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HomeMy WebLinkAbout04-McLaren Newport Beach PA2010-165CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT December 9, 2010 Meeting Agenda Item 4 SUBJECT: McLaren Newport Beach - (PA2010 -165) 2540 -2542 West Coast Highway 0 Conditional Use Permit No. UP2010 -037 APPLICANT: McLaren Newport Beach PLANNER: Patrick J. Alford, Planning Manager PAlford(a)newportbeachca.gov, 949 - 644 -3235 PROJECT SUMMARY The application is a conditional use permit to allow an automobile dealership (Vehicle Sales) in an existing commercial building. The proposed use would be limited to sales of vehicles only, with the inventory, storage, maintenance, and repair of vehicles conducted off -site. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2010 -037 (Attachment No. PC 1). McLaren Newport Beach December 9, 2010 Page 2 LOCATION .. ZONING V 3Tf *JJ � Mixed Use Mariner's Mlle X.� ON -SITE ,{ � y' V yen w MU- H1 MU -MM NORTH ,c MU -MM ,•� , ` , 1. ; , .. West Coast Highway, with Retail SOUTH MU-H1 MU -MM Sales beyond EAST MU-H1 MU -MM Boat Sales Tustin Avenue, with Retail Sales WEST MU-H1 MU -MM beyond GENERALPLAN -- — — lit - 1 It T lllt� PR I CVO FAR MU M 4W R LOCATION GENERAL PLAN ZONING CURRENT USE Mixed Use Horizontal 1 Mixed Use Mariner's Mlle ON -SITE Retail Sales MU- H1 MU -MM NORTH MU -MM Retail Sales and Offices West Coast Highway, with Retail SOUTH MU-H1 MU -MM Sales beyond EAST MU-H1 MU -MM Boat Sales Tustin Avenue, with Retail Sales WEST MU-H1 MU -MM beyond McLaren Newport Beach December 9, 2010 Page 3 INTRODUCTION Project Setting The project site consists of three parcels totaling 21,393 square feet in area and is located at the northeast corner of the intersection of West Coast Highway and Tustin Avenue. The site is developed with two, single -story commercial buildings totaling 9,913 square feet. Building 1 (2540 & 2542 West Coast Highway and 106 & 110 Tustin) contains 6,863 square feet and is currently occupied by a dry cleaner and a wine shop. Building 2 (120 Tustin Avenue) contains 3,050 square feet and is currently occupied with various retail sales and service establishments. The site is also developed with surface parking with 25 spaces, including two handicapped spaces. Vehicular access is via two driveways on Tustin Avenue. The proposed project would occupy a 3,308 - square -foot tenant space within Building 1. Project Description The project would involve combining two tenant spaces in Building 1 to create a "boutique showroom" for the sale of automobiles. The proposed use would be limited to sales of vehicles only, with the inventory, storage, maintenance, and repair of vehicles conducted off -site at a service facility at 1425 Baker Street in Costa Mesa. Vehicles will only be displayed in the showroom and will be taken into and out of the building via a new 9 -foot 10 -inch opening on the Tustin Avenue frontage utilizing a temporary vehicle ramp. Background In recent years, the Planning Commission approved the following applications on the project site: On March 19, 2009, the Planning Commission approved a use permit to add massage services at an existing establishment providing skin care and tailoring services at 120 Tustin Avenue (Spatique). On May 17, 2007, the Planning Commission approved a use permit for a wine store at 110 Tustin (Rolf's Wine). McLaren Newport Beach December 9, 2010 Page 4 DISCUSSION Analysis General Plan/Local Coastal Plan The project site is designated Mixed -Use Horizontal 1 (MU -H1) by the Land Use Element of the General Plan and the Coastal Land Use Plan. The MU -H1 designation provides that the inland frontage of Coast Highway in the Mariners' Mile Corridor Highway shall be developed for marine - related and highway- oriented general commercial uses while the properties to the rear of the commercial frontage may be developed for free - standing neighborhood - serving retail, multi - family residential units, or mixed -use buildings that integrate residential with retail uses. This provision is expanded by General Plan Policy LU 6.19.4: LU 6.19.4 Inland side of Coast Highway [designated as "MU -1-11," "CG(0.3)," and "CG(0.5)" Sub -Areas B and C) Accommodate a mix of visitor- and local- serving retail commercial, residential, and public uses. The Coast Highway frontage shall be limited to nonresidential uses. On inland parcels, generally between Riverside Avenue and Tustin Avenue, priority should be placed on accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office, restaurants, coffee shops, and similar uses. The proposed use is essentially retail in character because it would not include the more intense operations associated with vehicle sales, such as maintenance and repair and installation of related equipment and parts. Therefore, it would provide a highway - oriented general commercial use called for the Coast Highway frontage, but would not conflict with the neighborhood - serving mixed -use village envisioned for the inland properties. The proposed showroom vehicle access on Tustin Avenue presents a potential conflict with the General Plan's vision of a "pedestrian- oriented mixed -use 'village "' on inland parcels generally between Riverside Avenue and Tustin Avenue. However, the movement of vehicles is anticipated to occur only for a brief period each month. Therefore, it should be less intrusive to pedestrian activity than the existing parking lot driveways on the project site. Other vehicle access issues will be discussed in detail later in this report. Zoning Code The proposed use is in the General Vehicle /Equipment Sales land use category, which is allowed in the Mixed Use Mariner's Mile (MU -MM) Zoning District with the approval of a conditional use permit. General Vehicle /Equipment Sales includes the sale of McLaren Newport Beach December 9, 2010 Page 5 automobiles, construction equipment, motorcycles, recreational vehicles, trucks, and similar vehicles and equipment. This land use also includes the display, storage, maintenance, repair, and incidental rental of vehicles and equipment. As stated earlier in this report, the proposed use would be limited to sales of vehicles only, with the inventory, storage, maintenance, and repair of vehicles conducted off -site. Staff is recommending conditions of approval to ensure that the more intense operations associated with vehicle sales are not permitted. It should be noted that that the proposed use only requires a conditional use permit because vehicles would be displayed on the site. The Vehicle Sales, Office Only land use category is permitted by right in the MU -MM Zoning District, but is limited to an office for the sale of automobiles and does not include on -site inventory, display, storage, maintenance, or repair of automobiles (emphasis added). Design Issues Section 20.10.040.G of the Zoning Code requires compliance with "other applicable provisions" in addition to the requirements of the Zoning Code. The Mariners' Mile Strategic Vision and Design Framework provides a set of design strategies and goals of the improvement of Mariner's Mile. The following design policies are applicable to the proposed project: 1.11 Recognize the auto - reliant nature of much of Pacific Coast Highway, particularly on those zones on the inland side, both east of Rocky Point and west of 3000 West Pacific Coast Highway. 1.12 Institute improved planning, design and development standards for auto - oriented businesses (i.e. requiring better quality buildings and landscaping to "fit in" with Mariner's Mile). The proposed project would add to the "auto- reliant" uses (auto dealers, drive -thru and stand -alone restaurants, car washes, convenience retail) of Mariner's Mile. However, because the use will be limited to the display of only a few vehicles within the interior of the building, it does not present any of the impacts associated with other auto - reliant uses in Mariner's Mile. 1.52 Enforce and clean up existing nonconforming signs. The building contains a projecting sign that is supported by the corner tower element. It is proposed that this sign be relocated to the eastern end of the West Coast Highway elevation. The projecting sign is currently nonconforming because it extends above the parapet. Relocating the sign would increase this nonconformity, which would be in conflict with Policy 1.52. Therefore, staff recommends that the projecting either remain in its current location or be removed. McLaren Newport Beach December 9, 2010 Page 6 1.54 Require all buildings to be designed as "five -sided architecture" (i. e. designs must consider views of all walls and the roof). 1.55 Encourage backbone color palette and painting system for all buildings. The Design Framework suggests a common color palette (calm neutrals with accenting trim) to create a less discordant, more tasteful and sophisticated appearance. The proposed project includes improvements to the exterior of the tenant space, including new glass window walls, textured metal panels, and a refurbished corner tower element (see Attachments Nos. PC 2 and PC 3). The proposed neutral colors with accents are consistent with the Design Framework. However, to avoid contrasting exterior treatments on Building 1, staff recommends that the rest of the Tustin Avenue frontage (currently occupied by Balboa Cleaners) be treated in a manner to compliment the exterior improvements proposed for the project's tenant space. Vehicle Access The applicant anticipates that the showroom will display two operable vehicles, a rolling chassis, and a Formula One race car. The applicant anticipates that operable display vehicles would be dropped off and picked up on an average of once per month and is requesting a total of 15 moves per year. The applicant has prepared a detailed drop- off /pick -up procedure (see Attachment PC 4): a tow truck would unload the vehicle in the parking lot between Buildings 1 and 2. An employee would drive the vehicle to the showroom via Tustin Avenue, the Avon Street City Parking Lot, West Coast Highway, and back to Tustin Avenue. The vehicle would then be taken into the building via a new 9 -foot 10 -inch opening on the Tustin Avenue frontage utilizing a temporary vehicle ramp. The delivery process is estimated to take less than 10 minutes. The proposed delivery route would take vehicles across private property at 2400 West Coast Highway. More importantly, it would route the vehicle the wrong way through that property's drive aisle to access Coast Highway. Therefore, staff cannot support the proposed route. The City's Traffic Engineer can support a route that would have the vehicle travel from the on -site parking lot to Tustin Avenue and make a left -turn to the ramps and in the showroom for drop -offs and the reverse for pick -ups. Staff is recommending a condition requiring the applicant to submit a detailed traffic control plan and operable vehicle drop- off /pick -up procedure for review and approval by the City Traffic Engineer prior to project implementation. Non - operable vehicles, such as the rolling chassis and a Formula One race car, are anticipated to be changed once per year. The City's Traffic Engineer is recommending that the applicant be required to obtain a Temporary Street and Sidewalk Closure permit from the Public Works Department for the drop- off /pick -up of non - operable vehicles. It McLaren Newport Beach December 9, 2010 Page 7 is also recommended that a detailed traffic control plan and non - operable vehicle drop - off /pick -up procedure be submitted for review and approval by the City Traffic Engineer prior to project implementation. Test Drives It is proposed that on -site operable vehicles be used for display only. Demonstration vehicles would be stored at the service facility in Costa Mesa. Should a test drive be requested, a demonstration vehicle would be driven to the project site. The applicant has submitted a test drive route (Attachment No. PC 4), which directs demonstration vehicles north on Coast Highway, a U -turn at Beach Boulevard, and south on Coast Highway to return to the project site. The City's Traffic Engineer supports the proposed test drive route and recommends a condition that any revisions to the route be reviewed and approved by the City Traffic Engineer. The City's Traffic Engineer is also recommending that demonstration vehicles be parked on -site parking lot, as well as the standard condition prohibiting test drives within residential areas. Parking The off- street parking requirement for Vehicle /Equipment Sales is one space per 1,000 square feet of lot area. However, this parking standard was intended for more conventional automobile dealerships with on -site inventories and maintenance and repair services. Given the proposed operational characteristics of the use, the Vehicle Sales, Office Only parking requirement of one space per 250 square feet of floor area is more appropriate. The project site is nonconforming because it does not provide the required number of spaces. However, Section 20.38.060.B of the Zoning Code provides that a new use may be changed to a new use without providing additional parking provided no intensification or enlargement occurs and the new use requires a parking rate of no more than one space per 250 square feet of floor area. Required Findings Section 20.52.020.F of the Zoning Code (Findings and Decision) requires certain findings to be made in order to approve a conditional use permit. The required findings and facts in support of the findings are in the attached draft resolution (Attachment PC 1). Alternatives The Planning Commission may approve a revised project or deny the subject applications as requested if the findings cannot be met. Should the Planning McLaren Newport Beach December 9, 2010 Page 8 Commission choose to do so, staff will return with a revised resolution incorporating new findings and /or conditions. Environmental Review The project is categorically exempt from the requirements of the CEQA under Class 1 (Existing Facilities), which exempts the ongoing use of existing commercial buildings where there is negligible or no expansion of use. The proposed project would be located in an existing commercial building and involve only minor alterations to the interior and exterior. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property and posted at the site a minimum of 10 days in advance of this hearing consistent with the Municipal Code. Additionally, the item appeared upon the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: P trick J. Alford, P ning Manager Jafnes W. Campbell, Actin§ Planning Director ATTACHMENTS PC 1 Draft resolution with findings and conditions PC 2 Project plans PC 3 Showroom handout PC 4 Traffic plan PC 5 Site Photos Tmpll: 11123/09 Draft resolution with findings and conditions RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2010 -037 TO ALLOW VEHICLE SALES AT 2540 -2542 WEST COAST HIGHWAY (PA2010 -165) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by McLaren Newport Beach, with respect to property located at 2540 -2542 West Coast Highway, and legally described as Tract 1133, Lot 16, requesting approval of a conditional use permit. 2. The applicant proposes an automobile dealership in an existing commercial building. The proposed use would be limited to sales of vehicles only, with the inventory, storage, maintenance, and repair of vehicles conducted off -site. 3. The subject property is located within the Mixed Use Mariner's Mile (MU -MM) Zoning District and the General Plan Land Use Element category is Mixed Use Horizontal 1 (MU- H1). 4. The subject property is located within the coastal zone and the Coastal Land Use Plan category is Mixed Use Horizontal (MU- H). 5. A public hearing was held on December 9, 2010, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt under the requirements of Section 15301 of the California Environmental Quality Act under Class 1 (Existing Facilities). 2. The proposed project would be located in an existing commercial building and involve only minor alterations to the interior and exterior. Planning Commission Resolution No. Page 2 of 8 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020.F of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan; Facts in Support of Finding: A -1. The project site is designated is Mixed -Use Horizontal 1 (MU -H1) by the Land Use Element of the General Plan and the Coastal Land Use Plan. The MU -H1 designation provides that the inland frontage of Coast Highway in the Mariners' Mile Corridor Highway shall be developed for marine - related and highway - oriented general commercial uses while the properties to the rear of the commercial frontage may be developed for free - standing neighborhood - serving retail, multi - family residential units, or mixed -use buildings that integrate residential with retail uses. A -2. The proposed use is retail in character and would not include the more intense operations associated with vehicle sales, such as maintenance and repair and installation of related equipment and parts. A -3. The proposed use would provide a highway- oriented general commercial use called for the Coast Highway frontage, but would not conflict with the neighborhood - serving mixed -use village identified in the Land Use Element of the General Plan. A -4. The subject property is not part of a specific plan area. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; Facts in Support of Finding: B -1. The proposed use is in the General Vehicle /Equipment Sales land use category, which is allowed in the MU -MM Zoning District with the approval of a conditional use permit. B -2. The proposed use is consistent with the Mariners' Mile Strategic Vision and Design Framework because it provides a highway- oriented general commercial use on the Coast Highway frontage that is compatible with the neighborhood - serving mixed -use village envisioned for the inland properties. TmpIC 04114/10 Planning Commission Resolution No. Page 3 of 8 Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; Facts in Support of Finding: C -1. The proposed project is conditioned to prohibit the more intense operations associated with vehicle sales, such as maintenance and repair and installation of related equipment and parts and, therefore, would not conflict with the neighborhood - serving mixed -use village envisioned for the inland properties in Mariner's Mile. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and Facts in Support of Finding; D -1. The project site is located within an established commercial district that contains adequate public services and utilities. D -2 The project site is located within a commercial district that is developed with variety of retail sales, office, and boat sales uses. D -3. The project site consists of three parcels totaling 21,393 square feet and is developed with two commercial buildings totaling 9,913 square feet. The proposed use would be located in a 3,308- square -foot tenant space, which is sufficient to accommodate the use as proposed. D -4. The proposed project is conditioned to prohibit the more intense operations associated with vehicle sales and is therefore suitable to occupy a commercial retail tenant space. D -5. The project site is accessible from West Coast Highway and Tustin Avenue and has vehicular access from Tustin Avenue. Finding: E. 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. Tmplt: 04/14/10 Planning Commission Resolution No. Page 4 of 8 Facts in Support of Finding: E -1. The proposed use would be limited to sales of vehicles only, with the inventory, storage, maintenance, and repair of vehicles conducted at an off -site service facility. E -2. Vehicles stored on -site would for sales display only and would only be permitted within the interior of the building. E -3. Vehicle test drive routes would be restricted and prohibited within residential areas. E -4. The delivery of vehicles would be subject to traffic control plans and vehicle drop- off /pick -up procedures reviewed and approved by the City Traffic Engineer. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2010 -037 (PA2010 -165), subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20, Zoning Code, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 9th DAY OF DECEMBER, 2010. AYES: NOES: ABSTAIN ABSENT: NIN Earl McDaniel, Chairman Michael Toerge, Secretary TmpIL 04/14/10 Planning Commission Resolution No. Page 5 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL (Project- specific conditions are in italics) PLANNING 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 for the following modifications: a. The double -sided project sign shall either remain in its current location or shall be removed. b. The frontage of 106 Tustin Avenue (currently occupied by Balboa Cleaners) shall be treated in a manner to compliment the exterior improvements proposed for the project's tenant space. 2. Conditional Use Permit No. 2010 -037 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The use shall be limited to the sale of motor vehicles only and related equipment, parts, and merchandise. The sale or rental of construction equipment, recreational vehicles, trucks, and similar vehicles and equipment shall not be permitted. 4. Vehicles stored on -site shall be for purposes of sales display only and shall only be permitted within the interior of the building. No other storage, maintenance, repair, or rental of vehicles shall be permitted. 5. All proposed signs shall be in conformance with the approved Comprehensive Sign Program for the project site and provisions of Chapter 20.67 of the Newport Beach Municipal Code. 6. Test driving of vehicles shall be prohibited on all residential streets. 7. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 8. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Conditional Use Permit. Tmpll: 04/14/10 Planning Commission Resolution No. Page 6 of 8 9. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 10. This Conditional Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 11. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Conditional Use Permit or the processing of a new Conditional Use Permit, 12. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: 13. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Department. 14. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 15. No outside paging system shall be utilized in conjunction with this establishment. 16. 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. 17. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, Tmplt: 04/14/10 Between the hours of 7:OOAM and 10:OOPM Between the hours of 10:OOPM and TOOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 6OdBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 13. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Department. 14. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 15. No outside paging system shall be utilized in conjunction with this establishment. 16. 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. 17. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, Tmplt: 04/14/10 Planning Commission Resolution No. Page 7 of 8 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 McLaren Newport Beach including, but not limited to, Conditional Use Permit No. 2010 -037, and the determination that the project is exempt under the requirements of the California Environmental Quality Act. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and /or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Building Department Conditions 18. The applicant is required to obtain all applicable permits from the City Building and Fire Departments. 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. Approval from the Orange County Health Department is required prior to the issuance of a building permit. Public Works Conditions 19. The applicant shall be required to reconstruct the curb, gutter and sidewalk within the proposed vehicle drop -off and pick up in front of the showroom access doors on Tustin Avenue to accommodate the additional loading due to vehicles being driven over the sidewalk area. The limits of the reconstruction to be determined by the Public Works Department. 20. Drop - off /pick -up display operable vehicles shall be allowed up to 15 times per year, without the benefit of a Temporary Street and Sidewalk Closure Permit, 21. The applicant shall submit a detailed traffic control plan and operable vehicle drop - off /pick -up procedure, including delivery route, for review and approval by the City Traffic Engineer prior to implementation. At the discretion of the City Traffic Engineer, the applicant shall be required to modify the traffic control plans and procedures, should any issues or concerns arise. Revised plans and procedure shall be reviewed and approved by the City Traffic Engineer. 22. The traffic control plan shall indicate curb, gutter and sidewalk to be reconstructed to accommodate the additional vehicular weight. 23. Applicant is required to obtain a Temporary Street and Sidewalk Closure permit from the Public Works Department for drop- off /pick -up of non - operable vehicles (i.e., rolling Tmplt: 04/14110 Planning Commission Resolution No. Page 8 of 8 chassis and Formula One race car). Traffic control plans and drop- off/pick -up procedures shall be submitted for review and approval by the City Traffic Engineer at the time of permit submittal. 24. Vehicles used for test drives shall be parked on -site. 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L .O U > m °' �� 3 ° `L° E'0 C\iCigLi N r CQ= W m I O a r,.. <... <... <... <, a L ! a my co a M 6 N N C W *c ",icN�U'a 'o o E wo 'u o cu y a .< : Y p f0 p N CL cn N j� (0 (0 y N U N U U _ae ° L L p7 N p �7 C p Q.N 7 01 Q L U 7 'i N L O � ci CL (o d' ID Y� f CV P') q lA W N CO W 0 LO In 10i n PPMR ;A ,\ 0 e Ne] iii ii e7iiiiii;;.iii -ir e.. e.............. a.. ureurwueeueuuYeer .. ea.eenersrue.l r e e r rr ,y ...uun u a..uw . u u uu.. 6 ee..ursu rr nPnr.r ., °: e,: ::: rralrrlrl rP rlr • PeI Ito#* nmrr °oornneoo.rwor� o e..u..r 0. to u u u 74144 11 r euru 6uu H.. v P ue.10.404,0404 1 varel.0 •u.Ire moeN.H.a. nr.1l.a Pn b U1M NNPo- e4HlYHPN .r. rll.eao -^ ieellrHwee� V- . uerlreere eun.e mss U m ` O d Traffic plan tic d r u v t 0 Ow o N a 4-1 v O v za v Q� CC s v m i W z 0 V a 1 a - - will be responsible o reconstructing section of sidewalk over which vehicles wil-' enter building o appropriate code requirements. .,%� ji� The purpose of this presentation and our meeting is to illustrate that our proposed ramp to move vehicles into and out of the showroom is no more impactful to street traffic on PCH or on Tustin Ave than a car pulling into the first metered parking spot located on the south side of Tustin Ave. We anticipate a low number of moves at about 1 per month on average, and would request an approval for a total of 15 moves per year without the need for a permit. There will be a minimal impact to the availability of the metered public parking space when the ramp is placed down to accommodate a vehicle entering or exiting the showroom. Expected to be less than 10 minutes per move for the entire process. We are requesting that the based on a negligible impact on traffic, that we could agree on a process under which we can safely move vehicles into and out of the showroom without the requirement for a permit. ® Tow truck will unload vehicle in parking lot behind showroom. Process takes less than 5 minutes. McLaren employee #1 will prep the showroom for vehicle entry by opening doors fully, placing ramp into parking space, and placing 2 signs on the sidewalk 3 feet from the end of the showroom doors to alert pedestrian foot traffic. McLaren employee #2 will drive vehicle onto PCH and make right turn onto Tustin and directly into building, while employee #1 oversees safety on the sidewalk. McLaren employee #1 assisted by employee #2 will then remove ramps from parking space, remove signs from sidewalk, and close showroom access doors. The entire process will be less than 10 minutes. The process will be basically the same to move a car out of the showroom, with the car making a right turn out of the showroom, and driving to the public lot. �� .. _ ". ,, TV- ,. w •--�.. , .�`. � � ,ice.. � �` �. �-- It is anticipated that McLaren Automotive will be supplying us as the dealer with 2 display vehicles, a rolling chassis, and a Formula One race ca r. Neither of these are operable vehicles, and therefore cannot follow the procedures identified to drive the vehicle into the showroom. In discussion with Public Works and Traffic at a meeting held on Nov. 16tH, we addressed the need to pull permits for street and sidewalk closure when these specialty vehicles will be moved into or out of the showroom. We are in agreement with this request, and anticipate that this type of display will only be changed out 1 time per year. The vehicles will be unloaded in the metered parking spaces on Tustin and pushed up the ramp and into the showroom. We estimate that the total process should take less than 15 minutes. J Map Icon Guide - Location that flat bed tow truck would offload vehicle. - Route that vehicles will take to be brought into the building. Time Estimates 1. Place Ramp on Street —2 min. 2. Unload vehicle from flatbed — 5 min. 3. Vehicle makes a right turn on Tustin and drives up ramp into showroom. — 10 sec. • Vehicle does not stop, but does slow to about 5 mph to drive up ramp. 1 1 ZII= U1 HI D LEGEND ® TEMPORARY CURB RAMP. (314'0' SECTIONS ® PARKING METER ® METERED PARKING SPACE WEST COAST HIGHWAY PLAN Scale: 1/16 " =1'0" ® RED CURB. 'NOPARKING' ® DOUBLE YELLOW UNE (E) CURB PROPESED RAMP, THREE (3)4'0"x4'0" — SECTIONS 12' 4' 4' 0 j L 3'-4" , L 8. RAMP DETAIL PLAN L Scale: 1/4 " =1'O" PROPESEDRA 70 Ir lz: mq 6" GUTTER -,- SIDEWALK RAMP CROSS SECTION V,11- Scale: V=17 Ramp length to extend from curb into street between 3 to 4 feet. Ramp will fit well inside parking space width. Parking space width is a little over 8 feet. Distance to double yellow lane designation about 21 feet at the cross walk and narrows to 18.25 ft just after the metered parking space. There is more than enough space to safely make a gradual turn onto the ramp. Sidewalk width about 13 feet. Again the width of the sidewalk allows for plenty of distance to straighten the approach into the showroom. Estimated door width is about 9' 10 ", which also allows for vehicles to be brought in at an angle and will not require the vehicle to be at 90 degrees to the street. Car width is less than 6.5 feet. s I I � � � I1 •; \_ a i C� 5, e i% 17 15 I I � � � I1 •; \_ a i C� 5, e i% a a z 0 0 c O Q r a n c 0 I f' l.'I •z � ll ILIp � o `. El i �' III!'.. �� �� e` ^�r,;. ICJ � �,�. � ;�; •� I a a z 0 0 c O Q r a n c 0 Test Drive Route • North on PCH from Tustin Ave. • U Turn at Beach Blvd. • South on PCH back to showroom on Tustin Ave. c 4) N m J u 20 4m N O y O i CL O 13 N I . 1 . �. Ii Site Photos C atU :EWE iI ' I '= W i i F re r. r I sit • r 1/ y 1{{1 r � � '� 1 iiiiil � � " • . tun' M n' F � 1 r . l yt� i �/1 ��� i � r'. !m1 L_A Ul