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HomeMy WebLinkAbout4101 JAMBOREE RD_TACO BELL*NEW FILE* 4101 Jamboree Rd 4 Plan Check No. 117 46 i�vl COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS By:� AssocS.ate Planner �� Telephone (714) 644-3200 Date: ��6 Ci Address: 3 le r 4r equired: �_C�9 F{eg Description: Lot Block Section Tract subdivision required to combine lots or portions of lots when construction or alterations are in excess -of $55,,O0O.of �eCJ/� Lot Size yr' �,.,/q '/'�'/'0-41 Zone Proposed Use Required Front Rear Right Side Left Side DeJ��,�uve (td,o"o(L S"TG i'z�l %i�� ¢a"-ti 490 C Structural Area. Buildable Area Permitted Area =1% Proposed Area I J, Provide tissu overlay of caions to verify provided s are �{ot footage. —'16 4�!A �,. equired Parking Proposed parking (Indicate number of stalls provided)�ti0 Total On -Site Parking ff ��a Standard Compact In -lieu Parking AM Dimension building height as measured from natural grade to average and maximum roof height Show natural grade line on all elevations Show all rooftop mechanical equipment and dimension from grade directly below. Indicate location of trash containers on site plan. Number of stories - Air `J v door Plan fully dimensioned showin all room uses. Plot Plan fully dimensioned showing location of all buildings, L / fences, etc. in relation to the property line. 7�i� �:� - � San Joaquin so9 Ga U a TrnportatiQn Carrr_i or Fee 0 (: r J �� 7i t5 YYP , Ic L OVER) J SPECIAL APPROVAL REQUIRED THROUGH: Modifications Committee Planning Commission: .yoff Use Permit 3J?`%5 Variance Resubdivision - Tract Site Plan Review Amendment Other - Public Works: Easement/Encroachment Permit Curb Cut Subdivision Engineer Traffic Engineer Approval of Landscape Plans Building Department: Grading Engineer Parks Department: Approval of Landscape Plans ti Coastal Development Permits: Approval in Concept (Note: File 3 sets of plans: plot plan, floor plan, elevations). + Coastal Development Permit No. Waiver/Exemption NOTE: It is the responsibility of the applicant to circulate their plans and *" obtain the necessary approvals from the departments checked above. If you have questions regarding your application, please contact me at (714) , 644-3200. ����� - /off �1 ��. ,�� ,�� ✓��%e� 10 r" C� fie. 064-- r� o August 27, 090 Conditions of Approval Use Permit No. 3375 4101 Jamboree Rd. Plan Check #1464-90 Conditions of Approval Condition Department Action i Substantial Conformance Manning Plans approval / lighting i Planning p a a r 'all 1 1 Field Check. j? ' _ Hol'� ld o fines }��Fech. equipment/trash areas jlanning Field Check Building Hold on fina t4k alls/parking spaces N/A Signs ;_Planning; _ Separate permit Building d i Building Separate permit Handicapped parking '_Planning F' WAlcoholic Beverage fanning meter of Compi.` 9. Landscaping Planning Plans approval 10. ndscape Plans Public Works Plans approval PB&R r74 Parking spaces. -Planning fans ap val 1 _ J Field Chec /.ct'� t') /till' 12. ployee parking Planning: Letter of Co p 713. n-site parking Traffic Engineer Plans approval 1 Trash receptacles Planning QeIdQheck 15. Washout area Building Plans approval 16. Grease interceptors ]wilding Plans approval 17. Exhaust fans Building Plans approval Use Permit No. 3375 Conditions of Approval Page 2 '8. Bathrooms U,O Trash compactor 20. Mechanical equipment p arcel Map Recordation Resub. 849 22. Lighting 23. Sanitation District Fees 24. N/A r 25. N/A OuilB ng7 g i �g.. 1 Building Public Works Offing -I Building Building a, 0 Field Check Prior to issuance building permits Wt l 71677 GORDON BRICKEN & ASSOCIATES CONSULTING ACOUSTICAL and ENERGY ENGINEERS December 19, 1991 BILL WARD PLANNING DEPARTMENT CITY OF NEWPORT BEACH Newport beach, California SUBJECT: TEST OF TACO BELL AT 4101 JAMBOREE Dear Mr. Ward, At the request of Taco Bell , we have tested the mechanical equipment noise level at the unit at 4101 Jamboree in Newport Beach on 12/19/91. The levels did not exceed 55 dBA. Sincerely, Gordon sicken President cc Steve Abbott, Taco Bell 1621 East Seventeenth Street, Suite K • Santa Ana, California 92701 • Phone (714) 835-0249 FAX (714) 835-1957 Taco Bell Corporation 17901 Von Karman Irvine, CA 92714 December 19, 1991 Rich Edmonston, Traffic Engineer City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92659-1768 Re: Taco Bell 4101 Jamboree Newport Beach, CA Dear Mr. Edmonston: The following shall serve as confirmation of Taco Bell's intent to restripe the parking spaces at the above referenced project in accordance with the City's standard for double striping between i e e 1+I,en a facet ;„ w;Ath. Thi.- restrining will be accomplished before February pa_.•. 1, TI Si S1 T Planning Commission Meeting Aoril� 9� Agenda Item No. 6 -- CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department suBJECT: AA Traffic Stud v No 66 (Public e ing) Request to approve a traffic study so as to permit the construction of a drive-in and take-out restaurant facility on property located in the Koll Center Newport Planned Community. AND B. Use Permit No 3375 (Public Hearinel Request to permit the construction of a drive-in and take-out restaurant facility with indoor and outdoor seating areas and a request to waive a portion of the required off-street parking spaces. The proposal also includes a modification to the sign provisions of the Koll Center Newport Planned Community Development Regulations so as to allow a 26 square foot menu sign in addition to two permitted wall identification signs and one ground sign. > LOCATION: Parcel No. 2 of Parcel Map 84-702 (Resubdivision No. 772), located at 4101 Jamboree Road, on the northwesterly side of Jamboree Road, northeasterly of MacArthur Boulevard, in Koll Center Newport. ZONE: P-C APPLICANT: Taco Bell Corporation, Irvine OWNER: The Koji Company, Newport Beach Applications The subject applications involve a request to permit the construction of a drive-in and take-out restaurant facility with indoor and outdoor seating areas in a portion of Office Site "B" of the Koll Center Newport Planned Community. The proposal also includes: a request to waive a portion of the required off-street parking spaces; the approval of a traffic study; and a modification to the sign provisions of the Koll Center Newport Planned Community Development Regulations so as to allow a 26 square foot menu sign TO: Planning Commission - 2. in addition to the two permitted accordance with the provisions of out restaurants are a permitted us permit. Use permit procedures a Municipal Code. Traffic study Municipal Code and modification ,evo•. eq wall identification signs and one ground sign. In 00 the Koll Center Newport Planned Community, take- d e in Office Site 'B" subject to the approval of a use re set forth in Chapter 20.80 of the Newport Beach procedures are set forth in Chapter 15.40 of the procedures are set forth in Chapter 20.81. Conformance with the General Plan The Land Use Element of the General Plan designates the site for 'Retail and Service Commercial' uses. The proposed take-out restaurant is a permitted use within this designation. Subject Proerty and Surrounding Land Uses The subject property is currently developed as a parking and landscape area for the adjoining office building located northwesterly of the site. Also located northwesterly of the site is a two -level parking structure. To the northeast is the Rockwell International facility; to the southeast, across Jamboree Road, is a light industrial building and an office complex located in the City of Irvine; and to the southwest is a common landscape and parking area for the adjoining office building. Backeround At its meeting of November 19, 1987 the Planning Commission approved Use Permit No. 3278 and a related traffic study so as to permit the construction of the subject project. Said action also included the approval of Resubdivision No. 849 which established a new parcel for the development. The actions of the Planning Commission were taken with the findings and subject to the conditions of approval set forth in the attached excerpt of the Planning Commission minutes dated November 19, 1987. In accordance with Section 20.80.090 of the Municipal Code, Use Permits granted in accordance with Title 20 of the Municipal Code shall expire within 24 months from the effective date of their approval. Inasmuch as the applicant did not construct the project in accordance with the previous approvals, Use Permit No. 3278 and the related traffic study expired on December 10, 1989. Inasmuch as the expiration period for Resubdivisions is three years, the approval of Resubdivision No. 849 remains in effect until December 10, 1990, unless an extension is approved by the Planning Commission. Environmental Significance The Planning Commission has previously approved an environmental document in conjunction with its consideration of the above mentioned project. Inasmuch as all significant environmental concerns have been addressed in the previous certified environmental document and there are no additional reasonable alternatives or mitigation TO: Planning Commission - 3. measures that should be considered in conjunction with the proposed project, no further environmental review is required. For the Planning Commission's information, staff has attached a copy of the previously certified environmental document. Analy The applicants are again proposing to construct a take-out and drive -through restaurant facility on the subject property. Said facility will include a 2,394± square feet building (gross) which will contain approximately 1,215± square feet of customer service and seating -area. An outdoor patio seating area is also proposed which will contain approximately 1,215 square feet. The applicant has indicated that there will be approximately 12 employees on duty during peak hours of operation and that the combined indoor and outdoor seating will include 130 seats (90 seats inside and 40 seats outside). The applicant has further indicated that the hours of operation for the facility will be from 7:00 a.m. to 12:00 midnight, Sunday through Thursday and from 7:00 a.m. to 1:00 a.m., Friday and Saturday. Required Off -Street Parking The Municipal Code requires one parking space for each employee on duty during peak hours of operation and one parking space for each 50 sq. ft. of gross floor area within the take-out restaurant facility (including outdoor eating areas), -unless modified or waived by the Planning Commission. Based on the proposed 2,394± sq. ft. of gross floor area and the 1,215± sq. ft. of outdoor eating area (3,609± sq. ft. total) and 12 employees, 85 parking spaces are required for the proposed take-out restaurant. Proposed Off -Street Parking The applicants are proposing to provide a total of 62 parking spaces for the restaurant facility plus a 10 car stacking lane in conjunction with the drive-in facility, for a total of 72 parking spaces. Said parking will include 70 standard size spaces (10 of which are located in the drive -up window stacking lane); and 2 handicapped spaces. It should also be noted that the applicant has used tl � old 9 foot wide parking design standard; therefore, if the parking design were cha Ted so as to use the 8 foot 6 inch standard width, 2 additional parking could be pro-v_ded, bring the total proposed parking to 74 spaces. Based on these figures, the applicant is requesting that the remainder of the required off-street parking (11 spaces) be waived. (See following discussion concerning waiver of off-street parking). It should also be noted that 18 of the proposed parking spaces in the northeasterly parking area will encroach beyond the proposed property line. Such a situation is the result of having to maintain a certain distance between the proposed property line and the adjoining parking structure. This parking arrangement will be accommodated by an easement for parking purposes which will be granted to the restaurant site. Should the Planning Commission wish to approve these applications, staff has no objections to such an arrangement. The Planning Commission, should also be aware that 3,054 parking spaces are required TO: Planning Commission - 4. as a to serve the existing development in Office Site 'B". There are currently 3,325 parking be spaces available, for a surplus of 271 spaces. Inasmuch as the proposed development will ` occupy an area which is currently developed with 129 off-street parking spaces, the proposed restaurant development will deplete the existing parking surplus by 129 spaces. i The remaining parking surplus will be 142 spaces. tt Drive -In and Outdoor Restaurant Development Standards Chapter 20.72 of the Newport Beach Municipal Code was adopted in 1967 by the City in order to give the Planning Commission the opportunity to review any proposed take- out restaurant through the use permit procedure. Development standards were established for take-out restaurants so as to insure that such facilities would be aesthetically compatible with adjoining properties and streets. Said development standards are set forth in Chapter 20.72 of the Municipal Code and include specific requirements for building setbacks, parking, traffic circulation, walls surrounding the take- out restaurant site, landscaping, parking lot illumination, signing, underground utilities and storage. Section 20.72.130 of the Municipal Code states that the Planning Commission shall have the right to waive or modify any of the above mentioned development standards for take- out restaurants if such modification or waiver will achieve substantially the same results and will in no way be detrimental to adjacent properties or improvements than will the strict compliance with said conditions. The proposed'development fully complies with the above development standards except as discussed in the following sections. Waiver of Required Off -Street Parking As indicated in the previous parking analysis, the applicants are requesting to waive 11 of the required off-street parking spaces for the take-out restaurant. The applicant has based this request on the. fact that the parking demand for the restaurant will be somewhat lower than normal inasmuch as a large amount of the customers will be wall( - in customers from the surrounding offices in Koll Center and Newport Place. Staff concurs in this opinion. Walls Surrounding the Take-out Restaurant Site Inasmuch as the proposed take-out restaurant is attempting to develop as an integrated part of the adjoining office building and parking structure, the construction of solid walls on the interior property lines of the take-out restaurant site is inappropriate. Proposed Take -Out Restaurant Signs In accordance with the General Sign Requirements of the Koll Center Newport Planned Community, two wall identification signs are permitted on the restaurant building. Said wall signs may not exceed an area equal to one and one-half (1-1/2) square feet for each one (1) foot of lineal frontage of the building. However, in no case may a sign exceed TO: Planning Commission - 5. an area of 200 square feet. Based on the above requirements, the subject project would be permitted to have one 104± sq. ft. wall sign facing Jamboree Road and one 58 sq. ft. wall sign facing MacArthur Boulevard. The Koll Center Newport sign provisions also allow restaurants to have one ground sign not exceeding 200 square feet. As indicated on the attached plans, the applicant is proposing to install two wall mounted identification _ _fication signs containing approximat�17 square feet each, a monument identification sign located adjacent to Jainboree_Road_coritaining 97 square feet_and a small_26 square` o t menu pole sign on the northeasterly, side of the building which will be used in conjunction with- "the drive -through facility of the restaurant. It should be noted that the proposed signs are the same signs previously approved by the Planning Commission in conjunction with Use Permit No. 3278. The attached site plan also includes ' a note which identifies four directional signs; however, the size of each sign is not mentioned. In accordance with the sign provisions of the Koll Center Newport Planned Community, directional signs not exceeding 6 sq. ft. are permitted in addition to other signs on the site. Staff has no objections to the proposed directional signs provided they do not exceed 6 sq. ft. and they do not include the restaurant name or logo. .Proposed Drive -In Facility As shown on the attached site plan the applicant is proposing a drive-in facility which will include a stacking lane for 10 full size cars. Said drive-in lane will surround the restaurant building and will maintain an entrance/exit from the southwesterly driveway. According to the City Traffic Engineer, said entrance/exit is located too close to the southwesterly driveway in order to allow a sufficient turning radius for exiting cars. For this reason, the driveway entrance will have to be moved to the southwest so as to remove this deficiency. Traffic Study A Traffic Study has been prepared for the proposed project in conformance with the City's Traffic Phasing Ordinance and Council Policy S-1. The proposed project is expected to be completed in 1990. Analyses were, therefore, completed for 1991. The City Traffic Engineer identified five intersections which could be affected by the project at full occupancy. The first step in evaluating intersections is to conduct a 1% traffic volume analysis, taking into consideration existing traffic, regional growth and committed projects' traffic. For any intersection where, on any approach leg, project traffic is estimated to be greater than 1% of the projected peak 2-1/2 hour volume in either the morning or afternoon, an Intersection Capacity Utilization (ICU) analysis is required. As indicated in the attached Traffic Study, it was determined that for all but one of the five study intersec- tions, the project related traffic is expected to be less than one percent of.the project a.m, and p.m. peak 2-1/2 hour traffic volumes. The intersection of Jamboree Road and Birch Street did not pass the 1% test during the p.m. 2-1/2 hour peak period on the TO: Planning Commission - 6. northbound approach; therefore, an Intersection Capacity Utilization (ICU) analysis was performed for the p.m. peak hour. Table 5 on page 10 of the attached Traffic Study summarizes the results of the ICU analysis. As noted, the intersection would have an acceptable ICU value less than 0.90. Since four of the five identified intersections passed the 1% test and the fifth intersection passed the ICU test, no mitigation measures are required for the proposed project. Snecific_Findin Section 20.80.060 of the Newport Beach Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general wejfare of the City. Chapter 15.40 of the Municipal Code requires that the Planning Commission make certain findings in conjunction with its approval of a traffic study. Should the Planning Commission wish to approve these applications, the findings and conditions set forth in the attached Exhibit "A" are suggested. However, should the Planning Commission wish to deny these applications, the findings and conditions set forth in the attached Exhibit "B" are suggested. PLANNING DEPARTMENT James D. Hewicker, Director rard _ SeniorPlanner Attachments: Exhibit "A" Exhibit "B" Vicinity Map Excerpt of the Planning Commission Minutes dated November 19, 1987 Traffic Study Previously Certified Negative Declaration A.L.T.A. Survey, Site Plan, Floor Plan and Elevations TO: Planning Commission - 7. EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR TRAFFIC STUDY NO. 66 AND USE PERMIT NO. 3375 A, ENVIRONMENTAL DOCUMENT Findings: 1. That all significant environmental concerns for the proposed project have been addressed in a previously certified environmental document, and that the City of Newport Beach intends to use said document for the subject project, and further that there are no additional reasonable alternative or mitigation measures that should be considered in conjunction with said project. 2. That the contents of the environmental document have been considered in the various decisions on this project. 3. That in order to reduce adverse impacts of the proposed project, all feasible mitigation measures discussed in the environmental document have been incorporated into the proposed project. 4. That the mitigation measures identified in the Initial Study have been incorporated into the proposed project and are expressed as Conditions of Approval. 5. That based upon the information contained in the Initial Study, Negative Declaration and supportive materials thereto that if the mitigation measures are incorporated into the project it will not have a significant adverse impact on the environment. 6. That the findings made in regard to the Environmental Document described above also apply to the action taken on Traffic Study No. 66 and Use Permit No. 3375. B. TRAFFIC STUDY Findings: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak -hour traffic and circulation system in accordance with Chapter t� 3. 0 Planning Commission - g, Policy15.40 of the N Sewport Beach Municipal Code and City 2• That the generated tTa ac c Study indicates that the unsatisfactoraffic will neither cause nor Project - modified' ryPnml of traffic on make worse an or -primary' street. any major,' 'per 3. That mY- genera generated t afcic SrudY indicates that the four of will �gbther2.ger one Percent of of the traffic du anal Thee study intersectionso'a ak period on ysis for fifth intersection ' the ICU ICU value of less than rse indicates an acceptable C-'�-E- ERNUT �N`75 Findings, 1. That theproposeddevelopment is General and is co consistent with the uses. compatible with surrounding land 2' That the standards waiver of the take - the out restaurant development as Y relate Portion of the required pa�jin -eritneter fencing and a r osedtto drive -adjacent Properties be of no P P inasmuch as further Iarger irate rated and take-out restaurantthe such standards, g development which is is pan of a andards, but is designed in not conducive Purpose and away that t to intent meets the rn adanyequate parking is being provided ign standards, and surrounding s b walk on -site inasmuch as Cusg offices, to the site from the That the design of the conflict with P any ease nosed improvements Ail lar� for access through or Segof Property the pubh Proposed within Adequate provision for traffic for the drive-in and tale circulation is be; S• That the proposed foot menu sign in identification signs out restaurant facilityng not at the made modification to allow a 26 square addition to the two permitted ware all one ground sign, well not, under �i TO: Planning Commission - 9. the circumstances of this case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City, and further that the proposed modification is consistent with the legislative intent of Title 20 of the Municipal Code. 6. The approval of Use Permit No. 3375 will not, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. Conditions: 1. That development shall be in substantial conformance with the approved site plan, floor plan and elevations except as noted below. 2. That the parking lot shall be lighted in such a manner as to prove adequate illumination to all areas of the lot without causing any light or glare to impact adjacent properties. Said lighting shall include fixtures which match the existing light fixtures currently located on the site. 3. That all mechanical equipment and trash areas shall be screened from adjoining properties and from adjoining streets. 4. That the development standards pertaining to walls and 11 of the required parking spaces shall be waived. 5. That only two wall identification signs, one monument identification sign and one drive -through menu sign shall be permitted. 6. That the proposed directional signs shall not exceed 6 sq.ft. and shall not include the restaurant name or logo. 7. That the required number of handicapped parking TO: Planning Commission - 10. spaces shall be designated within the on -site parking area and shall be used solely for handicapped self - parking. One handicapped sign on a post and one handicapped sign on the pavement shall be required for each handicapped space. 8. That the service of any alcoholic beverages in the take- out restaurant facility is prohibited unless an amended use permit is approved by the City. 9. Landscaping shall be regularly maintained free of weeds and debris. All vegetation shall be regularly trimmed and kept in a healthy condition. 10. That landscape plans shall be subject to review and approval of the Parks, Beaches and Recreation Department and Public Works Department. 11. That 74 off-street parking spaces (including 10 spaces in the drive -up stacking lane) shall be provided. 12. That all employees shall park their vehicles on -site. 13. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review and approval by the Traffic Engineer. 14. That trash receptacles for patrons shall be located in convenient locations inside and outside the building. 15. That a washout area for refuse containers be provided in such a way as to allow direct drainage into the sewer E system and not into the Bay or storm drains, unless - otherwise approved by the Building Department. 16. That grease interceptors shall be provided on all fixtures in the restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of the Uniform Plumbing Code, unless otherwise approved by the Building Department. 17. That exhaust fans shall be designed to control smoke and odor, unless otherwise approved by the ,Building Department. 18. That one bathroom for each sex shall be provided and shall be made readily available to patrons of the facility TO: Planning Commission - 11. during all hours of operation. 19. That a trash compactor shall be in installed and maintained. 20. That all mechanical equipment shall be sound attenuated to 55 dBA at the property lines. 21. That all conditions of approval for Resubdivision No. 849 shall be fulfilled and that the parcel map shall be recorded prior to the issuance of building permits. 22. That the light system shall be designed, directed, and maintained in such a manner as to conceal the light source and to minimise light spillage and glare to the adjacent uses. The plans shall be prepared and signed by a Licensed Electrical Engineer; with a letter from the Engineer stating that, in his opinion, this requirement has been met. 23. That the County Sanitation District fees shall be paid prior to the issuance of building permits. 24. This use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090.A of the Newport Beach Municipal Code. 25. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 0 c 4 `(. "'c+y TO: Planning Commission - 12. EXHIBIT "B" FINDINGS FOR DENIAL OF TRAFFIC STUDY NO. 66, USE PERMIT NO. 3375 AND RELATED ENVIRONMENTAL DOCUMENT A ENVIRONMENTAL DOCUMENT 1. No action is necessary for the previously certified environmental document. 2. Make the findings listed below: Findings: 1. That the environmental document is complete and has been prepared in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City Policy. 2. That the contents of the environmental document have been considered on the various decisions on this project. 3. That the guidelines indicate that environmental documents are not required for projects that are denied. 4. The Findings made in regard to the Environmental Document described above also apply to the denial of the Traffic Study No. 66 and Use Permit No. 3375. B. TRAFFIC STUDY NO. 66 1. Take no action on the Traffic Study; and 2. Make the finding listed below: Finding: 1. That Traffic Studies are not needed for projects that are denied. C. USE PERMIT NO. 3375 1. Deny Use Permit No. 3375 with the findings listed below. m� TO: Planning Commission - 13. Findings: 1. That the proposed drive-in and take-out restaurant is inconsistent with the original concept of development for the Koll Center Newport Planned Community inasmuch as the subject restaurant is a type which is largely dependent upon the high volume business associated with the exposure to a major arterial highway, rather than the low volume, conventional restaurants which have previously been approved on the interior portions of the Planned Community, and which more clearly satisfy the supportive roll originally intended for restaurants in Office Site 'B." 2. That the placement of the subject drive-in and take-out restaurant between the existing office building and !' Jamboree Road results in an unworkable site plan that creates an unacceptable parking design and confusing on -site circulation pattern. 3. The approval of Use Permit No. 3375 will, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood and be detrimental or injurious to property and improvements in the neighborhood and the general welfare of the City. LOT 1 T2+eT NIo.939G. P-C .e �r P �I (fUgi O n C •e Y BR/STOL CORONA DEL P- C VI MAR y P-C ST. 0 m 4 -a •.acr � � s P- 3 L t• Sri TFET NORTN FREEWAY .irnEEr NG MAP CULTURAL RESIDENTIAL N E W P O R T BEACH — C A L I FOR N I FAMILY RESWEN71Al C-1 C-2 LIGHT COMMERCIAL A E% RESIDENTIAL GENERAL COMMERCIAL T INTERMEpIp7E OF0.1LTFAMILY RESIDENT U UNCLASSIFIED PLANNING COMMISSION ENfIgL PLC RESIESID� IA-1-p CONTROLLED MANUFACTURING M-1 MANUFACTURING _ 9 -H COMBINING DISTRICTS na Gtb' ✓[i .. ..., ..... ., ...ATE .,. .. .... .... MAP NO m- COMMISSIONERS `� A Sd,d AQ� April 19, _ ""0 Mlh.�_ ; ES ROLL CALL INDEX A Traffic Study No 66 (Public Hearing) Item No.6 Request to approve a traffic study so as to permit the TS No. 66 construction of a drive-in and take-out restaurant facility on property located in the Koll Center Newport Planned DP 3375 Community. Approved AND B. Use Permit No 3375 (Public Hearing) Request to permit the construction of a drive-in and take-out restaurant facility with indoor and outdoor seating areas and a request to waive a portion of the required off-street parking spaces. The proposal also includes a modification to the sign provisions of the Koll Center Newport Planned Community Development Regulations so as to allow a 26 square foot menu sign in addition to two permitted wall identification signs and one ground sign. LOCATION: Parcel No. 2 of Parcel Map 84-702 (Resubdivision No..772), located at 4101 Jamboree Road, on the northwesterly side of Jamboree Road, northeasterly of MacArthur Boulevard, in Koll Center Newport. ZONE: P-C APPLICANT: Taco Bell Corporation, Irvine OWNER: The Koll Company, Newport Beach Commissioner Pers6n asked if the subject project is similar to the restaurant facility that was approved by the Planning Commission at its meeting of November 19, 1987. James Hewicker, Planning Director, responded that it is essentially the same use and floor plan, however, the architectural style has changed substantially. He explained that the project has been reduced inasmuch as the original facility proposed by the applicants was not economically feasible. The public hearing was opened in connection with this item, and Mr. Steve Abbott appeared before the Planning Commission on behalf of the applicants wherein he concurred with the findings and conditions in Exhibit "A". -13- COMMISSIONERS April 19, 1990 MINUTES ROLL CALL INI]EX Mr. Chauncy Beck, Manager of Design for Taco Bell, appeared before the Planning Commission. Mr. Beck explained the negotiation of leases with The Koll Company regarding the subject site and the site of the Corporate Headquarters of Taco Bell in the City of Irvine, and the impact that the negotiations had on the previously approved restaurant facility. Mr. Beck that the architectural change consists of the materials that stated were originally proposed for the structure, a d the kitchen layout and interior have been reduced by approxim tely 200 square feet. Commissioner Merrill and Mr. Beck discussel the location of the Taco Bell Corporate Headquarters in Irvine and additional restaurant sites that the applicants negotiated with The Koll Company. There being no others desiring to appear and be heard, the public hearing was closed at this time. * Motion was made and voted on to approve Traffic Study No. 66 Motion Ayes * * * * and Use Permit No. 3375 subject to the findings and conditions Noes * * in Exhibit "A'. MOTION CARRIED. Absent A ENVIRONMENTAL DOCUMENT Findingu 1. That all significant environmental concerns for,+ the - proposed project have been addressed in a previously certified environmental document, and that the City of Newport Beach intends to use said document for the subject project, and further that there are no additional reasonable alternative or mitigation measures that should be considered in conjunction with said project. 2. That the contents of the environmental document have been considered in the various decisions on this project. 3. That in order to reduce adverse impacts of the proposed project, all feasible mitigation measures discussed in the environmental document have been incorporated into the proposed project. 4. That the mitigation measures identified in the Initial Study have been incorporated into the proposed project and are expressed as Conditions of Approval. -14- COMMISSIONERS April 19, 1990 MINUTES CITY (OF NEWPORT OEACH ROLL CALL INDEX 5. That based upon the information contained in the Initial Study, Negative Declaration and supportive materials thereto that if the mitigation measures are incorporated into the project it will not have a significant adverse impact on the environment. 6. That the findings made in regard to the Environmental Document described above also apply to the action taken on Traffic Study No. 66 and Use Permit No. 3375. B. TRAFFIC STUDY Findings: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak -hour traffic and circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy S- 1. 2. That the Traffic Study indicates that the project -generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major,' 'primary -modified,' or 'primary' street. 3. That the Traffic Study indicates that the project -generated _ traffic will not be greater than one percent of the existing traffic during the 2.5 hour peak period on four of the five study intersections and that the ICU analysis for the fifth intersection indicates an acceptable ICU value of less than 0.90. C. USE PERMIT NO. 3375 Findinag 1. That the proposed development is consistent with the General Plan and is compatible with surrounding land uses. 2. That the waiver of the take-out restaurant development standards as they relate to perimeter fencing and a portion of the required parking will be of no further detriment to adjacent properties inasmuch as the proposed drive-in and take-out restaurant is part of a larger integrated -15- COMMISSIONERS April 19, ' 90 MIk, :ES N CITE? OF WIPORT ORT BEACH ROLL CALL INDEX development which is not conducive to such standards, but is designed in a way that meets the purpose and intent of such design standards; and adequate parking is being provided on -site inasmuch as many customers will walk to the site from the surrounding offices. 3. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 4. Adequate provision for traffic circulation is being made for the drive-in and take-out restaurant facility. 5. That the proposed modification to allow a 26 square foot menu sign in addition to the two permitted wall identification signs an one ground sign, will not, under the circumstances of this case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City, and further that the proposed modification is consistent with the legislative intent of Title 20 of the Municipal Code. 6. The approval of Use Permit No. 3375 will not, under.the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. Conditions: 1. That development shall be in substantial conformance with the approved site plan, floor plan and elevations except as noted below. 2. That the parking lot shall be lighted in such a manner as to prove adequate illumination to all areas of the lot without causing any light or glare to impact adjacent properties. Said lighting shall include fixtures which match the existing light fixtures currently located on the site. -16- COMMISSIONERS April 19, 1990 MINUTES ROLL CALL April 19, 1990 MINUTES ROLL CALL INDEX 3. That all mechanical equipment and trash areas shall be screened from adjoining properties and from adjoining streets. 4. That the development standards pertaining to walls and 11 of the required parking spaces shall be waived. 5. That only two wall identification signs, one monument identification sign and one drive -through menu sign shall be permitted. 6. That the proposed directional signs shall not exceed 6 sq.ft. and shall not include the restaurant name or logo. 7. That the required number of handicapped parking spaces shall be designated within the on -site parking area and shall be used solely for handicapped self -parking. One handicapped sign on a post and one handicapped sign on the pavement shall be required for each handicapped space. 8. That the service of any alcoholic beverages in the take- out restaurant facility is prohibited unless an amended use permit is approved by the City. 9. Landscaping shall be regularly maintained free of weeds and debris. All vegetation shall be regularly trimmed and kept in a healthy condition. 10. That landscape plans shall be subject to review and approval of the Parks, Beaches and Recreation Department and Public Works Department. 11. That 74 off-street parking spaces (including 10 spaces in the drive -up stacking lane) shall be provided. 12. That all employees shall park their vehicles on -site. 13. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review and approval by the Traffic Engineer. 14. That trash receptacles for patrons shall be located in convenient locations inside and outside the building. -17- 'COMMISSIONr-.,S - ��� sdd.d� April 19, 1990 MINUTES ROLL CALL INDEX such a way as to allow direct drainage into the sewer system and not into the Bay or storm drains, unless otherwise approved by the Building Department. 16. That grease interceptors shall be provided on all fixtures in the restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of the Uniform Plumbing Code, unless otherwise approved by the Building Department. 17. That exhaust fans shall be designed to control smoke and odor, unless otherwise approved by the Building Department. 18. That one bathroom for each sex shall be provided and _ shall be made readily available to patrons of the facility during all hours of operation. 19. That a trash compactor shall be in installed and maintained. 20. That all mechanical equipment shall be sound attenuated to 55 dBA at the property lines. 21. That all conditions of approval for Resubdivision No. 849 shall be fulfilled and that the parcel map shall, be recorded prior to the issuance of building permits." 22. That the light system shall be designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent uses. The plans shall be prepared and signed by a Licensed Electrical Engineer; with a letter from the Engineer stating that, in his opinion, this requirement has been met. 23. That the County Sanitation District fees shall be paid prior to the issuance of building permits. 24. This use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090.A of the Newport Beach Municipal Code. 25. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend -18- °COMMISSIONERS O,r � '' spy • dcA CITY OF WEVAIPO T BEACH April 19, 1990 MINUTES ROLL CALL INDEX to the City Council revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. sss Use Permit No 3378 (Public Hearing) Item No.7 UP3378 Request to permit the establishment of a retail flower shop with outdoor display within the Via Lido Plaza Shopping Center on Approved ,,property located in the C-1-H District. � CATION: Parcel No. i of Parcel Map 85-1 (Resubdivision No. 516), located at 3423 Via, Lido Lido, on the southerly side of Via between Newport Boulevard and Via Oporto in Central Newport. ZONE: ` C-1-H APPLICANT: Fritz Duda Company, Orange OWNER: �� Same as applicant The public hearing was opened in connection with this item, and Mr. Russell Har4 Vice President of the Fritz Duda Company, appeared before the Planning Commission on behalf of the applicants wherein h�concurred with the findings and conditions in Exhibit 'W'. There being no othersesiring to appear and be heard, the public hearing was closed at this time. Notion Motion was made and voted on to approve Use Permit No. 3378 Ayes A * ' * subject to the findings and conil tions in Exhibit W'. MOTION Absent " CARRIED. �1 in in 1. That the proposed development ' is consistent with the General Plan and the adopted LoCal Coastal Program, Land Use Plan, and is compatible witli surrounding land uses. -19- Planning Commission h_jeting November 8. 1990 Agenda Item No. CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT: Resubdivision No. 849 (Discussion) Request to permit a two year extension of the previous approval of Resubdivision No. 849 which permitted the creation of one parcel of land for take-out restaurant purposes and one parcel of land for off- street parking purposes on property located in the Koll Center Newport Planned Community. LOCATION: Parcel No. 7 of Parcel Map 82-713 (Resubdivision No. 731), located at 4101 Jambore _ Road, on the northwesterly side of Jamboree Road, northeasterly of MacArthur Boulevard in Koll Center Newport. ZONE: P-C APPLICANT: Aetna Life Insurance Company, c/o The Koll Company, Newport Beach; and Taco Bell Corporation, Santa Ana Application This application involves a request to permit a two year extension of the previous approval of Resubdivision No. 849 which permitted the creation of one parcel of land for take-out restaurant purposes and one parcel of land for off-street parking purposes on property located in the Koll Center Planned Community. Resubdivision procedures are set forth in Section 19.12.040 of the Municipal Code. Background At its meeting of November 19, 1987 the Planning Commission approved Use Permit No. 3278, a traffic study and related environmental document so as to permit the construction of a Taco Bell drive-in take-out restaurant facility on the subject property, and waive a portion of the required off-street parking spaces. In addition, Resubdivision No. 849 was approved, to establish one parcel of land for restaurant purposes and one parcel of land for off-street parking purposes where one parcel of land now exists. The findings and conditions of approval of the applications are set forth in the attached excerpt of the minutes of the Planning Commission meeting, dated November 19, 1987. ((''"� I - TO: Planning iOmmission - 2 In accordance with Section 20.80.090 of the Municipal Code, use permits granted in accordance with Title 20 of the Municipal Code shall expire within 24 months from the effective date of their approval. Inasmuch as the applicant did not construct the project in accordance with the previous approvals, Use Permit No. 3278 and the related traffic study expired on December 10, 1989. The applicant subsequently applied for a new use permit, a traffic study and related environmental document at the Planning Commission meeting of April 19, 1990, so as to permit the construction of said drive-in and take-out restaurant facility and waive a portion of the required off-street parking. A modification to the sign provisions of the Koll Center Newport Place Planned Community was also approved that permitted a 26 sq. ft. menu sign in addition to two permitted wall identification signs and one ground sign. The findings and conditions of approval of the applications are set forth in the attached excerpt of the minutes of the Planning Commission meeting, dated April 19, 1990. Request to Extend Resubdivision No. 849 In accordance with Section 19.16.010 of the Subdivision Code, within three years of the approval of a tentative parcel map, the subdivider shall cause the subdivision to be surveyed and a final map prepared thereof in conformance with the tentative map. Said section also provides that one extension up to a maximum of two years may be granted provided that such a request is made within three years after the approval of the parcel map. Inasmuch as Resubdivision No. 849 was approved on November 19, 1987, and will expire on December 10, 1990, the applicant is requesting a two year extension because of the delays in negotiations between the applicant and the property owner (see attached letter from the applicant's engineer). Specific Findings Staff has no objections to the applicant's request for a two year extension for Resubdivision No. 849. Should the Planning Commission wish to approve the extension of Resubdivision No. 849, the conditions of approval set forth in the attached Exhibit "A" are suggested. PLANNING DEPARTMENT JAMES D. HEWICKER, Director By fjckl(7yY DANA O. ASLAMI Associate PIanner Attachments: Exhibit "A' Vicinity Map Excerpt from Planning Commission Minutes dated November 19, 1987 Excerpt from Planning Commission Minutes dated April 19, 1990 Letter from the Applicant Note: A copy of the tentative parcel map will be on display in the City Council Chambers. F:\W P51\DANA-A\RESUB\RB49H TO: Planning Runission - 3 EXYHBIT "A" CONDITIONS OF APPROVAL FOR THE EXTENSION OF RESUBDIVISION NO. 849 1. That all conditions of approval of Resubdivision No. 849, as approved by the Planning Commission on November 19, 1987, be fulfilled. 2. That this resubdivision shall expire if the map has not been recorded on or before December 10, 1992. I a. m °VQCINITY .., AP ;. P-C P=C Q PC 81 P- C ro u IRI MA DEL R GOAONA Ta. P-C P-C m - c 5 jkl•` F,reaWAY R I C T I NG MAP NEWPORT BEACH — CALIFORNIA R-A AGRIDILTURAL RESIDENTIAL C-1 LIGNT COMMERCIAL I INTERMEDIATE UNCLASSIFIED PLANNING COMMISSION R-1 SINGLE FAMILY RESIDENTIAL C-2 GENERAL COMMERCIAL U R-2 R-S CUPLEIL RESIDENTIAL RESTD IALTPLE fAMLY RESIDENTIAL M-1-A CONTROLLED MONUfACTAf11NG -0 -N COMBINING DISTRICTS _ ORD. No. 925? R-4 ,"TIPLE RESIDENTIAL M-1 MANIfACTURNG • DATE s_.._<.• •°°v i■i �.. .....�. 3 � �•} �,I I SI 7 1� � "� i �•4 I,". � I`A � �•! � i. ,� ,�� _ v ,'.n .: N ICOMMISSIONERS + t MINUTES November 19, 1987 ZCITY OF NEWPORT EA INDEX ROLL CALL Co ' sion on behalf of the applicant. Mr. Cook stated that he applicant concurs with staff's recommenda 'ons. Commissioner Me '11 and Mr. Cook discussed the landscape conditions the subject site along Jamboree Road. There being no others desirin o appear and be heard, the public hearing was closed at s time. Motion was made to adopt Resoluti No. 1167, Motion x recommending to the City Council adoption General Ayes x x x x x C Plan Amendment 87-2(B), acceptance of an envir ental Absent x document, and to adopt Resolution No. 8, recommending to the City Council adoption of Amendmen � a A Traffic Study (Continued Public Hearing) Request to approve a traffic study in conjunction with the construction of a drive-in and take-out restaurant facility with indoor and outdoor seating areas; the acceptance of an environmental document. AND B. Use Permit No 3278 (Continued Public Hearing) Item No.7 TS Up3278 R849 Approved Request to permit the construction of a Taco Bell drive-in and take-out restaurant facility with indoor and outdoor seating areas; and a request to waive a portion of the required off-street parking spaces; a modification to the Koll Center Newport Planned Comm- unity Development Standards so as to allow 5 wall identification signs where said standards permit only 2 such signs; and to allow the use of compact parking spaces for a portion of the required off-street park- ing. AND C. Resubdivision No 849 (Continued Public Hearing) Request to create one parcel of land for restaurant purposes and one parcel of land for off-street parking purposes where one parcel of land now exists. -16- COMMISSIONERS MINUTES ! B0 ����'�0 9�9 9 P Gt�'�p9i6`21. 9y9p�y 0 CITY OF NEWPOR'T 9y November 19, 1987 ROLL CALL INDEX LOCATION: Parcel No. 7 of Parcel Map 82-713 (Resubdivision No. 731), located at 4101 Jamboree Road, on the northwesterly side of Jamboree Road, northeasterly of MacArthur Boulevard in Koll Center Newport. ZONE: P-C APPLICANTS: Aetna Life Insurance Company, c/o The Koll Company, Newport Beach; and Taco Bell Corporation, Santa Ana OWNER: Aetna Life Insurance Company, c/o The Koll 'Company, Newport Beach ENGINEER: Robert Bein, William Frost & Associates, Irvine The public hearing was opened in connection with this item, and Mr. Mike Lewis, Vice President of Development for The Koll Company, appeared before the Planning Commission. Mr. Lewis referred to Condition No. 19 regarding the installation of a trash compactor. He stated that there is daily trash service on -site with the exception of Sundays. Chairman Person explained that it is a standard condition that is frequently applied to restaurants. Commissioner Koppelman expressed her concerns regarding the parking in the area. She compared the subject take-out restaurant with other take-out restaurants within the airport area, and she pointed out the inadequate parking. conditions surrounding McDonald's Restaurant and the surrounding businesses located in the City of Irvine. Mr. Lewis explained that the available parking spaces will accommodate the take-out restaurant and the adjacent office development. He stated that in the parking lots used by the office personnel there is approximately a 20 percent vacancy rate during the lunch hour, and that after business hours there would be a large vacancy rate. In response to questions posed by Commissioner Merrill, Mr. Lewis explained that the number of surplus parking spaces for the adjoining office development discussed in the staff report are in accordance with the City's parking requirements, but that there will be parking spaces available to restaurant customers in the perimeter of the office parking lot outside of the gates to the office parking structure. -17- COMMISSIONERS 6 mG�ir� m 9� 9y v�k AAINUTES November 19, 1987 ROLL CALL INDEX In response to a'question posed by Chairman Person, Mr. Lewis replied that the applicants concur with the findings and conditions in Exhibit "A". There being no others desiring to appear and be heard, the public hearing was closed at this time. Commissioners. -Pomeroy and Koppelman indicated their interest in the projections of the usage of the restaurant. Motion x Motion was made and voted on to reopen the public Ayes x x K X x hearing. MOTION CARRIED. Noes x Absent x In response to the concerns of Commissioners Pomeroy and Koppelman, Mr. Steve Olson, Region' Construction Manager of Taco Bell appeared before the Planning Commission, and he addressed the number of vehicles that the applicants anticipate on -site. He explained that the subject Taco Bell take-out restaurant had been designed to accommodate approximately 20 to 25 percent more seats than the typical Taco Bell take-out restaurant, but that a larger parking area would be provided, consisting of 62 parking spaces, and 10 parking spaces in the stacking lane for a total of 72 parking spaces. The public hearing was closed at this time. Motion was made to approve the Traffic Study, Use Permit No. 3278, and Resubdivision No. 849 subject to the findings and conditions in Exhibit "A". Commissioner Koppelman asked if the requested waive of 13 off-street parking spaces would be deleted, how much square footage in the building would need to be reduced? Mr. Hewicker replied that a reduction of 650 square feet of gross floor area would be required. Commissioner Koppelman stated that she would not support the motion based upon what she has seen with other take-out restaurants within the airport area. She reasoned that there is an inadequate number of parking spaces being provided for the restaurant use. Ayes x x x x Motion was voted on to approve Traffic Study, Use Noes K K Permit No. 3278, and Resubdivision No. 849 subject to Absent x the findings and conditions in Exhibit "A". MOTION CARRIED. -18- COMMISSIONERS q .0 Oi ON y0 F F OqN A �G�t^ yoy9i gp`'9y'9,c 9yyo y f� lyo < 9 y Q 0 MINUTES November 19, 1987 ROLL CALL INDEX A. ENVIRONMENTAL DOCUMENT: 1. Approve the Negative Declaration and supportive materials thereto; and 2. Make the findings listed below: Findings: 1. That the environmental doc anent is complete and has been prepared in compliance with the California Environmental Quality Act (CEQA), the State EIR Guidelines and City Policy. 2. That the contents of the environmental document have been considered in the various decisions on this project. 3. That in order to reduce adverse impacts of the proposed project, all feasible mitigation measures discussed in the environmental document have been incorporated into the proposed project. 4. That the mitigation measures identified in the Initial Study have been incorporated into the proposed project and are expressed as Conditions of Approval. 5. That based upon the information contained in the Initial Study, Negative Declaration and supportive materials thereto that if the mitigation measures are incorporated into the project it will not have a significant adverse impact on the environment. The findings made in regard to the Environmental Document described above also apply to the action taken on the Traffic Study, Use Permit No. 3278 and Resubdivision No, 849. B. TRAFFIC STUDY: ' Findings: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak -hour traffic and circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy S-1. -19- COro.,.IISSI-'IERS (`„f C- MINUTES November 19, 1987 y \ MILy9 CITY OF NEWPOR Y MAU a INDEX ROLL CALL 2. That the Traffic Study indicates that the project -generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major', 'primary -modified', or 'primary' street. 3. That the Traffic Study indicates that the project -generated traffic will not be greater than one percent of the existing traffic during the 2.5 hour peak period on any leg of any of the critical intersections. C. USE PERMIT NO. 3278: Findings: 1. That the proposed development is consistent with the General Plan and is compatible with surrounding land uses. 2. That the waiver of the take-out restaurant development standards as they relate to perimeter fencing and a portion of the required parking will be of no further detriment to adjacent properties inasmuch as the proposed drive-in and take-out restaurant is part of a larger integrated development which is not conducive to such standards, but is designed in a way that meets the purpose and intent of such design standards,' and adequate parking is being provided on -site inasmuch as many customers will walk to the site from the surrounding offices. 3. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 4. Adequate provision for traffic circulation will be made for the drive-in and take-out restaurant facility. 5. That the use of two wall signs, one monument sign and one free standing menu sign, as well as the use of two compact parking spaces will" not, under the circumstances of this case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to -20- COMMISSIONERS MINUTES ti November 19, 1987 ROLL CALL IMM property or improvements in the neighborhood or the general welfare of the City, and further that the proposed modifications are consistent with the legislative intent of Title 20 of the municipal. Code. 6. The approval of use Permit No. 3278 will not, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. Conditions: 1. That development shall be in substantial conformance with the approved plot plan, floor plans and elevations except as noted below. 2. That the parking lot shall be lighted in such a manner as to prove adequate illumination oall light areas of the lot without causing any glare to impact adjacent properties. Said lighting shall include fixtures which match the existing light fixtures currently located on the site. 3. That all mechanical equipment and trash.�Ireas shall be screened from adjoining properties and from adjoining streets. 4. That the development standards pertaining to walls and 13 of the required parking spaces shall be waived. 5. That all signs shall conform to the General Sign Provisions of the Koll Center Newport Planned Community Development Standards except as approved in conjunction with this application. 6. That only two wall signs, one monument sign, and one freestanding menu sign shall be permitted. 7. That the proposed directional signs shall not exceed 6 square feet and shall not include the restaurant name or logo. -21- INDEX /0 v ' ' COMMISSIONERS MINUTES 4 ' November 19, 1987 II •, y o °c0'L��Aoa°gym ti CITY OF NEWPORT BEACH INDEX ROLL CALL e. That the service of any alcoholic beverages in the take-out restaurant facility is prohibited unless an amended use permit is approved by the City. 9. Landscaping shall be regularly maintained free of weeds and debris. All vegetation shall be regularly trimmed and kept in a healthy condition. 10. That landscape plans shall be subject to review and approval of the Parks, Beaches and Recreation Department and Public Works Department. 11. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review and approval by the Traffic Engineer. 12. The 72 off-street parking spaces (including 10 spaces in the drive -up stacking lane) shall be provided on the property in question. 13. That all employees shall park their vehicles on -site. 14. That trash receptacles for patrons shall be located in convenient locations inside and outside the building. 15. That a washout area for refuse containers be provided in such a way as to allow direct'arainage into the sewer system and not into the Bay or storm drains, unless otherwise approved by the Building Department. 16. That grease interceptors shall be provided on all fixtures in the restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of the Uniform Plumbing Code, unless otherwise approved by the Building Department. 17. That exhaust fans shall be designed to control smoke and odor, unless otherwise approved by the Building Department. 18. That one bathroom for each sex shall be provided and shall be made readily available to patrons of the facility during all hours of operation. 19. That a trash compactor shall be installed and maintained. -22- i L_ COMMISSIONERS y o vm' 0 'P `�'P eft ac `92 91- 9y90 y C� Cho � 9 Z w41NUTES } November 19, 1987 MAW ROLL CALL INDEX 20. That all mechanical equipment shall be sound attenuated to 55 dBA at the property lines. 21. That all conditions of approval for Resubdivision No. 849 shall be fulfilled. 22. That the light system shall be designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent uses. The plans shall be prepared and signed by a Licensed Electrical Engineer; with a letter from the Engineer stating that, in his opinion, this requirement has been met. 23. That the required number of handicapped parking spaces shall be designated solely for handicapped self parking and shall be identified in a manner acceptable to the City Traffic Engineer. Said parking spaces shall be accessible to the handicapped at all times. One handicapped sign on a post shall be required for each handicapped parking spaces. 24. This use permit shall expires unless exercised within 24 months from the date of approval as specified in Section 20.80.090 A of the Newport Beach Municipal Code. tr 25. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 'D. RESOBDIVISION NO. 849 Findings: 1. That the map meets the requirements of Title 19 of the Newport Beach Municipal Code, all ordinances of the City, all applicable general or specific plans and the Planning Commission is satisfied with the plan of subdivision. 2. That the proposed resubdivision presents no problems from a planning standpoint. -23- L COMMISSIONERS MINUTES r r, g o A ,L y O� O� November 19, 1987 yB0 1 "p0q 9 9 G9�9oNoy9Q C yo � COTY OF {gyp W PR Op C ROLL CALL INDEX 3. That the design of the subdivision or the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed subdivision. Conditions: 1. That a parcel map be recorded prior to issuance of Building Permits 2. That all improvements be constructed as required by ordinance and the Public Works Department. 3. That the Fire Department connection for the adjacent office building shall be relocated so as not to be outside of the building footprint of the proposed drive-in and take-out restaurant. The applicant shall also provide a private easement for said Fire Department connection over Parcel No. 1 of the subject parcel map, for the benefit of Parcel No. 1 of Parcel Map 114/22-24 (office building site). 4. That all conditions of approval for Use Permit No. 3278 shall be fulfilled. S. That an easement for parking purposes be provided to the benefit of Parcel No. 1 over that pottion of Parcel No. 2 where required parking spaces for the subject restaurant facility encroach over the proposed common parcel line. 6. That this resubdivision shall expire if the map has not been recorded within 3 years of the date of approval, unless an extension is granted by the Planning Commission. • a -24- �3 COMMISSIONERS A Y99494 III MINUTL_ November 19, 19870 ♦ "9 CI ■ Y OF NEWPORT t3tAU Y Z INDEX ROLL CALL Cc sion on behalf of the applicant. Mr. Cook stated that he applicant concurs with staff's recommenda 'ons. Commissioner Me 'll and Mr. Cook discussed the landscape conditions the subject site along Jamboree Road. There being no others desirin o appear and be heard, the public hearing was closed at 's time. Motion was made to adopt Resolute No. 1167, Motion x • recommending to the City Council adoption General Ayes x x x K x Plan Amendment 87-2(B), acceptance of an envir ental Absent x document, and to adopt Resolution No. 8, recommending to the City Council adoption of Amendme , A Traffic Study (Continued Public Hearing) Item No.7 Request to approve a traffic study in conjunction with TS the construction of a drive-in and take-out restaurant UP3278 facility with indoor and outdoor seating areas; the R899 acceptance of an environmental document. Approved AND B. Use Permit No 3278 (Continued Public Hearing) Request to permit the construction of a Taco Bell drive-in and take-out restaurant facility with indoor and outdoor seating areas; and a request to waive a portion of, the required off-street parking spaces; a modification to the Koll Center Newport Planned Comm- unity Development Standards so as to allow 5 wall identification signs where said standards permit only 2 such signs; and to allow the use of compact parking spaces for a portion of the required off-street park- ing. AND C. Resubdivision No 849 (Continued Public Hearing) Request to create one parcel of land for restaurant purposes and one parcel of land for off-street parking purposes where one parcel of land now exists. -16- ,J COMMISSIONERS V'0 '0 0, 16 11s�1W51%11e\1SS\�1 April 19, 1990 MINUTES MY OF Mi VP(ORT BEACH ROLL CALL INDEX A Traffic Study No 66 (Public Hearing) Request to approve a traffic study so as to permit the construction of a drive-in and take-out restaurant facility on property located in the Koll Center Newport Planned Community. AND B. Use Permit No 3375 (Public Hearinel Request to permit the construction of a drive-in and take-out restaurant facility with indoor and outdoor seating areas and a request to waive a portion of the required off-street parking spaces. The proposal also includes a modification to the sign provisions of the Koll Center Newport Planned Community Development Regulations so as to allow a 26 square foot menu sign in addition to two permitted wall identification signs and one ground sign. LOCATION: Parcel No. 2 of Parcel Map 84-702 (Resubdivision No. 772), located at 4101 Jamboree Road, on the northwesterly side of Jamboree Road, northeasterly of MacArthur Boulevard, in Koll Center Newport. ZONE: P-C APPLICANT: Taco Bell Corporation, Irvine OWNER: The Koll Company, Newport Beach Commissioner Pers6n asked if the subject project is similar to the restaurant facility that was approved by the Planning Commission at its meeting of November 19, 1987. James Hewicker, Planning Director, responded that it is essentially the same use and floor plan; however, the architectural style has changed substantially. He explained that the project has been reduced inasmuch as the original facility proposed by the applicants was not economically feasible. The public hearing was opened in connection with this item, and Mr. Steve Abbott appeared before the Planning Commission on behalf of the applicants wherein he concurred with the findings and conditions in Exhibit "A". -13- Item No.6 TS No. 66 UP 3375 Approved /S COMMISSIONERS April 19, 1990 MINUTES d N COTY OF WEVJP(DR 0 BEACH INDEX ROLL CALL Mr. Chauncy Beck, Manager of Design for Taco Bell, appeared before the Planning Commission. Mr. Beck explained the The Koll Company regarding the negotiation of leases with subject site and the site of the Corporate Headquarters of Taco Bell in the City of Irvine, and the impact that the negotiations facility. Mr. Beck had on the previously approved restaurant stated that the architectural change consists of the materials that were originally proposed for the structure, and the kitchen layout by 200 square feet. and interior have been reduced approximately Commissioner Merrill and Mr. Beck discussed the location of the Taco Bell Corporate Headquarters in Irvine and additional negotiated with The Koll restaurant sites that the applicants Company. There being no others desiring to appear and be heard, the public hearing was closed at this time. * Motion was made and voted on to approve Traffic Study No. 66 Notion * * * and Use Permit No. 3375 subject to the findings and conditions Ayes Noes * * in Exhibit "K. MOTION CARRIED. Absent * A. ENVIRONMENTAL DOCUMENT Fin in s 1. That all significant environmental concerns for the in a previously proposed project have been addressed certified environmental document, and that the City of Newport Beach intends to use said document for the subject project, and further that there are no additional or mitigation measures that should reasonable alternative be considered in conjunction with said project. 2. That the contents of the environmental document have been considered in the various decisions on this project. 3. That in order to reduce adverse impacts of the proposed project, all feasible mitigation measures discussed in the document have been incorporated into the environmental proposed project. 4. That the mitigation measures identified in the Initial Study have been incorporated into the proposed project and are expressed as Conditions of Approval. -14- COMMISSIONERS I 1 �'�%' sow°• o`�� CITY OF NEWPOR'T ®EACH April 19, 199U MINUTES ROLL CALL INDEX S. That based upon the information contained in the Initial Study, Negative Declaration and supportive materials thereto that if the mitigation measures are incorporated into the project it will not have a significant adverse impact on the environment. 6. That the findings made in regard to the Environmental Document described above also apply to the action taken on Traffic Study No. 66 and Use Permit No. 3375. B. TRAFFIC_ STUDY Findings: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak -hour traffic and circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy S- 1. 2. That the Traffic Study indicates that the project -generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major,' 'primary -modified,' or 'primary' street. 3. That the Traffic Study indicates that the project -generated traffic will not be greater than one percent of the existing traffic during the 2.5 hour peak period on four of the five study intersections and that the ICU analysis for the fifth intersection indicates an acceptable ICU value of less than 0.90. C USE PERMIT NO. 3375 Fin in 1. That the proposed development is consistent with the General Plan and is compatible with surrounding land uses. 2. That the waiver of the take-out restaurant development standards as they relate to perimeter fencing and a portion of the required parking will be of no further detriment to adjacent properties inasmuch as the proposed drive-in and take-out restaurant is part of a larger integrated -15- �7 COMMISSIONERS April 19, 1990 MINUTES ROLL CALL development which is not conducive to such standards, but is designed in a way that meets the purpose and intent of such design standards; and adequate parking is being provided on -site inasmuch as many customers will walk to the site from the surrounding offices. 3. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 4. Adequate provision for traffic circulation is being made for the drive-in and take-out restaurant facility. 5. That the proposed modification to allow a 266 square foot wall menu sign in addition to the two permitted identification signs an one ground sign, will not, under the circumstances of this case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City, and further that the proposed modification is consistent with the legislative intent of Title 20 of the Municipal Code. 6. The approval of Use Permit No. 3375 will not, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. Conditions_ 1. That development shall be in substantial conformance with the approved site plan, floor plan and elevations except as noted below. 2. That the parking lot shall be lighted in such a manner as to prove adequate illumination to all areas of the lot without causing any light or glare to impact adjacent properties. Said lighting shall include fixtures which match the existing light fixtures currently located on the site. -16- INDEX /I COMMISSIONERS k 5 April 19, 1990MINUTES ROLL CALL III Jill INOEY. 3. That all mechanical equipment and trash areas shall be screened from adjoining properties and from adjoining streets. 4. That the development standards pertaining to walls and 11 of the required parking spaces shall be waived. 5. That only two wall identification signs, one monument identification sign and one drive -through menu sign shall be permitted. 6. That the proposed directional signs shall not exceed 6 sq.ft. and shall not include the restaurant name or logo. 7. That the required number of handicapped parking spaces shall be designated within the on -site parking area and shall be used solely for handicapped self -parking. One handicapped sign on a post and one handicapped sign on the pavement shall be required for each handicapped space. 8. That the service of any alcoholic beverages in the take- out restaurant facility is prohibited unless an amended use is approved by the City. permit 9. Landscaping shall be regularly maintained free of weeds - and debris. All vegetation shall be regularly trimmed and kept in healthy condition. a 10. That landscape plans shall be subject to review and approval of the Parks, Beaches and Recreation Department and Public Works Department. 11. That 74 off-street parking spaces (including 10 spaces in the drive -up stacking lane) shall be provided. 12. That all employees shall park their vehicles on -site. 13. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. and approval 14. That trash receptacles for patrons shall be located in convenient locations inside and outside the building. -17- COMMISSIONERS o F'� s'p � • ��n AF��N G �q�� �q.� i � .:fir Y. April 19, 1990 MINUTESo ROLL CALL INDEX such a way as to allow direct drainage into the sewer system and not into the Bay or storm drains, unless otherwise approved by the Building Department. 16. That grease interceptors shall be provided on all fixtures in the restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of the Uniform T'umbing Code, unless otherwise approved by the Building )epartment. 17. That exhaust fans shall be designed to control smoke and odor, unless otherwise approved by the Building Department. 18. That one bathroom for each sex shall be provided and shall be made readily available to patrons of the facility during all hours of operation. 19. That a trash compactor shall be in installed and maintained. 20. That all mechanical equipment shall be sound attenuated to 55 dBA at the property lines. 21. That all conditions of approval for Resubdivision No. 849 shall be fulfilled and that the parcel map shall • be recorded prior to the issuance of building permits: 22. That the light system shall be designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent uses. The plans shall be prepared and signed by a licensed Electrical Engineer; with a letter from the Engineer stating that, in his opinion, this requirement has been met. 23. That the County Sanitation District fees shall be paid prior to the issuance of building permits. 24. This use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090.A of the Newport Beach Municipal Code. . 25. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend -18- �v 'D• ,• COMMISSIONERS 3 April 19, 1990 MINUTES OA A 4 � �N Gp`� • �F� W CITY OF NEWPORT BEACH ROLL CALL INDEX to the City Council revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. e Permit No 3378 &blir, Hearin Item No.7 UP3378 Re q est to permit the establishment of a retail flower shop with outdo display within the Via Lido Plaza Shopping Center on Approved prope located in the C-1-H District. LOCATIO Parcel No. 1 of Parcel Map 85-1 (Resubdivision No. 516), located at 3423 Via Lido, on the southerly side of Via Lido between Newport Boulevard and Via Oporto in Central Newport. ZONE: C- -H APPLICANT: Fritz uda Company, Orange OWNER: Same as plicant The public hearing was opened in connection with this item, and Mr. Russell Hardt, Vice President f the Fritz Duda Company, appeared before the Planning Co .ssion on behalf of the applicants wherein he concurred with t findings and conditions in Exhibit "A". There being no others desiring to appear d be heard, the public hearing was closed at this time. Motion Motion was made and voted on to approve Use P it No. 3378 Ayes * * * * subject to the findings and conditions in Exhibit" . MOTION Absent * CARRIED. Findings: 1. That the proposed development is consistent with e General Plan and the adopted Local Coastal Progr Land Use Plan, and is compatible with surrounding land uses. -19- N `Fobert I-Bei.Q,`�illiam cpost 6,C,9ssooiates PROFESSIONAL ENGINEERS, PLANNERS & SURVEYORS October 11, 1990 Planning Commission CITY OF NEWPORT BEACH 3300 Newport Boulevard Newport Beach, CA 92659-1768 Subject: Resubdivision No. 849 (Taco Bell) Gentlemen: JN 24222 Resubdivision No. 849 expires December 10, 1990. This project has been delayed because of on -going negotiations between the property owner and the proposed lessee; therefore, on behalf of our Client, Aetna Life Insurance Company, we hereby request to be granted a two year extension of time for recording the final parcel map. The project is located in the Koll Center Newport development at 4101 Jamboree Road. If you have any questions or require additional information, please do not hesitate to contact me. Sincerely, GtiIJLvYtO�. l.Jl(�/t� arland Clark Senior Vice President CC..7k/24222-1 pc: J. Patrick Allen, Langdon, Wilson, Mumper Architects Charles Holden, The Koli Company RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH AMOCT 15 1990 PM ,�IgIg1lglut�tg1213141516 `Prefessiotpl service since 1944 14725 ALTON PARKWAY • P.0 BOX 19739 - IRVINE, CALIFORNIA 92713-9739 • (714) 472.3505 • FAX (714) 472-8373 .%'� Planning Commission Meeting November 8, 1990 Agenda Item No. 1 Addendum CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT: Resubdivision No. 849 (Discussion), Request to permit a two year extension of the previous approval of Resubdivision No. 849 which permitted the creation of one parcel of land for take-out restaurant purposes and one parcel of land for off- street parking purposes on property located in the Koll Center Newport Planned Community. LOCATION: Parcel No. 7 of Parcel Map 82-713 (Resubdivision No. 731), located at 4101 Jamboree Road, on the northwesterly side of Jamboree Road, northeasterly of MacArthur Boulevard in Koll Center Newport. ZONE: P-C APPLICANT. Aetna Life Insurance Company, c/o The Koll Company, Newport Beach; and Taco Bell Corporation, Santa Ana Recommendation Staff has incorporated the originally approved findings and the applicable conditions of approval of Resubdivision No. 849 into a revised Exhibit "A" for Commission review. Condition of Approval No. 4 has also been revised to reflect the related application of Use Permit No. 3375 rather than Use Permit No. 3278, which has expired. If it is the desire of the Planning Commission to approve the extension of Resubdivision No. 849, the findings and conditions of approval of the attached Exhibit "A" (Revised) are suggested. PLANNING DEPARTMENT JAMES D. HEWICKER, Director William R. Laycock Current Planning Manager WRLJI Attachment EXHIBIT "A" (RESED) FINDINGS AND CONDITIONS OF APPROVAL FOR THE EXTENSION OF RESUBDIVISION NO. 849 FINDINGS: 1. That the map meets the requirements of Title 19 of the Newport Beach Municipal Code, all ordinances of the City, all applicable general or specific plans and the Planning Commission is satisfied with the plan of subdivision. 2. That the proposed resubdivision presents no problems from a planning standpoint. 3. That the design of the subdivision or the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed subdivision. CONDITIONS: 1. That a parcel map be recorded prior to issuance of Building Permits. 2. That all improvements be constructed as required by ordinance and the Public Works Department. 3: That the Fire Department connection for the adjacent office building shall be relocated so as not to be outside of the building footprint of the proposed drive-in and take-out restaurant. The applicant shall also provide a private easement for said Fire Department connection over Parcel No. 1 of the subject parcel map, for the benefit of Parcel No. 1 of Parcel Map 114/22-24 (office building site). 4. That all conditions of approval for Use Permit No. 3375 shall be fulfilled. 5. That an easement for parking purposes be provided to the benefit of Parcel No. 1 over that portion of Parcel No. 2 where required parking spaces for the subject restaurant facility encroach over the proposed common parcel line. 6. That this resubdivision shall expire if the map has not been recorded on or before December 10, 1992. COMMISSIONERS/ NOR Ne r 2 AML jr November 8, 1990 MINUTES INDEX ROLL CALL nest for Continuances: Request for James He 'cker, Planning Director, reported that the applicant, continue Franco Asaro, s requested that Item No. 6, Use Permit No. 3396, regarding property cated at 3601 Jamboree Road, be withdrawn. He .further requeste at Item. No. 7, Use Permit No. 3387, regarding the Newport Bea Alano Club, Inc. located at 414 32nd Street, be continued to th December 6, 1990, Planning Commission meeting ;o as to ow further review of the application. * Motion was made and voted on to continue Item o. 7, Use Permit Motion * * * * * * No. 3387, to the December 6, 1990, Planning Commi 'on meeting. Ayes Absent * MOTION CARRIED. Resubdivision No 849 (Discussion) Item No.l Request to permit a two year extension of the previous approval of R849 Resubdivision No. 849 which permitted the creation of one parcel Approved of land for take-out restaurant purposes and one parcel of land for -- off-street parking purposes on property located in the Koll Center Newport Planned Community. LOCATION: Parcel No. 7 of Parcel Map 82-713 (Resubdivision No. 731), located at 4101 Jamboree Road, on the northwesterly side of Jamboree Road, northeasterly of MacArthur Boulevard in Koll Center Newport. ZONE: P-C APPLICANT: Aetna Life Insurance Company, c/o The Koll Company, Newport Beach; and Taco Bell Corporation, Santa Ana OWNER: Aetna Life Insurance Company, c/o The Koll Company, Newport Beach -2- November 8, 1990 MINUTES COMMISSIONERS 1W i )LL CALL ENGINEER: James Hewic Exhibit "A', conditions of * Motion was r Notion findings and Chairman D the previous] requiring a t Ayes * ' * * * Motion was i Absent * CARRIED. FINDINGS: 1. That Newl all al Corry 2. That a pla 3. That impr by th withi Comm 1. Thal Perr. 2. Tha ordi Robert Bein, William Frost & Associates, Irvine ker, stated that the addendum includes a revision to that more accurately reflects current findings and approval regarding the subject resubdivision. nade to approve Resubdivision No. 849 subject to the conditions in Exhibit "A" (Revised). ,bay and Mr. Hewicker discussed the application of y approved Condition No. 19, Use Permit No. 3375, rash compactor. ,oted on to approve Resubdivision No. 849. MOTION the map meets the requirements of Title 19 of the sort Beach Municipal Code, all ordinances of the City, )plicable general or specific plans and the Planning nission is satisfied with the plan of subdivision. the proposed resubdivision presents no problems from nning standpoint. the design of the subdivision or the proposed ovements will not conflict with any easements acquired e public at large for access through or use of property n the proposed subdivision. )NS: a parcel map be recorded prior to issuance of Building nits. : all improvements be constructed as required by nance and the Public Works Department. -3- INDEX November 8, 1990 MINUTES COMMISSIONERS WEtIP®R7 BEACH INDEX ROLL CALL 3. That the Fire Department connection for the adjacent office building shall be relocated so as not to be outside of the building footprint of the proposed drive-in and take-out restaurant. The applicant shall also provide a private easement for said Fire Department connection over Parcel No. i of the subject parcel map, for the benefit of Parcel No. 1 of Parcel Map 114/22-24 (office building site). 4. That all conditions of approval for Use Permit N, . 3375 shall be fulfilled. 5. That an easement for parking purposes be provided to the benefit of Parcel No. 1 over that portion of Parcel No. 2 where required parking spaces for the subject restaurant facility encroach over the proposed common parcel line. 6. That this resubdivision shall expire if the map has not been recorded on or before December 10, 1992. x s s subdivision No. 914 Amended Public Hearin Item No.i 7Reques to amend a previously approved resubdivision which R914 permitted t establishment of a single parcel of land where four lots and a por " n of a fifth lot now exist. Said approval was Approved � — granted so as to a blish a legal building site in conjunction with the construction o a mixed use commercial/residential development on proper located in the 'Retail and Service Commercial' area of the nery Village/McFadden Square Specific Plan Area. The propose amendment involves a request to delete Condition of Approval No. of the original approval, so as to eliminate the requirement to pay p dedication fees for the four residential units which the applicant no intends to eliminate from the project. LOCATION: A portion of Lot 10, and all of is 11-14, Block 227, Section A, Newport Beach, cated at 2809 and 2811 Newport Boulevard, on e northerly side of 28th Street, in the Newpor -4-