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HomeMy WebLinkAbout3.0_Newport Auto Center Site Development, CUP, and CDP_PA2020-319 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT September 21, 2023 Agenda Item No. 3 SUBJECT: Newport Auto Center (PA2020-319) ▪ Major Site Development Review ▪ Conditional Use Permit ▪ Coastal Development Permit SITE LOCATION: 445 East Coast Highway APPLICANT: Newport Beach Cars, LLC OWNER: Newport Beach Cars, LLC PLANNER: David Lee, Senior Planner 949-644-3225, dlee@newportbeachca.gov PROJECT SUMMARY A major site development review, conditional use permit, and coastal development permit to renovate and expand the existing Newport Auto Center. The renovation consists of the demolition and reconstruction of the Newport Beach Porsche automobile dealership including a new attached three-level parking structure. The existing Newport Beach Bentley automobile dealership also located at the site would remain. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (Infill Development Projects) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2023-035 approving a major site development review, conditional use permit, and coastal development permit (PA2020-319) (Attachment No. PC 1). 1 INTENTIONALLY BLANK PAGE2 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 2 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE General Commercial (CG) Commercial General (CG) Porsche and Bentley Automobile dealerships NORTH Multiple Residential (RM) Bayside Village Mobile Home Park (PC 1) Mobile home park SOUTH Single Unit Residential Detached (RS-D) Single-Unit Residential (R-1) Single-unit residences EAST RM Promontory Point (PC 12) Residential apartments WEST CG CG Office, Restaurant and retail Subject Property 3 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 3 INTRODUCTION Project Setting The subject property is bounded between East Coast Highway to the north, and Bayside Drive to the south. The 4.12-acre property is relatively flat. Surrounding uses include a mobile home park to the north of East Coast Highway, single unit residential development to the south across Bayside Drive, a commercial shopping center to the west, and a multi- unit residential development (Promontory Point Apartments) atop a bluff to the east. The existing development consists of two automobile dealerships within the Newport Auto Center: Newport Beach Porsche (44,352 square feet) and Newport Beach Bentley (5,105 square feet). Each dealership consists of showrooms, sales offices, and automobile service areas. There are two vehicular entryways located on East Coast Highway, and one gated entryway for service and delivery located on Bayside Drive. An existing property line block wall along Bayside Drive, which is approximately 330 lineal feet, acts as a visual screen of the dealership for the neighborhood to the south. Additionally, there are approximately seven mature trees planted along the Bayside Drive wall that provide additional screening. Background The use of an automobile sales and service facility was originally approved under Use Permit No. UP1327 in 1968. The original development included 34,191 square feet of showroom, offices, and service areas. On June 18, 1987, the Planning Commission approved Amendment No. 1 to Use Permit No. UP1327, authorizing an 8,109 square-foot addition to the existing showrooms, offices, and service areas. The rights granted by the use permit were never exercised and the use permit expired. On September 9, 1999, the Planning Commission approved Use Permit No. 3660 as an amendment to Use Permit No. UP1327. The approval authorized a 2,660 square-foot addition to the existing automobile sales and service facility. The project included additions to the showroom, offices, and storage areas. The majority of the additions and alterations approved by this Use Permit were completed. On July 17, 2003, the Planning Commission approved Amendment No. 1 to Use Permit No. 3660, authorizing a 2,496-square-foot expansion of an existing sales office and storage building, as well as a 6,302-square-foot addition to the existing repair and service building. However, subsequent to the amendment, the 6,302-square-foot service building was never constructed and only the showroom project was implemented. 4 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 4 On April 8, 2010, the Planning Commission approved Amendment No. 2 to Use Permit No. 3660, authorizing the addition of 4,998 square feet in place of the previous approval for the 6,302 square-foot service building. On October 5, 2017, the Planning Commission approved Use Permit No. UP2017-014 and Limited Term Permit No. XP2016-009, authorizing offsite parking for 75 vehicles at the Newport Dunes Resort and temporary vehicle storage of 300 vehicles at the Dunes for up to one year. Subsequent to the expiration of XP2016-009, the Zoning Administrator approved Limited Term Permit No. XP2019-012 on March 12, 2020, authorizing a one-year duration for storing 300 vehicles at the Dunes. The approval expired in 2021 and the dealerships have since terminated the lease for any off-site parking or vehicle storage at the Dunes. Project Description The applicant plans to demolish the existing 44,352-square-foot Porsche dealership and construct a new 50,391-square-foot Newport Beach Porsche dealership, which includes the following: • Vehicle Showroom (16,834 square feet); • Vehicle Service Shop with 43 service bays (24,804 square feet); • Automobile Parts Storage (5,626 square feet); • Administrative Office Space (2,837 square feet); and • Attached three-level, 293-space parking structure. Additionally, the applicant requests a major site development review to increase the allowed height from a base height limit of 26 feet for flat roofs and 31 feet for sloped roofs to a maximum height of 35 feet with flat roofs or 40 feet for sloped roofs. The proposed height of the dealership is 33 feet 11 inches at the highest point. The existing 5,105-square-foot Bentley dealership will remain (see Figure 1, below). The existing block wall along Bayside Drive is proposed to be enhanced with a white stucco finish and modified for improved traffic visibility. Additional site improvements such as landscaping and lighting are also proposed. Project plans are attached to this report as Attachment No. PC 4. While the project involves the construction of the Newport Beach Porsche dealership, the draft resolution and all conditions of approval apply to both the new dealership and the existing Bentley dealership, which are owned and operated in common within Newport Auto Center. 5 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 5 Figure 1: Rendering of proposed project site DISCUSSION Analysis General Plan, Zoning Code, and Local Coastal Program The property is categorized as General Commercial (CG) by the General Plan Land Use Element and located in the Commercial General (CG) zoning district, which is intended to provide for areas appropriate for a wide variety of commercial activities oriented to serve Citywide or regional needs. The CG zoning district permits General Vehicle and Equipment Sales land uses through the approval of a conditional use permit. The Zoning Code defines General Vehicle and Equipment Sales as a use that includes the sale of automobiles, construction equipment, motorcycles, recreational vehicles, trucks, and similar vehicles and equipment, including display, storage, maintenance, repair, and incidental rental of the vehicles and equipment. The use may include the sale, installation, and servicing of related equipment and parts. The proposed project is consistent with this land use definition, as the proposed dealership within the Auto Center includes a vehicle showroom, service shop, parts storage, and administrative office space. The proposed project is categorized as General Commercial (CG-A) (0.0 – 0.30 FAR) by the Coastal Land Use Plan (CLUP) and located in the Commercial General (CG) coastal New Porsche Vehicle Showroom and Administrative Offices (2nd Level) New Porsche Service Shop (1st Level) and Parking Structure Existing Bentley Dealership 6 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 6 zoning district, which is intended to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve Citywide or regional needs. General Vehicle and Equipment Sales is an allowed land use within the CG coastal zoning district. Since the project is considered intensification of development within the coastal zone, a coastal development permit is required. The General Plan, Zoning Code, and CLUP all permit a maximum floor area to land ratio (FAR) of 0.30. The property is 185,637 square feet, and the combination of the proposed dealership and the existing Newport Beach Bentley dealership is 55,362 square feet in gross floor area resulting in a compliant project FAR of 0.29. The project also complies with the required setbacks, height, and parking requirements (Table 1). Table 1: Zoning and Coastal Zoning Development Standards Development Feature Required Existing Proposed Setbacks (min.) Front Rear Left Side (East) Right Side (West) 0’ 0’ 5’ 0’ 50’ 82’ 52’ 55’ 50’ 70’ 60’ 40’ Height (max.) Flat Sloping 26’/35’1 31’/40’1 26’ 22’ 33’-11” N/A Floor Area Ratio (max.) 0.30 0.26 0.29 Parking (min.) 186 spaces 318 spaces 471 spaces 1 Per NBMC Section 20.30.060 and 21.30.060 (Height Limits and Exceptions), the height of a nonresidential structure located in the Shoreline Height Limit Area may be increased up to a maximum of 35’ (flat roof) and 40’ (sloping roof) through the approval of a Site Development Review and Coastal Development Permit. Site Development Review Findings Pursuant to Table 5-2 of NBMC Section 20.52.080 (Site Development Reviews), nonresidential construction of 20,000 square feet or more of gross floor area requires a major site development review. Section 20.52.080.F (Site Development Review, Findings and Decision) of the Zoning Code requires the Planning Commission to make the following findings before approving a Site Development Review: A. The proposed development is allowed within the subject zoning district; B. The proposed development is in compliance with all of the following applicable criteria: i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent 7 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 7 developments; and whether the relationship is based on standards of good design; iii.The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv.The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v.The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi.The protection of significant views from public right(s)-of-way and compliance with NBMC Section 20.30.100 (Public View Protection); and C.Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. The subject property is developed with a nonresidential use located within the Shoreline Height Limit Area. In this height limit area, the base height limit for nonresidential and mixed-use structures with flat roofs is twenty-six (26) feet and the base height limit for structures with sloped roofs is thirty-one (31) feet. The height of a structure may be increased up to a maximum of thirty-five (35) feet with a flat roof or forty (40) feet with a sloped roof through the approval of a site development review application. In addition to the Site Development Review findings listed above, NBMC Section 20.30.060.C.3 (Height Limits and Exceptions, Required Findings) requires the following additional findings to be made: A.The project applicant is providing additional project amenities beyond those that are otherwise required. Examples of project amenities include, but are not limited to: i.Additional landscaped open space; ii.Increased setback and open areas; iii.Enhancement and protection of public views; B.The architectural design of the project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes; C.The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed structure(s) and existing adjacent developments or public spaces. Where appropriate, the proposed structure(s) provides a gradual transition to taller or shorter structures on abutting properties; and D.The structure will have no more floor area than could have been achieved without the approval of the height increase. Staff believes facts to support the findings exist to approve the site development review and are discussed in detail in the attached draft resolution of approval (Attachment No. PC 1). The key facts in support of findings are summarized in the following paragraphs. 8 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 8 Design and Architecture The design of the proposed dealership includes varied vertical roof lines, as well as varied horizontal design elements and wall planes. The exterior façade, as seen from East Coast Highway, is constructed with a mixture of steel and various other metals, glass and glazing. The main façade includes a medium grey aluminum panels to provide a modern aesthetic, and also serves as a contrasting backdrop for the dealership’s identification signage. The façade includes a modern vented design at the northwestern portion of the building, which is intended to provide additional visual interest. The exterior entrance to the showroom includes large panels of glass walls for visibility of show vehicles. The showroom also features a large skylight, which provides natural illumination within the building and additional interest when viewed from East Coast Highway (see Figure 2, below). Figure 2: Rendering of Front of Dealership as viewed from East Coast Highway The entrance to the service shop is located on the western side of the proposed dealership. It is constructed with dark grey corrugated metal panels, which are also used as the material for siding on other parts of the building as well (see Figure 3, below). 9 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 9 Figure 3: Rendering of Service Shop Entrance from E. Coast Highway Finally, the parking structure is proposed to be constructed of concrete that is painted with a dark grey color (see Figure 4, below). Overall, the project proposes to utilize a variety of materials and a thematic color-scheme to connect the showroom, service shop, and parking structure together to create a visually appealing, modern development. Figure 4: Rendering of the Parking Structure from Promontory Point Apartments 10 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 10 Scale and Compatibility The existing Newport Beach Porsche dealership is approximately 26 feet in height. The proposed dealership is 33 feet 11 inches high from the established grade to the highest flat roof element. As previously discussed, the subject property is located between the Promontory Point Apartments to the east and a commercial shopping center to the west. The Promontory Point Apartments adjacent to the Property are located above on a steep sloping bluff that is approximately 50 feet higher than the finished surface elevation of the existing and proposed dealership (see Figure 5, below). The adjacent commercial shopping center is approximately 29 feet high. Since there are relatively large developments immediately east and west, the proposed 33-foot 11-inch high dealership is compatible with the surrounding land uses and acts as a harmonious transition from the higher Promontory Point Apartments and the lower shopping center. The single-family residences to the south on Bayside Drive generally consist of single- and two-story residences and are allowed to be constructed to a maximum height of 29 feet. The approximately 70-foot setback from the Project to the property line along Bayside Drive, as well as the approximately 80-foot width of the Bayside Drive street, results in a large buffer between the proposed dealership and the Bayside Drive residences. Figure 5: Grade Comparison Between Promontory Point and Existing Dealership Promontory Point Existing Dealership to be Demolished 11 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 11 The CG Zoning District does not require a setback along the front property line abutting East Coast Highway, the side property line abutting the shopping center to the west, and the rear property line abutting Bayside Drive. A five-foot side setback is required along the side property line abutting Promontory Point to the east, since the property is zoned for residential use. The proposed project provides setbacks and open areas that exceed the minimum requirements to help offset the request height increase. The proposed dealership is approximately 50 feet from the property line along East Coast Highway, approximately 40 feet from the western side property line, approximately 70 feet from the property line along Bayside Drive, and approximately 60 feet from the eastern side property line abutting Promontory Point. These setbacks substantially exceed the minimum requirements. The proposed dealership is concentrated towards the center of the property, leaving open space areas for parking and landscaping in the areas adjacent to neighboring properties. Due to the large setbacks provided, the bulk and scale of the dealership will be visually diminished and will not negatively impact the surrounding neighborhood. Access and Parking As previously noted, the site has three entries for vehicular access, including two driveways along East Coast Highway and one gated entrance along Bayside Drive. All proposed entryways, drive aisles and parking facilities have been reviewed by City departments for the adequacy, efficiency, and safety of pedestrian and vehicular access. The three proposed entryways are currently existing on-site. For the entry way on Bayside Drive, the applicant is proposing the relocation of a portion of the existing wall and strategically landscaping the northern corner of the property along Bayside Drive to comply with line-of-sight requirements of Section 20.30.130 (Traffic Safety Visibility Area) of the NBMC and improve vehicular safety. Title 20 requires for Vehicle and Equipment Rentals and Sales uses to provide one parking space for each 1,000 square feet of lot area. The property is 185,637 square feet in area, and therefore requires a minimum of 186 parking spaces. The proposed project includes a surface parking lot consisting of 178 parking spaces, as well as an attached, three-level parking structure with of 293 parking spaces. Overall, the project includes 471 spaces for use of employees, customers, and inventory parking and complies with the parking requirements (see Table 2, below). The project is conditioned so that employees must park on-site and not on Bayside Drive (Condition 7 of draft resolution). 12 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 12 Table 2: Parking Breakdown Location Employee/Customer Spaces Inventory Spaces Total Spaces Surface Lot 28 150 178 Structure Level 1 25 0 25 Structure Level 2 0 118 118 Structure Level 3 133 17 150 Total 186 285 471 Required 186 Landscaping and Lighting The project includes additional landscaping around the perimeter of the property. A 6-foot 6-inch wide landscape buffer is proposed along the East Coast Highway frontage, with a majority of the landscape area consisting of hedges and drought tolerant succulents. Three new palm trees are proposed near the vehicular entrances along East Coast Highway to enhance the main entry. Hedges and trees are also proposed in front of the existing wall along Bayside Drive to enhance the aesthetics of this frontage (see Figure 6, below). Additional landscaping is proposed within the property where there is currently hardscape. The applicant has provided conceptual landscape plans (Attachment No. PC 4), which have been reviewed to ensure that water efficient species that are not invasive are proposed. Figure 6: Rendering of additional trees and hedges along the improved property line wall on Bayside Drive. 13 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 13 The applicant has submitted a lighting plan and photometric study, which has been reviewed by all applicable city departments. The project includes lighting on East Coast Highway, as well as around the dealership building and parking structure. The third level of the parking structure, which is open to the sky, contains wall pack lights built into the interior sides of the parapet walls as opposed to typical tall light standards that will reduce lighting atop the parking structure and avoid glare to surrounding uses. As conditioned, the project shall comply with all lighting standards of the NBMC to avoid being a detriment to the surrounding neighborhood. Coastal Development Permit Findings The subject property is located within the Coastal Zone and requires a coastal development permit. Per Section 21.52.015.F of NBMC, the required findings to approve a coastal development permit are as follows: 1.Conforms to all applicable sections of the certified Local Coastal Program; and 2.Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Additional findings are required in accordance with Section 21.30.060 (C) (Height Limits and Exceptions) to allow an increase in height of a structure above the base height limit within the coastal zone. Staff believes facts to support the findings in the draft resolution are sufficient to demonstrate compliance with the LCP and that the project would not impact any coastal resources, including access or views. The key facts in support of findings are summarized in the following paragraphs. Compliance with Local Coastal Program With the exception of the request for increased height, the proposed project complies with applicable development standards of the CG coastal zoning district, including, but not limited to, setbacks, floor area, and parking. As previously discussed, the height of a structure may be increased up to a maximum of thirty-five (35) feet with a flat roof or forty (40) feet with a sloped roof through the approval of a site development review and a coastal development permit. Please refer to Table 1 on Page 5, which analyzes the compliance of the project to all applicable development standards of the CG coastal zoning district. Hazards Coastal hazards are not expected to affect the property, as it is approximately 200 feet from the Newport Harbor. Additionally, the property is separated from the harbor by Bayside Drive and waterfront residences. The proposed finished floor of the Project is 15 feet North American Vertical Datum 1988 (NAVD 88), which exceeds the required minimum of 9 feet NAVD 88. Since there is a large distance from hazard areas and the 14 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 14 proposed dealership is built to a relatively high elevation, it is free of anticipated coastal hazards (i.e. sea level rise) for the 75-year economic life of the structure. Public Views The property is located between East Coast Highway and Bayside Drive, both which are streets designated as Coastal View Roads by the Coastal Land Use Plan (CLUP). The property, as well as the adjacent uses, does not provide public views for motorists or pedestrians travelling on East Coast Highway. Public views of the harbor are visible west of the intersection of East Coast Highway and Bayside Drive. The proposed project, which includes the replacement of an existing automobile dealership with a new, taller automobile dealership, does not disrupt any existing public views to the Newport Harbor. Bayside Drive is located south of the property and therefore unaffected by the proposed dealership. There are multiple Public Viewpoints identified by the CLUP which are located nearby the property. One Public Viewpoint is identified on the corner of Bayside Drive and Harbor Island Drive, which is approximately 230 feet south from the property. Another Public Viewpoint is identified as public bench seating within the Promontory Point Apartments, which is approximately 1,600 feet east from the property and oriented to take advantage of views to the south. A third Public Viewpoint is identified as the public walkway along Bayside Drive, which directly abuts the Newport Harbor. This Viewpoint is approximately 1,500 feet southeast of the property. Finally, Public Viewpoints are identified at Back Bay View Park and Castaways Park, which are approximately 2,000 feet northwest and 2,500 feet southeast of the property, respectively. The proposed dealership structures do not interfere with any of the identified Public Viewpoints due to the large distances and intervening development. The dealership will be visible from distant and elevated Viewpoints such as Castaways Park and Back Bay View Park, but the project will not interfere with the public views to the harbor because of intervening development. Public Access The property does not currently provide nor inhibit public coastal access. The property is located in close proximity to lateral access to the Newport Harbor, as designated by the CLUP. The lateral access is a small public walkway on Bayside Drive, located southeast of the intersection between Harbor Island Drive and Bayside Drive and approximately 350 feet southeast of the Property. Access to the harbor remains available through multiple locations on Bayside Drive. The existing abutting public sidewalks and bike lanes will remain during and after construction. Additionally, public parking exists along portions of Bayside Drive. The additional parking provided by the proposed on-site parking lot and structure increases the supply for employee, customer, and inventory parking and will eliminate the need for off-site parking does not negatively affect the public parking supply on Bayside Drive. As conditioned, employees are to park on-site and not on Bayside Drive (Condition 7 of draft resolution). Therefore, the project will not impact public access to local coastal resources. 15 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 15 Increased Height As previously discussed, the proposed dealership, which includes increased building height, does not disrupt any public views of the harbor along East Coast Highway, as they currently do not exist. Additionally, the height increase does not disturb any Public Viewpoints as identified in the CLUP. The project is sited and designed to minimize visual impacts, as it provides setbacks which greatly exceed the minimum standards. The proposed setbacks concentrate the mass of the dealership building towards the center of the property and allows for more parking, open space, and landscape areas than required. Visual Improvements Staff believes that the project is an improvement to the existing automobile dealership which was constructed in the late 1960’s. The project will provide improved landscaping throughout the development, including the areas along East Coast Highway and Bayside Drive. The existing block wall located along the property line on Bayside Drive, which is constructed with split-faced block material, is proposed to be refinished with white stucco. Additional trees are proposed to be planted along Bayside Drive, providing enhanced screening of the dealership from the Bayside Drive residences and motorists traveling along the street (see Figure 7, below). Additional project renderings which compare the existing conditions to the proposed dealership are included in Attachment No. PC 3. 16 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 16 Figure 7: Comparison of existing and proposed block wall and landscaping as viewed from Bayside Drive Conditional Use Permit Findings In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits), the Planning Commission must make the following findings for approval of a conditional use permit: 1. The use is consistent with the General Plan and any applicable specific plan. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. 17 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 17 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. The property is currently developed with two existing automobile dealerships, and has historically been utilized with dealerships since the City Council authorized the use in 1968. The design, size, location, and operating characteristics of the proposed project, which is to demolish one of the dealerships and construct an expanded new dealership, are compatible with the surrounding neighborhood. The proposed dealership is located between an apartment complex to the east and a commercial shopping center to the west. The dealership building will act as a harmonious transition from the higher residential use and the lower shopping center. The site includes three entries for vehicular access, which have been reviewed by City departments for adequate and safe pedestrian and vehicular access. As conditioned, the test driving of vehicles is prohibited on all residential streets (Condition 6 of draft resolution). The project also complies with the parking requirements for automobile dealerships, providing adequate parking for employees, customers, and inventory vehicles of both Porshe and Bentley within the large surface parking lot and attached parking structure. Since there is adequate parking on site, the project has been conditioned so that parking for employees, inventory vehicles, and customers are prohibited on all public rights-of-way and public parking (Condition 70 of draft resolution). Additionally, all delivery and loading or unloading of vehicles are conditioned to occur entirely on private property and are prohibited from delivering, loading, unloading, and parking in the public right-of-way of East Coast Highway or Bayside Drive (Condition 71 of draft resolution). The hours of operation for the Auto Center’s sales and vehicle services have been conditioned appropriately to minimize impacts to the surrounding neighborhood (see Table 3, below, and Condition 5 of draft resolution). The dealership includes a 24,804-square- foot enclosed service shop, which is located on the first floor of the parking structure. The service shop includes a total of 43 service bays which are in the interior of the building, and an approximately 1,400-square-foot exterior area for vehicle detailing. Although it may vary based on vehicle size, the detailing area is proposed to fit approximately 4 vehicles. The dealership, including the service shop, provides setbacks from all property lines which significantly exceed the minimum requirements, and is not expected to disturb the surrounding neighborhood. The service shop is not proposed to operate on Sunday. 18 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 18 As conditioned, automobile parts are not to be stored outside of the dealership building nor in any designated parking areas (Condition 43 of draft resolution). Table 3: Conditioned Hours of Operation Day Sales Service Monday - Friday 7:00 a.m. - 8:00 p.m. 7:00 a.m. - 6:00 pm. Saturday 9:00 a.m. - 7:00 p.m. 8:00 a.m. - 5:00 p.m. Sunday 10:00 a.m. - 6:00 p.m. Closed The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. As conditioned, lighting of the dealership is not to create a negative impact on surrounding land uses. Lighting on the third level of the parking structure is to be constructed with appropriate shielding so that it does not disturb neighboring properties (Condition 25 of draft resolution). Additionally, lighting is proposed to be reduced after business hours to be appropriate for security. The Community Development Director may order the dimming of light sources if it is found to be excessive (Condition 23 of draft resolution). The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In-Fill Development Projects) 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 32 exempts projects which are consistent with the applicable General Plan designation applicable policies, as well as applicable zoning designations and regulations, as well as development that occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project includes the demolition of an existing automobile dealership and the construction of a new dealership on a 4.12-acre project site. The project does not require a traffic study, as it generates 239 new daily trips where Section 15.40 (Traffic Phasing Ordinance) of the NBMC does not require a traffic study if a project does not generate an increase of more than 300 average daily of the NBMC. Therefore, the project does not result in significant impact to traffic or related air quality. The project includes conditions of approval to ensure compliance with noise standards of the NBMC. A preliminary Water Quality Management Plan (WQMP) has been submitted and reviewed by the City’s Geotechnical Engineer. The WQMP concludes that the property is located outside of areas susceptible to erosion and that the project is not anticipated to affect the watershed’s overall drainage 19 Newport Beach Porsche (PA2020-319) Planning Commission, September 21, 2023 Page 19 characteristics or patterns. The property is adequately served by all required utilities and public services. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property and occupants 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: Submitted by: _____________________ David Lee, Senior Planner ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Public Correspondence PC 3 Project Renderings PC 4 Project Plans 20 Attachment No. PC 1 Draft Resolution with Findings 21 INTENTIONALLY BLANK PAGE22 RESOLUTION NO. PC2023-035 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING A MAJOR SITE DEVELOPMENT REVIEW, CONDITIONAL USE PERMIT, AND COASTAL DEVELOPMENT PERMIT TO ALLOW THE DEMOLITION OF AN AUTOMOBILE DEALERSHIP AND CONSTRUCTION OF A NEW TWO-LEVEL AUTOMOBILE DEALERSHIP WITH AN ATTACHED THREE-LEVEL PARKING STRUCTURE FOR THE PROPERTY LOCATED AT 445 EAST COAST HIGHWAY (PA2020-350) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Newport Beach Cars, LLC (“Applicant”), with respect to property located at 445 East Coast Highway, and legally described as Parcel 1 of Resubdivision No. 202 (“Property”), requesting approval of a major site development review, conditional use permit, and coastal development permit. 2. The Applicant requests a conditional use permit to demolish an existing 44,352-square- foot automobile dealership (Newport Beach Porsche) and construct a new 50,391-square- foot Newport Beach Porsche dealership within the Newport Auto Center. The new dealership includes a showroom, administrative offices, parts and service center, and attached three-level, 293-space parking structure. Additionally, the Applicant requests a major site development review to increase the allowed height from a base height limit of 26 feet for flat roofs and 31 feet for sloped roofs to a maximum height of 35 feet with flat roofs or 40 feet for sloped roofs. There is a second 5,105-square-foot automobile dealership, Bentley Newport Beach, which is existing to remain within the Newport Auto Center. The Property is located in the coastal zone, and therefore the redevelopment requires a coastal development permit (“Project”). 3. The Property is designated General Commercial (CG) by the General Plan Land Use Element and is located within the Commercial General (CG) Zoning District (“CLUP”). 4. The Property is located within the coastal zone. The Coastal Land Use Plan designation is General Commercial (CG-A) – (0.0 – 0.30 FAR) and is located within the Commercial General (CG) Coastal Zoning District. 5. A public hearing was held on September 21, 2023, in the Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. (“Ralph M. Brown Act”) and Chapters 20.62 and 21.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. 23 Planning Commission Resolution No. PC2023-035 Page 2 of 24 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is exempt from the California Environmental Quality Act (“CEQA”) pursuant to Sections 15332 under Class 32 (Infill Development Projects) 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. Class 32 exempts projects which are consistent with the applicable General Plan designation applicable policies, as well as applicable zoning designations and regulations, as well as development that occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project includes the demolition of an existing automobile dealership and the construction of a new dealership on a 4.12-acre project site. The Project does not require a traffic study and would not result in any significant effects relating to noise, air quality, or water quality. A preliminary Water Quality Management Plan (“WQMP”) has been submitted and reviewed by the City’s Geotechnical Engineer. The WQMP concludes that the Property is located outside of areas susceptible to erosion and that the Project is not anticipated to affect the watershed’s overall drainage characteristics or patterns. The Property is adequately served by all required utilities and public services. SECTION 3. REQUIRED FINDINGS. Major Site Development Review In accordance with Subsection 20.52.080(F) (Site Development Reviews - Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth for the requested increase in maximum building height: Finding: A. The proposed development is allowed within the subject zoning district. Facts in Support of Finding: 1. The Property is zoned Commercial General (CG), which is intended to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve Citywide or regional needs. The (CG) zoning district permits General Vehicle and Equipment Sales land uses through the approval of a conditional use permit. 2. Title 20 (Planning and Zoning) of the NBMC defines General Vehicle and Equipment Sales as a use that includes the sale of automobiles, construction equipment, motorcycles, recreational vehicles, trucks, and similar vehicles and equipment, including display, storage, maintenance, repair, and incidental rental of the vehicles and equipment. General Vehicle and Equipment Sales may include the sale, installation, and servicing of related equipment and parts. The Project is consistent with this land use definition, as it includes a 16,834-square-foot vehicle showroom, a 24,804-square-foot 24 Planning Commission Resolution No. PC2023-035 Page 3 of 24 service shop which includes 43 service bays, 5,626 square feet of parts storage, and 2,837 square feet of administrative office space. 3.The Property has a maximum floor area to land ratio (FAR) of 0.30. The Property is 185,637 square feet, and the Project is 55,362 square feet in gross floor area, including the existing Newport Beach Bentley dealership. Therefore, the Project has a FAR of 0.29, which complies with the maximum 0.30 FAR limit. 4.The Commercial General (CG) Zoning District does not require a setback along the front property line abutting East Coast Highway, the side property line abutting the shopping center to the west, and the rear property line abutting Bayside Drive. A five-foot side setback is required along the side property line abutting Promontory Point to the east, since the Property is zoned for residential use. The Project provides setbacks that exceed the minimum requirements. The Project setbacks vary, but in the worst case, the Project is approximately 50 feet from the property line along East Coast Highway, approximately 40 feet from the western side property line, approximately 70 feet from the property line along Bayside Drive, and approximately 60 feet from the eastern side property line abutting Promontory Point. Finding: B.The proposed development is in compliance with all of the following applicable criteria: i.Compliance with this section, the General Plan, Title 20 (Planning and Zoning) of the NBMC, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii.The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii.The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv.The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v.The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi.The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protection) of the NBMC. Facts in Support of Finding: 1.The Property is categorized as General Commercial (CG) by the General Plan Land Use Element, which is intended to provide a range of neighborhood-serving retail and 25 Planning Commission Resolution No. PC2023-035 Page 4 of 24 service uses along street frontages that are located and designated to foster pedestrian activities. The Project would demolish an existing automobile dealership and replace it with a new automobile dealership, which provides a retail and service use to residents and visitors of the city. 2. Facts in support of Finding A are hereby incorporated by reference. 3. The Property is not located within a Specific Plan. 4. The Project includes the demolition of the existing Newport Beach Porsche dealership, which is approximately 26 feet tall. The proposed new dealership is 33 feet 11 inches high from the established grade to the highest flat element, where Title 20 (Planning and Zoning) of the NBMC allows for the increase of the maximum height from 26 feet for a flat roof and 31 feet for a sloping roof to 35 feet for a flat roof and 40 feet for a sloping roof, with the approval of a site development review. 5. The Property is located on East Coast Highway between the Promontory Point residences to the east and a commercial shopping center to the west. The Promontory Point residences adjacent to the Property are located above on a steep slope that is approximately 50 feet higher than the finished surface elevation of the existing and proposed dealership. The adjacent commercial shopping center is approximately 29 feet high. Since there are relatively large developments immediately east and west, the proposed 33-foot 11-inch high dealership is compatible with the surrounding land uses and acts as a harmonious transition from the higher Promontory Point residences and the lower shopping center. The residences on Bayside Drive, which are located south of the Property, are able to be constructed to a maximum height of 29 feet. The approximately 70-foot setback from the Project to the property line along Bayside Drive, as well as the approximately 80-foot width of the Bayside Drive street, results in a large buffer between the Project and the Bayside Drive residences. The existing, approximately 21-foot high Newport Beach Bentley dealership is to remain. 6. The Property, which includes two automobile dealerships, was originally constructed in 1968. Subsequently, the existing dealerships have had various renovations. The Project includes a complete demolition of the existing Newport Beach Porsche dealership and the construction of a dealership with a modernized design. The design includes varied vertical roof lines, as well as varied horizontal planes, with a façade constructed with a mixture of steel, various metals, and glazing. The Project utilizes these materials and modern design throughout the new dealership, including the façade facing East Coast Highway and along the exterior of the attached parking structure, creating a visually appealing dealership. 7. The Property includes three entries for vehicular access, including two driveways along East Coast Highway and one entrance along Bayside Drive. All entryways, drive aisles and parking facilities have been reviewed by City departments for the adequacy, efficiency, and safety of pedestrian and vehicular access. The Applicant is relocating a portion of the existing wall and strategically landscaping the northern corner of the 26 Planning Commission Resolution No. PC2023-035 Page 5 of 24 property along Bayside Drive to comply with line-of-sight requirements of Section 20.30.130 (Traffic Safety Visibility Area) of the NBMC and improve vehicular safety. 8. Title 20 requires vehicle and equipment rentals and sales use to provide one parking space for each 1,000 square feet of lot area. The Property is 185,637 square feet in area, and therefore requires a minimum of 186 parking spaces. The Project includes a surface parking lot consisting of 178 parking spaces, as well as an attached, three-level parking structure consisting of 293 parking spaces. The Project dedicates 285 parking spaces to the inventory parking, which results in 186 available spaces for employees and customers. The Project complies with the parking requirements. 9. The Project includes a 24,804-square-foot enclosed service shop, which is located on the first floor of the parking structure. The service shop includes a total of 43 service bays which are in the interior of the building, and an approximately 1,400-square-foot exterior area for vehicle detailing. Although it may vary based on vehicle size, the detailing area is proposed to fit approximately four vehicles. The Project, including the service shop, provides setbacks from all property lines which significantly exceed the minimum requirements, and is not expected to disturb the surrounding neighborhood. As conditioned, the hours of operation for the service shop is from 7 a.m. to 6 p.m. on Monday through Friday, and 8 a.m. to 5 p.m. on Saturday. The service shop is not permitted to operate on Sunday. Also as conditioned, automobile parts are not to be stored outside of the dealership building nor in any designated parking areas. 10. The Project includes additional landscaping around the perimeter of the Property. A 6- foot 6-inch landscape buffer is proposed along the property line adjacent to East Coast Highway, with a majority of the landscape area consisting of hedges and drought tolerant succulents. Three new palm trees are proposed near the vehicular entrances along East Coast Highway to enhance the project entry. Hedges and trees are also proposed along the existing wall along Bayside Drive to enhance the aesthetics from motorist traveling that street frontage and residents to the south. Additional landscaping is proposed within the Property where there is currently hardscape. All conceptual landscape plans have been reviewed to ensure that water efficient species that are not invasive are proposed. Prior to the issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 11. The Property is located between East Coast Highway and Bayside Drive, which directly abuts Newport Harbor. However, there are no public views of the harbor from the stretch of East Coast Highway due to the existing tall structures (e.g., Promontory Point residences, the Property, and the adjacent shopping center) which obstruct any viewing opportunities. Additionally, there is a block wall which separates the existing dealership from a row of residences located on Bayside Drive. The wall and residences on Bayside Drive also disrupt potential public views to the harbor. The increase in height from approximately 26 feet of the existing dealership to the proposed 34-foot 11-inch high dealership does not remove any public views to the harbor, since they do not exist currently. 27 Planning Commission Resolution No. PC2023-035 Page 6 of 24 Finding: C. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. Facts 3 and 4 of Finding A are hereby incorporated by reference. 2. Facts 7 through 9 of Finding B are hereby incorporated by reference. 3. The Project provides a modernized automobile dealership facility that allows for an upgraded sales and showroom area, expanded administrative offices, additional service bays with parts storage, and a parking structure that will serve employees and provide storage of vehicles. The Project maintains the existing use of an automobile dealership, which has existed at the Property since the City Council originally authorized the use in 1968. 4. All vehicular access areas and drive aisles have been reviewed by Public Works to ensure the proper widths and line-of-sight standards are provided. As conditioned, the loading and unloading of vehicles are not permitted to occur on East Coast Highway or Bayside Drive. The Project’s modified parking lot has been designed to fit larger delivery trucks so that all loading and unloading occurs within the Property. 5. The Applicant has submitted a lighting plan and photometric study, which has been reviewed by all applicable City departments. The Project includes lighting on East Coast Highway, as well as around the dealership building and parking structure. The third level of the parking structure, which is open to the sky, contains wall pack lights built into the interior sides of the parapet walls that will not produce glare to surrounding uses. As conditioned, the Project shall comply with all lighting standards of the NBMC to avoid being a detriment to the surrounding neighborhood. Site Development Review for Height Increase The Property is a nonresidential use which is located within the Shoreline Height Limit Area. In this height limit area, the base height limit for nonresidential and mixed-use structures with flat roofs is twenty-six feet and the base height limit for structures with sloped roofs is thirty-one feet. The height of a structure may be increased up to a maximum of thirty-five feet with a flat roof or forty feet with a sloped roof through the approval of a site development review. In accordance with Section 20.30.060(C)(3) (Height Limits and Exceptions - Required Findings) of the NBMC, the Planning Commission may approve a site development review to allow an increase in the height of a structure above the base height only after first making all of the following findings in addition to the findings required for the discretionary permit application: 28 Planning Commission Resolution No. PC2023-035 Page 7 of 24 Finding: D.The Applicant is providing additional project amenities beyond those that are otherwise required. Examples of project amenities include, but are not limited to: i.Additional landscaped open space; ii.Increased setback and open areas; iii.Enhancement and protection of public views. Facts in Support of Finding: 1.Fact 4 of Finding A is hereby incorporated by reference. 2.Facts 9 and 10 of Finding B is hereby incorporated by reference. 3.The Project provides setbacks which substantially exceed the minimum requirements of Title 20 (Planning and Zoning). The Project, which includes additional height through the site development review, is concentrated towards the center of the Property, leaving open space areas for parking and landscaping in the areas adjacent to neighboring properties. Due to the large setbacks provided, the bulk and scale of the Project will be visually diminished and will not negatively impact the surrounding neighborhood. Finding: E.The architectural design of the Project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes. Fact in Support of Finding: 1.The design includes varied vertical roof lines, as well as varied horizontal planes. The exterior façade, as seen from East Coast Highway, is constructed with a mixture of steel, various metals, and glazing. The main façade includes grey aluminum panels to provide a modern aesthetic, and also serves as a contrasting backdrop for the dealership’s identification signage. The façade includes a modern vented design at the northwestern portion of the building, which is intended to provide additional visual interest. The exterior entrance to the showroom includes large panels of glass walls for visibility of show vehicles. The showroom also features a large skylight, which provides natural illumination for the building and additional interest when viewed from East Coast Highway. The entrance to the service shop is constructed with dark grey corrugated metal panels, which are also used as the material for siding on other parts of the building as well. Finally, the parking structure is proposed to be constructed of concrete that is painted with a dark grey color. Overall, the Project utilizes a variety of materials and a thematic color-scheme which connects the showroom, service shop, and parking structure together in one visually appealing development. 29 Planning Commission Resolution No. PC2023-035 Page 8 of 24 Finding: F.The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed structure(s) and existing adjacent developments or public spaces. Where appropriate, the proposed structure(s) provides a gradual transition to taller or shorter structures on abutting properties. Facts in Support of Finding: 1.Fact 5 of Finding B is hereby incorporated by reference. 2.Fact 3 of Finding D is hereby incorporated by reference. 3.The Project serves as a gradual transition between the higher elevation residences of Promontory Point to the east and the shopping center to the west. The residences on Bayside Drive, which are located south of the Property, are able to be constructed to a maximum height of 29 feet. These residences are waterfront properties on the Newport Harbor, so the increased height of the Project does not affect views of the harbor. The proposed height of 33 feet 11 inches for the Project is within reasonable scale for an automobile dealership use in comparison to the maximum height of the Bayside Drive residences. Finding: G.The structure will have no more floor area than could have been achieved without the approval of the height increase. Facts in Support of Finding: 1.Fact 3 of Finding A is hereby incorporated by reference. 2.The height increase allows for additional ceiling height for the dealership. The first floor includes a 16,834-square-foot showroom and sales center, as well as a 24,804-square foot service center. The second floor includes 1,567-square-feet of parts storage and 2,837 square feet of administrative offices. The height increase does achieve additional gross floor area for the Project, but instead provides appropriate ceiling heights for a large automobile dealership operation that includes the sales and servicing of vehicles, administrative offices, and parts storage. 3.The height increase also allows for three levels in the attached parking structure. The parking structure includes 293 parking spaces for customer, employee and inventory vehicle parking. The additional parking provided removes vehicles from potentially parking on the street or in off-site locations. Consistent on the definitions provided in Title 20, the parking structure is open and not considered gross floor area. 30 Planning Commission Resolution No. PC2023-035 Page 9 of 24 Coastal Development Permit In accordance with Subsection 21.52.015(F) (Coastal Development Permits - Findings and Decision) of the NBMC, the following findings and facts in support of such findings as set forth: Finding: H. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The Project is categorized as General Commercial (CG-A) (0.0 – 0.30 FAR) by the Coastal Land Use Plan and located in the Commercial General (CG) coastal zoning district, which is intended to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. General Vehicle and Equipment Sales is an allowed land use within the Commercial General (CG) coastal zoning district. 2. Coastal hazards are not expected to affect the Property, as it is approximately 200 feet from Newport Harbor. Additionally, the Property is separated from the harbor by Bayside Drive and waterfront residences. The proposed finished floor of the Project is 15 feet North American Vertical Datum 1988 (NAVD 88), which exceeds the required minimum of 9 feet NAVD 88. Since there is a large distance from hazard areas and the Project is built to a relatively high elevation, it is reasonably safe for the economic life of the structure. 3. With the exception of the request for increased height, the Project complies with applicable development standards of the Commercial General (CG) coastal zoning district, including, but not limited to, setbacks, FAR, and parking: a. The Commercial General (CG) Zoning District does not require a setback along the front property line abutting East Coast Highway, the side property line abutting the shopping center to the west, and the rear property line abutting Bayside Drive. A five (5) foot side setback is required along the side property line abutting Promontory Point to the east since it is zoned for residential use. The Project provides setbacks that exceed the minimum requirements. The Project setbacks vary, but in the worst case, the Project is approximately 50 feet from the property line along East Coast Highway, approximately 40 feet from the western side property line, approximately 70 feet from the property line along Bayside Drive, and approximately 60 feet from the eastern side property line abutting Promontory Point. b. The maximum FAR for the Property is 0.30. The Project is 50,257 square feet. The existing Newport Beach Bentley dealership, which is to remain, is 5,105 square feet. This results in a total floor area of 55,3622 square feet on the Property, which is a FAR of 0.29. 31 Planning Commission Resolution No. PC2023-035 Page 10 of 24 c.Title 21 requires for Vehicle and Equipment Rentals and Sales uses to provide one parking space for each 1,000 square feet of lot area. The Property is 185,637 square feet in area, and therefore requires a minimum of 186 parking spaces. The Project includes a surface parking lot consisting of 178 parking spaces, as well as an attached, three-level parking structure consisting of 293 parking spaces. The Project dedicates 285 parking spaces to the inventory parking, which results in 186 available spaces for employees and customers. The Project complies with the parking requirements. 4.The Property is located in an area known for the potential of seismic activity and liquefaction and is required to comply with the California Building Code (“CBC”) and City’s Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC requirements prior to building permit issuance. 5.The Property is located between East Coast Highway and Bayside Drive, both which are streets designated as Coastal View Roads by the CLUP. The Property, as well as the adjacent uses, do not provide public views for motorists or pedestrians travelling on East Coast Highway. Public views of Newport Harbor are visible west of the intersection of East Coast Highway and Bayside Drive. The Project, which includes the replacement of an existing automobile dealership with a new, taller automobile dealership, does not disrupt any existing public views to Newport Harbor. Bayside Drive is located south of the Property and therefore unaffected by the Project. There are multiple Public Viewpoints identified by the CLUP which are located nearby the Property. One Public Viewpoint is identified on the corner of Bayside Drive and Harbor Island Drive, which is approximately 230 feet south from the Property. Another Public Viewpoint is identified as public bench seating within the Promontory Point residential community, which is approximately 1,600 feet east from the Property. A third Public Viewpoint is identified as the public walkway along Bayside Drive, which directly abuts the Newport Harbor. This Viewpoint is approximately 1,500 feet southeast from the Property. Finally, Public Viewpoints are identified at Back Bay View Park and Castaways Park, which are approximately 2,000 feet northwest and 2,500 feet southeast of the Property, respectively. The Project does not interfere with any of the identified Public Viewpoints due to the large distances from them. The Project may be in the distant viewshed of the Public Viewpoints, but will not interfere with the public views that are currently provided. 6.Under Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Management Plan (WQMP) is required. A preliminary WQMP has been prepared for the project by CDR Engineering, dated, October 30, 2020. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. 32 Planning Commission Resolution No. PC2023-035 Page 11 of 24 Finding: I. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The Property does not currently provide nor inhibit public coastal access. The Property is located in close proximity to lateral access to the Newport Harbor, as designated by the CLUP. The lateral access is a small public walkway on Bayside Drive, located southeast of the intersection between Harbor Island Drive and Bayside Drive and approximately 350 feet southeast of the Property. The Project consists of the demolition of an existing automobile dealership and the construction of a new automobile dealership. Access to the harbor remains available through multiple locations on Bayside Drive. Therefore, the Project will not impact public access to local coastal resources. Local Coastal Program Findings for Height Increase In accordance with Section 21.30.60 (Height Limits and Exceptions) of the NBMC, the Planning Commission may approve a coastal development permit to allow an increase in the height of a structure above the base height limit only after making all of the following findings: Finding: J. The Project is sited and designed to protect public views to and along the ocean and scenic coastal areas. Facts in Support of Finding: 1. Fact 4 in support of Finding A is hereby incorporated by reference. 2. Fact 9 in support of Finding B is hereby incorporated by reference. 3. Fact 5 in support of Finding H is hereby incorporated by reference. Finding: K. The Project is sited and designed to minimize visual impacts and be visually compatible with the character of surrounding areas. Facts in Support of Finding: 1. Facts 5, 6 and 9 of Finding B are hereby incorporated by reference. 2. Fact 1 in support of Finding E is hereby incorporated by reference. 33 Planning Commission Resolution No. PC2023-035 Page 12 of 24 3.Fact 2 in support of Finding F is hereby incorporated by reference. 4.Fact 5 in support of Finding H is hereby incorporated by reference. Finding: L.Where feasible, the Project will restore and enhance visual quality in visually degraded areas. Fact in Support of Finding: The Property is not in a visually degraded area. However, the Project is an improvement to the existing automobile dealership which was constructed in the late 1960s. Additionally, the Project will provide improved landscaping throughout the development, including the areas along East Coast Highway and Bayside Drive. The existing block wall located along the property line on Bayside Drive is proposed to be refinished from the existing split-faced block material to be finished with white stucco. Additionally, more trees are proposed to be planted along Bayside Drive, providing additional screening of the Project from the Bayside Drive residences and motorist traveling along that street frontage. Conditional Use Permit In accordance with Section 20.52.020(F) (Use Permit, Required Findings) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: M. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1.Fact 1 in support of Finding B is hereby incorporated by reference. 2.Fact 3 in support of Finding A is hereby incorporated by reference. 3.The Property is not part of a specific plan area. Finding: N.The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. Fact in Support of Finding: Facts in support of Finding A are hereby incorporated by reference. 34 Planning Commission Resolution No. PC2023-035 Page 13 of 24 Finding: O. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The Property is located on East Coast Highway between a multi-residential development to the east and a commercial shopping center to the west. The Project, which is proposed to be 33 feet 11 inches tall, will act as a harmonious transition from the higher residential use and the lower shopping center. The Project includes three entries for vehicular access, which have been reviewed by City departments for adequate and safe pedestrian and vehicular access. The Project also complies with the parking requirements for an automobile dealership, providing adequate parking for employees, customers, and inventory vehicles in the large surface parking lot and attached parking structure. The hours of operation for both sales and vehicle service have been conditioned appropriately to minimize impacts to the surrounding neighborhood. 2. Facts 5, 6, 7, and 8 in support of Finding B are hereby incorporated by reference. 3. Fact 3 in support of Finding D is hereby incorporated by reference. 4. Fact 1 of Finding E is hereby incorporated by reference. 5. Fact 3 of Finding F is hereby incorporated by reference. Finding: P. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The Property is currently developed with two existing automobile dealerships. The design, size, location, and operating characteristics of the Project, which is to demolish one of the dealerships and construct a new dealership, are compatible with the surrounding neighborhood. The Property has historically been utilized as an automobile dealership since 1968. 2. The Project has been reviewed by the City’s Fire, Public Works, and Building Departments. Adequate public and emergency vehicle access, public services, and utilities are provided to the Property. 3. Fact 7 in support of Finding B is hereby incorporated by reference. 4. Fact 4 in support of Finding C is hereby incorporated by reference. 35 Planning Commission Resolution No. PC2023-035 Page 14 of 24 Finding: Q. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The Project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 2. Facts 3 and 4 of Finding A are hereby incorporated by reference. 3. Facts 7 through 9 of Finding B are hereby incorporated by reference. 4. Facts 3, 4, and 5 of Finding C are hereby incorporated by reference. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 under Class 32 (In-Fill Development Projects) 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 Planning Commission of the City of Newport Beach hereby approves a Major Site Development Review, Conditional Use Permit, and Coastal Development Permit, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated herein by reference. 3. This decision 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) and Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the NBMC and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the California Public Resources Code. 36 Planning Commission Resolution No. PC2023-035 Page 15 of 24 4.This resolution supersedes Planning Commission Resolution No. 2067, which upon vesting of the rights authorized by this conditional use permit, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 21ST DAY OF SEPTEMBER, 2023. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ Curtis Ellmore, Chairman BY:_________________________ Tristan Harris, Secretary Attachment: Exhibit A – Conditions of Approval 37 Planning Commission Resolution No. PC2023-035 Page 16 of 24 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. A material violation of any of those laws in connection with the use may be caused the revocation of this Major Site Development Review, Conditional Use Permit, and Coastal Development Permit. 4.The major site development review, conditional use permit, and coastal development permit shall expire unless exercised within 24 months from the date of approval as specified in Sections 20.54.060 and 21.54.060 of the Newport Beach Municipal Code unless an extension is otherwise granted. 5.The hours of operation of the establishment shall be limited to the following: Day Sales Service Monday - Friday 7:00 a.m. - 8:00 p.m. 7:00 a.m. - 6:00 pm. Saturday 9:00 a.m. - 7:00 p.m. 8:00 a.m. - 5:00 p.m. Sunday 10:00 a.m. - 6:00 p.m. Closed 6.Test driving of vehicles shall be prohibited on all residential streets. 7.Adequate parking shall be marked and provided on site for all customer and employee needs. All employees shall be required to park on-site. Employee parking spaces shall be accessible for employee vehicles at all times and shall not be used for vehicle storage or display, customer parking, or any other use. Employees shall not park on Bayside Drive or any nearby public parking spaces. 8.The location, number, and dimensions of all parking spaces shall be in substantial conformance with the approved site plan dated September 21, 2023. The final design of all on-site parking, vehicular circulation, and pedestrian circulation shall be subject to the approval of the City’s Traffic Engineer. 9.No vehicles shall be displayed in landscaped areas on-site. 38 Planning Commission Resolution No. PC2023-035 Page 17 of 24 10.Vehicle service shall be performed entirely within the designated service areas of the building. No vehicle service or repair shall take place in any designated parking space or drive aisle. 11.No vehicles shall be displayed with open hoods, doors, trunks, or tailgates outside. 12.Full-sized vehicles shall not be stored or displayed in parking spaces such that they extend into traffic aisles. 13.All customers and vehicle service parking areas shall be screened from adjacent properties by a block wall in substantial conformance with the project plans. The applicant shall provide a solid access gate along Bayside Drive. 14.Prior to final building permit inspection, the existing property line wall shall along Bayside Drive shall be re-finished in substantial conformance with the project plans, to the satisfaction of the Community Development Director. 15.Washing of automobiles on-site shall be limited to only those vehicles owned by the subject dealership or those that are otherwise on-site for servicing. The washing of automobiles shall be ancillary to the sales and service operation on-site. Vehicles shall be washed only at the approved wash racks and no portable wash racks shall be utilized on-site. 16.Discharge of waste material or paint products into the storm drain system shall be prohibited. Used oil, lubricants, and other hazardous or toxic materials shall be properly stored and collected within the vehicle service buildings. 17.This Major Site Development Review, Conditional Use Permit and Coastal Development Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained are detrimental to the public health, welfare, or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 18.Any change in operational characteristics, expansion in the area, or other modification to the approved plans, shall require an amendment to this Major Site Development Review, Conditional Use Permit, and Coastal Development Permit or the processing of a new Use Permit, Site Development Review, Conditional Use Permit, and Coastal Development Permit. 19.Demolition beyond the approved scope of work requires planning division approval before the commencement of work. Approval of revisions to project plans is not guaranteed. Any changes in the current scope of work may require the entire structure to be demolished and redeveloped in conformance with the current Zoning Code Development Standards. 20.A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans before issuance of the building permits. 39 Planning Commission Resolution No. PC2023-035 Page 18 of 24 21.Before the issuance of a building permit, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought-tolerant plantings and water-efficient irrigation practices, and the plans shall be approved by the Planning Division. 22.All landscape materials and irrigation systems shall be maintained by 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. 23.The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, 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. 24.Before the issuance of a building permit, the applicant shall prepare a photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are “1” or less at all property lines. 25.Lighting on the third/roof level of the parking structure shall be substantially conforming to the project plans. The lighting shall be wal-pak type and shall be constructed with appropriate shielding so that light and glare is not disturbing the neighboring properties. 26.All mechanical equipment and trash areas shall be fully screened from view from East Coast Highway, Bayside Drive, and the surrounding properties (including from above) and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code. 27.The use of banners, pennants, balloons, windshield signs, moving signs, or flashing or animated electrical signs is prohibited. 28.Site lighting shall be designed so light generated on-site does not spill on to adjoining properties or rights-of-way. On-site lighting shall be designed so that light sources are not visible from East Coast Highway, Bayside Drive, or from adjacent properties. 29.After hours lighting is limited to security lighting except for the lights located along East Coast Highway, which may stay illuminated until midnight, daily. Should the City receive complaints regarding after hours lighting, the Planning Director may require additional shields or hoods on existing fixtures, the lowering of light standards, the reduction in the amount of lighting used, or any other measure necessary to eliminate light spillage on to neighboring properties. 40 Planning Commission Resolution No. PC2023-035 Page 19 of 24 30. Prior to final building inspection, the applicant shall arrange a site inspection with the Code Enforcement and Water Quality Division and/or the Planning Department to ensure that site lighting does not spill on to adjoining properties and verify compliance with the conditions of approval. 31. 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. 32. Before the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 33. 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 periods unless the ambient noise level is higher: Between the hours of 7:00 AM and 10:00 PM Between the hours of 10:00 PM and 7:00 AM 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 34. 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 leasing agent. 35. 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 Saturdays, Sundays, or Holidays. 36. No outside paging system shall be utilized in conjunction with this establishment. 37. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 41 Planning Commission Resolution No. PC2023-035 Page 20 of 24 38.Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of-way. 39.The exterior of the business shall be always maintained free of litter and graffiti. The owner or operator shall provide for daily removal of trash, litter debris, and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 40.The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 41.Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays unless otherwise approved by the Director of Community Development and may require an amendment to this Use Permit. 42.Storage outside of the building in the front or at the rear of the property shall be prohibited, except for the required trash container enclosure. 43.Storage of automobile parts and materials, including tires, shall be prohibited outside of the dealership building and within designated parking areas. 44.Prior to the issuance of a building permit, the Applicant shall pay a fairshare fee of $75,602.24 for the increase of floor area of an automobile dealership, per the Fair Share Fee Summary Table effective July 1, 2023. 45.A Special Events Permit is required for any event or promotional activity outside the normal operating 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. 46.To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any 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 Newport Auto Center including, but not limited to, a major site development review, conditional use permit, and coastal development permit (PA2020-319). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit, or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing the such proceeding. The 42 Planning Commission Resolution No. PC2023-035 Page 21 of 24 applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages that which City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. Fire Department 47. New elevators shall be gurney-accommodating by Article 30 of the California Building Code (2001 edition). 48. Automatic fire sprinklers shall be required for all new construction. The sprinkler system shall be monitored by a UL-certified alarm service company. 49. A Soil Gas Investigation and Mitigation Plan shall be prepared by a licensed California Civil Engineer and Certified Geologist and submitted to the City’s Building Division and Fire Department for review and approval. 50. The phases of demolition and construction shall be made available to the Fire Department and maintained on the job site prior to implementation of demolition or new construction work. The plan shall establish time-lines for the phases throughout all stages of construction. 51. Approved vehicle access for firefighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet of temporary or permanent fire department connections. Vehicle access shall be provided by either temporary or permanent roads, capable of supporting vehicle loading under all-weather conditions. Vehicle access shall be maintained until permanent fire apparatus access roads are available per California Fire Code (CFC) Section 3310.1. 52. An approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on the site per CFC Section 3312.1. 53. Prior to placing temporary sales and office trailers on site, a plan must be submitted and approved by the Fire Department which includes fire access and water supply (fire hydrant locations) for the trailers. 54. Fire access roads shall extend to within 150 feet or all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility per CFC Section 503.1.1. 55. The fire access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. The width shall be increased to 26 feet within 30 feet of a hydrant, per CFC Section 503.2.1 and NBFD Guideline C.01. 43 Planning Commission Resolution No. PC2023-035 Page 22 of 24 56. Roads shall be constructed of a material that provides an all-weather driving surface, capable of supporting 72,000 pounds-imposed loads for fire apparatus, and truck outrigger loads of 75 pounds per square inch over a two-foot area. Calculations stamped and signed by a Registered Professional Engineer shall certify that the proposed surface meets the criteria of an all-weather driving surface and is capable of withstanding the weight of 72,000 pounds, per CFC Section 503.2.3 NBFD Guideline C.01 57. Fire lanes shall be marked as per NBFD Guideline C.02. 58. The installation of security gates across a fire apparatus access road shall be approved by the fire code official. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. Electric gate operations, where provided, shall be listed in accordance with UL 325. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F2200, per CFC Section 503.6 and NBFD Guideline C.01. 59. All commercial buildings shall have numbers or addresses placed above or immediately adjacent to all doors that allow fire department access. In no case shall the numbers be less than six inches in height with a one-inch stroke. Address numbers shall contrast with their background, and shall be either internally or externally illuminated to be visible at night. All commercial buildings shall have numbers or addresses place above or immediately adjacent to all doors that allow fire department access per the amendment to the CFC 505.1.1 60. Pits and below grade work areas in repair garages shall be constructed in accordance with the California Building Code, per CFC Section 2311.4.1 61. Where Class I liquids or LP-gas are stored or used within a building having a basement or pit wherein flammable vapors could accumulate, the basement or pit shall be provided with mechanical ventilation in accordance with the California Mechanical Code at a minimum rate of 1 and a half cubic feet per minute per square foot to prevent the accumulation of flammable vapors, per CFC Section 2311.4.3 62. Fire Sprinklers shall be required and provided for an Ordinary Hazard Group I for the auto showroom and Ordinary Hazard Group II (.20/1500 minimum) for the Auto Repair area per NFPA 13 5.3.1 and 5.3.2. 63. Fire Department Connection (FDC) shall be located as per NBFD Guideline F.04. As per Guideline F.04, the FDC shall be on the address side of the building and located a minimum of 30 feet from beginning of the radius for the driveway approach; arranged so they are located immediately adjacent to the approved fire department access road so that hose lines can be readily and conveniently attached to the inlets without interference from nearby objects including buildings, fence, posts, or other fire department connections, per NBFD Guideline F.04. 44 Planning Commission Resolution No. PC2023-035 Page 23 of 24 64. As per CFC Table 1206.2.9, lithium batteries storage that exceed 600 kWh shall be stored in a building or room constructed as an H-2 occupancy. Building Division 65. The applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 66. The applicant shall employ the following best available control measures (“BACMs”) to reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt, or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off-road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off-Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 67. Before the issuance of a grading permit, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 45 Planning Commission Resolution No. PC2023-035 Page 24 of 24 68. A list of “good housekeeping” practices will be incorporated into the long-term post- construction operation of the site to minimize the likelihood that pollutants will be used, stored, or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of stormwater away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Department 69. Before the commencement of demolition and grading of the project, the Applicant shall submit a construction management and delivery plan to be reviewed and approved by the Public Works Department. The plan shall include a discussion of project phasing; parking arrangements for both sites during construction; anticipated haul routes and construction mitigation. Upon approval of the plan, the applicant shall be responsible for implementing and complying with the stipulations outlined in the approved plan. 70. Parking for employees, inventory, and customers shall be prohibited on all public rights- of-way and public parking. 71. Delivery and/or loading/unloading of vehicles shall occur entirely on private property and shall be prohibited from the public right-of-way. Delivery and/or transport vehicles shall not park and idle within the public right-of-way. 72. All customer and employee parking stalls and drive aisle widths shall comply with City Standard STD-805. Parking garage ramp slopes shall comply with City Standard STD- 805. 73. All improvements shall be constructed as required by Ordinance and the Public Works Department. 74. An encroachment permit is required for all work activities within the public right-of-way. 75. All improvements shall comply with the City’s sight distance requirement per City Standard 110-L. 76. All sidewalk, curb, and gutter shall be reconstructed along Bayside Drive and East Coast Highway frontages. 77. A Caltrans encroachment permit shall be obtained for all work within the East Coast Highway public right-of-way. 78. The portion of the existing City Storm drain that is impacted by the proposed Project shall be relocated. A new 15-foot wide storm drain easement centered on the new storm drain shall be granted to the City of Newport Beach. 46 Attachment No. PC 2 Public Correspondence 47 INTENTIONALLY BLANK PAGE48 From: Jack King <jking@kingparret.com> Sent: July 03, 2023 7:07 PM To: Lee, David Subject: FW: Proposed Project Follow Up Flag: Follow up Flag Status: Completed [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. July 3, 2023 Mr. Lee, Thank you for taking the time to meet this afternoon and respond to my questions. Below is the letter I sent to Mr. Taubman, of Porsche, and Moni Dosanjh, their consultant, following the so called “Town Hall” meeting. My letter pretty much fell on “deaf ears”, as I just received a letter this afternoon from Cliff Sawyer, at Auto Nation, claiming that they sent out larger plans (they didn’t), saying “we can print out the electronic ones” (not practical or economically feasible for all neighbors to do so, and WE shouldn’t have to for THEIR project), and NOT offering access to a full size set of plans (they’ll “look into it”), indicating that they would NOT be providing scale models, and NOT promising an “in person” meeting or meetings. I will forward his letter, and my response, by separate email. Regards, Jack King John P. King, Jr. King & Parret, A.P.C 415 Bayside Drive Newport Beach, CA 92660 (949) 887-9590 From: Jack King Sent: Thursday, June 29, 2023 8:01 PM To: gm2445@autonation.com; Moni Dosanjh <moni@rsi-group.com> Subject: Proposed Project June 29, 2023 Tim, Moni, 49 I was disappointed in your “Town Hall” effort this evening. The “invite” sent to me did not allow entry to Google Meet, so I dialed in on the phone and later you helped me get on Google Meet – I use Zoom and Microsoft Teams all the time, but am unfamiliar with Google Meet. You had everyone “muted”, and apparently you had to, in some way, “raise hands” in order to speak (a process that was not clear, and not explained), and as a result I was unable to ask questions. I have also been disappointed with the approach you have followed to date. RSI sent us a package telling us how your plan is to (i) “enhance the neighborhood” and (ii) “meet the needs of the community”, and yet nothing has been presented address, much less factually support, that lofty proclamation!! All you enclosed was a set of plans that were undecipherable – you can’t read them fully, even with a magnifying glass. I then contacted you, Moni, and did get a link to an electronic set, but it is still very difficult to try to enlarge sheets, and click back and forth, and really examine this project, without access to a full set of plans. When I suggested to you, Moni, that you provide, or make available access to, a full-sized architectural plans, and that you schedule an in-person meeting at the dealership, with mock-ups of the project, the response was (i) to send the electronic copy, which is inadequate, and (ii) state that “at this time you were not able to accommodate an in person meeting”. Then the meeting today was “controlled”, with people muted, which does not facilitate a free flow of communication, and constrained with an unfamiliar procedure that impeded me, and perhaps others, from being able to speak. Your initial package stated your purpose to “allow us to express our thoughts, concerns and suggestions, and yet you have provided inadequate information and called a meeting that was dysfunctional. I know you to do better. Getting to some specifics: 1. Where can I (and other neighbors similarly interested) now access, or obtain, a full-size set of the architectural drawings for this project? Why not have them available for review at your dealership? 2. Have you prepared mock-ups or models of the project to facilitate our review and to assist us in evaluating the size and mass of this project and the potential impact of that size on our neighborhood? You should. If not yet, will you, and when? You are proposing a substantial increase in size, and an intensification of use, which will impact our adjoining residential community. It is important, for us and for you, to have full information and visible presentations available. 3. There was talk today about ingress from PCH and exit onto Bayside, and the lady from Linda Isle mentioned some of the past difficulties with delivery trucks parked in the middle of Bayside, but no one addressed whether that practice will continue, or if you will be able to accept all delivery trucks physically ONTO the premises? 4. Today it was stated that the City height limit was not exceeded. I believe I saw something to the effect that an exception was requested? 5. A neighbor asked about the trees along Bayside, and while answering, someone on your team mentioned your intention to retain the existing wall along the length of Bayside Drive. Ironically, someone on your side then mentioned that there would be a “new gate along Bayside”, because you “didn’t want something ‘old’ on this new project”. And this with an OLD WALL that is not “a beacon of architectural distinction”!! It is old, it is plain, it is made of simple 50 concrete building blocks. And, it has no “variations” or decorative treatments whatsoever. In short, it is UGLY, and not a credit to your business!! You are starting with new on everything else, and you would leave an old concrete block wall on your backside – which is right in FRONT of our homes? That is hardly the choice of a party professing to be committed to “enhancing the neighborhood”!! I would request and suggest, and it would be appropriate, that you turn your architect loose to show a little creativity and artistic ability on this wall. There are many things that can be done to enhance such a long wall, and one that is OUR MAIN VIEW of your project – a “stepped” footprint rather than one straight wall, different materials, varying heights, and assorted ornamental features. You should take a look at the exterior of the two Irvine Co buildings in the 500 block of Newport Center Drive, and note their decorative concrete, many with imprints of various sea life figures – that type of artistic effort would greatly enhance your project and improve its impact on your neighbors! 6.No explanation was given in your letter, or in today’s meeting, as to (i) the various stages of the planning process in which you are engaged, (ii) when you propose to submit to the Planning Commission, (iii) whether you have obtained an EIR, or a neg dec, (iii) what is your target date for the commencement of construction, (iv) how you might shield us to the extent possible from the construction process, or (v) how long you expect it to take to reach completion? You should fully inform us of the project timeline. Tim, I like, and commend you for, your fine people, and love your cars (I have two!), and I think you can and hope you will do better!! Make full size plans available, provide a detailed mock up (to scale) of the project, have a few public neighborhood forums, or 30 minute wine & cheese gatherings, to feature and extoll your project. Draw people in. But telling us that you “can’t accommodate a public meeting”, providing poor and difficult to read and interpret material, and holding “Town Hall” calls with unfamiliar software, with people muted and that thwarts a free exchange of views and ideas among all concerned, seems more like you are “trying to keep people apart” and is not an approach that I think will help you achieve the support you want. Jack King John P. King, Jr. King & Parret, A.P.C 415 Bayside Drive Newport Beach, CA 92660 (949) 887-9590 51 INTENTIONALLY BLANK PAGE52 Attachment No. PC 3 Project Renderings 53 INTENTIONALLY BLANK PAGE54 ( 3$&,),&&2$67+,*+:$<%$<6,'('5 3256&+(2)1(:3257%($&+([WHULRU3HUVSHFWLYHV$ (;,67,1*3(563(&7,9(( 352326('3(563(&7,9(( 55 ) 3$&,),&&2$67+,*+:$<%$<6,'('5 3256&+(2)1(:3257%($&+([WHULRU3HUVSHFWLYHV$ (;,67,1*3(563(&7,9() 352326('3(563(&7,9() 56 * 3$&,),&&2$67+,*+:$<%$<6,'( '5 3256&+(2)1(:3257%($&+([WHULRU3HUVSHFWLYHV$ (;,67,1*3(563(&7,9(* 352326('3(563(&7,9(* 57 * 3$&,),&&2$67+,*+:$<%$<6,'( '5 3256&+(2)1(:3257%($&+([WHULRU3HUVSHFWLYHV$ (;,67,1*3(563(&7,9(* 352326('3(563(&7,9(* 58 Attachment No. PC 4 Project Plans 59 INTENTIONALLY BLANK PAGE60 &$5'.(<(175<6<67(03529,'('%< ,167$//('%< )851,785(25'(5,1* 81&5$7,1* 6(783 6,*1$*((;7(5,25 3529,'('%< ,167$//('%< 7(/(9,6,216021,7256 $8720$7,&635,1./(56<67(0 '(6,*1 ,167$//$7,21 3529,'('%< ,167$//('%< ,167$//$7,212)&2$;,$/&$%/(:,5,1*72,7&/26(7 02817,1*%5$&.(766833/,(' 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R=2000.00' L=607.01'D=10°52'21" R=1950.00 ' L=370.03' N65 ° 3 9 ' 5 8 " E 1 7 3 . 4 5 ' N40°36'35"E 173.28' N36°05'13"E 397.56' N7 4 ° 5 8 ' 3 5 " E 2 1 0 . 9 7 'N24°20'02"W 250.24'D=09° 20' 0.43" R=870.0' L=141.72'36.0 ' 42.0' 42.0'8.0' 50.0' EXISTING PORSCHE SHOWROOM (+-14.89FF) EXISTING BENTLEY DEALERSHIP TO REMAIN(15.04EFF) EXISTINGSERVICE CANOPY TO REMAIN EXISTING SERVICE CENTER EXISTING SERVICE CENTER AND PARTS(+-14.80FF) 83 15151511111112121212 12 131313 13 13131313 1414 14 14 161713EAST PACIFIC COAST HIGHWAYBAYSIDE DRIVEAL O H A D R I V E D=17°23'22" R=2000.00' L=607.01'D=10°52'21" R=1950.00 ' L=370.03' N65 ° 3 9 ' 5 8 " E 1 7 3 . 4 5 ' N40°36'35"E 173.28' N36°05'13"E 397.56' N7 4 ° 5 8 ' 3 5 " E 2 1 0 . 9 7 'N24°20'02"W 250.24'D=09° 20' 0.43" R=870.0' L=141.72'EXISTING PORSCHE SHOWROOM (+-14.89FF) EXISTING BENTLEY DEALERSHIP TO REMAIN(15.04EFF) 42.0'8.0' 2.5' EXISTING TRANSFORMERLOCATION - TO BE RELOCATED BACKFROM CURB. EASEMENT IS FOR PRIMARYELECTRICAL LINE FOR SCE. 36.0' 6.0' 10.9' PROPOSEDADAACCESSIBLE DRIVEWAY EXISTING HILLSIDE TORESIDENTIAL LOTS ABOVE EXISTING HILLSIDE TORESIDENTIAL LOTS ABOVE EXISTING HILLSIDE TORESIDENTIAL LOTS ABOVE EXISTINGRETAINING WALLTO REMAIN EXISTINGRETAINING WALL EXISTINGRETAINING WALL EXISTING SITEWALL EXISTING SITEWALL EXISTING SITEWALL TO REMAIN EXISTING SITEWALL TO REMAIN 6.0'EASEMENT7TO BE REALIGNED15.0'EASEMENT1412. 0 ' EA S E M E N T 8 & 9 EASE M E N T 11 3.0' EA S E M E N T 10 6.0'EASEMENT 7 PROMONTORY POINT APARTMENTS LLCAPN: 050241-04 PROMONTORY POINT APARTMENTS LLC APN: 050241-04 COMMERCIAL RETAIL CENTER FLUTER RUSSELL E TR.APN: 050-411-02 EXISTING CITYCATCH BASINBEGIN STORM DRAINEASEMENT 14 EXISTINGSERVICE CANOPY TO REMAIN EX. STORM DRAINAND EASEMENTTO BE REALIGNED EXISTING SITEWALL TO REMAIN EXISTINGRETAINING WALL EXISTINGMONUMENTSIGN. EXISTING PRIVATEHYDRANT TO BERELOCATED EXISTINGPUBLICHYDRANT EX. 30" TRANS.WATER MAIN EX. 21" VCPOCSD SS LINE 15.0' EX. 24" CITYWATERTRANS. LINE 24.0' EX. 24" CITYWATERTRANS. LINE EX. 6" CITYWATER MAIN EX. 30" CITYRCP STORMDRAIN EXISTING CITYSTORM DRAIN EX. 30" CITYSTORMDRAIN RCB EX. BACKFLOWFIRE SERVICE EXISTING SERVICE CENTER EXISTING SERVICE CENTER AND PARTS(14.80FF) 1 STRIPING 2 4 2 REMOVECURB 4 4 EX.BUILDING 1 RIBBONGUTTER2RIBBONGUTTEREXPIREDEASEMENT EXPIREDEASEMENT 2 STRIPING 1 1 3 2 RIBBONGUTTER 1 1 2 REMOVECURB EXISTINGCATCH BASIN 2EX.BUILDING 2EX.BUILDING 2EX.BUILDING 1EX.BUILDING 1 1 1 1 1 1 2 EXISTINGCATCH BASIN.CAP STORM DRAINFOR FUTURECONNECTION 2 EXISTINGCATCH BASIN 2 1 2EX AC.PAVEMENT 2EX AC.PAVEMENT 2EX AC.PAVEMENT 2EX AC.PAVEMENT 2EX AC.PAVEMENT 1EX AC.PAVEMENT 2EXCONC 2EXCONC 2EXCONC 3 2 EXCONC 1EXCONC 2 EXCONC EXISTING SITEWALL1 2 REMOVECURB 2 SITELIGHT(TYP.) 2 TREE 4 EXISTINGRETAINING WALL 2 EXISTINGRETAINING WALL2 EXISTING PRIVATEHYDRANT TO BERELOCATED 3 6.0'EASEMENT 7TO BE REAL I G N E D 2 SITELIGHT(TYP.) 2TREE 2TREE EXISTINGCATCH BASIN 2 EXISTINGCITY SD MH 1 3 EXISTINGCATCH BASIN 2 2EXCONC 2EXCONC 2EXCONC 2 OILWATERSEPARATOR 2 OILWATERSEPARATOR 2WALL&BOLLARDS 2WALL&BOLLARDS 2 SITELIGHT(TYP.) 2 SITELIGHT(TYP.) EXISTINGRETAINING WALL 1 2EX AC.PAVEMENT EXISTINGCITY SD MH 3 1 2REMOVECURB 2 SITELIGHT(TYP.) 2TREE 2 TREE 2 TREE 2 TREE 1 2SITELIGHT(TYP.) EXISTING CITYSTORM DRAIN 1 2EX AC.PAVEMENT 2EX AC.PAVEMENT 2REMOVECURB 2WALL 2 SERVICECANOPY 2 SERVICECANOPY 4 2BOLLARDS(TYP.) 2BOLLARDS(TYP.) 1CAUTIONEX. GASLINE 2 TREE 2 RIBBONGUTTER 2 RIBBONGUTTER 2 ACPAVEMENT 4 2 EX,SEWERANDGREASETRAP 2 RIBBONGUTTER 1 STRIPING 2 WALL 2EX.BUILDING 2EXCONC 2EXCONC 2EXCONC 2REMOVECURB 2REMOVECURB 2EXPAVEMENT 4 2BOLLARDTYP. 2 EXCONC 2 WALL EXISTINGWATERMETER 1 EXISTINGWATERBACKFLOW 3 EXISTINGRECYCLEDWATERMETER 3 4 EXISTING SSCLEANOUT5 2EXCONC 2 WALL 2BOLLARDS(TYP.) 2BOLLARDS(TYP.) 2BOLLARDS(TYP.) BEGIN REMOVALEXIST. CMUSITE WALL 2 END REMOVALEXIST. CMUSITE WALL 2 CONCRETE AC PAVEMENT LANDSCAPING CONCRETE CURB RIBBON GUTTER RETAINING WALL PROPERTY LINE CENTERLINE EASEMENT EXISTING CONTOUR SAWCUT/LIMIT OF GRADING LEGEND XXX PER COMMITMENT NO. 1002-136530-RTT, PREPARED BY REPUBLIC TITLE OF TEXAS, INC. ON JULY 17, 2019. AN EASEMENT, IN FAVOR IRVINE COMPANY, FOR INGRESS AND EGRESS AND INCIDENTAL PURPOSES, RECORDED MAY 22, 1968 IN BOOK 8608, PAGE 997. EXPIRED. AN EASEMENT, IN FAVOR OF SO CAL EDISON, FOR POLES LINES, CONDUITS AND INCIDENTAL PURPOSES,RECORDED APRIL 23, 1969 IN BOOK 8936, PAGE 203. AN EASEMENT, IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR STREET PURPOSES,RECORDED OCTOBER 1, 1969 IN BOOK 9095, PAGE 684. ABUTTER'S RIGHTS OF INGRESS AND EGRESS, TO AND FROM THE STREET, HAVE BEENRELINQUISHED, EXCEPT THE SOUTHEASTERLY 35 FEET AND THE NORTHWESTERLY 44.5 FEET, RECORDED OCTOBER 1, 1969 IN BOOK 9095, PAGE 684. AN EASEMENT, IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR PUBLIC UTILITIES,RECORDED OCTOBER 1, 1969 IN BOOK 9095, PAGE 688. AN EASEMENT, IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR STREET PURPOSES,RECORDED JUNE 16, 1972 IN BOOK 10178, PAGE 435. AN EASEMENT, IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR A STORM DRAIN LINE,RECORDED AUGUST 31, 2010 AS INSTRUMENT NO. 20010000426402. EASEMENTS 6 7 8 9 10 11 14 PROTECT ITEM IN PLACE REMOVE ITEM AS NOTED RELOCATE ITEM PER SEPARATE PLAN SAWCUT-LIMIT OF GRADING LOCATE EXISTING SEWER CLEANOUT. VIDEO LINE TO CONFIRMCONDITION AND POSSIBLE REUSE. DEMOLITION NOTES 1 2 3 ABBREVIATIONS (XXX.XX) INDICATES EXISTING ELEVATIONXXX.XX INDICATES PROPOSED ELEVATIONCF CURB FACETYP TYPICALEX EXISTINGPR PROPOSEDAPN ASSESSOR'S PARCEL NUMBER ⅊PROPERTY LINE ℄CENTER LINETG TOP OF GRATESD STORM DRAINLF LINEAR FEETP PLANTERLS LANDSCAPE AREAFL FLOWLINETC TOP OF CURBFS FINISH SURFACEFG FINISH GROUNDLIP LIP OF GUTTERGB GRADE BREAKRIM RIM/TOP OF MANHOLEINV INVERTST. STREETEW EACH WAYOC ON-CENTERPW PUBLIC WORKSRW RIGHT-OF-WAYMGMT MANAGEMENTACP ASBESTOS CEMENT PIPEAC ASPHALT CONCRETEAGG. AGGREGATEEXT. EXTENSIONCY CUBIC YARDEG EXISTING GRADESW SIDEWALKDW DRIVEWAYMH MANHOLESPFPWCSTANDARD PLANS FOR PUBLIC WORKS CONSTRUCTION 4 5 84 15151511111112121212 12 131313 13 13131313 1414 14 14 161713EAST PACIFIC COAST HIGHWAYBAYSIDE DRIVEAL O H A D R I V E D=17°23'22" R=2000.00' L=607.01'D=10°52'21" R=1950.00 ' L=370.03' N65 ° 3 9 ' 5 8 " E 1 7 3 . 4 5 ' N40°36'35"E 173.28' N36°05'13"E 397.56' N7 4 ° 5 8 ' 3 5 " E 2 1 0 . 9 7 'N24°20'02"W 250.24'D=09° 20' 0.43" R=870.0' L=141.72'FWFWFWFWFWFWFWFWFWFWFW FW FW FW FW FW FW FW FW FW FW FW FW W W SS SS SS SSSSSSSSSSSSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSWWWWFW103.9'PROMONTORY POINT APARTMENTS LLCAPN: 050241-04 PROMONTORY POINT APARTMENTS LLC APN: 050241-04 EXISTING BENTLEY DEALERSHIP TO REMAIN(15.04EFF) COMMERCIAL RETAIL CENTER FLUTER RUSSELL E TR.APN: 050-411-02 EXISTING SERVICE CANOPYTO REMAIN 42 INV STALLS 26 S T A L L S INV.21 STALLSINV/SERVICE18 S T A L L S INV. 4 ST A L L S SER V I C E 9 S T A L L S PROP. 10CUSTOMER STALLS EXISTING SITEWALL TO REMAIN EX. 21" VCPOCSD SS LINE EXISTING TRANSFORMERLOCATION - TO BE RELOCATED BACKFROM CURB. EASEMENT IS FOR PRIMARYELECTRICAL LINE FOR SCE. EXISTING HILLSIDE TORESIDENTIAL LOTS ABOVE EXISTING HILLSIDE TORESIDENTIAL LOTS ABOVE EXISTING HILLSIDE TORESIDENTIAL LOTS ABOVE EXISTINGRETAINING WALLTO REMAIN EXISTINGRETAINING WALLTO REMAIN EXISTINGRETAINING WALLTO REMAIN EXISTING SITEWALL TO REMAIN EXISTING SITEWALL TO REMAIN EXISTING SITEWALL TO REMAIN EXISTING CITYCATCH BASINBEGIN STORM DRAINEASEMENT 14 EXISTINGBENTLEY PARKINGAND STRIPINGTO REMAIN PROPOSEDREALIGNED STORMDRAIN & EASEMENT EXISTING SITEWALL TO REMAIN EXISTINGRETAINING WALLTO REMAIN EXISTING PRIVATEHYDRANT TO BEREMOVED. EXISTINGPUBLICHYDRANT EX. 30" TRANS.WATER MAIN EX. 24" CITY WATERTRANS. LINE EX. 24" CITYWATERTRANS. LINE EX. 6" CITYWATER MAIN EX. 30" CITYRCP STORMDRAIN EXISTING CITY18" RCP STORMDRAIN PROPOSEDTREES FORBLDG COVERAGE.SEE CONC.LANDSCAPE PLAN. EX. 30" CITYSTORMDRAIN RCB EX. BACKFLOWFIRE SERVICETO REMAIN PROPOSED SITELIGHT (TYP.) PROPOSED SITELIGHT (TYP.) LIMIT OFGRADING LIMIT OFGRADING BUILDINGOVER-HANG26.0'3.0' EA S E M E N T 10 36.0' 6.0' 10.9' 17.0' TYP.8.5'TYP.34.0'8.5'TYP.164.1'32.7'31.3'17.0'17.0'30.0'EASEMENT 6EXPIRED6.0'EASEMENT7TO BE REALIGNED12.0' EA S E M E N T 8 & 9 EASE M E N T 11 6.0'EASEMENT 7 34.0'8.5'TYP.39.0'5.0'26.0'189.6'132.5'9.0' TY P 18.0' 15.0' 24.0'17.0'TYP.8.5' TY P . 17.0' TYP.8.5'TYP.136 . 0 '76.5'178.5' 163.4'15.1'31.7'156.0' EX. BOLLARDS TOBE REMOVED. BUILDINGOVER-HANG MAIN ENTRANCETO SHOWROOM 26.0'18.0'7.1'30.0'8.0'42.0' LIMIT OFGRADING 2 CUSTOMERADA STALLS REMOVEWALL 26.0'18.0'7.3'5.0'9.0'TYP18.0'TYP EX.ACCESS.PATHOF TRAVEL 8.0'42.0' PROPOSEDCONC. GUTTER 17.0'17.0'24.6'EX.WATERMETER TOREMAIN 8.0'4.0' 6.0'4.0' PROPOSED 26' WIDE FIREACCESS LANE PROPOSED 26' WIDE FIREACCESS LANE 8.0'4.0' PROPOSED PORSCHE SHOWROOM AND SERVICE CENTER FF=15.00PAD=13.50 PORSCHE PARTS & SERVICE FF=15.00PAD=13.50 PORSCHE SERVICEFF=15.00 PAD=13.50 PROPOSED PORSCHE COVERED SERVICE DRIVE TEMP OPEN BAYS FUTURE SERVICE BAYS FF=15.00PAD=13.50 104.9'18.0'9.0'TYP17 STALLS32.6'1 1 1 1 1 1 2 13 5 5 5 5 5 5 5 5 5 7 7 5 88 8 19 19 24 24 24 9 9 8 12 12 12 12 12 12 12 10 9 9 14 9 9 9 25 25 9 10 22 22 22 22 16 15 20 16 22 28 28 28 8 5 20 22 22 22 15 15 15 18 18 27 21 21 21 16 16 16 26 16 21 23 16 16 16 10 18 18 18 7 7 7 7 9 10 9 14 PROP. PEDESTRIANEASEMENT PROP. PEDESTRIANEASEMENT EXISTING PUBLICSD TO REMAIN EX. BFP TO BEREMOVED EX. SEWERLATERAL TOREMAIN EX. DRYUTILITIES EX. DRYUTILITIES EX. DRYUTILITIES PROP. DOM.WATER LINE PROP.SEWERLATERAL CONNECT TO EX. OCSDSEWER SERVICE AT PLWITH DOUBLE CLEANOUTPER STD.-406 15.0'PARKING STRUCTURE - 1ST FLOORPROP. 26 CUSTOMER STALLS PROPOSED VEHICLE DELIVERY/DROP OFF AREA 2 CUSTOMEREV STALLS 29 29 3 8 INV STALLSLIMIT OFGRADING 6 CUSTOMEREV STALLS 29 15 15 15 30BEGIN END30 30BEGIN END30 END30 BEGIN 30 12.0'22.7'43.7'12 66.0'3 PARALLEL STALLSINV/SERVICE2 PARALLEL STALLSINV/SERVICE22 22 22 8 CUSTOMERSTALLSEXISTING CONCRETE CONCRETE PAVEMENT AC PAVEMENT LANDSCAPING PAVERS PROP. LIMITED USE AREA CONCRETE CURB RIBBON GUTTER RETAINING WALL BUILDING WALL PROPERTY LINE 165.22 FS LEGEND XXX XXX COMMERCIAL DEVELOPMENT RESOURCES4121 WESTERLY PLACE #112NEWPORT BEACH, CA 92660CONTACT: AARON ALBERTSON, P.E.PH: 949.610-8997EMAIL: AALBERTSON@CDRWEST.COM CLIENT: AUTONATION, NEWPORT PORSCHE PROPOSED USE: COMMERCIAL AUTO SALES/SERVICE ZONING: CG - COMMERCIAL GENERAL CIVIL ENGINEER/SURVEY SITE DATA ASSUMED SITE LAYOUT DATA: ARCHITECT OWNER/DEVELOPER AUTONATION200 SW 1ST STREET, 14TH FLOORFORT LAUDERDALE, FL 33301CONTACT: CLIFF POWELL, CONSTRUCTION MANAGEREMAIL: POWELLC1@AUTONATION.COM SPARC-PLUS ARCHITECTURE800 LAMBERT DR, NE SUITE BATLANTA, GA 30324CONTACT: BYUNG YOO, PRINCIPAL ARCHITECT, NCARBPH: 404.889.7853EMAIL: BYUNG@SPARC-PLUS.COM GROSS AREA: 185,637 SF (4.262 ACRES)SITE AREA: 179,646 SF (4.124 ACRES)(FROM BACK OF SIDEWALK)IMPERVIOUS AREA: 175,721 SF (94.7%)PERVIOUS AREA: 9,916 SF (5.3%) PROPOSED BUILDING COVERAGE: 76,433 SF (41.2%)(INCLUDING OVERHANG/BENTLEY/BATTERY STORAGE) BUILDING AREA (SPRINKLERED): XXX,XXX SF *TO BE CONFIRMED BY ARCHITECT CONSTRUCTION TYPE: TYPE 1 (92.9%) *TO BE CONFIRMED BY ARCHITECT*TYPE IIB (8.1%) REQUIRED FIRE FLOW: 2,170 GPM (50% REDUCTION APPLIED)W/ (3) FIRE HYDRANTS ON-SITE MINIMUM COMMERCIAL DRIVE AISLE WIDTH: 26' WIDE FOR CUSTOMER ACCESS AREA REGULAR PARKING STALL: 8.5' X 17' MINIMUM FIRE LANE WIDTH: 26' WIDE (PER NBFD) MINIMUM 2-WAY DRIVE AISLE: 26' MINIMUM 20' INSIDE RADIUS AND 40' OUTSIDE RADIUS PER NBFD PER CITY OF NEWPORT BEACH STANDARD PARKING LOT STD DWG. NO.805-L-A26.0'PARKING DATA PARKING REQUIREMENT: B OCCUPANCY AREAS = 23,496SF/250SF+1 PER DMV =95 STALLSSHOWROOM: 16,834SFBENTLEY: 5,105SF2ND FLOOR/MEZZ/ADMIN: 1,557SF S-2 OCCUPANCY AREAS = 6,896SF/2000SF = 5 STALLS1ST FLOOR PARTS: 4,059SF2ND FLOOR PARTS: 2,837SF S-1 OCCUPANCY AREAS = 24,804SF/300SF = 83 STALLSSERVICE (VEH. EQUIP/REPAIR): 24,804SF TOTAL REQ. EMPLOYEE/SERVICE/CUSTOMER:183 STALLSTOTAL REQ. ADA STALLS:6 ADA STALLS PROPOSED BUILDING/ZONING STORMWATER NOTES 1. HYDROLOGY REPORT SHALL BE PREPARED FORPRE AND POST DEVELOPMENT CONDITIONS. 2. WQMP REPORT SHALL BE PREPARED ANDSUBMITTED. PROJECT IS HYDROMOD EXEMPT. PERMITTING/PLANNING RSI GROUP, INC.3187 AIRWAY AVE. UNIT ACOSTA MESA. CA 92626CONTACT: MONI DOSANJH, VICE PRESIDENTPH: 562.301.3362EMAIL: MONI@RSI-GROUP.COMSITE PLAN KEYNOTES CONSTRUCT NEW SHOWROOM,PARKING GARAGE AND SERVICE CENTER. CONSTRUCT SERVICE ENTRANCE STRUCTURE. MODULAR BATTERY STORAGE BUILDING INSTALLED PER SEPARATE PLAN AND PERMIT PROPOSED MONUMENT SIGN CONSTRUCT NEW AC PAVEMENT CONSTRUCT NEW CONCRETE PAVEMENT CONSTRUCT CONCRETE SIDEWALK/HARDSCAPE CONSTRUCT NEW 6" CONCRETE CURB AND GUTTER CONSTRUCT NEW 6" CONCRETE CURB CONSTRUCT NEW 4" ROLLED CONCRETE CURB CONSTRUCT NEW 4" ROLLED CONCRETE CURB AND GUTTER CONSTRUCT NEW CONCRETE RIBBON GUTTER CONSTRUCT NEW TRASH ENCLOSURE CONSTRUCT NEW 0" CONCRETE CURB INSTALL NEW SITE LIGHT INSTALL SITE LANDSCAPING INSTALL NEW ACCESSIBLE PARKING STALL INSTALL NEW PARKING STALL STRIPING CONSTRUCT NEW STORMWATER BMP FOR WATER QUALITY. SEE SEPARATE PWQMP AND HYDROLOGY REPORT. CONSTRUCT NEW 18" RCP PUBLIC STORM DRAIN WITH REALIGNED EASEMENT INSTALL 12" AREA DRAIN PROPOSED TREE INSTALL NEW 2" BACKFLOW PREVENTER TO MATCH EXISTING INSTALL NEW PRIVATE FIRE HYDRANT. HYDRANT TO BE PAINTED WHITE PER C.O.N.B. STD-501 INSTALL NEW ACCESSIBLE PARKING STALLS (STRIPING AND SIGNAGE) ACCESSIBLE PATH OF TRAVEL FROM PUBLIC RIGHT OF WAY TO PROPOSED BUILDINGS CONSTRUCT ACCESSIBLE CURB RAMP CONSTRUCT ACCESSIBLE CONCRETE COMMERCIAL DRIVEWAY PER C.O.N.B. STD. 160-L-A INSTALL ELECTRIC VEHICLE CHARGING STATION INSTALL 6" Ø 18" HIGH CONCRETE FILLED STEEL PIPE BOLLARD - INSTALL 4.5' O.C. 1 2 3 4 6 5 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 EXISTING BUILDING DATA EXIST. PORSCHE SHOWROOM & OFFICES: 14,064.35 S.F.SECOND FLOOR: (ADMIN/OFFICE)2,756 S.F.¬¬¬EXIST. BENTLEY SALES BUILDING:5,057.4 S.F. TOTAL OFFICE & RETAIL:21,878 S.F. EXIST. PORSCHE/AUDI SALES BUILDING: 21,876 S.F.PARTS STORAGE:4,597 S.F. TOTAL OFFICE, SERVICE & PARTS:¬¬¬¬¬¬¬¬¬¬¬¬ 48,351 S.F. CENTERLINE EASEMENT PROPOSED SPOT ELEVATION EXISTING SPOT ELEVATION PROPOSED CONTOUR EXISTING CONTOUR SAWCUT/LIMIT OF GRADING BUILDING OVERHANG PROPOSED 26' FIRE LANE PROPOSED RCP STORM DRAIN PROP.PEDESTRIAN EASEMENT 28.1' 26.1' WZKWK^WZ</E'd EK͘ZYh/Z ^d>>^ EK͘/EsEdKZz ^d>>^dKd> ^/dϮϴ ϭϱϬ ϭϳϴ &/Z^d>s>WZ</E'^dZhdhZϮϱ Ϭ Ϯϱ ^KE>s>WZ</E'^dZhdhZϬ ϭϭϴ ϭϭϴ d,/Z>s>ͬZKK&WZ</E'^dZhdhZϭϯϯ ϭϳ ϭϱϬ dKd>WZKs/ϭϴϲ Ϯϴϱ ϰϳϭ 29 30 85 © 2021 Microsoft Corporation © 2021 Maxar ©CNES (2021) Distribution Airbus DS15151511111112121212 12 131313 13 13131313 1414 14 14 161713EAST PACIFIC COAST HIGHWAYBAYSIDE DRIVEAL O H A D R I V E D=17°23'22" R=2000.00' L=607.01 'D=10°52'21 " R=1950.00' L=370 .03 ' N65° 3 9 ' 5 8 " E 1 7 3 . 4 5 ' N40°36'35"E 173.28' N36°05'13"E 397.56' N74 ° 5 8 ' 3 5 " E 2 1 0 . 9 7 'N24°20'02"W 250.24'D=09° 20' 0.43" R =870.0' L =141.72'EVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSPROP. VEHICLEDELIVERY TRUCKPATH PROP. LIMITED USE AREAPER CITY OF NEWPORTBEACH STD. DWG. 105 LINE OF SIGHT POINT CPER CITY OF NEWPORT BEACHSTD. DWG. 105 LINE OF SIGHT POINT CPER CITY OF NEWPORT BEACHSTD. DWG. 105 LINE OF SIGHT POINT APER CITY OF NEWPORT BEACHSTD. DWG. 105 26.0'FIR ELAN E FIRELANE 26.0'FIRELANE26.0'FIRELANE 26.0'FIRELANE 31.5' 26.0'FIRELANE LINE OF SIGHT POINT CPER CITY OF NEWPORT BEACHSTD. DWG. 105 LINE OF SIGHT POINT APER CITY OF NEWPORT BEACHSTD. DWG. 105 10.0' LINE OF SIGHT POINT BPER CITY OF NEWPORT BEACHSTD. DWG. 105 28.7' LINE OF SIGHT POINT BPER CITY OF NEWPORT BEACHSTD. DWG. 105 LINE OF SIGHT POINT APER CITY OF NEWPORT BEACHSTD. DWG. 105 10.0'350.3'LINE OF SIGHT POINT BPER CITY OF NEWPORT BEACHSTD. DWG. 105 350.6'R=20' R=40' R=40' R=20' R=20' R=40' R=20' R=40'R=40' R=20' R=40' R=20' EXISTING BENTLEYDEALERSHIP TOREMAIN(15.04EFF) COMMERCIAL RETAIL CENTERFLUTER RUSSELL E TR.APN: 050-411-02 EXISTINGSERVICE CANOPYTO REMAIN PROPOSED PORSCHESHOWROOM AND SERVICE CENTERFF=15.00PAD=13.50 PORSCHE PARTS & SERVICEFF=15.00PAD=13.50 PORSCHE SERVICEFF=15.00PAD=13.50 PROPOSED PORSCHECOVERED SERVICE DRIVE TEMP OPEN BAYSFUTURE SERVICE BAYSFF=15.00PAD=13.50 25.0'450.0 ' FIRELANE R=40' R=20' PROP. 150' LIMIT OF FIREACCESS ROAD FROMSOUTH APPROACH PROPOSED VEHICLEDELIVERY/DROP OFF AREA PROP.FH PROP.FH PROP.FH PROP. 150' HOSE PULLFROM PROP. HYDRANT PROP. 77' LIMIT OF FIREACCESS ROAD FROMWEST APPROACH R=20' R=40' PROP. 73' HOSE PULLFROM PROP. FIRE ACCESS ROUTE PROP. 89' HOSE PULLFROM PROP. HYDRANTPROP. VEHICLEDELIVERY TRUCK PATH31.7' 26.0' 26. 0 ' 26.0' 10.0' 6.0' LINE OF SIGHT POINT CPER CITY OF NEWPORT BEACHSTD. DWG. 10525.0'450.0 ' LINE OF SIGHT POINT BPER CITY OF NEWPORT BEACHSTD. DWG. 105 EX. MEDIAN STRIPING EX. MEDIAN STRIPING EX. MEDIAN STRIPING EXISTING CONCRETE CONCRETE PAVEMENT FIRE ACCESS ROUTE LANDSCAPING PAVERS PROP. LIMITED USE AREA CONCRETE CURB RIBBON GUTTER RETAINING WALL BUILDING WALL PROPERTY LINE 165.22 FS LEGEND XXX COMMERCIAL DEVELOPMENT RESOURCES4121 WESTERLY PLACE #112NEWPORT BEACH, CA 92660CONTACT: AARON ALBERTSON, P.E.PH: 949.610-8997EMAIL: AALBERTSON@CDRWEST.COM CIVIL ENGINEER/SURVEY ARCHITECT OWNER/DEVELOPER AUTONATION200 SW 1ST STREET, 14TH FLOORFORT LAUDERDALE, FL 33301CONTACT: CLIFF POWELL, CONSTRUCTION MANAGEREMAIL: POWELLC1@AUTONATION.COM SPARC-PLUS ARCHITECTURE800 LAMBERT DR, NE SUITE BATLANTA, GA 30324CONTACT: BYUNG YOO, PRINCIPAL ARCHITECT, NCARBPH: 404.889.7853EMAIL: BYUNG@SPARC-PLUS.COM PERMITTING/PLANNING RSI GROUP, INC.3187 AIRWAY AVE. UNIT ACOSTA MESA. CA 92626CONTACT: MONI DOSANJH, VICE PRESIDENTPH: 562.301.3362EMAIL: MONI@RSI-GROUP.COM CENTERLINE EASEMENT PROPOSED SPOT ELEVATION EXISTING SPOT ELEVATION EXISTING CONTOUR FIRE HOSE PULL SAWCUT/LIMIT OF GRADING BUILDING OVERHANG PROPOSED 20' FIRE LANE PROPOSED RCP STORM DRAIN PROP.PEDESTRIAN EASEMENT LIMITED USE AREA SHOWN PER CITY OF NEWPORT BEACH STD. DWG. 105 EAST COAST HIGHWAY BAYSIDE DRIVE DELIVERY NOTE DELIVERIES ARE TO BE MADE TO THE PROPOSED SERVICE DRIVE AREA AND DELIVEREDDURING OFF BUSINESS HOURS TO NOT INTERRUPT NORMAL BUSINESS OPERATION ORSERVICE QUEUE. FIRE LANE NOTE - MINIMUM FIRE LANE PROVIDED 26' WIDTH THROUGHOUT SITE- 20' INTERIOR TURNING RADIUS- 40' EXTERIOR TURNING RADIUS 86 15151511111112121212 12 131313 13 13131313 1414 14 14 161713EAST PACIFIC COAST HIGHWAYBAYSIDE DRIVEALO H A D R I V E D=17°23'22" R=2000.00' L=607.01'D=10°52'21" R=1950.00' L=370.03 ' N65° 3 9 ' 5 8 " E 1 7 3 . 4 5 ' N40°36'35"E 173.28' N36°05'13"E 397.56' N7 4 ° 5 8 ' 3 5 " E 2 1 0 . 9 7 'N24°20'02"W 250.24'D=09° 20' 0.43" R=870.0' L=141.72'PROMONTORY POINT APARTMENTS LLC APN: 050241-04 PROMONTORY POINT APARTMENTS LLCAPN: 050241-04104.4'PROPOSED PORSCHESHOWROOM AND SERVICE CENTERFF=15.00 PAD=13.50 EXISTING BENTLEY DEALERSHIP TOREMAIN(15.04EFF) COMMERCIAL RETAIL CENTERFLUTER RUSSELL E TR. APN: 050-411-02 PORSCHE PARTS & SERVICEFF=15.00 PAD=13.50 PORSCHE SERVICE FF=15.00PAD=13.50 EXISTINGSERVICE CANOPYTO REMAIN 4 ST A L L S SER V I C E 3 STALLSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCS3.2% 3.8% 0.75%0.75% 2.0%1.3% 2.0% 3.6% 1.8%0.5%1.0%2.3% 0.5% PROPOSED PORSCHE COVERED SERVICE DRIVE 3.8% 0.50% 0.50% 0.5 0 % 0.5 0 %0.50%2.3%1.8%2.0%(4.8%)1.3%4.0%5.0%4.0%4.3%5.0%3.6%1.7% 2.9%5.0%4.0% 1.8% 3. 8% 14 14 13 14 13 1312 141413 14 12 14 141.0% 1.0% 2%0.87%2.0%2% 2%(4.8%)(1.8%)3.7%1 1 (2.1%)(0.77%)(0.85%)15 13143.3% 1 31.5%2.1%3.8% 3.3 % 2.3 % 2.0 % 2.0 % 1.8% 1 3 14 15 1.2% 1.0% TEMP OPEN BAYS FUTURE SERVICE BAYS FF=15.00PAD=13.50 3.7%155.5% 6.5%26.0'3.0' EA S E M E N T 10 42.0'8.0' 36.0' 6.0' 10.9' 17.0' TYP.8.5'TYP.34.0'8.5' TYP .265.3'32.7'31.5'17.0'17.0'30.0'EASEMENT 6EXPIRED6.0'EASEMENT7TO BE REALIGNED15.0'EASEMENT1412. 0 ' EAS E M E N T 8 & 9 EASEM E N T 11 6.0'EASEMENT 7 27.2'26.0'46.1'79.7'89.2'132.5'169.4' 15.0'24.0' 8.5'TYP . 17.0' TYP.8.5'TYP.13 6 . 0 ' 178.5' 25.8' 45.8'52.7'163.4'15.1'44.0' 156.0' 18.0'26.0'39.0' 4.0'8.0' 6.0' 4.0' 8.0'4.0'31.4' 9.5% EXISTING SITEWALL TO REMAIN EX. 21" VCPOCSD SS LINE PROPOSEDACCESSIBLE DRIVEWAY.PER STD-160-L-A EXISTING HILLSIDE TORESIDENTIAL LOTS ABOVE EXISTING HILLSIDE TORESIDENTIAL LOTS ABOVE EXISTING HILLSIDE TORESIDENTIAL LOTS ABOVE EXISTINGRETAINING WALLTO REMAIN EXISTINGRETAINING WALLTO REMAIN EXISTINGRETAINING WALLTO REMAIN EXISTING SITEWALL TO REMAIN EXISTING SITEWALL TO REMAIN EXISTING SITEWALL TO REMAIN EXISTING CITYCATCH BASIN(12.28INV-IN)BEGIN STORM DRAINEASEMENT 14 PROPOSEDREALIGNED STORMDRAIN & EASEMENT EXISTING SITEWALL TO REMAIN EXISTINGRETAINING WALLTO REMAIN EXISTING PRIVATEHYDRANT TO BEREMOVED. EXISTING PUBLICHYDRANT EX. 30" TRANS.WATER MAIN EX. 24" CITYWATERTRANS. LINE EX. 24" CITYWATERTRANS. LINE EX. 6" CITYWATER MAIN PROPOSEDFIRE HYDRANT EX. 30" CITYRCP STORMDRAIN PROPOSEDFIRE HYDRANT EXISTING CITY18" RCP STORMDRAIN PROPOSEDTREES FORBLDG COVERAGE.SEE CONC.LANDSCAPE PLAN. EX. 30" CITYSTORMDRAIN RCB(10.03FL-INLET) EX. BACKFLOWFIRE SERVICETO REMAIN PROPOSEDFIREHYDRANT PROPOSED SITELIGHT (TYP.) PROPOSED SITELIGHT (TYP.) LIMIT OFGRADING LIMIT OFGRADING BUILDINGOVER-HANG BUILDINGOVER-HANG EX. BOLLARDS TOBE REMOVED. 12.34FS 12.23FS 15.12TC14.62FS 15.09FS (16.37TC)(15.70FL) MAIN ENTRANCETO SHOWROOM 12.45FL-INLETMWS-BMP 13.86TC13.36FS 15.30TC14.80FS-GB 14.00TC13.50FL-GB 15.00DOOR 14.93TC14.60FSROLLEDCURB 12.33TC(11.66FL) 14.18FS (13.83TC)(13.17FL) (13.29TC)(12.66FL) 14.46TC13.96FS (14.53TC)(13.89FL) 15.22FS 14.80FS0"CURB (12.98TC)(12.28FL) (12.33TC)(11.60FL) 15.10TC14.60FL-HP (12.82FS-BW) (12.10FS-BW) (11.70FS-BW)10.92FS (13.23FS-BW) (12.77FS-BW) (13.60FS-BW) (13.79FS-BW)HP (13.05FS-BW) 23.23TW15.23FG-BW MATCH(20.43TW)13.60FG-BW (12.15FS-BW) (12.23FS-BW) (12.68FS-BW) (12.57FS-BW) (13.07FS-BW) (13.44FS-BW)(13.58FS-BW)(13.75FS-BW)(13.85FS-BW)(14.03FS-BW) 13.10TC12.60FL 12.34TC11.84FL-IN 15.00TC14.67FS4" ROLLEDCURB 14.75TC14.25FS 14.87FS0"CURB (13.96FL)GUTTERTO REMAIN 15.00DOOR 15.00DOOR15.00FS-FF 11.80FS-GB 11.50TC11.00TG 12.10FS 12.66TC12.28FS12.16TG 14.85TG 14.23FS14.80TG 14.75TG 14.70TG 14.85TC14.35FS-GB (14.95FS-MATCH) PROPOSEDACCESSIBLE DRIVEWAY.PER STD-160-L-A PROPOSEDACCESSIBLE DRIVEWAY.PER STD-160-L-A 11.17TC10.67TG 13.02TC12.52FL 13.35TC12.85FL 13.60FL 13.00FL 13.80FS-GB 15.00FS0"CURB (13.22FS-BW) 14.50FS-R 14.00FS 15.00FS13.25FS-GB 14.33FS EASEMENT 7 TOBE REALIGNED. EASEMENT 7TO BE REALIGNED. 15.00DOOR 14.80FS14.90FS14.90FS (15.00FS)MATCH LIMIT OFGRADING(14.70FS)MATCH (14.97DOOR) (15.02DOOR) (14.98DOOR) (15.00DOOR) (15.04DOOR) EX. GRADES TOREMAIN. EX. GRADES TOREMAIN. (11.06TC-INLET)(10.39FL-IN) EX. 30" RCPSTORM DRAINLINE EX. 12" RCPSTORM DRAINLINE (11.26TC-INLET)(10.81FL-IN) REMOVEGRATE.CONNECT NEW SD. 13.29FG (12.48FS) (12.80FS) 13.50FG 13.60FG (13.10FS) (13.46FS)14.51TC14.01FS (10.84TC)(10.35FL) (13.35FS) (13.08FS) (13.15FS) (14.21FS)MATCH (14.18FS) 12.81TC12.31TG 12.92TC12.42TG EX. CITY STORMDRAIN & EASEMENTTO BE REALIGNED (14.05FS) 13.05FL 15.00FS-FF 15.00FS-FF 15.00FS-FF 15.00FS-FF 15.00DOOR 15.00DOOR15.00DOOR 15.00DOOR 15.00FS-FF 15.00FS-FF 15.00FS-FF 14.91FS0"CURB 14.73FS 14.68FS 15.05TC14.55FS 13.96TC13.46FS 16.21TC(15.54FL) 15.17TC(14.50FL) 15.47LIP(15.43FL) 15.91FS 14.65LIP(14.61FL) 11.82LIP(11.78FL) 11.71LIP(11.67FL) (16.49FS) 16.49TC15.99TG 16.09FS (15.20FS) (15.05TC)(14.37FL) 12.34FS (12.44TC)(11.81FL)12.60FS (10.78TC)(10.05FL) 11.05TC(10.38FL) 10.39LIP(10.35FL) 10.59FS 10.17LIP(10.13FL) 10.80FS PROP. PEDESTRIANEASEMENT PROP. PEDESTRIANEASEMENT CONNECT TO EX. SS LATERAL AT PL PROP.DOUBLE CO PER CITY OF NEWPORTBEACH STD-406 PROP. SS LATERALPOC TO BUILDING PROP. DOM. WATERPOC TO BUILDING CONNECT TO EX.DOM. W LATERAL,PROP. NEW BFPPER MEP INSTALL SDMH PERSPPWC STD. 324-2 (14.57FS-MATCH) (17.84TW)16.00TC15.50FS (15.06FS-MATCH) 2.0%MAX2.0%MAX PROP. STORMWATERFILTER BMP VAULT PROP. STORMWATERINFILTRATION TANK 13.55TC13.17FS13.05FL 14.96TC13.58FS13.46FL 13.63TC13.25FS13.13TG 22.0'TYP.13.50TC13.12FS13.00TG 8.0' TYP.22.0'TYP.8.0'TYP.4.5%14 (23.74TW)15.26TC(14.76FS-BW) 14.67TC14.17FS-BW 14.00TC13.62FS13.50FL-HP MATCH(13.88FL) 20.22TW14.72TC14.22FS 14.83TC14.33FS 20.59TW14.59TC14.09FS 20.26TW14.76TC14.26FS 14.48TC13.98FS 14.40TC13.90FS 14.35TC13.85FS 14.05TC13.67FS13.55FL PROP. SCETRANSFORMER ANDEQUIPMENT BOX PER COMMITMENT NO. 1002-136530-RTT, PREPARED BY REPUBLIC TITLE OF TEXAS, INC. ON JULY 17, 2019. AN EASEMENT, IN FAVOR IRVINE COMPANY, FOR INGRESS AND EGRESS AND INCIDENTAL PURPOSES, RECORDED MAY 22, 1968 IN BOOK 8608, PAGE 997. EXPIRED. AN EASEMENT, IN FAVOR OF SO CAL EDISON, FOR POLES LINES, CONDUITS AND INCIDENTAL PURPOSES,RECORDED APRIL 23, 1969 IN BOOK 8936, PAGE 203. AN EASEMENT, IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR STREET PURPOSES,RECORDED OCTOBER 1, 1969 IN BOOK 9095, PAGE 684. ABUTTER'S RIGHTS OF INGRESS AND EGRESS, TO AND FROM THE STREET, HAVE BEENRELINQUISHED, EXCEPT THE SOUTHEASTERLY 35 FEET AND THE NORTHWESTERLY 44.5 FEET, RECORDED OCTOBER 1, 1969 IN BOOK 9095, PAGE 684. AN EASEMENT, IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR PUBLIC UTILITIES,RECORDED OCTOBER 1, 1969 IN BOOK 9095, PAGE 688. AN EASEMENT, IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR STREET PURPOSES,RECORDED JUNE 16, 1972 IN BOOK 10178, PAGE 435. AN EASEMENT, IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR A STORM DRAIN LINE,RECORDED AUGUST 31, 2010 AS INSTRUMENT NO. 20010000426402. EASEMENTS 6 7 8 9 10 11 14 EXISTING CONCRETE CONCRETE PAVEMENT AC PAVEMENT LANDSCAPING PAVERS CONCRETE CURB RIBBON GUTTER RETAINING WALL BUILDING WALL PROPERTY LINE CENTERLINE EASEMENT PROPOSED SPOT ELEVATION EXISTING SPOT ELEVATION PROPOSED CONTOUR EXISTING CONTOUR SAWCUT/LIMIT OF GRADING BUILDING OVERHANG PROPOSED 20' FIRE LANE PROPOSED RCP STORM DRAIN 165.22 FS LEGEND XXX XXX EARTHWORK QUANTITIES CUT = 1,753 CYFILL= 2,096 CYIMPORT= 343 CYOVER-EX (STRUCTURES)= TBD NOTE: THESE ARE ENGINEERING ESTIMATES ONLY. GENERAL CONTRACTORTO PERFORM THEIR TAKE-OFFS FOR BIDDING PURPOSES.THESE ARE BASED ON GRADING RECOMMENDATIONS IN THE SOILS REPORT ANDDO NOT INCLUDE THE QUANTITIES ASSOCIATED WITH DEMOLITION OF EXISTINGPAVEMENT AND BUILDING SLABS OR SECTIONAL QUANTITIES FOR THE BUILDINGAND PAVEMENT. THESE ESTIMATES ARE CALCULATED AFTER EXISTING TERRAIN HAS BEENSTRIPPED/DEMOLISHED OF THE UPPER 6" DEPTH, THUS CREATING LESS CUT ANDMORE FILL OF SUITABLE MATERIAL. RAW VOLUMES HAVE NOT BEEN ADJUSTED TOREFLECT SHRINK OR SWELL FOR COMPACTION AND EXPANSION AND AREVOLUMETRIC AREAS ONLY. NO TRENCHING EARTHWORK QUANTITIES FOR UTILITIES ARE INCLUDED. CALTRANS R/W IMPROVEMENTS ANY AND ALL WORK SHOWN WITHIN EAST COAST HIGHWAY RIGHT OF WAY(PROPOSED DRIVEWAYS AND DAMAGED CURB, GUTTER, AND SIDEWALKCOORDINATED AT TIME OF CONSTRUCTION) TO BE CONSTRUCTED PER ASEPARATE CALTRANS ENCROACHMENT PERMIT. 87 EAST PACIFIC COAST HIGHWAYBAYSIDE DRIVEAL O H A D R I V E D=17°23'22" R=2000.00' L=607.01 'D=10°52'21" R=1950.00' L=370.03'N65° 3 9 ' 5 8 " E 1 7 3 . 4 5 ' N40°36'35"E 173.2 8 ' N36°05'13"E 397.56' N7 4 ° 5 8 ' 3 5 " E 2 1 0 . 9 7 'N24°20'02"W 250.24'D=09° 20' 0.43" R=870.0' L=141.72'FWFWFWFWFWFWFWFWFW FW FW FW FW FW FW FW FW FW FW FW FW FW FW W W SS SS SS SSSSSSSSSSSSSSSS SSSSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSWWWWFWPROMONTORY POINT APARTMENTS LLCAPN: 050241-04 PROMONTORY POINT APARTMENTS LLCAPN: 050241-04 PROPOSED PORSCHESHOWROOM ANDSERVICE CENTER EX BENTLEYDEALERSHIPTO REMAIN COMMERCIAL RETAIL CENTERFLUTER RUSSELL E TR.APN: 050-411-02 PORSCHE PARTS &SERVICE BUILDING PROPOSED PORSCHESERVICE BUILDING EX SERVICE CANOPYTO REMAIN PROP. COVEREDSERVICE DRIVE TEMP OPEN BAYSFUTURE SERVICE BAYS EX COMMERCIALRETAIL CENTER(N.A.P.) EX SDMHADJUST TO GRADESTART SD REALIGNMENT(05.07INV-18"RCP)05.07INV-21"RCP PROP. SDMHEND SD REALIGNMENT04.32INV-21"RCP(04.32INV-18"RCP) 05.33INV-OUT 07.00INV-IN PROJECT SITE RUNOFFDISCHARGES TO EX CURBINLET CATCH BASIN PRIMARY EMERGENCYSD OVERFLOW10.67TG08.67INV 11.84TG09.84INV 12.42TG10.42INV 13.36TG11.36INV LIMIT OFGRADING EX 18" RCP CITYSD TO REMAINQPIPE=8.18 CFS EX 30" RCP STORM DRAINDISCHARGES TO LOWERNEWPORT BAY EX CITY CATCHBASIN & SDMH(10.78TC)(10.03FL)(03.00INV-18"RCP)(02.00INV-33"RCP)(01.96INV-30"RCP) EX CITY CATCHBASIN & SDMH(11.08TC)(10.43FL) EX CITY CATCHBASIN & SDMH(12.28TC)(11.55FL)(05.25INV-18"RCP) LIMIT OFGRADING EX ROOF DOWNDRAIN TO REMAIN EX ROOF DOWNDRAIN TO REMAIN PROP. ROOFDOWN DRAIN EX 30" RCP CITYSTORM DRAIN EX 12" RCP CITYSTORM DRAIN EX 18" RCP CITYSD TO REMAINQPIPE=8.18 CFS EX 30" RCP CITYSTORM DRAIN EX 33" RCP CITYSTORM DRAIN EX CITY CATCHBASIN & SDMH(11.26TC)(10.81FL) EX 33" RCP CITYSTORM DRAIN PROP. ROOFDOWN DRAIN PROP. ROOFDOWN DRAIN PROP. 18" RCPCITY STORM DRAINQPIPE=7.81 CFS PROP. ROOFDOWN DRAIN EX 21" VCP OCSDSEWER LINE EX SITE WALLTO REMAIN EX RETAININGWALL TO REMAIN EX RETAININGWALL TO REMAIN EX RETAININGWALL TO REMAIN EX GUTTERTO REMAIN LIMIT OFGRADING LIMIT OFGRADING EX HILLSIDE TORESIDENTIAL LOTSABOVE (N.A.P.) EX HILLSIDE TO RESIDENTIALLOTS ABOVE (N.A.P.) EASEMENT 7 EX 30" TRANS.WATER MAIN EX SITE WALLTO REMAIN EX SITE WALLTO REMAIN EX CITY STORM DRAINEASEMENT 14 TO REMAIN PROP. REALIGNMENT OF15'-WIDE CITY STORMDRAIN EASEMENT 14 EASEMENT 7 PROP. BUILDINGOVERHANG PROP. BUILDINGOVERHANG EX 24" CITY WATERTRANS. LINE PROP. PRIVATE SDTO ONSITE BMP'S (S=0.00 6 0 ) S=0.0055 S=0. 0 0 5 5 (S=0.00 6 0 ) EASEMENT 11 EASEMENT 10 EASEMENT 8EASEMENT 9 EX CITY STORM DRAINEASEMENT 14 TO REMAIN EASEMENT 6 EASEMENT 6 PROP. BUILDINGOVERHANG PROP. UNDERGROUNDDETENTION SYSTEM (SOLID5' DIA. CMP BY CONTECH)5.33INV-CMP, 10.33TOP-CMP PROP. HYDRODYNAMIC SEPARATORFOR PRE-TREATMENT07.03INV-IN, 07.03INV-OUT 09.87INV 07.05INV PROP. FLOW-THRUTREATMENT SYSTEM S=0.010PROP. PRIVATE SDTO ONSITE BMP'S S = 0 . 0 2 1 S=0.010 S=0.010S=0.010 PROP. PRIVATESD TO ONSITEBMP'S PROP. CARRAMP UP S=0.018S=0.020EX 18" RCP CITY SDTO BE REALIGNED(QFULL=8.16 CFS) Q100=2.77cfs (Q100=2.77c f s ) Q100=2.7 7 c f s (Q100=2.77cf s ) PROP. PRIVATE SDTO ONSITE BMP'S SD CROSSING08.34BTM-12" PVC(04.81TOP-18"RCP) PROP. PRIVATE SDTO ONSITE BMP'S PROP. PRIVATE SDTO ONSITE BMP'S (S=0.00 6 0 ) (Q100=2.77cfs ) START REALIGNMENT OF EX CITYSTORM DRAIN EASEMENT 14 END REALIGNMENT OF EX CITYSTORM DRAIN EASEMENT 1415.0'15.0'15.0'SD CROSSING05.05BTM-15"PVC(04.93TOP-18"RCP) 04.87INV-IN 02.57INV-OUT 02.22INV PROP. PRIVATE SANITARYSEWER TO CONNECT AT PL PROP. PRIVATE SANITARYSEWER TO CONNECT AT PL PROP. SAND/OILSEPARATOR (PER MEP)FOR SERVICE BAYS PROP. DOMWATER 14.85TG13.70INV 15.16TG13.66INV PER COMMITMENT NO. 1002-136530-RTT, PREPARED BY REPUBLIC TITLE OF TEXAS, INC. ON JULY 17, 2019. AN EASEMENT, IN FAVOR IRVINE COMPANY, FOR INGRESS AND EGRESS AND INCIDENTAL PURPOSES, RECORDED MAY 22, 1968 IN BOOK 8608, PAGE 997. EXPIRED. AN EASEMENT, IN FAVOR OF SO CAL EDISON, FOR POLES LINES, CONDUITS AND INCIDENTALPURPOSES,RECORDED APRIL 23, 1969 IN BOOK 8936, PAGE 203. AN EASEMENT, IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR STREET PURPOSES,RECORDED OCTOBER 1, 1969 IN BOOK 9095, PAGE 684. ABUTTER'S RIGHTS OF INGRESS AND EGRESS, TO AND FROM THE STREET, HAVE BEENRELINQUISHED, EXCEPT THE SOUTHEASTERLY 35 FEET AND THE NORTHWESTERLY 44.5 FEET, RECORDED OCTOBER 1, 1969 IN BOOK 9095, PAGE 684. AN EASEMENT, IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR PUBLIC UTILITIES,RECORDED OCTOBER 1, 1969 IN BOOK 9095, PAGE 688. AN EASEMENT, IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR STREET PURPOSES,RECORDED JUNE 16, 1972 IN BOOK 10178, PAGE 435. AN EASEMENT, IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR A STORM DRAIN LINE,RECORDED AUGUST 31, 2010 AS INSTRUMENT NO. 20010000426402. EASEMENTS 6 7 8 9 10 11 14 EXISTING CONCRETE PROPOSED CONCRETE AC PAVEMENT LANDSCAPING CONCRETE CURB RIBBON GUTTER RETAINING WALL BUILDING WALL PROPERTY LINE CENTERLINE EASEMENT SAWCUT/LIMIT OF GRADING BUILDING OVERHANG PRIVATE STORM DRAIN PROPOSED RCP STORM DRAIN LEGEND STORM DRAIN NOTES: 1. EXISTING CITY STORM DRAIN INVERTS PER PLAN AND PROFILE FOR THE IMPROVEMENT OF A PORTION OFEAST COAST HIGHWAY FROM 197' TO 579' E'LY OF BAYSIDE DR. (AS-BUILT RESUB NO. 202) 2. SEE PROJECT'S PRELIMINARY HYDROLOGY STUDY FOR PIPE CAPACITY CALCULATIONS. 88 15151511111112121212 12 131313 13 13131313 1414 14 14 161713EAST PACIFIC COAST HIGHWAYBAYSIDE DRIVEAL O H A D R I V E D=17°23'22" R=2000.00' L=607.01'D=10°52'21" R=1950.00 ' L=370.03' N65 ° 3 9 ' 5 8 " E 1 7 3 . 4 5 ' N40°36'35"E 173.28' N36°05'13"E 397.56' N7 4 ° 5 8 ' 3 5 " E 2 1 0 . 9 7 'N24°20'02"W 250.24'D=09° 20' 0.43" R=870.0' L=141.72'EVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSPROP. BUILDING ENVELOPE PROP. BUILDING ENVELOPE PROP. BUILDING ENVELOPE 112.820ENV. A 213.500ENV. A 314.150ENV. A 413.540ENV. A PROMONTORY POINT APARTMENTS LLCAPN: 050241-04 PROMONTORY POINT APARTMENTS LLC APN: 050241-04 EXISTING BENTLEY DEALERSHIP TO REMAIN(15.04EFF) COMMERCIAL RETAIL CENTER FLUTER RUSSELL E TR.APN: 050-411-02 EXISTING SERVICE CANOPYTO REMAIN PROPOSED PORSCHE SHOWROOM AND SERVICE CENTER FF=15.00PAD=13.50 PORSCHE PARTS & SERVICE FF=15.00PAD=13.50 PORSCHE SERVICEFF=15.00 PAD=13.50 PROPOSED PORSCHE COVERED SERVICE DRIVE TEMP OPEN BAYS FUTURE SERVICE BAYS FF=15.00PAD=13.50 PROPOSED VEHICLE DELIVERY/DROP OFF AREA EXISTING CONCRETE LANDSCAPING EXIST. CONCRETE CURB EXIST. RIBBON GUTTER EXIST. RETAINING WALL PROP. BUILDING WALL PROPERTY LINE LEGEND XXX COMMERCIAL DEVELOPMENT RESOURCES4121 WESTERLY PLACE #112NEWPORT BEACH, CA 92660CONTACT: AARON ALBERTSON, P.E.PH: 949.610-8997EMAIL: AALBERTSON@CDRWEST.COM CIVIL ENGINEER/SURVEY ARCHITECT OWNER/DEVELOPER AUTONATION200 SW 1ST STREET, 14TH FLOORFORT LAUDERDALE, FL 33301CONTACT: CLIFF POWELL, CONSTRUCTION MANAGEREMAIL: POWELLC1@AUTONATION.COM SPARC-PLUS ARCHITECTURE800 LAMBERT DR, NE SUITE BATLANTA, GA 30324CONTACT: BYUNG YOO, PRINCIPAL ARCHITECT, NCARBPH: 404.889.7853EMAIL: BYUNG@SPARC-PLUS.COM PERMITTING/PLANNING RSI GROUP, INC.3187 AIRWAY AVE. UNIT ACOSTA MESA. CA 92626CONTACT: MONI DOSANJH, VICE PRESIDENTPH: 562.301.3362EMAIL: MONI@RSI-GROUP.COM CENTERLINE EASEMENT EXISTING SPOT ELEVATION EXISTING CONTOUR BUILDING OVERHANG PROP. BUILDING ENVELOPE BUILDING ENVELOPE ESTABLISHED GRADE POINT NO. EXIST. ELEVATION 1 12.82 2 13.50 3 14.15 4 13.54 EST. GRADE:13.50 89 SS SS SS SSSSSSSSSSSSSSSS SSSSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSLI 1-0 WATER EFFICIENCY EXHIBIT 0 Scale: 1"=20' 10 20 40 -NEWPORT AUTO CENTER 445 EAST COAST HIGHWAY NEWPORT BEACH, CA 92660 APN: 050-411-03 Sub-Consultant:MLA PROJECT NUMBER: 19-0790 16672 Millikan AvenueIrvine, CA 92606 T: (949) 224-0040www.missionlandscape.com April 13, 2023 PACIFIC COAST HIGHWAYUnder GroundService Alert of Southern California TWO WORKING DAYS BEFORE YOU DIG811CONTACT IRRIGATION DESIGN IN REGARDS TO THE RENOVATED LANDSCAPING SHALL INCORPORATE KEYFEATURES SPECIFICALLY SUITED FOR AN EFFICIENT AND LOW WATER USE LANDSCAPE DESIGN. ALOW VOLUME TYPE IRRIGATION SYSTEM, SUCH AS SUBTERRANEAN DRIP LINE, EMITTERS AND LOWFLOW BUBBLERS SHALL BE UTILIZED TO SUPPLY THE WATER REQUIREMENTS OF SPECIFIC SHRUBS,TREES, AND OTHER SPECIFIED PLANT MATERIAL. SALVAGING PORTIONS OF THE EXISTINGIRRIGATION SYSTEM MAY ALSO BE UTILIZED, SUCH AS CERTAIN OVERHEAD OR SPRAY SYSTEMS,AND INCORPORATED INTO THE NEW DESIGN WHERE APPLICABLE. SEPARATE IRRIGATION VALVESDEPENDING ON PLANT TYPE (SHRUB, TREE, TURF) AS WELL AS A 'HYDROZONE' DESIGN,SEPARATING SYSTEMS BASED ON LOW, MODERATE OR HIGH WATER PLANT USE, IS TYPICALLYIMPLEMENTED TO PROVIDE ONLY THE REQUIRED AMOUNT OF IRRIGATION TO EACH PLANT ZONE,INCREASING WATER EFFICIENCY. 'SMART' IRRIGATION CONTROLLER(S) THAT UTILIZE CURRENT ANDHISTORICAL WEATHER BASED DATA, AS WELL AS RAIN SENSORS, WILL AID IN SCHEDULINGIRRIGATION RUNTIMES ONLY AS NEEDED BY THE PLANT MATERIAL. EXISTING IRRIGATION INFORMATION PROVIDED ON THESE PLANS ARE BASED SOLELY ONPRELIMINARY PLANTING PLANS. ORIGINAL IRRIGATION PLANS, AS-BUILTS OR OTHERCONSULTANT PLANS OR REFERENCES HAVE NOT BEEN PROVIDED AND/OR READILYAVAILABLE FOR USE IN PREPARING THESE PLANS. INFORMATION SHOWN HERE SHALL BECONSIDERED FOR REFERENCE ONLY AND SHALL BE FIELD VERIFIED BY CONTRACTOR. EXISTING SITE INFORMATION NOTE SYMBOL LEGEND POTABLE WATER METER - NEW IRRIGATION 'SMART' CONTROLLER -VERIFY EXACT LOCATION IN FIELD - 120VAC POWER REQUIRED WATER EFFICIENCY STATEMENT VERIFY EXACT LOCATION IN FIELD BACKFLOW PREVENTER (IF APPLICABLE-POTABLE WATER)VERIFY EXACT LOCATION IN FIELD LOW WATER USE PLANT MATERIAL(DRIP LINE - LOW VOLUME) MODERATE WATER USE PLANT MATERIAL(DRIP LINE - LOW VOLUME) TREE PLANTING - LOW WATER USE(BUBBLERS) WATER EFFICIENCY CALCULATIONS Irrigation Design Plus 90 SITE L INE TR IANGLE SITE LINE TRIANGLESITE LINE TRIANGLESITE LINE TRIANGLELT LT LT LTLTLT LT LT LTLT LT LTLT LTLTLT LT LTLT LT LT LT LT LT LT LT LT LTLTLTLT LT LT LTLT LT LTLT LT LTLT LTLT LTLT LTLT LTLT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LTLTLT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LTLTLTLTLTLTLTLTLTLTLTLT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LTTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LLLLTLLTLTLTLTLTLTLTLT LLTLTLTLTLTLTLTLTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LLL LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LLLLTLTLTLTLTLTLTLTLTLTLTLT LLLLTTLTLTLTLTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLTLTLLLL TTTTTTTTTTTTTTTT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LLLTLLTLTLTLTLTLTTTLTTLTLTLTLTLTLTLTLTTTTT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT OMOMOMOM OM OM OM OM OM OM OM OM OM OM OM OM OM OM DDDDD OM OM OM OM OM OM DDDDDDDDDDDDDDDDDDD DDD DDDDD DD DDDDDDDDDD DD DDD DDD DD DDDDDDDDD D D D AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AS AS ASAS AS AS AS D OMOMOM OM OMOMOMOMOMOMOMOMOMOM D DDDD D DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD DDDDDDDDDDDDDDDDD DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD D D CBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCB OMCBCB OASASAASASAASASSASASAAASAASASSASASSSASASASASASASSSASAASASASAASASSSASAASASASAASASSSAAAAASASAASASASASAAASASASASASAASSASASASASASASAAASASASASASASASASASAASASASASAASSASSASSSSASASSSSSSSSSSSAASAAAAAAASSAASSAAAASSAAAAAAASSSSSSSAAAAAAAAAAAAAAAAAA OMOMOOMOMOMOMOMMMMOOMOMOMOMOMMMMMMOMOMOOMOOMOMOM ASASASAAAASASAASSASASASSASASASASSSSSASASASASSSSASASSSASAASASASASASASASASSASASASASAAASASAASSASSSSAAAASAAAASASASASSSAASASASAASSASASASASAAASASAA ASASASASASASASASASASSASASASAASASASAASASASASAAASASAASSASASAASAASASASASASASASSSAAAASASASASAASASASASASASAAAASAAASASASASAASSSSSSSSSSS D A AAA AAAAAA OM OMDD AA AAAA AAAAA AAAAA AA AA AA AA AA AA A OM OM OM OM OM OM OM OM CBCBCBCBCBCBCBCB AS ASAS ASAS AA AAAAAAAAAAAA AAAAAAAAAAAAAAAAAA AAAAAAAAAAA AAAAAAAAAAAAA AAAAAAAAAAAAA D D DDDDD D D D D DD DDD DDD D DD 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AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA LT LT OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM OM DDDDD DDDD DDDD LT LT LT LT LT TTTTTTTTTTTTTTTTTTTTTTTTTTTTTT T TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT TTTTTTTT TTTTTTTTTTTTTTTT TTLTTLTLTLTLTLTLTLTLTLLLL LLLLL TTTTTT TTTTTTTTTTLTTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTTTTTTT T TTTTTTTTTTTTTTT TTTTTTTTLTLTLTLTLLLL LLLLLLLLLLLLL TTTTTTTTTT TTTTTTTTTTLTTLTLTLTLT LTLTLTLLLLLLLLLLLL LLL TTTT TTTTTTTT TLLLLLL L TTTTT TTTTTTTTTTTTTTTT TTTTLTTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLLLLLL LLLLLLL TTTTTTTTT TTTTTTTTLTTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLLLLLL LLLLLLLLLLL TTTTTTT TTTTLTLLL LLLLL TLTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLL LLLLLLLLLLLLLL TTTTT TTTTTTTTTTTTTTLTLT LTLTLTLTLTLTLLLLLLLLLL LLLLLLLLL TT TTTTTTTT TTTLLLLL LLLL LLTLTLTLTLLLLLLLLLLLLLLLLLTLTTLLLLLLLLLLLLLLLLLLLLLLLLTLLLLLLLLLLLL MMM MMM MMMMMMMMMMMMMMM MMMMMMMMMMMOMMOMOM MMMMMM MMMMMM MMMMMMMMMMMMM MMMMMMMOMMOOOOOO MMMMMM MMMMM MMMMMMMMMMMMMMM MMMMMMMMMOOOO M M MMMMMMM MMMMO MMMMMMMMMMMMM MMMMMMMMMMMMMMM OMOMOMOMOMOMOMOOOOOOOO OMOMOMOMOMOOOOOOOOOO MMMMMMMMMMMMMMM MMMMMMMMMMMMMMM MMMMMMMOMMOMOMOOOO MMMMMOMMOOOOOOOO MMM MMM MMMMM MMMOOO OOOOOOOOOOO OOOOOOOOOOOOOOO OOOOOOOOO OOOOOOO OMOMOMOMOMOMOMOMOMOMOMOOOO OMOMOMOMOMOMOMOMOMOMOMOOOO OOOOOOOOOOOOOOO OOOOOOOOOOO MMMMM MMMMM OOOOOOO OOOOO OOOOOOOOO OOOOOOOOOOO OOOO OOOOO TTTTTTTTTTTTTTTT TTTTTTTTTTTTTTTT TTTTTTTTTTTTTTTT TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT TTTTTTTTTTTTTTTTTTTTTTTTTTTTT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLLLLLLLTTLTLTLTLTLTLTLLLLLLLL LLLLLLL TTTTTTTTTTTTTTTT TTTTTTTTTTLTLTLTLTLTLT TTTTTTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT TTTTTTTT TTTTTTTT TTTTTTTT TTTTTTTTTTTTTTTTTTTTTTT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLLLLLLLL LTLTLLLLLLLLLLLLLL LLLLLLLLL TTTT TTTTTTTTTTTTTTTTTTTTTT TTTTTTLTTLTLTLTLTLTLTLTLT TTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LLLLLLLLLLLLLLLLLLLLLLLL LLLLL LLLLL LLLLL LLLLLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLL LLLLLLLLL LLLLLLLLL LLLLLLLLLLLLL LLLL LLLL LLLL LLLLLLLLLLLLLLLLLL LLL LLLLL LLLLL LLLLLL L LL LL TTTTTTLTLTLTLTLTLTLTLTLTLT TTTTTTLTLTLTLTLTLTLLLL TTTTTTLTLTLLLL TTTTTTTTTTTTTTTT TTTTTTTTTTTTLTLTLTLT TTTTTTLTTLTLTLTLTTTTT TTLTLTLLLLLLLLLLLL TTLTLTLLLLLLLLLLLL TTLLLLLL TTLTTLTLTLLLLLLLLLL TTLTTLTLTLLLLLLLLLL TTLTLTLTLTLLLLLL TTTLLLLL TTTLLLLL TTTLLL LLLLTLTLLLLLLLLLLLLLL LTLTLLLLLLLLLLLLLL LTLTLLLLLL TLLLLLLL TLLLLLLL TLLL TTTTTT TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT TTTTTTTTTTTTTTTT TTTTTTTTTTTTTTTT TTTTTTTTTTTTLTTLTLT TTTTTTTTTTLTTLTLTLL TTTTTT TTTT TTTTTTTT TTTTTTTTTTTTTT TTTTTTTTTTTTTTLTLT TTTTTTTTTT LLLLLLLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLTLTLLLLLTTLTLTLTLTLTLTLTLTLLLLLL LTTLTLTLTLTLLLLLLLLLL LTLTLTLTLLLLLLLLLLLL LLLLLLLLLLLLLL LLLLLLL LLL TTTTLTT TTTTTTTTTTTTLTLTLTLTTTTTTTTTLTTLTLTLTLTLTLT TTTTTTLTLTLTLTLTLTLTLTLTLT TTLTTLTLTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLL LTLTLTLTLTLTLTLTLTLTLTLTLLLL LTLTLTLTLTLT TTT TTTTTTTTTTTTTTTT TTTTTTTT TTTTTTTT TTTTTTTL TTTTTTLL TTT LLLLLLLLL LLLLL LLLLLLLL LLLLLLLLLLLLLLLLLL LLLLLLLLL LLLLLLLLL LLLLLLL LLLLL LLL LLLL LLLLLLLL LLLL LLLL LLL LL L TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT TT TTTTTTTTTTTTTTTTTTT TT TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTTTTTTTTTLTLTLLLLLL TLL TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTTLTLTLTLTLTLT TTLTLT TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT T LTLLTLTLTLTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLL LTLTLTLTLTLTLTLTLLLLLLLLLTLTLLLLLLLLLLLLLLLLLLLLLLLL TTTTTTTTTTTTTTTTTTTTTTTTTTTTLTTLTLT TTTTTTLTTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLTLTLTLTLTLTLTLTLLLLLLLL LTLL TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTTTTLLLL L LLLLLLLLLLLL LLLLL L LLLLLLLLLLLLLL LLLLLLLLL LLLLLLL LLLLLLLLL LLLLLLL LLLL LLL LLL TTTTTT TTTTTTTTTTTT TTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLT TTTTTTLTTLTLTLLLLLL TTTTTTTTTTTTTTTTTT TTTTTTTTLTTLTLTLTLTLTLT TTTTTTTTTTTTTTTTTTTTTT TTTTTTTTTTTTTTTT TTTTTTTTTTLTTLTLTLLTTTTLTTLTLTLLLLLLLL LLLLLLLLLLLLLLLL TTTTTTTT TTTTTTTTTTTTTTT TTTTTTTTTTTTTTLTLTTTTTTTLTTLTLTLTLTLLLL LTLTLTLTLTLTLTLTLLLLLLLL TTT TTTTTT TTTTTTTTTTTTTTLL TTTTLLLL TTTTTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLL LTLTLTLTLTLTLLLLLLLLLL LLLLLLLLL TTTTTTTTTTTTTTTTTTTTTTTTLTLT TTTTLTTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLTLTLLLLLTLTLTLTLTLTLLLLLLLLLL LLLLLLLLLLLLLLLL TTTTTTTTTTT TTTTTTTT TTTTTTLLTTTLLLLL LLLLLLLL LTTLTLTLTLTLLLLLLLLLL LLLLLLLLLLLLLL TTTLTTLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL LLL TTLLLLL LLLLLLLLLLLL L TT TTTTT TTTTTTTTTTTTTT TTTTTTTTTTTTLTLTLTLT TTTTLTLTLTLTLTLTLLLLLLLLL TTTTTTTTTTTT TTTTTTTTLTLTLTLTLTLTLTLTLTLTLL TTTT TTTTTTTTTTTTT TTTTTTTTTTTTTTLTLT TTTTLTTLTLTLLLLLLLL LLLLLLLLLLLLLLLL TTTTTTTT TTTTTTTTTTTTTTTT TTTTTTTTLTLTLTLTLLLL LTLTLTLTLLLLLLLLLLLLLLLLL TT TTTTTTT TTTTTTLL TTLLLLLLL TTTTTTTTTTTTLTTLTLT TTTTLTLTLTLTLTLTLTLTLTLTLTLTLTTLTLTLTLTLTLTLTLTLTLTLTLTLL LLLLLLLLLLLLLLLLL TTTTTTTT TTTTTTTTTTTTLTTLTLT LTTLTLTLTLTLTLTLTLTLTLTLTLTLLLTLTLTLTLTLTLLLLLLLLLL LLLLLLLLLLLLLL TT TTTTTT TTTTTTTL TTTLLLLL LLLLLL LTLTLTLTLTLTLTLTLTLTLTLTLLLL LLLLLLLLLLLLLLLLLLL TTTTTTTTTTLTTLTLTLL LTLTLTLTLLLLLLLLLLLLLLLLLLLLLLL TTTTTTTL TTLLLLLLLLLLL LLLLLLLLLLLLLLL MMMMMMMMMMMMMMMMMMMMMMMMMMM MMMMOOOOOOOO MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM OOOOOOOOOOO MMMMMMMMMMMM OMMOOOOOOOOOO MMMMMMMMMMMM OOOOOOOOOOOO MMMMMMOMMOMOMOMOM MMM OOOOOOOOOOOO MMMMMMMMMMMM OOOOO MMMMMM OO OMOMOOOOOOOOOO MMMMMMMMMMOMOM OOOOOOOOOO MMOMMOMOMOOOOOO MMM OOOOO MMMOO M OOOOOOOOOO OMMOMOMOMOMOMOMOOOO OOOOOOOOOOOO MMMMMMMMOOO OOOOOO MMMMOOOOOOOOOOOOO OOOO OOOOOOOOOOOO OO OOOOOOOO TTTTTTTTTT TTTT TTTTT TTTT TTTTTTTTTTTT TTTT TTTTTTTTTTT TTTT TTTTT TT TTTTTTTTTTTTT TTTTTTTTLTTLTLTLTLTLTLT LTLLLLLLLLLLLLLL TTTTTTTTTTTTTT LTTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLL TTTTTT TT TTTTTT TTTTTTTTTTTTTTTT LTTLTLTLLLLLLLLLLLL LLL TTTTTTTTTTTTTTTT TTTTLTLTLTLTLTLTLLLLLL LLLLLLLLL TTTTTT TTTTTLLL LLLL TTTTTTTTTT TTTTTTTTTTTTTTLTLT LTTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLLLLLLLLLLLL TTTTTTTTTTTTTT TTLTTLTLTLTLTLTLTLTLTLTLTLTLT LLLLLLLLLLLLLLLL L TTT TTTTTTTT LLLLLLL TTTTLTTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLLLLLL LLLLLLLLL TTTTTTTTTT TTTTTTTTLTTLTLTLTLTLL LTLLLLLLLLLLLLLL LLL TTTTT TTTTTTTL LLLLLLL L LTLTLTLTLLLLLLLLLLLL LLL TTTTLTLTLLLLLLLLLL LLLLLLLLL TTTLLLLL LLLL MMMMMMMMMM MMMMMMMMMM MMMMMMMM MMMMMMMM MMMMMMMMMMMMMMMM MMMMMMMMMMMMM MMMMMMMMMMMM MMMMMMMMMMMM MMMMMMMMMMMM MMMMMMMMMMMM MMMMMMMMM MMMMMMMM MMMMM MMMMM MMMM MMMM MMMMMMMOOOOOOOO MMMMMOMMOMOMOOOOOO MMMMMMMOMMOMOMOMOMOMOM MMMMMMMOMMOMOMOMOMOMOM MMMMMMMOMMOMOMOMOMOMOM MMMMMMMMMMMOMOMOMOM MMMMMMMMMMMMMMM MMMMMMMMMMMMM MMMMMM MMMMMM MMMMMM MMMMMM OOOOO OOOOOOOOO OOOOOOOOOOOOOOO OMOMOMOMOMOOOOOOOOOO OMOMOMOMOMOOOOOOOOOO OMOMOMOMOMOOOOOOOOOO MOMOMOMOMOMOMOOOOOOOO MMMMMOMOMOOOOOOOO MMOOOO MMOOOO MMMOOO MMMOOOOOO OOO OOO OOOOO OOOOO O O OO OO MMMMMMMMMM MMMMMMMMMM MMMMMMMM MMMMMMMM MMMMMMMMMMMMMMMMMM MMMMMMMMMMMMMM MMMMMMMMMMMM MMMMMMMMMMMM MMMMMMMMMMMMMM MMMMMMMMMMMM MMMMMMMMM MMMMMMMM MMMMM MMMMM MMMM MMMM MMMMMOMMOOOOOOOO MMMMMOMMOMOMOOOOOO MMMMMMMOMMOMOMOMOMOMOM MMMMMMMOMMOMOMOMOMOMOM MMMMMMMOMMOMOMOMOMOMOM MMMMMMMMMOMMOMOMOMOM MMMMMMMMMMMMMMM MMMMMMMMMMMMMM MMMMMMM MMMMMMM MMMMMM MMMMMM OOOOO OOOOOOOOO OOOOOOOOOOOOOOO OMOMOMOOOOOOOOOOOO OMOMOMOOOOOOOOOOOO OMOMOMOOOOOOOOOOOO MOMOMOMOMOMOMOOOOOOOO MMMMMOMOMOOOOOOOO MOOOO MOOOO MMMOOO MMMOOOO OOO OOO OOOOO OOOOO O O OO OO MMMMMMMMMM MMMMMMMMMM MMMMMMMMM MMMMMMMMMM MMMMMMMMMMMMMMMMMMMM MMMMMMMMMMMMMM MMMMMMMMMMMMM MMMMMMMMMMMMM MMMMMMMMMMMMM MMMMMMMMMMMMM MMMMMMMMMM MMMMMMMMMM MMMMM MMMMM MMMM MMMMM MMMMMOOOOOOOOO MMMMMOMMOMOMOOOOOO MMMMMMMOMOMOMOMOMOMOMOM MMMMMMMOMOMOMOMOMOMOMOM MMMMMMMOMOMOMOMOMOMOMOM MMMMMMMMMOMMOMOMOMOM MMMMMMMMMMMMMMM MMMMMMMMMMMMMM MMMMMMM MMMMMMM MMMMMM MMMMMM OOO OOOOOOO OOOOOOOOOOOOOOO OMOMOMOOOOOOOOOOOO OMOMOMOMOMOOOOOOOOOO OMOMOMOOOOOOOOOOOO MOMOMOMOMOOOOOOOOOO MMMMMOOOOOOOOOO MMOOOO MOOOO MMOOOO MMOOOOO OOO OOO OOO OOO O O O O MMMMMMMMMM MMMMMMMM MMMMMMMMMM MMMMMMMMMMMMMM MMMMMMMMMMMM MMMMMMMMMMMM MMMMMMMMMMMMM MMMMMMMMMM MMMMMMMMMM MMMMM MMMM MMMMM MMMMMOMMOMOMOOOOOO MMMMMMMOMOMOMOMOMOMOMOM MMMMMMMOMOMOMOMOMOMOMOM MMMMMMMMMOMMOMOMOMOM MMMMMMMMMMMMMMM MMMMMMMMMMMMMM MMMMMMM MMMMMM MMMMMM OOOOOOO OOOOOOOOOOOOOOO OMOMOMOOOOOOOOOOOO OMOMOMOMOMOOOOOOOOOO OMOMOMOMOMOOOOOOOOOO MMMOMMOOOOOOOOOO MMOOOO MMOOOO MMOOOO OOO OOOOO OOO O OO O Ex Ex Ex Ex 151515 630'6'712' 8 9 3' 10 11 1415'EAST PACIFIC COAST HIGHWAYBAYSIDE DRIVEALO H A D R I V E D=17°23'22" R=2000.00' L=607.01'D=10°52'21" R=1950.00' L=370.03' N65° 3 9 ' 5 8 " E 1 7 3 . 4 5 ' N40°36'35"E 173.28' N36°05'13"E 397.56' N7 4 ° 5 8 ' 3 5 " E 2 1 0 . 9 7 'N24°20'02"W 250.24'D=09° 20' 0.43" R=870.0' L=141.72'FWFWFWFWFWFWFWFWFW FW FW FW FW FW FW FW FW FW FW FW FW FWFW W W SS SS SS SSSSSSSSSSSSSSSS SSSSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSWWWWFWTREES QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS 2 ALOE BAINESIIALOE L24" BOX- 14 ARBUTUS X 'MARINA'MARINA STRAWBERRY TREE L 48" BOX STANDARD 6 TRISTANIA CONFERTABRISBANE BOX L 24" BOX EXISTING TREES QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS 4 EUCALYPTUS SP.- 4 PINUS ELDARICAAFGHAN PINE - 6 PINUS PINEAITALIAN STONE PINE - 5 TRISTANIA CONFERTABRISBANE BOX - PALMS QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS 3 WASHINGTONIA X FILIBUSTAHYBRID FAN PALM L 15` BTH SHRUBS QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS 13 AGAVE DESMETTIANA `VARIEGATA`VARIEGATED AGAVE L 5 GAL.PER PLAN 126 ALOE RUDIKOPPELITTLE RED RIDING HOOD ALOE L 1 GAL. 18" O.C. 12 ALOE STRIATACORAL ALOE L 5 GAL.@ 3`-0" O.C. 1,132 CARISSA MACROCARPA 'GREEN CARPET' GREEN CARPET NATAL PLUM L 1 GAL. 35 CARISSA MACROCARPA `BOXWOOD BEAUTY`BEAUTY NATAL PLUM L 5 GAL.@ 2`-0" O.C. 116 DIANELLA TASMANICA `SILVER STREAK`SILVER STREAK FLAX LILY M 5 GAL.@ 2`-0" O.C. 133 LIGUSTRUM JAPONICUM `TEXANUM`WAX LEAF PRIVET M 15 GAL.@ 3`-0" O.C. 80 OLEA EUROPAEA `MONTRA` TMLITTLE OLLIE DWARF OLIVE M 15 GAL.@ 4`-0" O.C. GROUND COVERS QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS 554 SF DYMONDIA MARGARETAESILVER CARPET DYMONDIA L 1 GAL.@ 2`-0" O.C. 190 SENECIO SERPENSBLUE CHALKSTICKS L 1 GAL.@ 1`-6" O.C. MISCELLANEOUS LANDSCAPE ITEMS QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS 341 SF DECOMPOSED GRANITE --- 1,088 SF MULCH --- AA A AS CB D LT OM PLANT SCHEDULE OVERALL LP 1-0 OVERALL PLANTING PLAN 0 Scale: 1"=20' 10 20 40 NOT FOR BID - NOT FOR CONSTRUCTIONNEWPORT AUTO CENTER 445 EAST COAST HIGHWAY NEWPORT BEACH, CA 92660 APN: 050-411-03 Sub-Consultant:MLA PROJECT NUMBER: 19-0790 16672 Millikan AvenueIrvine, CA 92606 T: (949) 224-0040www.missionlandscape.com June 4, 2021 ENLARGEMENT 'B' REFER TO LP 3-0 ENLARGEMENT 'A' REFER TO LP 2-0 ENLARGEMENT 'C' REFER TO LP 3-0 1. CONTRACTOR SHALL PROVIDE PHOTOS OF EACH VARIETY OF PLANT MATERIAL. FOR REVIEW AND APPROVAL BY OWNERAND LANDSCAPE ARCHITECT. PHOTOS SHALL SHOW THE REPRESENTATIVE SIZE, QUALITY, AND CHARACTER OF EACHVARIETY.2. THE QUANTITIES SHOWN IN THE PLANTING LEGEND ARE FOR CONVENIENCE ONLY. THE LANDSCAPE CONTRACTOR SHALLBE RESPONSIBLE TO PROVIDE AND INSTALL QUANTITIES OF PLANT MATERIAL AS DRAWN OR CALLED OUT ON THE PLAN.3. THE CONTRACTOR SHALL INSTALL A 3" DEEP LAYER OF PLANTER MULCH IN ALL SHRUB AND GROUNDCOVER AREAS. NEWPLANTER MULCH SHALL MATCH EXISTING MULCH. SUBMIT SAMPLE AND TECHNICAL INFORMATION TO LANDSCAPEARCHITECT FOR REVIEW AND APPROVAL.4. EXISTING IRRIGATION CONTROLLERS, VALVES, MAINLINE, AND ALL OTHER MAJOR COMPONENTS OF IRRIGATION SYSTEMARE TO REMAIN AND BE PROTECTED IN PLACE. THE INTENT IS TO UTILIZE EXISTING IRRIGATION COMPONENTS ANDMODIFY IRRIGATION VALVES AS REQUIRED FOR AREAS THAT ARE TO RECEIVE NEW LANDSCAPE.5. CONTRACTOR SHALL VERIFY THAT THE EXISTING IRRIGATION SYSTEM IN ANY PLANTING AREA WITHIN SCOPE OF WORK ISWORKING PROPERLY AND THAT THE IRRIGATION SYSTEM IS PROVIDING HEAD TO HEAD COVERAGE. CONTRACTOR SHALLMAKE NECESSARY REPAIRS, REPLACEMENT AND/ OR ADJUSTMENT TO THE IRRIGATION SYSTEM AS REQUIRED FORPROPER IRRIGATION COVERAGE.6. ALL NEW AND MODIFIED IRRIGATION SHALL MATCH EXISTING EQUIPMENT AND LAYOUT.7. CONTRACTOR SHALL NOTIFY THE OWNER OF ANY CONCERNS ABOUT THE EXISTING IRRIGATION SYSTEM ANDRECOMMENDATIONS FOR REQUIRED IMPROVEMENTS.8. SOIL MANAGEMENT REPORT: DURING CONSTRUCTION, SIGNIFICANT MASS GRADING IS PLANNED, SOIL ANALYSIS REPORTSHALL BE SUBMITTED TO LOCAL AGENCY AS PART OF CERTIFICATE OF COMPLETION. GENERAL PLANTING AND IRRIGATION NOTES:PACIFIC COAST HIGHWAY91 SITE LINE TRIANGLESITE LINE TRIANGLELTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTOMOMOMOMOMOMOMOMOMOMDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMDDDDDDDDDDDDDTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLTTTTTTTTTTLTLTLTLTLTLTLTLTLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTLTLTLTLTLTLTLTLLLLLLLLLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLTLTLTLTLTLTLLLLLLLLLLMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOMMMMMMMMMMMMOMOMOMOMOMOMOMOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOMMMMMMMMMMMMMMMMMMOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLTTLTLTLTLTLTLTLTLTLTLTLTLTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTTLTLTLTLTLTLTLTLLTLTLTLTLTLTLTLTLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLTLTLTLTLTLTLTLTLLLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLTLTLTLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLTLTLTLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTTLTLTLTLTLTLTLTLLTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLTTTTTTTTTTTTTTTTTTTTTTTTLTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLLLLLLLLLLLLTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLLLTTLTLTLTLTLTLTLTLTTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOOOOOOOOOOOOOOOOOOOMMMMMMMMMMMMMMMMMMMMMOMMMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOOMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOOOMMMMMMMMMMOOOOOOOOOOOOOOOOOOOOMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOMMMMMMOOOOOOOOOOOOOOOOOOOOOMMMMMMMMMMMMMMMMMMMMMOOOOOOOOOMMMMMMMMMMOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOOMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOOOOOOOOOOOOOOMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMMMMMMOOOOOOOOMMOMOMOMOMOMOMOOMMMOOOOOOOOOOOOOOOMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOOOOOOOOOOOOOOOOOOOOOMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOOOOOOOOMMMOMOMOMOMOMOMOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLTTTTTTTTTLTLTLTLTLTLTLTLTLLLLLLLLTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTLLLLLLLLLLLLTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLLLLLLLLLTTTTTTTTTTTTTTTTLLLLLLLLLLLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLLLLLLLLLTLTLTLTLTLTLTLTLLLLLLLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLLLLLLMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMOMOMOMOMOMOMOMOOMOMOMOMOMOMOMOMOOMMOMOMOMOMOMOMOOMMOMOMOMOMOMOMOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMOMOMOMOMOMOMOMOOMOMOMOMOMOMOMOMOOMMOMOMOMOMOMOMOOMMOMOMOMOMOMOMOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMOMOMOMOMOMOMOMOOMOMOMOMOMOMOMOMOOMOMOMOMOMOMOMOMOOMOMOMOMOMOMOMOMOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOOOOOOOOOOOOOOOOOOOOOOOOOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMMMMMMMMMMMMMMMMMMMMMMMMMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMMOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOMOMOMOMOMOMOMOMOOMOMOMOMOMOMOMOMOOMOMOMOMOMOMOMOMOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOMOMOMOMOMOMOMOMOMOMOMOMOMOMOOOOOOOOOOOOOOOOOOOOOOOOOOO12'893'1011BAYSIDE DRIVEN24°20'02"W 250.24'D=09° 20' 0.43" R=870.0' L=141.72'FWFWFWFWFWFWFWFWFWFWFWFWFWFWFWWWWWWWSSSSSSSSSSSSSSSSSS SS SS SSSSSSSSSSSSSSSSSSSS SS SS SS SSWW W W W W W W FWFWFWFWTREES QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS DETAIL 14 ARBUTUS X 'MARINA'MARINA STRAWBERRY TREE L 48" BOX STANDARD 2 TRISTANIA CONFERTA BRISBANE BOX L 24" BOX EXISTING TREES QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS DETAIL 1 PINUS PINEAITALIAN STONE PINE - 4 TRISTANIA CONFERTABRISBANE BOX - SHRUBS QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS DETAIL 805 CARISSA MACROCARPA 'GREEN CARPET'GREEN CARPET NATAL PLUM L 1 GAL. 46 DIANELLA TASMANICA `SILVER STREAK`SILVER STREAK FLAX LILY M 5 GAL.@ 2`-0" O.C. 68 LIGUSTRUM JAPONICUM `TEXANUM`WAX LEAF PRIVET M 15 GAL.@ 3`-0" O.C. 41 OLEA EUROPAEA `MONTRA` TMLITTLE OLLIE DWARF OLIVE M 15 GAL.@ 4`-0" O.C. D LT OM PLANT SCHEDULE BAYSIDE DRIVE PLANTING ALONG BAYSIDE DRIVE 0 Scale: 1"=10' 510 20 NOT FOR BID - NOT FOR CONSTRUCTIONNEWPORT AUTO CENTER 445 EAST COAST HIGHWAY NEWPORT BEACH, CA 92660 APN: 050-411-03 Sub-Consultant:MLA PROJECT NUMBER: 19-0790 16672 Millikan AvenueIrvine, CA 92606 T: (949) 224-0040www.missionlandscape.com June 4, 2021 CARISSA MACROCARPA 'GREEN CARPET' GREEN CARPET NATAL PLUM EVERGREEN SHRUB HEIGHT: 1'6" - 2' SPREAD: 4' LIGUSTRUM JAPONICA 'TEXANUM' WAX LEAF PRIVET EVERGREEN SHRUB HEIGHT: 8'-10' SPREAD: 4'-6' ARBUTUS 'MARINA STRAWBERRY TREE EVERGREEN TREE HEIGHT: 20'-40' SPREAD: 20'-30' LP 2-0 ENLARGEMENT 'A' - PLANTING ALONG BAYSIDE DR. BAYSIDE DR. OLEA EUROPEA 'LITTLE OLLIE' LITTLE OLLIE OLIVE EVERGREEN SHRUB HEIGHT: 4'-6' SPREAD: 4'-6' DIANELLA TASMANICA 'SILVER STREAK' SILVER STREAK FLAX LILY EVERGREEN SHRUB HEIGHT: 1'6" -2' SPREAD: 1'6" -2' 92 OMOMOMOM OM OM OM OM DDDDDDDDDDDDDDDD D D D D D D D D D D D D D DDDDDDDDDD D D D D D D D D D D D DDDDDDDD D D D AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AS AS AS AS AS AS AS D OMOMOM OM OMOMOMOMOMOMOMOMOMOM CBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCBCB OM CBCB OOOOOOOOOOOOOOOOOOOOOOOO ASASAASASASASASSSSASASASSASASASASASSSSAASSASSASASASASAASASAASSAASASAAAASASASAASASSSAAASAASSASASSAAAASASASASASASASASSAAAASAASSASASSAAASASASASAASASASASAASSASASASASASASASAASASAAASASASASSASASSSASSAASASASASASAS AAASSSSAAAAAASAASSAASSSSSSSSSSSAASAAAAAAAAAAAASSAASAASSSSSSSSSSSAAASSAAAAAAAAAAAAAAASSSSSSSSASAAAASSSSAAAAAAAAAAAAAAAAAAAAAAAAAAAA OMOMMOMOMOOMOMOMOMOMOMOMOMOMMMOMOMOMOOMOMOMOMOMOMMMMMOMOMOOMOOMOMOMOMOMOMOMMMOMMMOMMOOMOMOMMOMOMM ASSASASASSSSAASAASASASASASASASASAASSAAASASASASASAASSASASASAASASASASASASASAASASAAAASSASASAASAAAASASAASSASASASASASASASASAASSASSASASASASAAASSASASAASASASASSASSASASSAAASASASASASASSSAAASAASASAASSASS SSSASSASSSSASASASAASSASASASASASASASASASASASSSAAASASAASASASASASAAASASASASAASAAASAASSASASASASAAASASASASAASSAAASASASASAAASASASASASASASASSSAASAASASASSASASASASASASASAASASAASASASASASASASAAASAAASASASASSSSSSSSSSSSSSSSSSSSSS OM OMD D AAAA AAAAA AA AA AA OM OM OM OM OM OM OM OM CBCBCBCBCBCBCBCB AS ASAS ASAS AA AAAAAAAAAAAA AAAAAAAAAAAAAAAAAA AAAAAAAAAAA AAAAAAAAAAAAA AAAAAAAAAAAAA DDD D DD AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA 1415'N40°36'35"E 173. 2 8 ' FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FWFW FW FW TREES QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS DETAIL 2 ALOE BAINESIIALOE L 24" BOX - 3 TRISTANIA CONFERTABRISBANE BOX L 24" BOX EXISTING TREES QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS DETAIL 1 PINUS PINEAITALIAN STONE PINE - 1 TRISTANIA CONFERTABRISBANE BOX - PALMS QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS DETAIL 3 WASHINGTONIA X FILIBUSTAHYBRID FAN PALM L 15` BTH SHRUBS QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS DETAIL 13 AGAVE DESMETTIANA `VARIEGATA` VARIEGATED AGAVE L 5 GAL. PER PLAN 126 ALOE RUDIKOPPE LITTLE RED RIDING HOOD ALOE L 1 GAL. 18" O.C. 12 ALOE STRIATACORAL ALOE L 5 GAL.@ 3`-0" O.C. 259 CARISSA MACROCARPA 'GREEN CARPET'GREEN CARPET NATAL PLUM L 1 GAL. 35 CARISSA MACROCARPA `BOXWOOD BEAUTY`BEAUTY NATAL PLUM L 5 GAL.@ 2`-0" O.C. 70 DIANELLA TASMANICA `SILVER STREAK`SILVER STREAK FLAX LILY M 5 GAL.@ 2`-0" O.C. 65 LIGUSTRUM JAPONICUM `TEXANUM`WAX LEAF PRIVET M 15 GAL.@ 3`-0" O.C. 33 OLEA EUROPAEA `MONTRA` TMLITTLE OLLIE DWARF OLIVE M 15 GAL.@ 4`-0" O.C. GROUND COVERS QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS DETAIL 554 SF DYMONDIA MARGARETAESILVER CARPET DYMONDIA L 1 GAL.@ 2`-0" O.C. 190 SENECIO SERPENSBLUE CHALKSTICKS L 1 GAL.@ 1`-6" O.C. MISCELLANEOUS LANDSCAPE ITEMS QTY BOTANICAL / COMMON NAME WUCOLS SIZE REMARKS DETAIL 341 SF DECOMPOSED GRANITE --- 1,088 SF MULCH --- AA A AS CB D LT OM PLANT SCHEDULE COAST HWY LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LLLLLLTLTLTLTLTLTLTLTLTLTLTLTLTLT LLTLTLTLTLTLTLTLTLTLTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LLLLLLLLL LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LLLLLLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LLLLLLTLTLTLTLTLTLTTTTTTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLLLL TTTTTTTTTTTTTTTTTTTTTTTTT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT LLLLLLTLTLTLTLTLTLTLTLTLTTTTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTTTTTTTTT LTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLTLT A AAA AAAAAA AAAAAAA AA AA AA A AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA LT LT LT LT LT LT LT Ex Ex 151515 N36°05'13"E 397.56'SSSSEVCSPLANTING ALONG COAST HIGHWAY 0 Scale: 1"=10' 510 20 NOT FOR BID - NOT FOR CONSTRUCTIONNEWPORT AUTO CENTER 445 EAST COAST HIGHWAY NEWPORT BEACH, CA 92660 APN: 050-411-03 Sub-Consultant:MLA PROJECT NUMBER: 19-0790 16672 Millikan AvenueIrvine, CA 92606 T: (949) 224-0040www.missionlandscape.com June 4, 2021 LP 3-0 ENLARGEMENT 'B' - PLANTING ALONG PACIFIC COAST HIGHWAY ENLARGEMENT 'C' - PLANTING ALONG PACIFIC COAST HIGHWAY PACIFIC COAST HIGHWAYPACIFIC COAST HIGHWAYALOE BAINSII TREE ALOE SUCCULENT HEIGHT: 20'-25' SPREAD: 10-20' TRISTANIA CONFERTA BRISBANE BOX EVERGREEN TREE HEIGHT: 30'-40' SPREAD: 25' WASHINGTONIA X FILIBUSTA HYBRID FAN PALM PALM TREE HEIGHT: 30'-40' AGAVE DESMETTIANA 'VARIEGATA' VARIEGATED AGAVE SUCCULENT HEIGHT: 2'-3' SPREAD: 3'-4' CRASSULA ARBORESCENS RIPPLE JADE SUCCULENTHEIGHT: 4'-5'SPREAD: 4'-5' ALOE STRIATA CORAL ALOE SUCCULENT HEIGHT: 3' SPREAD: 3' ALOE RUDIKOPPE LITTLE RED RIDING HOOD ALOE SUCCULENT HEIGHT: 6"-1' SPREAD: 2' DYMONDIA MARGARETAE SILVER CARPET DYMONDIA EVERGREEN GROUNDCOVERHEIGHT: 1'-2'SPREAD: 1'6" SENECIO SERPENS BLUE CHOPSTICKS SUCCULENTHEIGHT: 12"SPREAD: 2'-3' 93 NEWPORT AUTO CENTER 445 EAST COAST HWY Major Site Development Review Conditional Use Permit Coastal Development Permit (PA2023-0143) Planning Commission Public Hearing September 21, 2023 David Lee, Senior Planner 949-644-3225, dlee@newportbeachca.gov Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) PROJECT LOCATION 2 Newport Auto Center Lot Area: 185,637 SF General Plan: General Commercial Zoning: Commercial General Promontory Point Shopping Center Mobile Home Park Bayside Dr. Residences Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) BACKGROUND 3 •1968: CC approved Use Permit No. 1327, authorizing 34,191 SF auto dealership with showroom, offices, and service areas. •1999: PC approved Use Permit No. 3660, authorizing 2,660 SF addition to sales and service facility. •2003: PC approved Amendment No. 1 to UP3660, authorizing 2,496 SF addition of sales office and storage building. •2010: PC approved Amendment No. 2 to UP3660, authorizing 4,998 SF addition of service building. •2017: PC approved UP2017-014 and Limited Term Permit XP2016-009, authorizing offsite parking for 75 vehicles and vehicle storage of 300 cars at the Newport Dunes Resort Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) PROJECT REQUEST 4 •Conditional Use Permit: Demolition of existing Porsche Dealership and construction of new Porsche Dealership. CUP is for entire Auto Center. •Major Site Development Review: Increase allowed maximum height in Shoreline Height Limit Area •Coastal Development Permit: Project is located in the coastal zone Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) 5 EXISTING SITE 318 spaces Bentley (5,105 SF) Porsche (44,352 SF) Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) 6 PROPOSED PROJECT Vehicle Showroom (16,834 SF) Bentley To Remain 3-Level Parking Structure (293 spaces) Admin Offices (2,837 SF) Parts Storage (5,626 SF) Service Shop (24,804 SF) Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) DEVELOPMENT STANDARDS 7 Zoning and Coastal Zoning Development Standards Development Feature Required Existing Proposed Setbacks (min.) Front Rear Left Side (East) Right Side (West) 0’ 0’ 5’ 0’ 50’ 82’ 52’ 55’ 50’ 70’ 60’ 40’ Height (max.) Flat Sloping 26’ 31’ 26’ 22’ 33’-11” (SDR) N/A Floor Area Ratio (max.)0.30 0.26 0.29 Parking (min.)186 spaces 318 spaces 471 spaces Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) 8 DESIGN AND ARCHITECTURE Modern vented design Glass frontage Façade: Steel and various metals Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) 9 DESIGN AND ARCHITECTURE Corrugated Metal Panels Service Entrance Promontory Point Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) 10 DESIGN AND ARCHITECTURE Matching Dark Grey Color Parking Structure Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) SCALE AND COMPATIBILITY 11 •Setbacks provided substantially exceed requirements •Dealership is concentrated towards the center of the property •Open space, parking, landscape designed to be in areas adjacent to other uses •Bulk and scale of dealership will be visually diminished 50’ 40’ 60’ 70’ Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) 12 Promontory Point (50’ bluff) SCALE AND COMPATIBILITY Bayside Dr. Residences Shopping Center Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) LANDSCAPE •Landscape plan submitted reviewed by City Arborist •Landscaping around perimeter of property •Trees along re-finished property line wall abutting Bayside Drive 13 Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) PUBLIC COASTAL VIEWS AND ACCESS 14 Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) NOTABLE CONDITIONS OF APPROVAL 15 Parking and Circulation •Condition 6: No test driving on residential streets •Condition 7: Employees must park on-site and not on Bayside Dr. •Condition 70: No employee, inventory, or customer parking on public rights-of-ways and public parking •Condition 71: Delivery/Loading/Unloading of vehicles shall be on private property Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) NOTABLE CONDITIONS OF APPROVAL 16 Vehicle Service and Screening •Condition 10: Vehicle service in designated areas and not in parking lot •Condition 13: Vehicle service areas screened from adjacent properties •Condition 15: Car wash service is ancillary to sales and service •Condition 43: No storage of car parts outside of dealership building Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) NOTABLE CONDITIONS OF APPROVAL 17 Lighting •Condition 23: Director may order the dimming of light if excessive •Condition 25: Lighting shall be appropriately shielded •Condition 28: No light spill onto adjacent properties •Condition 29: Security lighting allowed after hours; Coast Highway lighting allowed until midnight, daily. Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) RECOMMENDATION 18 1)Conduct a public hearing; 2)Find this review exempt from CEQA under Class 32 (Infill Development); and 3)Adopt Resolution No. PC2023-032, approving a major site development review, coastal development permit, and conditional use permit (with Condition 45 removed). Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) 19 QUESTIONS AND DISCUSSION David Lee, Senior Planner 949-644-3225, dlee@newportbeachca.gov Planning Commission - September 21, 2023 Item No. 3a - Additional Materials Presented at Meeting Newport Auto Center Site Development, CUP, and CDP (PA2020-319) AUTONATION NEWPORT BEACH PORSCHE 445 COAST HIGHWAY, E. NEWPORT BEACH, CA 92660 RESOLUTION NO. PC2023-035COASTAL DEVELOPMENT PERMIT PA2020-319 PLANNING COMMISSION PRESENTATION PACKAGE SEPTEMBER 21, 2023 Planning Commission - September 21, 2023 Item No. 3b - Additional Materials Received Newport Auto Center Site Development, CUP, and CDP (PA2020-319) PROPOSED EXISTING EXISTING PROPOSED Planning Commission - September 21, 2023 Item No. 3b - Additional Materials Received Newport Auto Center Site Development, CUP, and CDP (PA2020-319) PROPOSED EXISTING Planning Commission - September 21, 2023 Item No. 3b - Additional Materials Received Newport Auto Center Site Development, CUP, and CDP (PA2020-319)