to be acceptable with the proposed conditions of approval. 9 Zoning Administrator Resolution No. ZA2020-### Page 6 of 10 01-25-19 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15304 under Class 4 (Minor Alterations to Land) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Zoning Administrator of the City of Newport Beach hereby approves Limited Term Permit No. XP2020-002 subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 30th DAY OF APRIL 2020. _____________________________________ Jaime Murillo, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2020-### Page 7 of 10 01-25-19 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Limited Term Permit. 4. The applicant shall comply with all Department of Motor Vehicles (DMV) Requirements for the proposed use. 5. Outdoor storage shall be prohibited onsite, apart from vehicles, as authorized by this permit. 6. Only two (2) employees maximum shall access the site at one (1) time. 7. No trash or debris shall be stored on-site. 8. Test driving of vehicles originating from this property shall be prohibited. 9. No test drives, car washing, vehicle repair, sales, or other activities shall occur at the vehicle storage site. 10. The vehicles to be parked on the site shall include new or previously owned vehicles awaiting transportation and there shall be no damaged or wrecked vehicles parked or stored at the site. 11. The Applicant shall comply with all requirements of NBMC Section 20.42 Sign Standards. Signs with off-site commercial messages (including advertisements for OC Chief Auto), painted signs, and inflated display signs are prohibited. Attention-attracting devices are prohibited. 12. Limited Term Permit No. XP2020-002 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 11 Zoning Administrator Resolution No. ZA2020-### Page 8 of 10 01-25-19 13. This Limited Term Permit may be modified or revoked by the Zoning Administrator if determined 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. 14. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Limited Term Permit or the processing of a new Limited Term Permit. 15. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 16. Prior to operation, a final landscape plan shall be submitted to the Planning Division. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. 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. 17. Walpak style lighting is prohibited. Lighting shall be limited to the minimum necessary for security purposes. No light shall spill onto adjacent properties. 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 Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 18. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of 7:00AM and 10:00PM Between the hours of 10:00PM and 7:00AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 19. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 12 Zoning Administrator Resolution No. ZA2020-### Page 9 of 10 01-25-19 20. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 21. No outside paging system shall be utilized in conjunction with this establishment. 22. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 23. 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 OC Chief Auto Vehicle Storage including, but not limited to, Limited Term Permit No. XP2020-002 (PA2019-239). 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. Fire Department 24. The rolling chain link gate/fence shall have a Knox padlock installed on the gate for Fire Department access. Building Division 25. No customers are allowed on-site. Public Works Department 26. No more than one (1) vehicle shall enter or exit the site at a time to ensure that vehicle queue does not impact the adjacent public right-of-way. Vehicles shall be prohibited from backing out onto the public right of way. 27. All improvements (landscaping, fencing, etc.) shall comply with the City’s sight distance requirement. See City Standard 110-L. 13 Zoning Administrator Resolution No. ZA2020-### Page 10 of 10 01-25-19 28. The applicant shall prevent debris/gravel from project site from entering the public right- of-way. 14 Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Limited Term Permit No. XP2020-002 PA2019-239 2302 Bristol Street Subject Property 16 Attachment No. ZA 3 Project Plans 17 18 19 LIMIT OF WORKLIMIT OF WORKR.O.W.B R I S T O L S T R E E TP/LP/LSITE LINESITE LINELlLnLnLnLnLnLocate IrrigationValve BehindFenceLnLnLnLnLnLlLlLlLlLlLlLlLlLlLlLlLlLlLlLlLlP R O J E C T M A N A G E RD R A W ND A T E1750 E DEERE AVESANTA ANA, CA 92705O 949.250.4822www.landconcern.comI S S U E DS H E E T#O.C. CHIEF AUTOTEMP. CAR STORAGE Landscape Plan2302 Bristol StreetNewport Beach, CA 92660Phone_NumberG. BustosMarch 16, 20201Contractor to note that the quantities on legends and plantcall-outs have been provided for quick reference only. It isrecommended that the Contractor not rely on the accuracy ofthese quantities and provide their own plant material counts atthe time of preparing bid. Any discrepancy in plant quantitiesand sizes should be brought to the immediate attention of theLandscape Architect.QUANTITIESAll boxed trees will be selected by the Landscape Architect.Contact Landscape Architect for name of wholesale nursery.Any tree indicated on a plan should be considered diagrammatic.All local jurisdiction standards and specifications should bereviewed prior to planting.The Contractor shall verify all plant material quality andquantities prior to installation. The Contractor shall beresponsible for the continuous protection of all plant materialsupon arrival to the site. All trees, shrubs, vines, andgroundcovers shall be spotted under the direction of theLandscape Architect and Builder Representative.The placement (spotting) of all plant material is to be reviewedin the field with the Landscape Architect prior to planting.Any tree or shrub that is planted without prior review may besubject to transplant if it is deemed to be in the wrong position.The Landscape Contractor is responsible for the correct height ofplant material above grade.Adjustments to tree locations are to be made if there is aconflict with subsurface drain lines or storm drains.All trees 24" box or larger are to be fine pruned after planting.Review in field with Landscape Architect.Thirty (30) days after installation, all landscape areas shall befertilized with a commercial grade fertilizer of 16-6-8 orapproved equal, applied at the rate of 6 lbs. per 1000 sq. ft.Fertilizer application shall be continuous thereafter at monthlyintervals.During the last 30 days of maintenance, the Builder isresponsible for obtaining as builts, controller charts andwatering schedules from his Landscape Contractor. Threecopies are to be submitted to the master or sub associationand Maintenance Contractor.GENERAL PLANTING NOTESAll trees planted within 5'-0" of the hardscape areas (i.e. walls,sidewalks, buildings, structures, ect.) shall be planted with DeepRoot Barrier. Barrier shall be the length of the ultimate canopy ofthe tree. Refer to the Tree Root Barrier Detail on Sheet D-1.Root barriers available from: Deep Root Partners, LP 101 Montgomery Street, Suite 2850 San Francisco, CA 94104(800) 458-7668ROOT BARRIER NOTEEspalieredGallon ContainerGround CoverHeightLandscape ArchitectLandscape ContractorMinimumMulti-trunkedOn CenterRedwoodSelected by L.A.SpecimenSpreadStandardESP.GAL.G.C.HT.L.A.L.C.MIN.M.T.O.C.RWD.S.L.A.SPEC.SP.STD.RIS5-5PLANTING KEYSee LegendQuantitySize of plant,gallon or box sizePLANTING LEGENDIRRIGATION NOTExAll landscape areas shall be irrigated by anautomatic irrigation system via a drip irrigationsystem. The entire irrigation system shall be on anautomatically controlled system with a separateprograms capable of irrigating each hydrozoneindependently. The intent of the landscape andwater delivery systems is to meet all aspects ofthe City of Newport water efficiency landscapeordinance.xProvide 3" layer of Mulch on all planting areas.2SCALE: 1/4" = 1'-0"048PLANTINGPLANG. BustosL-1SHRUB SCHEDULESYMBOLABBR.BOTANICAL NAME COMMON NAME SIZEO.C.SPACINGWUCOLSQTYLnLantana 'New Gold' New Gold Lantana1 gal.5'-0" O.C. Low 10LiLomandra longifolia 'Breeze'Dwarf Mat Rush1 gal.36" O.C. Low17Contractor Note: All shrubs to be planted at designated spacing as shown in legend.WUCOLS NOTE:WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension publicationand is a guide to the water needs of the landscape plants.LnLl20 April 30, 2020, Zoning Administrator Agenda Comments Comments submitted by: Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229) Item 2. OC Chief Auto Vehicle Storage Limited Term Permit No. XP2020- 002 (PA2019-239) General Comments 1.It is not entirely clear what relationship the applicants have to the application. Are they owners of the lot? Of OC Chief Auto? Or both? 2.That lack of certainty makes unclear such things as: a.The references to “employees” b.Whether approval would allow use of the lot for the stated purposes by any entity other than OC Chief Auto. c. Who is accepting the indemnification in Condition 23 on page 13. Are the applicants a single entity or separately liable? 3.The page numbers referred to in these comments are the handwritten ones in the staff report. Specific Comments Page 6, Section 3: Finding A, about CEQA, does not seem to be one of the required findings of NBMC Section 20.52.040 found in Section 20.52.040.G, and it seems redundant with Section 2. Why is it being repeated here? I would suggest it be deleted and the following Findings renumbered as “A” through “E”. Page 7, Fact B.2: “The proposed vehicle storage is a passive use, with employees transporting vehicles to and from the site by appointment only, from 10 a.m. to 7 p.m. daily.” [The “by appointment only” portion does not appear to be enforced by a condition of approval. It is additionally unclear who the appointment would be made with. ] Page 7, Fact 5, sentence 2: “An approximately 3- to 5-foot-high block wall separates the subject site from the commercial building to the north northwest.” [from the aerial view on page 16, the adjacent building is much more “west” than “north”] Page 7, Fact 8, sentence 2: “Additionally, the proposed landscaping would comply with site sight distance requirements to allow adequate visibility for employees entering and exiting the site.” Page 8, Fact C.4: “No structures or property improvements are proposed or authorized other than new landscaping, additional layers of gravel, and fencing.” [This may not be entirely accurate. The Site Plan on page 19, shows some kind of “exit grid” structure interior to the gate, apparently to shake gravel off the tires of vehicles leaving the lot (possibly required for compliance with Condition 28 on page 14). Are the exit grids an existing or a proposed improvement?] Page 8, Fact D.2: “The applicant’s office (OC Chief Auto) is located approximately 0.3 miles from the storage lot, allowing employees to walk to the site to retrieve the vehicles.” [While walking is possible, this does not seem to be required by any condition of approval. Indeed, I would guess employees of OC Chief Auto might well drive to the site, two a car, with one returning in that car and the other retrieving a vehicle. Alternatively, they might drive to the site in two cars, with one car being left and the other used to return the two employees. That possibility seems to be allowed by Condition 6 on page 11, allowing two employees on the site at a time.] Zoning Administrator - April 30, 2020 Item No. 2a Additional Materials Received OC Chief Auto Vehicle Storage Limited Term Permit (PA2019-239)