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Newport Auto Center Renovation
CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT April 8, 2010 Meeting Agenda Item 2 SUBJECT: Newport Auto Center Renovation (PA2010 -012) 445 E. Coast Highway ■ Amendment No. 2 to Use Permit No. UP3660 APPLICANT: Stantec Architecture Inc., representing Newport Beach Cars, LLC PLANNER: Makana Nova, Assistant Planner (949) 644 -3249, mnova @newportbeachca.gov PROJECT SUMMARY The application consists of a use permit amendment to allow the addition of 4,998 square feet to existing showroom areas, a new service canopy, and changes to the building fagade of the Newport Auto Center. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. approving Amendment No. 2 to Use Permit No. UP3660 subject to the Findings and Conditions included as Exhibit "A" (Attachment No. PC 1). Newport Auto Center Renovation April 8, 2010 Page 2 VICINITY MAP P r V Jam. 0P / =t 0 Subject Property Illlh �ilE ° i V v PC 4 V' F iU1 o M � R�- bpliiSLANppH 1 �QYG, u1•>° GENERAL PLAN ZONING h LOCATION GENERAL PLAN ZONING CURRENT USE General Commem—ia-17 Retail and Service ON -SITE CG Commercial RSC Automobile dealership RM- Multiple Unit Bayside Village Mobile NORTH Residential (Mobile Home Home Park with Mobile Mobile homes Park) Home Park Overlay UP 463 PC -1 MHP SOUTH Detached Single Family Residential RS -D Single - Family Residential (R-1) Single unit dwellings EAST Multiple Unit Residential Promontory Point- Apartments RM UP1494 PC -12 WEST Recreational and Marine Recreational and Marine Restaurant and retail Commercial CM Commercial RMC Newport Auto Center Renovation April 8, 2010 Page 3 INTRODUCTION Project Setting The subject property is located in the Retail and Service Commercial (RSC) Zoning District. The project site is 185,591 square feet (approximately 4.3 acres) in area. The only setback requirement is a 5 -foot setback along the eastern property line adjacent to residential development. The project site is relatively flat. The site is bounded to the north by East Coast Highway with a mobile home park beyond, to the south by Bayside Drive with single -unit residential development and Newport Bay beyond, to the west by a commercial shopping center, and to the east by multi -unit residential development atop a bluff (Promontory Point Apartments). The existing development consists of a 39,354 square -foot automobile dealership known as the Newport Auto Center. Newport Auto Center contains three dealerships (Bentley, Porsche, and Audi) on the subject property. Showrooms, sales offices, and service bays are provided for each dealership. Background The Zoning Code requires the approval of a use permit to allow vehicle sales and service in the RSC Zoning District. The establishment was originally approved under Use Permit No. UP1327 in 1968, which allowed the development of an automobile sales and service facility on the subject property. The Planning Commission approval included a condition of approval that prohibited direct access to the property from Bayside Drive. The applicant appealed the decision to the City Council, which at the meeting of February 13, 1968, voted to remove the condition prohibiting access from Bayside Drive. This original development included 34,191 square feet of showroom, offices, and service areas. On June 18, 1987, the Planning Commission approved Amendment No. 1 to Use Permit No. UP1327, for an 8,109 square -foot addition to the existing showrooms, offices, and service areas. The rights granted by the use permit were never exercised and the use permit expired. Use Permit No. 3660 was approved as an amendment to Use Permit No. UP1327 by the Planning Commission on September 9, 1999. The approval permitted a 2,660 square -foot addition to the existing automobile sales and service facility. The project included additions to the showroom, offices, and storage areas. The majority of the additions and alterations approved by this Use Permit were completed. A sales office /storage building was expanded and remodeled into a sales office /showroom Newport Auto Center Renovation April 8, 2010 Page 4 under a subsequent discretionary approval, Amendment No. 1 to Use Permit No. UP3660. The property is currently approved for 45,296 square feet per the most recent discretionary approval, Amendment No. 1 to Use Permit No. UP3660 (PA2002 -227). This Use Permit amendment, approved in 2003, allowed the addition of 2,496 square feet to existing office and storage areas to create the Bentley showroom and the addition of a 6,302 - square -foot Audi service building. However, the 6,302- square -foot Audi service building was never constructed and only the Bentley showroom project was implemented. The Use Permit requires a minimum of 186 on -site parking spaces, exclusive of display parking, with at least 70 parking spaces designated for employee parking. Proiect Description The applicant requests approval of a second use permit amendment to Use Permit No. UP3660 to allow the addition of 4,998 square feet in place of the previous approval for the addition of a 6,302- square -foot Audi service building at the Newport Auto Center. The proposed project includes enclosing an existing 405 - square -foot patio area, adding 4,593 square feet to the Audi vehicle showroom, adding a 900 - square -foot Audi service canopy, and wrapping the north and northwest building frontages with a new aluminum composite facade along the East Coast Highway elevations. A total of 314 parking spaces will be provided, including indoor and outdoor vehicle display areas. The new exterior fagade will be constructed for the Porsche and Audi dealership areas. The fagade consists of a perforated corrugated metal rain screen and aluminum composite panels as shown on Page 6 of the project plans (Attachment PC 3). In addition, several columns will be resurfaced with new gray plaster finish at the front of the showroom areas. The proposed changes to the site plan, floor plan, and elevations significantly deviate from the approved plans. In accordance with Condition No. 1 of Amendment No. 1 to UP3660 (PA2002 -227), an amendment to the Use Permit is required. Table 1.1 on the following page summarizes the general project characteristics. Newport Auto Center Renovation April 8, 2010 Page 5 Table 1.1 General Project Characteristics Lot Area 185,591 square feet, 4.2 Acres, Per to o ra hic survey) Floor Area Existing: 39,354 square feet* New: 4,998 square feet Proposed Total: 44,352 square feet Net Change in Square Footage Entitlement: -944 square feet Exterior Service Canopies Existing: 2,000 square feet Porsche New: 900 square feet Audi FAR Maximum Permitted: 0.3 Proposed: 0.24 Parking Spaces Total Spaces Required: 186 1/1,000 s . ft. of lot area Proposed Spaces: 314 Display Allocation: 128 Customer Allocation: 36 Service Allocation: 80 Employee Allocation: 70 DISCUSSION Analysis General Plan, Coastal Land Use Plan, and Zoning Code The subject property is located in General Plan Statistical Area G1. The General Plan and Coastal Land Use Plan designations for the subject property are CG (General Commercial) and CG -A (General Commercial), respectively. Both of these land use designations are intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The vehicle /equipment sales and service uses on the project site are consistent with this land use category. Both the General Plan Land Use Plan and the Coastal Land Use Plan set a development intensity limit of 0.3 floor area to land area ratio (FAR). The maximum permitted building square footage is 55,677 square feet (185,591 square feet x 0.3). With the proposed expansion, the total proposed square footage of 44,352 square feet results in an FAR of 0.24. Several General Plan policies are pertinent to the proposed project and will be discussed in the corresponding sections of this report. * The architect's plans for the current project reflect a smaller existing square footage figure. Staff chose to incorporate the figure shown based on building permit records to ensure the project receives the full entitlement per the applicant's request. Newport Auto Center Renovation April 8, 2010 Page 6 The subject property is located in the Retail and Service Commercial (RSC) Zoning District which provides areas that are predominantly retail in character as well as some service office uses. The Zoning Code identifies the vehicle /equipment sales and vehicle /equipment service use classifications as permitted uses with use permit approval in the RSC Zoning District. Newport Auto Center has applied for the required approvals and is consistent with permitted uses identified in the Zoning Code. Architecture and Site Design The proposed project complies with the development standards specified in Chapter 20.12 (Commercial Districts) of the Zoning Code. All structures maintain a minimum 5- foot setback along the eastern property line adjacent to residential development. The height of all proposed structures and the new fagade along East Coast Highway will comply with the maximum 24 -foot height limit. The following General Plan architectural and site design polices are pertinent to the proposed project: 1. LU 5.2.1 Architecture and Site Design "Require that new development within existing commercial districts, centers, and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principles: • Seamless connections and transitions with existing buildings, except where developed as a free - standing building • Modulation of building masses, elevations, and rooflines to promote visual interest • Architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures • Treatment of the ground floor of buildings to promote pedestrian activity by avoiding long, continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest • Clear identification of storefront entries • Incorporation of signage that is integrated with the buildings' architectural character • Architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way • Extensive on -site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers • Incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities • Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on) • Integration of building design and site planning elements that reduce the consumption of water, energy, and other nonrenewable resources (Imp 2.1)" Newport Auto Center Renovation April 8, 2010 Page 7 The Newport Auto Center currently has two distinct architectural styles. The older structures on the subject property have Spanish revival features, including tile roofing and cream - colored walls. The newer additions, including the new Bentley showroom and rear portions of the automobile service buildings, have contemporary facades comprised of aluminum composite materials. The proposed project will update the older portions of the building that are visible from East Coast Highway. The proposed building fagade includes building materials that consist of aluminum composite material and gray plaster finish. This will give the elevations visible from East Coast Highway a modern and updated appearance and provide visual unity throughout the project site. The new architectural style for the East Coast Highway elevations differs from the architectural style of adjacent Promontory Point Apartments, West Marine Center, and Chevron Service Station, which have tiled roofs similar to the original buildings of Newport Auto Center. However, the view of the Newport Auto Center from the adjacent residential areas would still appear to have a tile roof since only the East Coast Highway elevations will have the contemporary architectural style. The project site currently provides minimal landscaping and a small grassy area in front of the Audi showroom will be removed with the proposed addition. In 1987, Use Permit No. UP1327A required 3- foot -wide landscape planters along the entire East Coast Highway frontage, except at street access locations. However, this Use Permit was never exercised and subsequent discretionary approvals never incorporated this requirement. This area is now developed with display parking. Staff recommends that additional landscaping should be provided. The applicant has stated that they intend to provide additional landscaping, but has not provided any specifics. Parking A total of 314 parking spaces are proposed for vehicle display /storage, vehicle service, employee, and customer parking. Currently, the site provides a total of 335 spaces. Of the 21 parking spaces removed, 18 spaces are currently used for vehicle display and three are used for customer parking. The Zoning Code establishes a parking requirement for vehicle sales and rentals, (including accessory storage and maintenance uses) at a rate of one space for each 1,000 square feet of lot area. Based on this ratio, 186 parking spaces are required for the proposed project. This is the same number of parking spaces required by the previous approval. Although the Zoning Code allows required parking spaces to be used for vehicle display and storage, Staff believes that all of the required 186 parking spaces should be provided exclusively for vehicle service, employee, and customer parking to avoid parking impacts to adjacent streets. This is consistent with a previous condition of Newport Auto Center Renovation April 8, 2010 Page 8 approval. Therefore, Staff has included Condition No. 8 to the draft resolution (Attachment PC 1) requiring that a minimum of 186 parking spaces be provided for purposes other than vehicle display and storage. This would leave 128 parking spaces for vehicle display and storage in showrooms and outdoors. Several of the customer parking spaces do not meet the minimum required width and will be restriped to bring them into conformance. This is depicted on the project plans (Attachment PC 3). Also, there will be minor changes to the configuration of the handicapped parking spaces. The following General Plan parking polices are pertinent to the proposed project: 1. LU 5.3.6 Parking Adequacy and Location "Require that adequate parking be provided and is conveniently located to serve tenants and customers. Set open parking lots back from public streets and pedestrian ways and screen with buildings, architectural walls, or dense landscaping. (Imp 2.1)" 2. CE7.1.1 Required Parking "Require that new development provide adequate, convenient parking for residents, guests, business patrons, and visitors. (Imp 16.10)" A total of 36 customer parking spaces will be provided, which staff has determined to be adequate to serve patrons of the automobile dealerships. In addition, conditions have been carried over that require a minimum of 70 employee parking spaces on -site and prohibit employees from parking on adjacent residential streets. The basic site plan configuration remains unchanged, so there is no opportunity to set the parking areas back from public streets. However, the showroom buildings and a block wall along Bayside Drive screen most of the parking areas from view from public rights -of -way. Only display vehicles will be visible from East Coast Highway. Neighborhood Compatibility 1 LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods "Work with local businesses to ensure that retail, office, and other uses do not adversely impact adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. (Imp 8.2)" Newport Auto Center Renovation April 8, 2010 Page 9 2, LU 6.16.6 Design Compatibility with Adjoining Residential Neighborhoods "Require that building elevations facing adjoining residential units be designed to convey a high - quality character and ensure privacy of the residents, and that properties be developed to mitigate to the maximum extent feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business activities. Building elevations shall be architecturally treated and walls, if used as buffers, shall be well- designed and landscaped to reflect the area's residential village character. (Imp 2.1)" Current conditions of approval limit the impact of exterior lighting to the adjacent properties and these have been carried over. The seven existing exterior lights along East Coast Highway are required to be turned off by midnight each night. The condition also allows the Planning Director to require additional lighting controls. A new condition of approval has also been included requiring that prior to the final building inspection, an officer of the Code Enforcement Division conduct an evening inspection of the site to ensure that site lighting does not spill on to adjoining properties. Current conditions of approval also prohibit the test driving of vehicles on residential streets. Staff is recommending that this condition be modified to include Bayside Drive. Conditions of approval requiring that vehicles be loaded and unloaded on -site and prohibiting deliveries and refuse collection between the hours of 10:00 p.m. and 8:00 a.m. have also been carried over. Staff is also recommending additional conditions to ensure adequate maintenance of the subject property including provisions for trash areas on -site and exterior maintenance of the project site. On -Site Access and Circulation No changes are proposed to the existing driveways on East Coast Highway and Bayside Drive. Public Works has reviewed the proposed project and determined that there is adequate ingress /egress and internal circulation. The Public Works Department also determined that a traffic study is not required pursuant to the Traffic Phasing Ordinance because the proposed project does not generate 300 or more average daily or peak hour trips. The following General Plan circulation policy is pertinent to the proposed project: 1. CE 7.1.8 Parking Configuration "Site and design new development to avoid the use of parking configurations or management programs that are difficult to maintain and enforce. (Imp 2.1, 7. 1, 8.1)" Newport Auto Center Renovation April 8, 2010 Page 10 Staff has reviewed the project site plan and determined that the project provides adequate parking to accommodate the proposed additions to the automobile dealership. Easements A 15 -foot wide storm drain easement with an 18 -inch storm drain is located in a north - south direction on the subject property. A portion of this easement is within the location of the proposed Audi showroom addition. In order to approve the proposed project, the applicant must relocate the existing storm drain and easement, which requires City Council approval. The applicant is currently working with the Public Works Department on this matter and the proposed project has been conditioned to require the recordation of the new storm drain easement prior to the issuance of building permits for the proposed project. There are three other easements on the subject property: a 12- foot -wide street easement, a 15- foot -wide water easement, and a 3- foot -wide utility easement which are all granted in favor of the City of Newport Beach. These easements will not be impacted by the proposed project. Economic Development The following General Plan economic development polices are pertinent to the proposed project: 1. LU 2.4 Economic Development "Accommodate uses that maintain or enhance Newport Beach's fiscal health and account for market demands, while maintaining and improving the quality of life for current and future residents. (Imp 1. 1, 24.1 " The new showroom fagade allows the business to present an updated and modern appearance, which is intended to enhance sales. This is expected to increase tax revenues. Furthermore, an update to the automobile dealership will help maintain the economic vitality of the City. Signage The signage shown on the project plans is not a part of the current use permit application. Signage for the dealership is required to conform to the provisions of the Comprehensive Sign Program approved under Modification Permit No. MD2004 -092 (PA2004 -278) in addition to the provisions of Chapter 20.67 (Signs) of the Municipal Code. All signage will be reviewed for conformance with sign development regulations prior to the issuance of building permits. Any deviation from the sign program or additional signage proposed as a result of the proposed addition requires an amendment to the Sign Program approved by the Zoning Administrator. Newport Auto Center Renovation April 8, 2010 Page 11 Building and Fire Department Requirements The Building and Fire Departments have done a cursory review of the proposed project. The Fire Department has indicated that fire sprinklers must be provided for all new structures including the new service canopy. The existing structures are already equipped with fire sprinklers. This condition has been included along with the standard Building and Fire Department conditions of approval in the draft resolution (Attachment PC 1). Hours of Operation The applicant proposes to maintain the current hours of operation as follows: Day Sales Service Monday - Friday 7:00 a.m. - 8:00 p.m. 7:00 a.m. - 7:00 p.m. Saturday 9:00 a.m. - 7:00 p.m. 8:00 a.m. - 4:00 p.m. Sunda 10:00 a.m. - 6:00 p.m. Closed Staff believes that these hours are acceptable and that continuing to limit the activities of the dealership to early evening hours will prevent conflicts with surrounding residential properties. Condition No. 29 has been included in the draft resolution reflecting these business hours. Coastal Commission Review Coastal Commission review and approval is required for commercial properties which trigger at least one of three thresholds: an increase of 10 percent or more to the square footage of the existing structure, an increase of 10 percent or more to the height of the existing structure, or an increase in the use intensity of the establishment. The project is located within the Coastal Zone and the proposed additional square footage exceeds 10 percent of the existing gross square footage. The subject application proposes the addition of 4,998 square feet, which comprises 12 percent of the existing, 39,354 square -foot automobile dealership. Therefore, this expansion is considered an intensification of the current use of the establishment. Furthermore, the proposed fagade increases the height of the existing structure by 4 feet 2 inches, a 19 percent increase to the height of the existing structure. Condition No. 6 of the draft resolution (Attachment PC 1) requires that the applicant obtain a determination, in writing, from the California Coastal Commission that the proposed project does not require a Coastal Development Permit under the California Coastal Act or obtain California Coastal Commission approval of the project prior to the issuance of building permits. Newport Auto Center Renovation April 8, 2010 Page 12 Use Permit Findings The following information is presented in support of the Use Permit findings required per Chapter 20.91 of the Zoning Code: 1. That the proposed location of the use is in accord with the objectives of the Zoning Code and the purposes of the district in which the site is located. • The project is located in the Retail and Service Commercial (RSC) Zoning District, which provides areas that are predominantly retail in character as well as some service office uses. The Zoning Code identifies the vehicle /equipment sales and vehicle /equipment repair use classifications as permitted uses with use permit approval in the RSC Zoning District. Newport Auto Center has applied for the required approvals and is therefore consistent with permitted uses identified in the Zoning Code. • The project will revitalize the subject property and provide an economic opportunity for the property owner to update the appearance of the automobile dealership, which serves the surrounding community. 2. That the proposed location of the use permit and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city. • The General Plan land use category for this site is General Commercial (CG). The CG category is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The retail sale and service of automobiles is consistent with this land use category and has received the required use permit approvals to operate at the subject property. • The project has been conditioned to ensure compatibility with the surrounding community. Conditions are included to provide adequate maintenance of the subject property, including provisions for on -site trash areas and exterior maintenance of the project site. Department - specific conditions have been added requiring the addition of fire sprinklers to new portions of the automobile dealership and the recordation of a new drainage easement in place of the current easement, which is in conflict with the proposed addition. • The project is consistent with relevant General Plan policies regarding architectural compatibility with surrounding development and parking adequacy. The project increases tax revenues that create a City -wide economic benefit. Newport Auto Center Renovation April 8, 2010 Page 13 2. That the proposed use will comply with the provisions of this code, including any specific conditions required for the proposed use in the district in which it would be located. • The project has been reviewed and conditioned to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent feasible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the automobile dealership and adjacent properties during business hours, if directly related to the patrons of the subject property. • The project has been conditioned to require an amendment to the existing sign program for any additional signage proposed in relation to the project addition. This separate discretionary approval will regulate signage within the project site. • Adequate parking is provided on -site and the proposed development complies with the height limit and required setbacks for the RSC Zoning District. Summary Based on the location of the existing automobile dealership and its operational character, proposed use, and conditions of approval, staff believes that the findings of approval for the Use Permit can be made for this request in that the use will not be detrimental to the community. Alternatives Should the Planning Commission decide not to follow staffs recommendation to approve the subject application, the Planning Commission may approve a revised project or deny the subject application as requested if the findings cannot be met. Should the Planning Commission choose to do so, staff will return with a revised resolution incorporating new findings and conditions. Environmental Review The project is categorically exempt under Section 15303, of the California Environmental Quality Act (CEQA) Guidelines - Class 3 (New Construction or Conversion of Small Structures). The Class 3 exemption applies to up to four commercial buildings in urbanized areas not exceeding 10,000 square feet in floor area on sites zoned for such use, if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. The subject property is zoned for retail use where vehicle sales are permitted with the approval of a use permit. The Newport Auto Center Renovation April 8, 2010 Page 14 proposed additions to the existing automobile showrooms do not involve significant amounts of hazardous substances and all necessary public services and facilities are provided. The proposed project is consistent with this exemption and involves the addition of 4,998 square feet within an urbanized area. 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: M ana ova, Assistant Planner ATTACHMENTS Submitted by: PC 1 Draft Resolution with Findings and Conditions PC 2 Site Photos PC 3 Project plans F: \Users \PLN \Shared \PA's \PAs - 2010 \PA2010 - 012 \UP2010 -003 PC Rpt.docx Attachment No. PC 1 Draft Resolution with Findings and Conditions RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING AMENDMENT NO. 2 TO USE PERMIT NO. UP3660 TO ALLOW THE ADDITION OF 4,998 SQUARE FEET TO EXISTING SHOWROOM AREAS, A NEW SERVICE CANOPY, AND CHANGES TO THE BUILDING FACADE OF THE EXISTING AUTOMOBILE DEALERSHIP LOCATED AT 445 EAST COAST HIGHWAY (PA2010 -012) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Larry Tidball of Stantec Architecture, Inc., representing the property owner, Newport Beach Cars, LLC, with respect to property located at 445 East Coast Highway, and legally described as Parcel 1 of Resubdivision 202, in the City of Newport Beach, County of Orange, State of California, as per map filed in Book 25, Page 46 of parcel maps, in the office of the County Recorder of the County of Orange, California, requesting approval of a use permit amendment. 2. The applicant requests approval of a second use permit amendment to allow the addition of 4,998 square feet in place of the previous approval for the 6,302 square - foot Audi service building at the Newport Auto Center. The proposed project includes the enclosure of an existing 405 square -foot patio area to the Porsche showroom, the addition of 4,593 square feet to the Audi vehicle showroom, the addition of a 900 square -foot open Audi service canopy, and wrapping of the north and northwest building frontage with a new aluminum composite fagade along the East Coast Highway elevations. The on -site parking will provide a total of 314 parking spaces, including indoor and outdoor vehicle display areas. 3. The subject property is located within the Retail and Service Commercial (RSC) Zoning District and the General Plan Land Use Element category is General Commercial (CG). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is General Commercial (CG -A). 5. A public hearing was held on April 8, 2010 in the Central Library, 1000 Avocado, 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 the California Environmental Quality Act under Class 3 (New Construction or Conversion of Small Structures). Planning Commission Resolution No. Page 2 of 11 2. The Class 3 exemption applies to up to four commercial buildings in urbanized areas not exceeding 10,000 square feet in floor area on sites zoned for such use, if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. The subject property is zoned for retail use where vehicle sales are permitted with the approval of a use permit. The proposed additions to the existing automobile showrooms do not involve significant amounts of hazardous substances and all necessary public services and facilities are provided. The proposed project is consistent with this exemption and involves the addition of 4,998 square feet within an urbanized area. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.91.035.A (Required Findings for Use Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located. Facts in Support of Finding: A -1. The project is located in the Retail and Service Commercial (RSC) Zoning District, which provides areas that are predominantly retail in character as well as some service office uses. The Zoning Code identifies the vehicle /equipment sales and vehicle /equipment repair use classifications as permitted uses with use permit approval in the RSC Zoning District. Newport Auto Center has applied for the required approvals and is therefore consistent with permitted uses identified in the Zoning Code. A -2. The project will revitalize the subject property and provide an economic opportunity for the property owner to update the appearance of the automobile dealership, which serves the surrounding community. Finding: B. That the proposed location of the use permit and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use, and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city. Tmplt: 01/14/10 Planning Commission Resolution No. Paqe 3 of 11 Facts in Support of Finding: B -1. The General Plan land use category for this site is General Commercial (CG). The CG category is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The retail sale and service of automobiles is consistent with this land use category and has received the required use permit approvals to operate at the subject property. B -2. The project has been conditioned to ensure compatibility with the surrounding community. Conditions are included to provide adequate maintenance of the subject property, including provisions for on -site trash areas and exterior maintenance of the project site. Department - specific conditions have been added requiring the addition of fire sprinklers to new portions of the automobile dealership and the recordation of a new drainage easement in place of the current easement, which is in conflict with the proposed addition. B -3. The project is consistent with relevant General Plan policies regarding architectural compatibility with surrounding development and parking adequacy. The project increases tax revenues that create a City -wide economic benefit. Finding: C. That the proposed use will comply with the provisions of this code, including any specific conditions required for the proposed use in the district in which it would be located. Facts in Support of Finding: C -1. The project has been reviewed and conditioned to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent feasible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the automobile dealership and adjacent properties during business hours, if directly related to the patrons of the subject property. C -2. The project has been conditioned to require an amendment to the existing sign program for any additional signage proposed in relation to the project addition. This separate discretionary approval will regulate signage within the project site. C -3. Adequate parking is provided on -site and the proposed development complies with the height limit and required setbacks for the RSC Zoning District. Tmplt: 01/14/10 Planning Commission Resolution No. _ Pape 4 of 11 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Amendment No. 2 to Use Permit No. UP3660 (PA2010 -012) to allow the addition of 4,998 square feet to the automobile showroom areas in lieu of the 6,302 square -foot Audi service center that was previously approved under Amendment No. 1 to Use Permit No. UP3660 (PA2002 -227) 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 (14) 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 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 8T" DAY OF APRIL, 2010. AYES: NOES: ABSTAIN: ABSENT: BY: Robert Hawkins, Chairman Charles Unsworth, Secretary Tmplt: 01114/10 Planning Commission Resolution No. _ Page 5 of 11 EXHIBIT "A" CONDITIONS OF APPROVAL (Project - specific conditions are in italics) PLANNING The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated March 29, 2010. (Except as modified by applicable conditions of approval.) The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 4. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid in accordance with Chapter 15.38 of the Newport Beach Municipal Code. 5. 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. 6. Prior to issuance of building permits, the applicant shall obtain a determination, in writing, from the California Coastal Commission that the proposed project does not require a coastal development permit under the California Coastal Act or obtain California Coastal Commission approval of the project. 7. The subject property shall provide 186 parking spaces on -site, exclusive of vehicle display and storage. No vehicles shall be displayed in landscaped areas on -site. 8. Seventy (70) of the 186 required parking spaces shall be reserved exclusively for employee parking. These spaces shall be physically identified with signage and/or painted markings at all times. All employees shall park personal vehicles on -site. Employee parking spaces shall be accessible for employee vehicles at all times and shall not be used for vehicle storage or display, customer parking, or any other use. 9. The location, number, and dimensions of the parking spaces shall be in substantial conformance with the approved site plan dated March 29, 2010. The final design of all on -site parking, vehicular circulation and pedestrian circulation shall be subject to the approval of the Traffic Engineer. 10. Unloading or loading of vehicles from or on -to auto transport vehicles shall take place on- site. The unloading, staging, or storing of vehicles for sale or service within the vicinity of the project site shall only occur on the subject property. Tmplt: 01/14/10 Planning Commission Resolution No. 1 11. Test driving of vehicles shall be prohibited on all residential streets including Bayside Drive. 12. Vehicle service shall be performed entirely within the service buildings. No vehicle service or repair shall take place in any parking space or drive aisle. 13. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of vehicle display areas and the required trash container enclosure. 14. No vehicles shall be displayed with open hoods, doors, trunks, or tailgates. 15. Full -sized vehicles shall not be stored or displayed in compact spaces such that they extend into traffic aisles. 16. All customers and vehicle service parking areas shall be screened from adjacent properties by 8 -foot high upper perforated decorative masonry walls. 17. A 10 -foot landscape setback shall be maintained along the property line adjacent to Bayside Drive. 18. Washing of automobiles on -site shall be limited to only those vehicles owned by the subject dealership or those that are otherwise on -site for servicing. The washing of automobiles shall be ancillary to the sales and service operation on -site. Vehicles shall be washed only at the approved wash racks and no portable wash racks shall be utilized on -site. 19. Discharge of waste material or paint products into the storm drain system shall be prohibited. Used oil, lubricants, and other hazardous or toxic materials shall be properly stored and collected within the vehicle service buildings. 20. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily. 21. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self - latching gate) or otherwise screened from view of neighboring properties, except when placed for pick -up by refuse collection agencies. - - The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 22. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right -of- way. Tmplt: 01/14/10 Planning Commission Resolution No. _ Paae 7 dl 23. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter, debris, and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 24. The applicant shall ensure that the trash dumpsters and /or receptacles are maintained to control odors. This may include the provision of either fully self- contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Department. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 25. All mechanical equipment and trash areas shall be fully screened from view from East Coast Highway, Bayside Drive, and the surrounding properties (including from above) and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code. 26. All signs on the subject property shall be in conformance with the sign matrix and conditions of approval for the Comprehensive Sign Program as approved per Modification Permit No. MD2004 -092 (PA2004 -278) and provisions of Chapter 20.67 of the Newport Beach Municipal Code. 27. The use of banners, pennants, balloons, windshield signs, moving signs, or flashing or animated electrical signs is prohibited. 28. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Planning Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Planning Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 29. Site lighting shall be designed so light generated on -site does not spill on to adjoining properties or rights -of -way. On -site lighting shall be designed so that light sources are not visible from East Coast Highway, Bayside Drive, or from adjacent properties. Prior to the issuance of building permits, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Department. The survey shall show that lighting values are one candle foot or less at all property lines. 30. After hours lighting is limited to security lighting except for the existing seven (7) light standards located along East Coast Highway, which may stay illuminated until midnight, daily. Should the City receive complaints regarding after hours lighting, the Planning Director may require additional shields or hoods on existing fixtures, the lowering of light standards, the reduction in the amount of lighting used, or any other measure necessary to eliminate light spillage on to neighboring properties. 31. Prior to final building inspection, the applicant shall arrange a site inspection with the Code Enforcement and Water Quality Division and /or the Planning Department to ensure Tmplt: 01/14/10 Planning Commission Resolution No. _ Page 8 of 11 that site lighting does not spill on to adjoining properties and verify compliance with the conditions of approval. 32. The hours of operation of the establishment shall be limited to the following: Day Sales Service Monday - Friday 7:00 a.m. - 8:00 p.m. 7:00 a.m. - 7:00 pm. Saturday 9:00 a.m. - 7:00 p.m. 8:00 a.m. - 4:00 p.m. Sunda 10:00 a.m. - 6:00 p.m. Closed 33. 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. 34. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise - generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction activities are not allowed on Sundays or Holidays. 35. The operator of the vehicle sales and rental facility shall be responsible for the control of noise generated by the subject facility. The use of outside loudspeakers, paging systems, or sound systems shall be prohibited. 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. 36. The existing trees and landscaping on -site shall be maintained in place. The proposed landscaping shall be installed in conformance with the approved site plan. The landscaping on -site shall be regularly maintained free of weeds and debris. All trees and vegetation shall be regularly trimmed and kept in a healthy condition. 37. 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. Tmpit: 01114/10 Between the hours of 7:00AM and 10:OOPM Between the hours of 10:0012M and 7:00AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 5OdBA Residential Property located within 100 feet of a commercial ro ert 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 5OdBA Commercial Property NIA 65dBA NIA 60dBA 36. The existing trees and landscaping on -site shall be maintained in place. The proposed landscaping shall be installed in conformance with the approved site plan. The landscaping on -site shall be regularly maintained free of weeds and debris. All trees and vegetation shall be regularly trimmed and kept in a healthy condition. 37. 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. Tmpit: 01114/10 Planning Commission Resolution No. Paae 9 of 11 38. 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. 39. Amendment No. 2 to Use Permit No. UP3660 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 40. This Use Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained 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. Fire Department Conditions 41. Automatic fire sprinklers shall be required for all new construction including the new service canopy. The sprinkler system shall be monitored by a UL certified alarm service company. 42. The facility shall be designed to meet exiting and fire protection requirements as specified by the Uniform Building Code and shall be subject to review and approval by the Newport Beach Building Department and Fire Department. 43. Prior to the issuance of building permits, any existing on -site fire hydrants found to be blocked by parking spaces shall be relocated to a location approved by the Fire Department. Building Department Conditions 44. 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 project shall comply with all applicable State Disabilities Access requirements, including handicap parking requirements. 45. The applicant shall employ the following best available control measures ( "BACMs ") to reduce construction - related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. Cover or water twice daily any on -site stockpiles of debris, dirt or other dusty material. Tmpit: 01/14/10 Planning Commission Resolution No. _ Page 10 of 11 Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90 -day low -NOx tune -ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts • Encourage car pooling for construction workers. • Limit lane closures to off -peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off -site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve 10 percent soil moisture content in the top six -inch surface layer, subject to review /discretion of the geotechnical engineer. 46. The establishment shall comply with all applicable Federal, State, County, and City water quality regulations for the life of this use permit. 47. Prior to issuance of grading permits, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Department and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 48. A list of "good house - keeping" practices will be incorporated into the long -term post - construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non - structural BMPs. In addition, the WQMP must identify the entity responsible for the long -term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. 49. All wash water shall drain into the sanitary sewer system and the wash area drains shall be equipped with grease traps unless otherwise approved by the Building Department. 50. Automobile wash facilities shall be designed in a manner that will prevent rain water from entering the sewer system. This will require the provision of roofed washing area and curbing along the perimeter of raised surfaces of the wash facilities. The exact design shall be reviewed and approved by the Building, Public Works, and Planning Departments. Tmplt: 01/14/10 Planning Commission Resolution No. _ Paae 11 of 11 Public Works Conditions 51. County Sanitation District fees shall be paid prior to the issuance of any building permits. 52. A portion of the 15 -foot wide storm drain easement with an 18 -inch storm drain shall be relocated. The new location of the easement shall be recorded prior to the issuance of building permits for the addition to the Audi showroom. 53. Existing on -site private drains connected to the existing 18 -inch City storm drain shall be retrofitted to comply with current City water quality ordinances. 54. A City encroachment permit and agreement shall be obtained for the existing block wall over the existing 15 -foot storm drain easement and 18 -inch storm drain along the Bayside Avenue frontage. 55. A City encroachment permit shall be obtained for any work within the City public right - of -way or work on City -owned facilities (storm drain). 56. An encroachment permit shall be obtained from the California Department of Transportation for any work within the East Coast Highway (State Route 1) right-of- way- 57. All customer parking stalls and drive aisle widths shall comply with City Standard #805- L -A &B, Parking Lot Standards. Existing substandard customer parking stalls shall be reshiped to comply with these standards. Tmplt: 01/14/10 Attachment No. PC 2 Site Photos T Attachment No. PC 3 Project Plans I 2 3 4 5 B 7 8 9 10 tl 12 13 14 13 is v i0 M L K J J H H 0 0 A S F F s s` ��E E s� s evo 0 s'r Rc e gq c c E Q s3 a TAB fl s' �3 3d 96 A A i 2 a ' 4 s 6 > ' 9 9 ' 10 11 12 m ' 14 ' 1s ' Y6 n is PLANNING DATA SHEET INDEX yR AppRfss as E pnCFl4 wnsr xwr. SHEET No. DESCRIPTION AFR cso- 4:: -D} 1 PLANNING SIR: PLVI M zawxa vFVWAnW(sk GsMFxu PUx -w 1.1 EL7S71NG SHE PLAN ^v`' "LS^ 2 PLANNING PORSCHE AND AUDI SHOtlADp4S BOOR PLAN zWxc pmb+Anpxs xWM Pc -r RAVVpE upsle xWE pose 7 PLANNING E%SANG PORSCHE SERVICE DAYS FLOOR PLAN sWM unw Ise AND 2ND ROOK PLAN un vo-R PpW W ropv Pbxr q PLANNING AUDI SERVICE SAYS BOOR PLAN xFSr a umnu 5 PLANNING EMIS7INC OEf171EY SNORAOOL/ FLOOR PLAN PRattt DESCRIPnW: AEYwt]. Ewsnxa AvrD DuL6nswP ro FAP41p 6 PLANNING PORSCHE AND AUDI SNOYfiOOM ELEVATIONS sxowoous AND AND snNLf cprvcPr. 7 R.ANNING PORSCHE AND AUDI SHORAOOdf ELEVATIONS L xWRS a WEPAMHk uvxpav- Faipnv WxDAY B PLANNING EYJSDNG SEANCE BAYS ELEVATORS ] °m sE9NCE :wn - Rpm SALES S PLANNING EXISRNG DENREY SHOYrROOM EU:VAAONS ]nm - GPm suES 10 ROOF PLAN SANAOAY qam - ON SL]MCE 9om - ]cm $ALLS 9R A2E 185.591 W, It A28 ACRES • PUILdX4 APfA: FbSPNC Pp45tllf — _ ( ✓1 • SxOMWVS 8 dflCES (PVq ALLOCARO) 9.30] - 520 -85]] Sf. pb]AC$lj ApgHliTS' }8� PG95CME App18W (ExCLOSC PAnO) MS SF. K �(:j ACCE54d£ P PNMG PRW05D nCW 8 CYIVMXL AUDI SNOWPWU ].6M SF. 9L11L 9LCef5 pp NOi EASNIO $ECpN El MR OfE1U 20]2 Sr. EYCFFD LS LY MY O 5'BIDG' $104Y' Eb5RV0 BD1neY SYIIpNL 4.G65 S.f. vlRfcnW uovc REVVV+nu PROJECT DESCRIPTION M J6D5 ' E 0� (q uA614)Br ME gO3u0APr N)µ MF¢E 8 PETA6 }37]9 $F. ��.��// �� \••.• /// Xfl9 gV01 SfRNLE NPoR UP CANOPY 900 51 • ^YPµO FwSnNG AWI SXOYMCOY ip APFI OF glApMf WRIOa9 %9PIAY. FMSnNp Ppq$WF 11A11E UP CYICPY LCW 9F, OWnONµ A4FA nµL p1 R.A. •NEW gASS Sfgi3lMNl µ0 AW PASW ON DIE AW! 5T0{SAgW 4 O p El]SnVG µ1O SEANCE gUllp'Np ADD Pta3 33.550 S.F. •NEW AGI FnSOA 0`+ ME %N9CMC SHV^AOOY. r0 �wic -e_ _ • ExppS[ PAN. ARCA r0 U:GiGSf PORSWF SxOBDOW Dv W9 Sf.. FRWCyp 10iµ p]pJNp r1,CCq W L?'NO AREA W.}9] 5 F. • EX SEANCE MgIR VP CANOPY FW AVP 900 A. O� VSPUY pAgipNC � }8 LWD6CAP PPOPOYp :al B Intl ROpt BUILpWL WFA 19.]39 5f. N1FROq SNONgMY REVOpNNG. oµ Xq G „� R CN4w6H5PRIW OMPROwti�W 6 2 SF. QINGf BUiWING AOOIn4Y S.R. A<QSSIBIE PAM pE) ¢DW61r IpaN CA ipAtQ W/ NIJI. }1: ° pyy1G CAR moss nWF nxv sx I I - - -- -- - -- - -- - - -_ � \, NrPI PER WA¢xc taFA ms PROVpsAL s.wo s£. LEGAL DESCRIPTION GAECnar OF @AtEL (Ni qwP ' Sq P• PWpR pPPROWD 5•]iNf£ RVIW'�HG 2.Jp3> s£. I[[at D[e[R PDW P °n (Npi Ctl15W VC1Fp. REMOVE fAOY SCWE) - } 7`51 NET RFWCnOrI W4 SF. CAN L[l r 01 A PAALkY 1)AP, M E P1Y Cf NFN4pgi BfACX. L _ J FAR. - p,2] ALLONtD CWN1T RFC OEfl CF SAtp CWxM151N NC pFFlCf pF lxf IDl COVEAAEE: ACNnt - / :fi ;sDl FAR, PgOPpSN AREA 105591 Sf. 1 }606 AC. I } 1•fL• J a O � N �• • RVILDIxc AREA 1E55 cAHOPr/ iOrat 91E AREA FASE�i ® IXBIPl3 TREY t � ��'a OPECOwE010LfwEfl�969N0pON 9095 PACE[d1 N51REEI. r , ®I F]rc, gAl• WppEfA MAy1 FJI¢DArgE n W ( / LANDSCAPE AREA: 1],CpO SG. Fr. - ¢[gbAL REWROS. (PLOifEO NEREONI :•"°Y ° 13utq+b aullaxc xElulr (uazk Auro safES Q usu+v+r N A. of ¢n vF xEx4ogr eEacx FGR ununfs RVMR - RECORDED W 00tlL 9095, PA4E ORE pFLrUAI RFfARps. Auro n' u (PLOrRD xmmv) ® } p6Wxc suuuMx: O �Cr! Df A SfLNU OBAW EAYVEMi AECO20E0 OLIOSfl1 +. I �1(�1/��Y� ` O 6 Lpi 6PG RATO Rmb PADNOEp BOON 9095. PA4E 691 OF£]bnl pEMY05 PXD SNO Q � `^ "Q� ` —F m J r plylAV pMnNG A59: s£. 1 /:P^p Sf. 166 10]11 PMRt N19. (PLOr(FD NEREM) IEl Prtv! P]LtryLl d�RCiSP£L{%j, ® I s �I '-YM1fk — tiV,.1'`Pn sxsrwo L © � � �w:6Ge PMAIxc nx ox'a s Ac4ESVRIE) r� PROPERTY OWNER � mru PAVNVw 314 NEWPORT 5EACR CARS, LLC �lAi .:..- ig u 4, •v° // yq OLwPANCY: AUN REPAIR 5: RpR�xR AUTOMATION. nvEUUE ® I wxsrgYCnpx L+4F Atavm gArES Rwu�EWp D vansRa �I WAIR lae FORT LAUDERDALE, FL 33305 C) oECVnAn ®r / �n• / (954) 347 -3974 V our ': I-1 ATM' DAVE LITTY I � 8 � � 6�1 POD'¢ o2s19ro I O Nw PAgxn +cO � A r 3 / LEGEND PROJECT APPLiCAM(ARCHRECT SPN L HAx. m ® I SINYV /fYAM Ir 6F3a9CE \ P xvc-A O �) a ua50NPY/ E PAN' 9 1 A59AOOa® y� LP 11��� t / / LF+I wau � s L�WE AoW SFANiEC ARCHITECTURE INC. W s E 19 TECHNOLOGY DRIVE S I� ®I ® I .L I ��,QyT� I `I. •� w / � appinaraL a9EA Ns PFxui 4s9} ss Aw ExPUlvox (949) 923 - 600018 sr w"f ua cnxvpv ATM' LARRYI IiDEIALL "AVO plaggR ti p� I i �ypya I � prnL xEw eu unrvG o IX1419VG AM ; y p• /l' = FT sFwwNbbrnro tl'[`¢q,�1 JI •' Q BE EWAH.`® 1�IEW PUG PRENW x L / fl I EW RVllmm - sp[�]e =:L X M1W W ? I .a p� CAGY SpERNC 9pY Ip XC j• / / L/ 5P{N0.PAL pU55. PPRRWG SiN! �3 }.15 m P nxxwc rzE/ £ASbn wRYE. PMrclxc CWnrs \ I / LI].IV PIAr1NYiC pfSVGAriµ PROCA[E SD. \ IB'ep ppUnpyaR� I 6�'9¢� :11rA9 CIIFNf ACN51dIrWPI SxG.Mp@I Us6u[xi �I 2_ ) IR"'wimuc ppn 'haNA� E fn m � • / � \ VCINFTY MAP ].I..p9 IPREUYWARr RHEN^alOK91MJLE5IOtBE9 RElCCARn ME 4NESC.V o \ HYORN1i IV ryf ArePLANNING SITE PLAN mn'av� E eOE Sl •t LN w.RR ,�/ 445 EAST PACIFIC COAST HIGHWAY sa,PE Y "DLi / 0� NEWPORT BEACH, CA 92650 � In.z. /AP pyx n �' NEWPORT AUTO CENTER \ am / A[TIACBir A'c � \ R}AAHiCNL S,P�,f � , o is 30 60 90 1 Ear AutONationa 5 d SCALE: 1'- 30' -0" FEEL � 5190}BOA]CIIII9dUR 10a IN. 969.92].6W0 1` �[ 2 CCrllr�' ''���Q//��119 ieLnmo O,M IFae9a9.92],619U •'i WEw STANCE NORTH TRUE / uWVYExl vcn NORTH SITE 1 aR OO NOT USE FOA CbMSFPUCTION Mom= UNLESS WRALED AND D0.TE0: 3TANFEC JOBk 20.M15R7900R [UW14N0 CFEATt3Y 071 01/09 M L K J H § E d A i D CE § „B sg 9'3 et s { I { I I I % { % I I i z �-. rte.. I • l V \ 6 ) B 0 60 90 i0' -0' FEET TRUE NORTH 0 10 16 1 n 1 16 PLANNING DATA M Bw1➢WE A4FA; FJ]SXNE PWSdE 9NWDC 5 k ORIRS 9.J97 SF. E56pN4 WN SNDMpWU 2bi SG. E115XXE SFfJM1D R4aX 6FVE ].Wi S!. EvSTNC BdREY BU'ISMNG 4,085 Sr. mML R"UfE t pF41 16.]91 Sf. D]$9N4 I.V N LPNU BX111W4 M'9 vMR 32550 SF, EASBNG PgKOIE WiiK W CM'fFT 2W] SF, IoIK E45DNC Rf UID AV 0.CCR BmC. PPG NJ,JJ1 S!. L PPPotWE yJNNWY. LQLPBFil 9SLIQ {{[Q$ ya0npm IBSS91 AP. F(iCW SF. IB6 ID5 1 CV5mNp1 P�pNE ONCtVDU9” 5 M65594E) 9 '10,EE 0 W MT miN. vpOV.Dm ]J9 K J H DALE Al E RELY OK9(MLE EXISTING SITE PLAN 445 EAST PACIFIC COAST HIGHWAY NEWPORT BEACH, CA 92669 NEWPORT AUTO CENTER AutoNation. $i81118t PICiiB4M91pC. fe1. 949.923.6000 Star�imm., . V.SA m IPo.949.923.6190 e. CA 93610 n�.slanlmum W WT USE FOR C(NV$IP TION Mom= VNLE$$ NUALED AND DATED. DNps= STANTECMB* 2036109W2 A DRAWND CFEATM 16 17 i6 1 2 3 4 s s 7 6 9 10 IT 12 13 14 is 18 17 is AREA CALCULATIONS PdCnFLID aOflsCXE SNONflWY p,13P sS. 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