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HomeMy WebLinkAboutBalboa Center Renovation - PA2009-153CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT February 4, 2010 Meeting Agenda Item No. 4 SUBJECT: Balboa Center Renovation - (PA2009 -153) 3101 -3121 Newport Boulevard, 3100 -3138 Balboa Boulevard • Use Permit No. UP2009 -037 • Use Permit No. UP2010 -002 • Parcel Map No. NP2009 -013 • County Tentative Parcel Map No. 2009 -135 APPLICANT: Cory Chung PLANNER: Makana Nova, Assistant Planner (949) 644 -3249, mnova @newportbeachca.gov PROJECT SUMMARY The applicant requests approval of two use permits and a parcel map associated with the renovation and expansion of an existing retail shopping center. The parcel map would allow the merger of six existing parcels into one parcel for redevelopment. One use permit would allow portions of a new fagade to exceed the 26 -foot base height limit by four feet and another would allow the waiver of five required off - street parking spaces through the approval of a parking management program. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. approving Use Permit No. UP2009 -037 and UP2010- 002, and Parcel Map No. NP2009 -013 subject to the findings and conditions in the attached draft resolution (Attachment No. PC 1). 0 Balboa Center Renovation February 4, 2010 Page 2 VICINITY MAP ..n 11 ' r �- Subject Prop3lerty 1 1 1 1' b t• 0 0 °1 GENERAL PLAN ZONING BU`S �it °ftG' 71 Y l }\ t� r I �i` \ \C. \. R1 I LMI LOCATION GENERAL PLAN ZONING CURRENT USE Cannery CN (Neighborhood Village /McFadden Square ON-SITE Commercial) Specific Plan, Retail and Retail Service Commercial (SP- 6 /RSC NORTH RT (Two -Unit Residential) R -2 (Two - Family Single -unit and two -unit Residential ) dwellings SOUTH PF (Public Facilities) and SP -6 /RSC Public parking lot, single -unit and RT Two -Unit Residential two -unit dwellings EAST CV (Visitor Serving SP -6IRSC Retail Commercial ) WEST RT (Two -Unit Residential) R -2 Single -unit and two -unit dwellin s 13 I Balboa Center Renovation February 4, 2010 Page 3 Proiect Settin The subject property is bounded by Newport Boulevard, Balboa Boulevard, 30th Street, and 32nd Street. The project site is in the SP -6 (Cannery Village /McFadden Square Specific Plan) Zoning District and designated for RSC (Retail and Service Commercial) land use. Access to the existing shopping center is obtained through a driveway along 32nd Street, Newport Boulevard, and Balboa Boulevard. The area of the project site is 163,786 square feet (approximately 3.76 acres). The existing subject properties are irregular in shape and consist of six legal parcels. The existing retail shopping center was originally developed in 1960 and currently contains 41,363 square feet of floor area and 208 parking spaces on -site. The area in the vicinity of the site is developed with a variety of land uses, including residential development, retail uses along Newport Boulevard, and a public parking lot to the south of the subject property. Project Description The Balboa Center renovation includes a 2,515- square -foot addition along the western wing of the existing retail shops (Shops B) „a new fagade along the entire retail frontage facing 32nd street, the addition of a new, 4,000- square -foot retail building in the northwestern corner of the existing parking area, and restriping and landscaping of the existing parking lot areas to provide additional parking spaces. The applicant requests approval of two use permits to allow portions of a new fagade to exceed the 26 -foot base height limit to a maximum of 30 feet in height and to waive five required off - street parking spaces through the approval of a parking management program. The subject property will be parked at a rate of one parking space per 200 square feet of gross floor area and will allow for eating and drinking establishments to occupy up to 15 percent of the gross floor area of the shopping center. The parking management program allows for additional eating and drinking establishments provided the uses do not require additional parking beyond the shopping center standard of one space per 200 square feet of gross floor area. In addition, the applicant requests approval of a parcel map to allow the merger of six existing parcels into one property for redevelopment of the subject property. DISCUSSION The proposed project requires two use permits to allow deviations to the off - street parking requirements and the base height limit and a parcel map to merge six parcels N Balboa Center Renovation February 4, 2010 Page 4 for redevelopment of the subject property. For a detailed analysis of the required findings for the subject applications, please refer to the attached draft resolution (Attachment PC 1). Each of the project applications is discussed below: General Plan /Coastal Land Use Plan /Zoning Both the General Plan and the Coastal Land Use Plan (CLUP) designate this site Neighborhood Commercial (CN). The CN land use category is intended to provide for a limited range of retail and service uses developed in one or more distinct centers oriented to primarily serve the needs of and maintain compatibility with residential uses in the immediate area. The existing and proposed retail uses on the subject property are consistent with this land use category. Both the General Plan and the CLUP set a development intensity limit of 0.3 floor area to land area ratio (FAR). With the proposed expansion, the total proposed square footage of 47,878 square feet for the project site results in an FAR of 0.292. The project is conditioned to require Coastal Commission approval of the proposed project prior to the issuance of Building Permits. The site is located in the RSC (Retail and Service Commercial) land use designation within the SP -6 (Cannery Village /McFadden Square Specific Plan) Zoning District. The RSC land use designation is intended to provide for retail sales, personal and professional uses that offer direct services to the public, and marine - related light industrial uses. This designation provides a wide range of uses and services accommodating both residents and visitors, the boating industry, and also provides continuity between districts to increase the potential for "shared sales" from pedestrians. The existing and proposed retail uses are consistent with land uses permitted by the RSC land use designation in the SP -6 Zoning District. Several General Plan policies and Cannery Village /McFadden Square Specific Plan standards are pertinent to the proposed project and will be discussed in the corresponding sections of this report. Architecture and Site Design Zoning Code /Specific Plan Section 20.43.030.B (Design and Development Guidelines) of the Zoning Code provides guidelines for the architectural themes which are prevalent throughout the Cannery Village and McFadden Square districts. The objectives of the design guidelines are "to improve the image of the specific plan area and to establish a clear identity for the two key destination areas - Cannery Village and McFadden Square." The design guidelines recognize that these two areas have distinct design themes. The recommended Cannery Village theme emphasizes nautical, marine, and industrial elements that are characteristic of the The Cannery. The recommended theme for l'I Balboa Center Renovation February 4, 2010 Page 5 McFadden Square emphasizes Late 19th /Early 20th Century architecture elements that are characteristic of the Doryman's Inn. The design for the renovated shopping center provides a new architectural character for the project site that is more consistent with the design guidelines specified for both Cannery Village and McFadden Square themes. Because the project site is located in close proximity to both districts within the specific plan, the applicant has incorporated architectural elements of both themes into the fagade design for the proposed project, namely and horizontal ribbed metal wall panels (similar to corrugated metal) and brick veneer on the front elevation. However, the other architectural elements, including ledgestone columns, hanging horizontal metal canopies, metal louvers, and metal mesh, are more representative of contemporary retail commercial centers. This is not necessarily inconsistent with the design guidelines. The project site is located in the Newport Boulevard commercial corridor, .which the General Plan recognizes as separate from the Lido Village, Cannery Village, and McFadden Square districts. Therefore, it is reasonable to have architecture that is characteristic of a commercial corridor rather than extending either of the unique themes of Cannery Village or McFadden Square to this site. A more thorough discussion of the project's consistency with General Plan design polices is provided below. The proposed project complies with the development standards specified in Section 20.43.050 of the Zoning Code. The front setback (narrowest street - facing frontage) for this property is located along Balboa Boulevard. All structures maintain a 5 -foot setback along the adjacent residential property lines. The restriped parking area provides a minimum of five percent landscaping within the parking area and 50 percent within the landscaping setback. The finished floor of all new structures will comply with the minimum building elevation of 9 feet above mean low water level (8.67 NAVD88). Portions of the proposed fagade exceed the 26 -foot base height limit, but no portion of this fagade is higher than the 35 -foot maximum height limit that may be applied subject to the approval of a use permit with the findings specified in Section 20.43.050 of the Zoning Code. These findings are discussed in detail in the Height section of this report. General Plan Consistency The following General Plan architectural and site design polices are pertinent to the proposed project: 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 Balboa Center Renovation February 4, 2010 Page 6 ■ 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)" The applicant proposes renovations to all of the exterior elevations that are visible from the adjacent public rights -of -way. The design for the exterior elevations will extend to the new addition and retail building. The renovations to the project site will screen the existing loading docks with landscaping, add architectural treatments to the front and rear of the primary structure, and provide enhanced landscaping in the parking lot along the streetscape. The new front fagade of the main tenant shops will create a greater visual impact to emphasize the shopping center as a prominent feature along Newport Boulevard and within the surrounding neighborhood. U Balboa Center Renovation February 4, 2010 Page 7 LU 5.2.2 Buffering Residential Areas "Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize impacts through such techniques as: ■ Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures, and /or comparable buffering elements, ■ Attractive architectural treatment of elevations facing the residential neighborhood, ■ Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. (Imp 2.1)" To minimize impacts to the adjacent residential properties, the loading dock will be screened by new landscaping along 30th Street and by a new "Green Screen," a metal screen wall with vines; trash enclosures will be located away from residential properties; the rear and side elevations will incorporate the new design elements or will have their existing exterior finishes cleaned and repainted; b ike racks are set back from the adjacent residential properties in order to limit any negative impacts to adjacent residents. Parking The existing parking area provides 208 parking spaces, most of which are in a diagonal configuration. The applicant proposes restriping parking area to provide 235 parking spaces, all of which will be in a perpendicular configuration. The new parking area design includes the addition of parking spaces in front of the eastern wing of existing retail shops (Shops A). The proposed parking lot design includes new landscape islands and tree wells. Parking Waiver Section 20.66.090 of the Zoning Code, below, identifies parking requirements for shopping centers: "A. An off - street parking space requirement of 1 space for each 200 square feet of gross floor area may be used for shopping centers meeting the following criteria: The gross floor area of the shopping center does not exceed 100,000 square feet. 2. The gross floor area of all eating and drinking establishments does not exceed 15 percent of the gross floor area of the shopping center. I Balboa Center Renovation February 4, 2010 Page 8 B. Tenants with a gross floor area of 10, 000 square feet or more shall meet the parking space requirements of Section 20.66.030. C. The off - street parking requirement for shopping centers with gross floor areas in excess of 100,000 square feet or with eating and drinking establishments occupying more than 15 percent of the gross floor area, shall be equal to the sum of the requirements prescribed for each use in the shopping center, unless a parking management program is approved." Using the standard above, the required parking for the shopping center with the proposed expansion would be 240 spaces. The restriping of the parking area yields 235 parking spaces; therefore the proposed project requires a waiver of five required off - street parking spaces. It should be noted that the project would not require a parking waiver if the floor area were reduced by 878 square feet. Parking Management Program A parking management program (Attachment PC 2) is proposed as the basis for approval of the parking waiver. Pursuant to Section 20.66.100.A.3, the Planning Commission may approve a use permit for a parking waiver with a parking management program that mitigates any impacts associated with the waiver of off - street parking spaces. The applicant is also proposing to use the Parking Management Program to allow eating and drinking establishments to occupy more than 15 percent of the gross floor area, pursuant to Section 20.66.090.C. Eating and drinking establishments would be parked at a rate of one space per 200 square feet of gross floor area, provided their combined floor area does not exceed 15 percent of the gross floor area of the shopping center. Eating and drinking establishments that cause the 15 percent limit to be exceeded will have their net public area' and /or seating restricted so that the number of required off - street parking spaces is the same or less of what would be required if that floor area was parked at the shopping center standard of one space per 200 square feet of gross floor area. Pursuant to Section 20.66.100.13 (Parking Management Programs), the applicant proposes restricting land uses with high parking demand characteristics to mitigate impacts associated with the proposed parking waiver. The Parking Management Program establishes limitations on the size and abundance of eating and drinking establishments in the shopping center so that the parking demand is not higher than 1 Net Public Area (NPA): The Zoning Code defines net public area as the total area used to serve customers, including, but not limited to, customer sales and display areas, customer seating areas, service counters, and service queue and waiting areas, but excluding restrooms and offices, kitchens, storage and utility areas, and similar areas used by the employees of the establishment. z Balboa Center Renovation February 4, 2010 Page 9 standard retail uses. Table PC 1 below shows the parking requirement for each tenant suite using the shopping center rate and at the rate for a full service, small scale eating and drinking establishment. Full service, small scale was chosen because it is the most likely eating and drinking establishment for this shopping center. The net public area and seating estimates are also based on typical ratios for such establishments. Table PC 1. Balboa Center Parking Requirements by Tenant Suite Full Service, Small Parking Scale: 1/75 Sq. Ft. or Tenant Square Parking Spaces 1/3 seats (max. net Parking Spaces Suite Footage Requirement Required public area /max. no. Required seats) S1 2,000 1/200 gross 10 750 Sq. Ft. or 25 seats 10 or 9 52 1,500 1/200 gross 8 563 Sq. Ft. or 23 seats 8 S3 1,000 1/200 gross 5 375 Sq. Ft. or 15 seats 5 54 1,000 1/200 gross 5 375 Sq. Ft. or 15 seats 5 S5 2,093 1/200 gross 11 786 Sq. Ft. or 25 seats 11 or 9 1,000 Sq. Ft. or 25 14 or 9 56 3,000 1/200 gross 15 seats S7 1,457 1/200 gross 8 547 Sq. Ft. or 22 seats 8 S8 1,457 1/200 gross 8 547 Sq. Ft. or 22 seats 8 S9 1,000 1/200 gross 5 375 Sq. Ft. or 15 seats 5 S10 1,055 1/200 gross 5 396 Sq. Ft. or 16 seats 6 New 1,000 Sq. Ft. or 25 14 or 9 Building 4,000 1/200 gross 20 seats TOTAL 19,562 100 94 or 81 Eating and drinking establishments within the renovated shopping center would need to apply for individual use permits to operate as required by Section 20.43.040 of the Zoning Code. It should be noted that the project will be conditioned so that the use permits for the existing eating and drinking establishments, a nail shop, and dry cleaners will be deemed null and void. Under the proposed project, the parking requirements for all uses in the shopping center would be calculated to comply with the shopping center parking rate. All uses requiring a use permit would be required to obtain such a permit for the individual use prior to occupying a tenant suite following the renovation. The Parking Management Program also includes the following parking management mechanisms to mitigate any impacts associated with the proposed parking waiver: • Restrictions on the number or location of employee parking spaces. The Parking Management Program establishes priority locations for employee parking at the rear of the retail shops in the parking area accessed from 30th Street. Balboa Center Renovation February 4, 2010 Page 10 • Promoting pedestrian and bicycle access to the subject property to limit the impact on off - street parking. The proposed project provides additional bicycle racks to accommodate bicyclists. • Signage and Security. The Parking Management Program provides details for property management that specify the use of signage and security to discourage non - patrons from parking on -site. Parking Study The applicant has provided a parking study prepared by Austin -Foust Associates, Inc. (Attachment PC 3), which shows that the proposed project could accommodate the additional traffic and parking demand of the proposed addition and new retail building. The current peak parking demand indicates a maximum of 156 parking spaces utilized on -site at peak hours during a Saturday in the summer season. Based on use parking rates for the proposed expansion, the proposed project would create an additional demand of 34 parking spaces with a total demand of 190 parking spaces. The proposed project provides a total of 235 parking spaces on site. General Plan Consistency The following General Plan parking polices are pertinent to the proposed project: 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)" CE7.1.1 Required Parking "Require that new development provide adequate, convenient parking for residents, guests, business patrons, and visitors. (Imp 16.10)" The existing parking area at the front of the retail shops is currently accessible and convenient to patrons of the shopping center. The addition of parking spaces in front of the eastern wing of existing retail shops (Shops A) will improve this situation. The Parking Management Program requires that employee parking first fill the underutilized parking area at the rear of the main tenant shops along 301h Street. The parking area will still abut 30th Street; however, the addition of the new retail building in the northwest corner of the subject property will help to off -set the visual /1� Balboa Center Renovation February 4, 2010 Page 11 impact of the existing parking area from the street view. Enhanced landscaping is provided along 30th Street, 32nd Street, Newport Boulevard, and Balboa Boulevard to help soften the appearance of the parking area. In addition, the loading dock along 30' Street will be screened with landscaping to minimize the visual impact of this structure from the adjacent public street and neighboring residential development. CE 6.2.2 Support Facilities for Alternative Modes "Require new development projects to provide facilities commensurate with development type and intensity to support alternative modes, such as preferential parking for carpools, bicycle lockers, showers, commuter information areas, rideshare vehicle loading areas, water transportation docks, and bus stop improvements. (Imp 16.8, 16.11)" The subject property is located on the Balboa Peninsula within a few blocks of a public beach. Due to the proximity of the project site to the public beach and the character of the surrounding neighborhood, the subject property is frequented by pedestrians and bicyclists. Based on several site visits, bicycle racks on the subject property are well utilized. The applicant has proposed several bike racks throughout the subject property to accommodate these modes of travel as part of the Parking Management Program. The site plan is designed to accommodate a minimum of 15 bicycles stationed on the project site at any given time. CE7.1.8 Parking Configuration "Site and design new development to avoid use of parking configurations or management programs that are difficult to maintain and enforce. (Imp 2.1, 7, 1, 8.1)" The Parking Management Program provides enforceable methodologies such as the regulation of uses through use permits, addition of signage, and implementation of security personnel at the project site to ensure required parking on the subject property is for the sole use of shopping center patrons. CE7.1.9 Parking Requirements for Pedestrian - Oriented and Local- Serving Uses "Consider revised parking requirements for small scale neighborhood serving commercial uses in areas that derive most of their trade from walk -in business, especially where on- street or other public parking is available. (imp 2.1, 8.1, 8.2)" Due to the pedestrian and bicyclist character of the surrounding community, the project site and surrounding neighborhood fulfill the criteria to consider revised parking requirements for the project site per this policy. The applicant has requested a waiver of five required off - street parking spaces for the proposed project, which is minimal in Balboa Center Renovation February 4, 2010 Page 12 comparison to the number of patrons who arrive as pedestrians or bicyclists to the project site. Height The base height limit for all buildings and other structures on a site within the SP -6 (RSC) District is twenty -six (26) feet. For structures constructed with the ground floor at or above nine feet above mean low water (8.67 feet above mean sea level), the height limit shall be the greater of twenty-six (26) feet above the high water line or twenty -six (26) feet above the site elevation. After review of the grading plan submitted with the project application, it was determined that the new retail building will comply with this finished floor elevation requirement. As a condition of approval, the grading plan, project elevations, and /or site plan shall be revised to include the finished floor elevation for the addition to the existing tenant spaces and comply with this height requirement. The applicant will also be required to work with the Building Department and schedule a preliminary code review to ensure compliance with ADA access for the new structures. Use Permit to Exceed the Base Height Limit Portions of the proposed facade exceed the 26 -foot base height limit, but no portion of this fagade is higher than the 35 -foot maximum height. The applicant has requested a use permit as required by Section 20.43.050.H. Staff believes that there are facts in support of the findings for the use permit to exceed the base height limit. The height limit exhibit in the project plans provides a calculation of the public visual space provided below the 26 -foot height limit in relation to the fagade features, which exceed the 26 -foot base height limit. The project design provides 1,291 square feet of open space on the fagade elevation below the 26 -foot base height limit in exchange for allowing 461 square feet of the fagade elevation to exceed the 26 -foot base height limit. Also, public physical and visual access to Newport Bay and the Pacific Ocean will not be impacted by the proposed improvements. Finally, the proposed fagade provides architectural variation along each street frontage. The increased building height creates an emphasis on the key elements of the shopping center, such as the large grocery anchor in the middle. The required findings and the facts in support of the findings are provided in the draft resolution (Attachment PC 1). Parcel Map The proposed parcel map is to combine six parcels to create one parcel. The proposed retail building and west wing addition are located across existing legal lot lines so a recorded document is necessary in order to eliminate development across lot lines as 1V Balboa Center Renovation February 4, 2010 Page 13 required per Section 19.04.035 of the Subdivision Code. In this case, a parcel map is the correct application for the proposed project. The proposed project is not eligible for a lot line adjustment because there are more than four parcels involved and thus the project does not qualify for a waiver of a parcel map under Section 19.08.030 of the Subdivision Code or Section 66412, Map Act Exclusions of the Subdivision Map Act. The required findings and the facts in support of the findings are provided in the draft resolution (Attachment PC 1). Summary Staff recommends the approval of Use Permit No. UP2009 -037 and No. UP2010 -002, and Parcel Map No. NP2009 -013 to allow the renovation and addition to a shopping center subject to the findings and conditions of approval attached (Attachment PC 1). Alternatives If the Planning Commission does not wish to follow staffs recommendation to approve the subject application, the Planning Commission may approve a revised project or deny the subject applications 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 /or 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 and the proposed project does 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 development of two commercial buildings with a total of 6,515 square feet of new development within an urbanized area. The Parcel Map has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 5 (Minor Alterations in Land Use Limitations). The project consists of minor alteration in land use limitations in areas with an average slope of less than 20 percent which do not result in any changes in land use or density, including but not limited to minor lot line adjustments not resulting in the creation of any new parcel. 1-5- Balboa Center Renovation February 4, 2010 Page 14 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: Makana Nova, Assistant Planner ATTACHMENTS Submitted by: PC 1 Draft Resolution with Findings and Conditions PC 2 Parking Management Program PC 3 Parking Study PC 4 Site Photos PC 5 Project plans PC 6 Parcel Map i F:\Users\PLN \Shared\PNs \PAs - 2009 \PA2009 - 153 \UP2009 -037, NP2009 -013 PC Rpt.docx E Attachment No. PC 1 Draft Resolution with Findings and Conditions lb, RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NOS. UP2009 -037 TO ALLOW PORTIONS OF A NEW FACADE TO EXCEED THE 26 -FOOT BASE HEIGHT LIMIT; UP2010 -002 TO ALLOW A WAIVER OF FIVE, REQUIRED, OFF - STREET PARKING SPACES THROUGH THE ADOPTION OF A PARKING MANAGEMENT PROGRAM; AND PARCEL MAP NO. NP2009- 013 TO MERGE SIX PARCELS, FOR THE RENOVATION AND EXPANSION OF AN EXISTING SHOPPING CENTER LOCATED AT 3100 -3138 BALBOA BOULEVARD AND 3101 -3121 NEWPORT BOULEVARD (PA2009 -153). THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Cory Chung representing the property owner, Catellus, with respect to property located at 3100 -3138 Balboa Boulevard and 3101 -3121 Newport Boulevard, and legally described as lots E, F, and H on Parcel Map, as per map filed in book 32, page 41 of Parcel Maps, in the office of the County Recorder in the County of Orange, together with that portion of Lake Avenue shown as Parcel "G on said Parcel Map, vacated and abandoned by Resolution No. 1012 of the City Council of Newport Beach, recorded May 15, 1981 as Instrument No. 40308 in book 14079, page 939 of official records in the office of said County Recorder, also together with a portion of Section 28, Township 6 south, range 10 west, San Bernardino Meridian, as per Parcel Nos. 1, 2, and 3 of the official plat filed in the district land office August 4, 1980, requesting approval of two use permits and a tentative parcel map. 2. The applicant requests two use permits and a parcel map associated with the renovation and expansion of an existing retail shopping center. The parcel map would allow the merger of six existing parcels into one parcel for redevelopment. One use permit would allow portions of a new fagade to exceed the 26 -foot base height limit and another would allow the waiver of five, required, off - street parking spaces through the approval of a parking management program. 3. The subject property is designated for Retail Service Commercial (RSC) use and is located within the SP -6 (Cannery Village /McFadden Square Specific Plan) Zoning District and the General Plan Land Use Element category is Neighborhood Commercial (CN). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Neighborhood Commercial (CN). 5. A public hearing was held on February 4, 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. Planning Commission Resolution No. _ Page 2 of 22 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) and Class 5 (Minor Alterations in Land Use Limitations). 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 and the proposed project does 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 development of two commercial buildings with a total of 6,515 square feet of new development within an urbanized area. 3. The Parcel Map has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 5 (Minor Alterations in Land Use Limitations). The project consists of minor alteration in land use limitations in areas with an average slope of less than 20 percent which do not result in any changes in land use or density, including but not limited to minor lot line adjustments not resulting in the creation of any new parcel. SECTION 3. REQUIRED FINDINGS. In accordance with Sections 20.91.035, 20.43.050, and 19.12.070 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: The following information is presented in support of the required use pen-nit findings per Section 20.91.035.A of the Zoning Code: Finding: A. 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. Facts in Support of Finding: A -1. The project is located in the Retail and Service Commercial (RSC) land use area of the SP -6 (Cannery Village /McFadden Square Specific Plan) Zoning District, which is intended to provide for retail sales, personal and professional uses that offer direct services to the public and marine - related light industrial uses. This designation will Zv Planning Commission Resolution No. Page 3 of 22 provide a wide range of uses and services accommodating both residents and visitors, the boating industry, and will also provide continuity between districts and increase the potential for "shared sales" from pedestrians. The existing and proposed retail uses are consistent with land uses permitted by the RSC land use designation in the SP -6 Zoning District. A -2. The existing shopping center provides a variety of retail services, which serve the surrounding residential community. The proposed project will provide several new tenants which will continue to provide retail services to the surrounding neighborhood. This will revitalize the project site and provide an economic opportunity for the property owner to update the retail tenants and services, which best serve the quality of life for the surrounding residential 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 of the general welfare of the City. Facts in Support of Finding: B -1. The General Plan land use category for this site is Neighborhood Commercial (CN). The CN category is intended to provide for a limited range of retail and service uses developed in one or more distinct centers oriented to serve the needs of and maintain compatibility with residential uses in the immediate area. A retail shopping center is a permitted use within this land use designation. B -2. The project has been conditioned to ensure the welfare of the surrounding community. All new structures will comply with the finished floor requirements as specified in the SP- 6 (Cannery Village /McFadden Square Specific Plan). The project has been conditioned by the Fire Department to provide adequate circulation throughout the parking areas and provide the main tenant shops with fire sprinklers. All eating and drinking establishments will be required to obtain separate use permits in addition to the subject use permits, which regulates parking and height on the project site. In addition, a Water Quality Management Program is required by the Building Department. B -3. The proposed project and requested discretionary applications are consistent with relevant General Plan policies. -21 Planning Commission Resolution No. _ Paqe 4 of 22 Finding: C. That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. Facts in Support of Finding: C -1. The request to allow the fagade for the main tenant shops to exceed the height limit is consistent with the findings required by the Cannery Village /McFadden Square Specific Plan to exceed the height limit. C -2. The waiver of five, required, off - street parking spaces is permissible through a use permit and the adoption of a parking management program for the subject property. The parking provided for the subject property is consistent with the shopping center parking regulations identified in the Zoning Code. C -3. The project has been conditioned to require individual tenants to obtain a separate use permit for uses that require a use permit pursuant to Chapter 20.43 of the Zoning Code. The separate discretionary approval will regulate the operation of the specific use within the project site. C-4. The project has been reviewed and conditioned to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the shopping center. Finding: D. If the use is proposed within a Residential District (Chapter 20.10) or in an area where residential uses are provided for in Planned Community Districts or Specific Plan Districts, the use is consistent with the purposes specified in Chapter 20.91A and conforms to all requirements of that Chapter. Facts in Support of Finding: D -1. The proposed site is not located within a residential district and no residential uses are proposed as part of this project. 2� Planning Commission Resolution No. _ Page 5 of 22 Height Limit The following information is presented in support of the required use permit findings per Section 20.43.050.H of the Zoning Code: Finding: A. The development will provide for both public physical and visual access to the bay within the limits that public safety is ensured and private property protected. Facts in Support of Finding: A -1. Public visual access is not impaired by the additional height of the buildings over the basic 26 -foot height limit since the building mass is set back a substantial distance from 32nd Street and 301h Street. A -2. There is currently no physical or visual access to the bay from the project site due to surrounding development. The addition of the proposed facade will not result in any additional impacts to the physical or visual access to the bay and ocean view because the building is oriented perpendicularly to the shoreline of the Pacific Ocean and Newport Bay. A -3. There are no bay or ocean views visible from the subject property or the adjacent properties on the block bounded by 32nd Street, Newport Boulevard, 30th Street, and Balboa Boulevard. No significant public or private view corridors will be blocked by the height of the new facade or the new retail pad and addition to the existing shopping center. A-4. Public physical and visual access is provided between the main tenant shops and structures on adjacent properties with a minimum 5 -foot side yard setback to the property line for the proposed addition to the existing retail shops. A -5. The additional building height and resulting bulk does not impede public safety or interfere with the rights of adjacent properties. Finding: B. The increased building height would result in more public visual open space and views than would result from compliance with the basic height limit. Particular attention shall be given to the location and orientation of the structure on the lot, the percentage of ground coverage, and the treatment of all setback and open areas. Facts in Support of Finding: B -1. The height limit exhibit in the project plans provides a calculation of the public visual space provided below the 26 -foot height limit in relation to the facade features, which exceed the 26 -foot base height limit. The project design provides 1,291 square feet of Planning Commission Resolution No. _ Paqe 6 of 22 open space on the facade elevation below the 26 -foot base height limit in exchange for allowing 461 square feet of the fagade elevation to exceed the 26 -foot base height limit. B -2. The existing retail shops are located centrally on the subject property and the proposed project will comply with the maximum 0.3 FAR specified in the Land Use Element of the General Plan for this land use designation. B -3. The fagade structure in and of itself does not change the existing orientation and location of structures on the property. Only the retail addition will be constructed out to the Code - required 5 -foot setback. The setback and open space areas include improved pedestrian spaces and landscaping. The new retail building provides an 8- foot and 12 -foot setback along 32nd Street and Balboa Boulevard, respectively, which exceeds the 5 -foot required front yard setback. Finding: C. The increased building height would result in a more desirable architectural treatment of the building and a stronger and more appealing visual character of the area within the general theme of a marine environment. Facts in Support of Finding: C -1. The proposed fagade increases the subject property's consistency with the architectural themes within the SP -6 (Cannery Village /McFadden Square Specific Plan) Zoning District. The project site is located in close proximity to both Cannery Village and McFadden Square and incorporates architectural elements of both recommended design themes into the fagade, including horizontal ribbed metal wall panels (similar to corrugated metal) and brick veneer on the front elevation. The proposed fagade also incorporates materials such as cut stone veneer, wire mesh sign grilles, and ribbed metal siding similar to corrugated metal to be added to the existing brick veneer of the shopping center. C -2. The proposed fagade provides architectural variation along each street frontage. The increased building height creates an emphasis on the key elements of the shopping center, such as the large grocery anchor in the middle. The portions of the fagade at either end of the main tenant shops that exceed the base height limit serve as visual anchors along Newport Boulevard and Balboa Boulevard. C -3. The proposed project provides an opportunity to update an older shopping center and increase site compatibility with current parking requirements and architectural themes of the surrounding neighborhood. The renovation of the existing shopping center will provide for the creation of a clean block with common architectural themes, amenities, and presence on the public street. - �_) Planning Commission Resolution No. Paae 7 o Finding: D. The increased building height would not result in undesirable or abrupt scale relationships being created between the structure and existing developments or public spaces. Particular attention shall be given to the total bulk of the structure including both horizontal and vertical dimensions. Facts in Support of Finding: D -1. The maximum height of the proposed fagade is 30 feet which exceeds the 26 -foot base height limit by four feet. The adjacent properties to the east of the subject property consist of an existing, single -story eating and drinking establishment, and the properties to the southwest of the subject property consist of two -story single -unit and two -unit dwellings. The additional height proposed for the new shopping center fagade will emphasize the project site as a neighborhood commercial core and will not create an abrupt scale relationship with the adjacent properties. D -2. The bulk of the proposed shopping center fagade is narrow and will extend above the 26 -foot base height limit along the front fagade of the main tenant shops facing 32nd street. All mechanical equipment will comply with the 26 -foot base height limit and will located behind the existing parapet wall of the shopping center so that it is screened from all adjacent public rights -of -way. D -3. The grouping of buildings, and the opportunity for additional building height and bulk, has been balanced by providing front and rear parking areas, which are set back from the street frontage and balanced with landscaping at the perimeter of the parking areas. Findinq: E. The increase in height shall not result in floor area exceeding the floor area otherwise permitted. Facts in Support of Finding: E -1. The building height increase of the new fagade does not result in buildings exceeding the floor area otherwise permitted by the SP -6 (Cannery Village /McFadden Square Specific Plan) Zoning District or the 0.3 floor area ratio (FAR) intensity limit specified by the General Plan Land Use Element. The increase in height is only for the fagade of the retail tenant spaces and does not in and of itself result in additional square footage to the project site. Finding: F. The maximum height in all districts shall be measured in accordance with the definitions contained in Section 20.65.030. W Planning Commission Resolution No. _ Page 8 of 22 Facts in Support of Finding: F -1. The applicant acknowledges this measurement standard and has agreed to comply with the measurement of height from the high water line or the site elevation, whichever is greater as specified in Section 20.43.050.H of the Zoning Code in addition to the determination of grade as specified in Section 20.65.030 of the Zoning Code. Parcel Map The following information is presented in support of the required use permit findings per Section 19.12.070 of the Subdivision Code: Finding: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: A -1. The proposed parcel map is to combine six parcels to create one parcel of land for the renovation of an existing retail shopping center. The proposed development will comply with the 0.3 floor area ratio (FAR) intensity limit specified by the General Plan Land Use Element. The proposed subdivision and improvements are consistent with the SP -6 (Cannery Village /McFadden Square Specific Plan) Zoning District and the current General Plan Land Use Designation, Neighborhood Commercial (CN). Finding: B. That the site is physically suitable for the type and density of development. Facts in Support of Finding: B -1. The site is located in an urban area and is previously developed with a retail shopping center. The site is irregular in shape, relatively flat, and is suitable for development. Finding: C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision - making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. 0 Planning Commission Resolution No. _ Facts in Support of Finding: C -1. 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 and the proposed project does 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 development of two commercial buildings with a total of 6,515 square feet of new development within an urbanized area. C -2. The Parcel Map has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 5 (Minor Alterations in Land Use Limitations). The project consists of minor alteration in land use limitations in areas with an average slope of less than 20 percent which do not result in any changes in land use or density, including but not limited to minor lot line adjustments not resulting in the creation of any new parcel. Finding: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: D -1. The construction of the proposed commercial development will comply with all Building, Public Works, and Fire Codes. Public improvements will be required of the developer per Section 19.28.010 of the Municipal Code and Section 66411 of the Subdivision Map Act. All ordinances of the City and all conditions of approval will be complied with. D -2. Public improvements will be required of the Applicant per the Municipal Code and the Subdivision Map Act. Finding: E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the decision- making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to easements previously acquired by the public. This finding shall apply only to easements of record 0 Planning Commission Resolution No. Paae 10 of 22 or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding: E -1. That the design of the development will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. Finding: F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: F -1. The subject property is not subject to the Williamson Act because it is currently developed as a commercial shopping center, the subject property is not considered an agricultural preserve, and the subject property is less than 100 acres. Finding: G. That, in the case of a 'land project' as defined in Section 11000.5 of the California Business and Professions Code: (a) there is an adopted specific plan for the area to be included within the land project; and (b) the decision - making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding: G -1. The property is not a `land project' as defined in Section 11000.5 of the California Business and Professions Code because the project site does not contain 50 or more parcels and is previously developed with commercial buildings. Finding: H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. 2 Planning Commission Resolution No. Page 11 of 22 Facts in Support of Finding: H -1. The proposed parcel map and improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Department enforces Title 24 compliance through the plan check and inspection process. Finding: 1. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding: 1 -1. The proposed parcel map is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need. The residential density on the site will remain the same; the subject property does not provide any residential units. No affordable housing units are being eliminated based upon the fact that the previous use of the project site did not include residential development so the proposed number of units remains the same. Findin : J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: J -1. The existing sewer system is designed to handle the additional wastewater discharge from the proposed development and does not violate Regional Water Quality Control Board (RWQCB) requirements. Finding: K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Planning Commission Resolution No. _ Page 12 of 22 Facts in Support of Finding: K -1. The proposed parcel map is located in the Coastal Zone. The Coastal Land Use Plan designates this site as Neighborhood Commercial (CN), which is intended to provide for a limited range of retail and service uses developed in one or more distinct centers oriented to primarily serve the needs of and maintain compatibility with residential uses in the immediate area, and the current and proposed development is consistent with this designation. The project has been conditioned to require Coastal Commission approval prior to the issuance of building permits. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Planning Commission of the City of Newport Beach hereby approves Use Permit Nos. UP2009 -037, UP2010 -002, and Parcel Map No. NP2009 -013, subject to the conditions set forth in Exhibit A. This use permit action shall become final and effective 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. 3. This parcel map action shall become final and effective 10 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 19 Subdivision Code, of the Newport Beach Municipal Code. 4. This resolution supersedes Planning Commission Use Permit Nos. UP390, UP464, UP698, UP1551, UP1973, UP2067, UP2069, UP3008, UP3280, UP3511, and UP3634 which upon vesting of the rights authorized by this application, shall become null and void six months following the issuance of building permits for the proposed project. PASSED, APPROVED AND ADOPTED THIS 4h DAY OF FEBRUARY, 2010. AYES: NOES: ABSTAIN: ABSENT: BY: Robert Hawkins, Chairman 30 M Charles Unsworth, Secretary Planning Commission Resolution No. _ Paae 13 of 22 0 Planning Commission Resolution No. _ Paae 14 of 22 EXHIBIT "A" CONDITIONS OF APPROVAL (Project - specific conditions are in bold) PLANNING DEPARTMENT CONDITIONS 1. This resolution supersedes Planning Commission Use Permit Nos. UP390, UP464, UP698, UP1551, UP1973, UP2067, UP2069, UP3008, UP3280, UP3511, and UP3634 which upon vesting of the rights authorized by this application, shall become null and void six months following the issuance of building permits for the proposed project. 2. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 3. All signs on the subject property shall comply with the sign matrix and conditions of approval for Comprehensive Sign Program No. CS2009 -001 (PA2009 -004). 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. 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. 6. 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. 7. These Use Permits 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. 8. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to the Use Permit(s) or the processing of a new Use Permit. 9. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and Planning Commission Resolution No. _ Paae 15 of 22 trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 10. 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. 11. 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 " 1" or less at all property lines. 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 building permits, 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. 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. 16. No outside paging system shall be utilized in conjunction with this establishment. 17. 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. Between the hours of 7:OOAM and 10:00PM Between the hours of 10:00PM and 7:OOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 5OdBA Commercial Property N/A 65dBA N/A 60dBA 13. Prior to the issuance of building permits, 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. 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. 16. No outside paging system shall be utilized in conjunction with this establishment. 17. 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. Planning Commission Resolution No. Paoe 16 of 22 The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 18. 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. 19. 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. 20. 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). 21. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Planning Director, and may require an amendment to this Use Permit. 22. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 23. 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. 24. The subject property shall provide a minimum of 235 parking spaces. 25. The gross floor area of eating and drinking establishments which exceed the standard parking rate of one space per 200 square feet shall not exceed fifteen percent of the gross floor area of the shopping center. The net public area of any additional eating and drinking establishments shall be limited so as not to exceed the general parking requirement of one space per 200 square feet of gross floor area for each individual tenant space. 26. The finished floor elevation for all new structures or additions to an existing structure other than floor area used for parking shall be 9 feet above mean low water level (8.67 NAVD88). The maximum for the new fagade height shall be the greater of thirty (30) feet above the high water line or thirty (30) feet above the side elevation. 35- Planning Commission Resolution No. Paqe 17 of 22 27. A new use permit shall be required for all uses requiring a use permit per Section 20.43.040 of the Zoning Code, SP-6 Commercial Land Use Regulations, prior to the issuance of building permits to occupy the building following renovation of the shopping center. 28. Prior to issuance of building permits, approval from the California Coastal Commission shall be required. 29. Prior to issuance of building permits, the proposed project shall comply with the requirements of Chapter 14.17 of the Municipal Code regarding water - efficient landscaping. 30. Use Permit No. UP2009 -037 to allow the height of the new fagade to exceed the base height limit of 26 feet and Use Permit No. UP 2010 -002 to waive five, required, off - street parking spaces 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. FIRE DEPARTMENT CONDITIONS 31. Fire lanes shall be required throughout the project site. 32. Fire sprinklers are required for the proposed project. When the existing structure is more than 5,000 square feet and the addition is 2,500 square feet or more, the entire structure shall be equipped with an automatic sprinkler system throughout. Fire sprinklers shall be required for the existing west tenant shops and the new addition to the west tenant shops. Fire sprinklers shall be optional for the east tenant shops and the new retail structure at the northwest corner of the subject property. 33. New elevator shall be gurney- accommodating in accordance with Article 30 of the California Building Code (2001 edition). 34. Automatic fire sprinklers shall be required for all new construction. The sprinkler system shall be monitored by a UL certified alarm service company. 35. A Soil Gas Investigation and Mitigation Plan shall be prepared by a licensed California Civil Engineer and Certified Geologist and submitted to the City Building and Fire Departments for review and approval. BUILDING DEPARTMENT CONDITIONS 36. 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. As required by the Building Department, approval Planning Commission Resolution No. _ Pade 18 of 22 from the Orange County Health Department is required prior to the issuance of a building permit for eating and drinking establishments. 37. The applicant shall employ the following best available control measures ( "BACMs ") to reduce construction - related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on -site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low -NOx tune -ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts • Encourage 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 a 10 percent soil moisture content in the top six -inch surface layer, subject to review /discretion of the geotechnical engineer. 38. Prior to the issuance of grading permits, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The project applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project's impact on water quality. 39. 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 Planning Commission Resolution No. Paae 19 of 22 (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 40. 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 also identify the entity responsible for the long -term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. 41. Prior to issuance of building permits, the applicant shall provide a California Building Code Compliance analysis prepared by a licensed architect to verify Code Compliance including allowable building area. 42. Prior to processing of the application for plan check submittal, the applicant shall attend a preliminary code review with the Building Department. To schedule a preliminary code review, the applicant may contact Faisal Jurdi by phone at (949) 644 -3277 or by email at fiurdi(&newportbeachca.gov. The preliminary code review is charged at a rate of $170 per hour. 43. The project foundation shall be designed to mitigate liquefaction effects. 44. Approval from the Orange County Health Department is required prior to the issuance of building permits for eating and drinking establishments. PUBLIC WORKS CONDITIONS 45. A Final Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). Prior to recordation of the Map, the surveyor /engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital- graphic file of said map in a manner described in Section 7 -9 -330 and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 46. Prior to recordation of the Final Parcel Map, the surveyor /engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Section s 7 -9 -330 and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Planning Commission Resolution No. Page 20 of 22 Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 47. All improvements shall be constructed as required by Ordinance and the Public Works Department. 48. An encroachment permit is required for all work activities within the public right - of -way. 49. All existing private, non - standard improvements within the public right -of -way and /or extensions of private, non - standard improvements into the public right -of -way fronting the development site shall be removed unless an Encroachment Agreement is applied for and approved by the Public Works Department. 50. Reconstruct existing broken andlor otherwise damaged concrete sidewalk and curb and gutter along the Newport Boulevard, 30th Street and 32nd Street. Limits of replacement shall be at the discretion of the Public Works Inspector. 51. Remove and replace existing driveway approach on Newport Boulevard. 52. Proposed driveway approach on 32nd Street shall be constructed per City Standard #160 -L -A. 53. Balboa Boulevard is on the City's Moratorium List for Excavation. Trenching into the pavement on Balboa Boulevard as a part of this development shall be avoided. If trench work is performed on Balboa Boulevard as a part of this development, trench resurfacing shall be per City Standard 105 -L -F. 54. Install 2 new 36 -inch box street trees into two new 4 -foot square tree wells on Balboa Boulevard fronting the development. The tree species to be planted shall be determined by the City Urban Forester. 55. In accordance with the provisions of Chapter 13 (or any other applicable chapters) of the Newport Beach Municipal Code, additional street trees may be required and existing street trees shall be protected in place during construction of the subject project, unless otherwise approved by the General Services Department and the Public Works Department through an encroachment permit or agreement. 56. Parking lot layout shall be per City Standard #805 -L -A and B. 57. Any improvements adjacent to driveway approaches shall comply with the City's sight distance requirement per City Standard #110 -L. 58. Damage to existing public improvements surrounding the development site by the private construction shall be repaired and additional construction within the public right -of -way may be required at the discretion of the Public Works Inspector. Planning Commission Resolution No. Paae 21 of 22 59. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. 60. All applicable Public Works Department plan check fees, improvement bonds and inspection fees shall be paid prior to processing of the map by the Public Works Department. 61. County Sanitation District fees shall be paid prior to issuance of any building permits, if required by the Public Works Department or the Building Department. 62. Additional Public Works improvements, including street and alley reconstruction, work may be required at the discretion of the Public Works Inspector. 63. Arrangements shall be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements if it is desired to record a parcel map or obtain a building permit prior to completion of the public improvements. 64. Any proposed sewer and water service improvement to the shopping center and/or individual tenants shall be approved by the Public Works and Utilities Departments. 65. Any proposed gas and electrical service connection to the shopping center and/or individual tenants shall be approved by The Gas Company, Southern California Edison, Public Works Department, and Utilities Department. 66. All on -site drainage shall comply with the latest City Water Quality requirements. 67. All existing drainage facilities in the public right -of -way shall be retrofitted to comply with the City's on -site non -storm runoff retention requirements. The Public Works Inspector shall field verify compliance with this requirement prior to recordation of the parcel map. 68. In compliance with the requirements of Chapter 9.04, Section 901.4.4, of the Newport Beach Municipal Code, approved street numbers or addresses shall be placed on all new and existing buildings in such a location that is plainly visible and legible from the street or road fronting the subject property. Said numbers shall be of non - combustible materials, shall contrast with the background, and shall be either internally or externally illuminated to be visible at night. Numbers shall be no less than four inches in height with a one -inch wide stroke. The Planning Department Plan Check designee shall verify the installation of the approved street number or addresses during the plan check process for the new or remodeled structure. 69. Prior to recordation of the Parcel Map, fair share fees for the additional square footage parked at the General Commercial rate of $7,367 per thousand square 1�ll Planning Commission Resolution No. _ Pape 22 of 22 feet ($47,996.01 for 6,515 square feet) shall be paid in accordance with City Ordinance 94 -19 of the Newport Beach Municipal Code. 70. Coastal Commission approval shall be obtained prior to the recordation of the Parcel Map. 71. Parcel Map No. NP2009 -013 shall expire if the map has not been recorded within three years of the date of approval, unless an extension is granted by the Planning Director in accordance with the provisions of Chapter 19.16 of the Newport Beach Municipal Code. 75. Prior to commencement of demolition and rq ading of the aroiect the applicant shall submit a construction management and delivery plan to be reviewed and approved by the Public Works Department. The plan shall include discussion of project phasing; parking arrangements for both sites during construction; anticipated haul routes and construction mitigation. Upon approval of the plan, the applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 76. Traffic control and truck route plans shall be reviewed and approved by the Public Works Department before their implementation. Large construction vehicles shall not be permitted to travel narrow streets as determined by the Public Works Department. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagman. UTILITIES DEPARTMENT CONDITIONS 77. All full service restaurants /establishments are required to have a grease interceptor. L/I yz Attachment No. PC 2 Parking Management Program 94 CATELLUS" A PROLOGIS COMPANY In the Austin Foust Associates, Inc. parking study, it was found that the parking lot of the existing shopping center was never more than 75% full, even at the busiest times of the day on peak summer vacation days. With a similar mix of proposed uses, the parking analysis indicates that with the expansion, only 190 parking spaces would be required at the peak time of a peak summer day. With 235 parking stalls being provided, Catellus feels that there will be ample parking, and thus a parking waiver for 5 stalls (or a 2% reduction) is justified. Austin Foust Associates originally performed its parking study using the most conservative ITE parking rates, which resulted in the maximum parking requirement being 199 stalls; however Catellus received direction on January 20, 2010 from the City of Newport's Department of Public Works to use alternative parking rates, which are reflected in the attached parking study. 1. Limitation on food and beverage establishments. With the exception of five (5) parking stalls, the proposed renovation of the existing shopping center will comply with the parking requirements of section 20.66.090 of the City of Newport Beach zoning code: 1. The gross floor area of the shopping center does not exceed 100,000 square feet. 2. The gross floor area of all eating and drinking establishments will not exceed fifteen percent (15 %) of the gross floor area of the shopping center. For any additional food or beverage establishments in excess of the unrestricted fifteen percent (15 %), the net public area will be limited so that the required parking will equal 1 space per 200 square feet of gross floor area. This limitation on food and beverage establishments above the 15% threshold will be a Parking Management Plan 2 Revised 1/22/10 L7 _l►r CATELLUS" A PROLOGtS COMPANY condition of approval for the use permit requested herein. Below is an example of how a food and beverage establishment (whose square footage was not part of the unrestricted 15% of gross floor area) applying for a use permit to operate in the shopping center would be treated. It will be the responsibility of all prospective tenants to obtain individual use permits for their businesses and comply with this condition of approval. Please note that allowing additional food and beverage establishments beyond the initial fifteen percent is a deviation to Section 20.66.090, as proposed by this Parking Management Plan. Any additional food and beverage establishments will not negatively impact the shopping center because their size will be limited such that the parking ratio will be 1 space per 200 square feet, which is the allowed retail rate. Example: Assume that there is already 7,182 square feet (15% of 47,878 total square feet) of food and beverage establishments at the shopping center. Restaurant A is 1200 square feet, full service small scale. The 1 parking space per 200 sf overall requirement yields 6 parking spaces for that space. For a full service, small scale restaurant, the code requires that there is one parking space per 75 square feet of net public area. Thus, the net public area for Restaurant A would be limited to 450 square feet. 1200 sf x 1 space /200 sf = 6 parking spaces Full service, small scale = 1 space /75 sf net public area 6 parking spaces x 75 sf net public area = 450 total sf net public area for the 1200 sf total restaurant. Parking Management Plan Revised 1/22/10 3 a CATELLUS" A PROLOGIS COMPANY 2. Detailed Signage Signs, with references to the applicable City of Newport Beach parking codes, will be positioned throughout the shopping center parking lot that will advise visitors of the following: 1. Parking for patrons and employees only 2. No public parking 3. No overnight parking 4. Employee parking zones 3. Employee Parking Guidelines Employees of the shopping center's businesses will be encouraged to park in twenty -three designated parking spaces located in the rear and side of the shopping center. Overflow employee parking will be along the perimeter of the shopping center (i.e. along 32nd Street edge) in order to maximize convenient parking for visitors of the shopping center. Employers will be required to notify the on -site security office of vehicle descriptions and license plate numbers of all employees, which will further enable the security guards to monitor if non - patrons are parking and leaving the site. It is not the intent of the Parking Management Plan to limit or dictate the number of employee parking spaces, but rather to specify where employees are allowed to park in order to make it more convenient for customers to park closer to store entrances. Catellus does not have an estimate of the number of employees who will park on site; however by meeting the 1 space per 200 square feet Parking Management Plan 4 Revised 1/22110 9 � CATELLUS'° A PROLOGIS COMPANY requirement (with the exception of the parking waiver for 5 spaces) set forth in Section 20.66.090, the shopping center will sufficiently provide parking for customers and employees. 4. Security Guard Involvement In addition to monitoring employee parking, the on -site security will continually monitor and manage the public parking usage of the center. Security will enforce any violations according to the city code requirements parking on private property. For a shopping center of this size, it is appropriate to have one security guard on site during operating hours. However, the number and working hours of the security guards will be set at the landlord's discretion in order to optimize the operations of the shopping center. 5. Bike Racks In order to encourage patrons to use alternate modes of transportation to the shopping center, bike racks will be positioned throughout the center to accommodate a minimum of fifteen (15) bicycles at a time. 6. Limitations of Non - Parking Uses in the Parking Area The following will be limited or prohibited in order to preserve parking for shopping center patrons. 1. The grocer will be prohibited from installing cart corrals for shopping cart storage in such a way that parking spaces become unusable. This restriction will be recorded in the CC &R's, and will be enforced by the onsite property manager. Please refer to the revised updated site plan, Parking Management Plan 5 Revised 1/22/10 qg CATELLUS'° A PROLOGIS COMPANY dated January 13, 2010 for planned locations of cart corrals. The grocer will be responsible for collecting the shopping carts from the cart corrals, as is standard practice. 2. Sale and other promotional events held by retailers the parking areas will be limited to the off - season and subject to review and approval of Catellus, as well as require a Special Events or Temporary Use Permit from the City of Newport Beach. Parking Management Plan 6 Revised 1/22/10 Y CATELLUS A PROWGIS COMPANY Parking Management Plan for 3101 -3121 Newport Boulevard & 3100 -3138 W. Balboa Boulevard Owner: Catellus Operating, LP Catellus Operating, LP, A Delaware Limited Partnership ( "Catellus ") is the owner of the Albertson's anchored shopping center located at 3101 -3121 Newport Boulevard and 3100 -3138 W. Balboa Boulevard. Catellus is requesting a parking waiver of five (5) stalls, which would allow the center to provide 4.91 stalls per 1,000 square feet of building area or just under the required five (5) stalls per 1,000 square feet required by Chapter 20.66 of the City of Newport Beach Zoning Code. In order to justify the parking waiver, we respectfully submit the attached parking study compiled by Austin Foust Associates, Inc. as well as the following which will become the basis for our Parking Management Plan ( "PMP ") for the shopping center. The PMP's primary intent is to provide rules and regulations to maximize the available parking spaces for customers of the shopping center and further discourage the general public from using the parking areas for non - shopping related trips. We expect to accomplish this by limiting food and beverage establishments, installing proper signage, creating designated employee parking areas, providing diligent on -site security, self - policing directives, and additional measures, as needed. Parking Management Plan Revised 1/22/10 Attachment No. PC 3 Parking Study City of Newport Beach BALBOA CENTER EXPANSION PARKING STUDY Prepared by: Austin -Foust Associates, Inc. 2223 Wellington Avenue, Suite 300 Santa Ana, California 92701 -3161 (714) 667 -0496 January 21, 20 10 BALBOA CENTER EXPANSION PARKING STUDY Catellus Development Group is planning a 6,515 square feet (sf) expansion to the existing 41,363 sf Albertson's anchored shopping center (Balboa Center) on the corner of Newport Boulevard and 32nd Street. The existing center has 208 parking spaces and the expanded center will provide 235 spaces. The focus of this study is to determine if sufficient parking will be available to accommodate the proposed expansion. ANALYSIS Actual parking accumulation counts were performed at the existing retail center for five days in August, 2009. This included three weekdays and two Saturdays. The results confirm, as was suspected, that peak parking occurs on Saturday. The detailed hour by hour parking results are illustrated in Figure 1. However, even a cursory review of these results reveals that the existing parking lot is not fully utilized. The "worst case" peak parking of 156 spaces occupied (75 percent full) occurred on a Saturday. The peak parking demand observed on the second highest day (also a Saturday) was 142 spaces (68 percent). These results indicate that the existing parking lot is not fully utilized and, in fact, has an ample surplus (minimum 52 unused spaces). The proposed project will increase the supply of parking by 27 spaces to a total of 235 spaces. The proposed expansion consists of 355 sf of retail uses, a 4,000 sf bank, and 2,160 sf of food uses for a total of 6,515 sf (see proposed site plan in the Appendix) The parking demand of the proposed expansion was determined based on both actual observed parking rates and Institute of Transportation Engineers (ITE) parking rates. For retail uses, the parking rate based on the observed peak parking demand of the existing retail center was used. The parking rate for the proposed bank was determined from the ITE parking rate for Drive -In Bank (ITE 912), since the Drive -In Bank parking rate is higher than the Walk -In Bank (ITE 911) parking rate, even though the proposed bank will not have a drive - through window. The parking rate for the food uses was determined from the ITE parking rate for Fast Food Restaurant without Drive - Through Window (ITE 933 — Non - Hamburger Restaurant). Table I summarizes the parking rates and the resulting parking demand for the proposed expansion. Balboa Center Expansion I Austin -Foust Associates, Inc. Parking Study 1177001 rpt.doc a BALBOA CENTER - EXISTING HOLRLYPARKING 250 _ _ _ _ _ _ _ _ _ _ _ 200 150 c 00 50 0 7:00 :3D 5:00 :30 9:00 :30 10:00 :30 11:00 :30 12:00 :30 1:00 :30 2:00 :30 3:00 :30 3:0D :30 5:00 :30 6:00 AM AM AM AM AM AM ANI AM AM AM Phi PM PM I'm PM PM PM PM P61 Phi PM PM PM Time —Available (108 sp) N Samrday8!U1 2009 Satvrday8122 /2009 W Thms &y8 12012009 tFriday &2I!2009 ♦Tuesday 8••25 /2009 Figure I EXISTING HOURLY PARKING DEMAND Balboa Center Expansion 2 Austin -Foust Associates, Inc. Parking Study 1177001 rpt -Fig l.dwg USE Table I PARKING DEMAND SIZE PARKING RATE PARKING DEMAND Proposed Expansion Retail 355 sf 4.4 sp/TSF' 2 sp Bank 4,000 sf 3.4 sp/TSF' 14 sp Food 2,160 sf 8.2 sp/TSF' 18 SD Total Expansion 6,515 sf 34 sp Existing Peak Demand 156 sp TOTAL PEAK DEMAND 190 sp Source: ITE Shopping Center (ITE 820) '- ITS Walk -Up Bank (ITE 911) ITE Fast Food Restaurant (ITE 933 — Non -l- lamburger Restaurant) Balboa Center Expansion 3 Austin -Foust Associates, Inc. Parking Study 1177001 rpt.doc w As Table 1 shows, the proposed expansion will result in a peak parking demand of 34 vehicles. When added to the peak parking demand of the existing uses at the retail center (156 vehicles), the proposed expansion will result in a total demand of 190 vehicles for the entire center. The project will provide a total of 235 spaces, for a surplus of 45 spaces. Figure 2 illustrates the hourly parking demand for the proposed expansion. The opportunity for any surplus parking that might be available from a shared use concept was also examined. The Urban Land Institute (ULI) Shared Parking Model was utilized for this purpose. However, due to the nature of the existing and proposed uses (all retail and /or fast food) no shared use opportunity was identified. Finally, during the time the hourly parking counts were being observed, the site's total trip generation was also determined through vehicle counts at the four driveways serving the shopping center. The actual hour by hour driveway count data is shown in the Appendix, but the peak hour rates are as follows: Da /Period Tri Rate erTSF Saturday peak hour 9.83 Weekday AM peak hour 8.66 Weekday PM peak hour 8.68 This peak hour trip data was collected as a by- product of the hourly parking counts to be available in the event a traffic study is ultimately required for this expansion. CONCLUSION In summary, it is concluded that the existing peak parking demand of 156 spaces out of 208 available (75 percent) leaves sufficient unused spaces to accommodate the proposed expansion of 6,515 sf. The proposed expansion requires 34 parking spaces for a total of 190 spaces when added to the existing peak demand. In fact, the current 208 on -site parking space supply is being expanded by 27 spaces for a total of 235 spaces. Moreover, the existing peak demand of 156 occupied spaces only occurred for a single hour during the entire five day count. The peak parking demand observed on the Balboa Center Expansion 4 Austin -Foust Associates, Inc. Parking Study 1177001 rpt.doc !\ ^ /\ } §) \/ )I \ƒ )} ) \/ Eon § � � � } ( LA LA ( % ) ! � � f! !\ ^ /\ } §) \/ )I \ƒ )} ) \/ Eon second highest Saturday was 142 occupied spaces. During the weekdays, a peak parking demand of 120 vehicles was noted, which means that there is an existing surplus of over 80 spaces at all times on weekdays. Balboa Center Expansion 6 Austin -Foust Associates, Inc. Parking Study 1177001rpt.doc APPENDIX Balboa Center Expansion A -1 Austin -Foust Associates, Inc. Parking Study 1177001rpt.doc ,ap V fr PP w 4i qSM Ite Al '4. U) PA lq� �il 7 M L LI Au rt .01 LLJ LLJ ICJ AN PAf AA L LI Au rt .01 TRAFFIC DATA SERVICES, INC. PARKING STUDY LOCATION: ALBERTSON'S SHOPPING CENTER @ FILENAME: 08902PK1 NEWPORT BLVD & 32ND ST DATE: 8/15/09 CITY: NEWPORT BEACH DAY: SATURDAY Time Period Beginning 1 2 ZONES 3 4 5 6 7 8 9 ZONES 10 11 12 TOTAL SPACES: 16 15 9 9 34 22 22 24 8 21 18 198 7:00 AM 2 2 1 2 4 8 4 7 3 4 2 0 39 :30 AM 2 2 1 2 3 7 3 8 4 4 2 0 38 8:00 AM 2 2 1 3 6 11 8 8 4 5 3 1 53 :30 AM 2 3 2 4 5 15 7 7 1 11 4 1 61 9:00 AM 2 2 2 4 10 17 14 7 1 16 6 0 81 :30 AM 2 3 2 5 13 21 12 11 2 17 6 1 94 10:00 AM 4 1 3 4 20 17 18 14 2 16 10 0 109 :30 AM 5 3 5 4 19 11 10 9 1 16 8 4 91 11:00 AM 5 5 4 5 13 11 16 10 1 19 10 3 99 :30 AM 6 2 3 3 16 14 16 8 2 19 9 5 98 12:00 PM 6 5 5 6 17 18 14 9 2 19 9 2 110 :30 PM 8 5 5 5 20 18 18 12 1 21 10 4 123 1:00 PM 9 4 3 6 32 20 14 13 1 20 11 2 133 :30 PM 8 2 5 4 32 19 19 11 2 21 13 0 136 2:00 PM 9 4 5 4 29 20 19 22 4 20 12 0 148 :30 PM 9 1 5 9 23 17 20 20 2 19 13 0 138 3:00 PM 8 2 6 6 29 20 20 22 2 21 16 0 152 :30 PM 8 2 3 9 30 22 18 23 4 21 16 0 156 4:00 PM 9 1 8 7 26 20 20 22 3 20 17 0 153 :30 PM 10 1 5 7 26 18 21 20 4 19 16 0 147 5:00 PM 8 3 4 4 23 20 16 21 6 20 17 0 142 :30 PM 9 3 2 9 22 16 17 16 4 17 16 0 131 6:00 PM 8 2 7 5 28 21 20 13 3 15 16 0 138 :30 PM 6 1 5 6 20 15 19 9 4 8 13 0 106 7:00 PM 6 1 3 4 15 15 19 9 1 3 9 0 85 :30 PM 6 2 6 5 20 18 13 8 2 12 11 0 103 8:00 PM 6 2 1 5 7 14 16 8 1 4 6 0 70 :30 PM 6 2 3 4 9 11 12 8 0 3 5 0 63 9:00 PM 5 2 4 6 9 10 15 8 0 4 6 0 69 COMMENTS: SEE PHOTO FOR ZONES ZONE 12 = CARS PARKED IN CENTER, OCCUPANTS WENT OUTSIDE OF CENTER. A -3 TRAFFIC DATA SERVICES, INC. PARKING STUDY LOCATION: CITY: ALBERTSON'S SHOPPING CENTER @ NEWPORT BLVD & 32ND ST NEWPORT BEACH FILENAME: DATE: DAY: 08902PK4 8/22/09 SATURDAY Time ZONES ZONES Period Beginning 1 2 3 4 5 6 7 8 9 10 11 12 TOTAL SPACES: 16 15 9 9 34 22 22 24 8 21 18 198 9:00 AM 2 2 2 2 13 16 10 6 3 13 6 3 75 :30 AM 2 1 2 4 16 18 8 8 3 16 4 0 82 10:00 AM 6 2 3 4 18 18 12 5 2 15 11 0 96 :30 AM 6 1 4 4 22 16 9 5 2 16 8 2 93 11:00 AM 7 1 1 4 23 15 14 4 4 17 13 2 103 :30 AM 6 1 1 4 27 18 15 4 2 17 11 4 106 12:00 PM 7 2 4 4 24 15 16 5 2 20 12 6 111 :30 PM 7 4 3 4 24 14 16 12 4 18 11 3 117 1:00 PM 7 2 6 5 23 14 18 12 3 19 12 1 121 :30 PM 7 3 4 4 23 19 19 12 2 19 9 6 121 2:00 PM 8 6 3 5 26 19 15 11 3 16 10 1 122 :30 PM 9 4 3 4 18 14 16 10 3 16 11 1 108 3:00 PM 9 4 3 4 24 15 20 17 1 18 13 5 128 :30 PM 9 4 7 5 25 20 19 15 2 19 17 0 142 4:00 PM 8 2 4 4 21 15 17 12 1 19 12 2 115 :30 PM 7 1 4 4 23 15 16 12 0 17 11 2 110 5:00 PM 8 2 4 3 19 16 18 15 0 14 12 1 111 :30 PM 8 1 6 3 18 18 20 15 2 13 13 0 117 6:00 PM 7 1 7 3 18 20 19 12 1 14 3 2 105 :30 PM 5 1 2 3 16 16 15 9 2 9 9 0 87 7:00 PM 5 0 4 1 15 13 12 9 2 6 6 3 73 :30 PM 5 0 4 3 13 13 9 3 2 7 8 1 67 8:00 PM 6 0 4 2 10 12 14 5 1 6 8 4 68 COMMENTS: SEE PHOTO FOR ZONES ZONE 12 = CARS PARKED IN CENTER, OCCUPANTS WENT OUTSIDE OF CENTER. A -4 TRAFFIC DATA SERVICES, INC PARKING STUDY LOCATION: CITY: ALBERTSON'S SHOPPING CENTER @ NEWPORT BLVD & 32ND ST NEWPORT BEACH FILENAME: DATE: DAY: 08902PK2 8/20/09 THURSDAY Time ZONES ZONES Period Beginning 1 2 3 4 5 6 7 8 9 10 11 12 TOTAL SPACES: 16 15 9 9 34 22 22 24 8 21 18 198 9:00 AM 2 0 1 3 10 11 7 5 1 15 3 2 58 :30 AM 2 0 3 3 11 12 11 6 1 15 3 1 67 10:OO AM 5 0 1 4 8 14 10 4 2 16 2 1 66 :30 AM 4 0 1 3 11 12 14 4 1 15 3 3 68 11:00 AM 5 0 2 3 12 14 15 6 1 15 5 2 78 :30 AM 6 2 3 5 12 9 10 4 2 16 5 2 74 12:00 PM 7 1 5 6 25 16 20 5 2 17 7 2 111 :30 PM 7 2 2 8 26 18 12 7 3 19 8 2 112 1:00 PM 8 1 3 7 29 18 17 9 2 20 8 1 122 :30 PM 6 0 6 7 18 16 11 10 3 17 10 2 104 2:00 PM 6 1 3 7 19 19 20 13 3 17 8 1 116 30 PM 6 1 4 6 15 17 19 7 3 14 9 1 101 3:00 PM 7 2 2 6 21 17 19 16 4 15 7 1 116 :30 PM 4 5 5 5 22 13 14 15 8 13 6 4 110 4:00 PM 4 4 8 4 28 14 11 6 5 17 7 0 108 :30 PM 4 4 4 5 29 21 9 4 2 14 8 0 104 5:00 PM 5 2 2 5 22 18 13 2 3 14 7 1 93 :30 PM 5 2 6 6 15 19 12 2 3 12 6 1 88 6:00 PM 5 4 5 6 17 17 19 6 1 13 7 1 100 :30 PM 3 2 3 7 16 21 17 4 1 12 7 1 93 7:00 PM 2 1 5 5 20 13 15 4 2 11 9 0 87 :30 PM 4 0 2 5 9 18 11 1 3 6 9 1 68 8:00 PM 3 1 1 5 11 10 13 6 2 7 8 0 67 COMMENTS: SEE PHOTO FOR ZONES ZONE 12 = CARS PARKED IN CENTER, OCCUPANTS WENT OUTSIDE OF CENTER. A -5 TRAFFIC DATA SERVICES, INC PARKING STUDY LOCATION: CITY: ALBERTSON'S SHOPPING CENTER @ NEWPORT BLVD & 32ND ST NEWPORT BEACH FILENAME: DATE: DAY: 08902PK3 8/21/09 FRIDAY Time ZONES ZONES Period Beginning 1 2 3 4 5 6 7 8 9 10 11 12 TOTAL SPACES: 16 15 9 9 34 22 22 24 8 21 18 198 9:00 AM 2 0 1 3 9 12 13 6 1 20 4 4 71 :30 AM 3 0 1 3 8 13 10 5 1 19 6 2 69 10:00 AM 5 0 2 4 16 16 15 6 1 21 7 2 93 :30 AM 5 1 2 5 17 18 15 6 1 19 7 5 96 11:00 AM 6 1 1 4 14 19 20 8 3 20 5 5 101 :30 AM 6 1 3 4 15 12 18 10 1 18 8 4 96 12:00 PM 6 1 5 5 17 14 15 10 2 18 8 12 101 :30 PM 6 3 5 6 18 17 9 8 2 19 11 8 104 1:00 PM 7 4 3 6 23 15 16 8 1 19 12 2 114 :30 PM 9 3 4 7 19 14 13 8 1 20 12 6 110 2:00 PM 9 5 3 7 18 15 14 7 3 19 10 5 110 :30 PM 8 6 4 6 18 17 14 9 2 21 10 0 115 3:00 PM 6 1 4 6 20 17 14 5 2 20 10 0 105 :30 PM 6 1 4 5 19 19 12 6 0 17 11 0 100 4:00 PM 5 3 6 5 17 21 19 8 1 18 10 0 113 :30 PM 7 2 5 5 22 13 15 4 0 15 9 0 97 5:00 PM 7 3 5 5 16 14 11 8 0 16 11 0 96 :30 PM 8 2 4 5 14 17 18 4 1 14 11 0 98 6:00 PM 7 2 6 4 17 19 20 7 0 15 9 0 106 :30 PM 3 2 3 6 15 20 18 6 0 12 8 0 93 7:00 PM 3 1 5 4 14 8 15 5 0 13 9 0 77 :30 PM 3 3 5 6 13 12 13 5 0 6 7 0 73 8:00 PM 3 1 7 2 14 8 13 7 0 4 8 0 67 COMMENTS: SEE PHOTO FOR ZONES ZONE 12 = CARS PARKED IN CENTER, OCCUPANTS WENT OUTSIDE OF CENTER. A•G 6 TRAFFIC DATA SERVICES, INC PARKING STUDY LOCATION: ALBERTSON'S SHOPPING CENTER @ FILENAME: 08902PK5 NEWPORT BLVD & 32ND ST DATE: 8/25/09 CITY: NEWPORT BEACH DAY: TUESDAY Time ZONES ZONES Period Beginning 1 2 3 4 5 6 7 8 9 10 11 12 TOTAL SPACES: 16 15 9 9 34 22 22 24 8 21 18 198 9:00 AM 3 1 1 3 6 12 11 6 0 15 9 2 67 :30 AM 2 2 1 2 11 9 9 5 0 16 9 0 66 10:00 AM 3 1 3 3 13 6 6 5 0 14 9 2 63 :30 AM 5 1 1 4 15 13 13 7 0 15 10 2 84 11:00 AM 5 3 3 5 16 9 12 7 3 13 12 6 88 :30 AM 6 2 3 4 15 16 11 9 0 14 10 4 90 12:00 PM 6 5 5 6 25 16 16 10 1 16 11 7 117 :30 PM 7 3 2 6 19 16 14 10 1 20 12 2 110 1:00 PM 7 2 5 8 19 13 14 9 0 19 10 9 106 :30 PM 7 3 2 4 20 17 16 10 0 12 11 5 102 2:00 PM 7 2 2 3 23 18 15 8 2 13 11 2 104 :30 PM 7 2 2 5 18 18 18 8 2 14 11 0 105 3:00 PM 6 2 2 2 14 16 15 6 0 14 11 4 88 :30 PM 6 3 3 3 21 13 14 6 1 13 9 2 92 4:00 PM 6 1 5 3 21 16 13 6 1 11 15 0 98 :30 PM 6 1 3 3 16 12 18 6 3 12 8 3 88 5:00 PM 7 0 3 4 19 14 17 5 3 11 7 0 90 :30 PM 6 0 4 2 12 16 20 6 2 11 6 1 85 6:00 PM 6 1 5 2 19 16 17 11 1 12 8 1 98 :30 PM 4 2 4 3 22 17 13 6 2 9 16 4 98 7:00 PM 4 3 5 2 16 15 14 8 1 6 11 3 85 :30 PM 4 2 4 3. 14 18 14 5 2 4 8 2 78 8:00 PM 4 2 4 4 10 12 15 5 2 3 7 2 68 COMMENTS: SEE PHOTO FOR ZONES ZONE 12 = CARS PARKED IN CENTER, OCCUPANTS WENT OUTSIDE OF CENTER. A -7 / TRAFFIC DATA SERVICES, INC. (714) 541 -2228 Summary of Vehicular Turning Movements LOCATION: ALBERTSON'S SHOPPING CENTER @ FILENAME: 08902D01 NEWPORT BLVD & 32ND ST DATE: 8115109 CITY: NEWPORT BEACH DAY: SATURDAY DRIVEWAYS PERIOD 1 2 3 4 6 6 Total BEGINS IN OUT IN OUT IN OUT IN OUT IN OUT IN OUT IN OUT 7:00 AM 3 4 0 0 4 4 6 4 13 12 :15AM 3 4 0 0 8 5 0 1 11 10 :30 AM 1 2 0 0 7 7 6 3 14 12 :45 AM 7 3 1 2 5 4 6 4 19 13 B:OD AM 9 6 1 1 10 9 12 7 32 23 :15AM 7 9 3 0 10 13 7 5 27 27 :30 AM 6 11 2 0 9 9 13 6 30 26 :45 AM 14 10 0 0 20 N 11 6 45 27 9:DOAM 13 12 2 0 23 14 17 12 55 38 :15 AM 17 9 0 0 13 20 5 6 35 35 :30AM 8 9 3 1 17 18 14 7 42 35 :45 AM 15 9 1 1 21 11 14 12 51 33 10AOAM 7 14 1 0 11 16 16 16 35 46 :15AM 10 19 1 0 13 1B 11 7 35 44 :30AM 11 10 0 0 11 15 14 9 36 34 :45 AM 12 13 0 0 11 23 16 11 39 47 11:00 AM 14 11 0 0 10 9 6 8 30 28 :15AM 13 16 0 1 19 17 16 5 48 39 :30 AM e 6 1 1 15 13 17 12 41 32 :45 AM 5 12 1 1 9 6 12 7 27 26 12:OD PM 12 18 0 0 11 8 9 11 32 37 15 PM B 14 3 2 24 19 10 12 45 47 :30 PM 13 22 0 0 11 15 15 10 39 47 -45AM 23 19 2 1 19 16 10 12 63 48 1:00 PM 16 14 2 1 18 12 16 8 52 35 :15 PM 12 16 2 1 21 16 18 13 53 46 :30 PM 13 17 2 2 10 8 23 12 48 39 :45 PM 12 19 3 2 19 14 15 18 49 53 2:00 PM 13 17 4 2 10 16 23 12 50 47 :15 PM 17 19 4 2 12 21 17 21 50 63 :30 PM 14 20 5 3 16 17 14 22 49 62 :45 PM 18 17 4 3 11 19 13 10 46 49 3:00 PM 19 18 3 2 19 14 10 7 51 41 :15 PM 22 21 5 4 11 9 12 10 50 44 :30 PM 24 31 4 2 12 14 10 9 50 56 :45 PM 16 23 4 2 17 7 5 7 42 39 4:00 PM 20 21 3 5 12 9 5 10 40 45 :15 PM 15 19 2 3 11 5 7 10 35 37 :30 PM 10 17 0 0 24 17 it 18 45 52 :45 PM 10 16 0 1 20 16 13 15 43 40 5:00 PM B 23 0 0 25 17 10 14 43 54 :15 PM 3 38 0 0 20 21 13 6 36 65 :30 PM 9 19 2 2 30 29 7 10 48 60 :45 PM 9 19 0 0 25 21 14 3 48 43 6:00 PM 11 20 0 0 16 38 4 9 31 67 :15 PM B 27 0 0 is 20 16 6 40 53 :30 PM 12 22 0 0 26 20 6 13 44 55 :45 PM 11 14 0 0 23 21 11 11 45 46 7:00 PM 11 13 2 1 28 21 14 6 55 41 :15 PM 3 16 1 2 34 16 11 9 49 43 30 PM 9 18 0 2 23 26 8 14 38 60 :45 PM 12 23 2 3 16 24 6 7 35 67 8:00 PM 9 13 0 0 18 24 5 1 32 38 :15 PM 4 9 3 2 18 15 5 0 30 28 :30 PM 9 4 0 0 17 18 3 5 29 27 45 PM 5 4 0 0 12 15 10 7 27 26 TOTAL: 523 849 79 58 9D1 860 625 516 0 0 0 0 2228 2283 COMMENTS: A -8 a TRAFFIC DATA SERVICES, INC. (714) 641 -2228 Summery of Vehicular Turning Movements LOCATION: ALBERTSON's SHOPPING CENTER Q NEWPORT BLVD 8 32ND ST CITY: NEWPORTSEACH FILENAME: 08902D04 DATE: 822/09 DAY: SATURDAY PERIOD 1 2 3 4 5 6 Total BEGINS IN OUT IN OUT IN OUT IN OUT IN OUT IN OUT IN OUT 7:00 AM :15 AM 30 AM 45 AM 8:00 AM :15 AM :30 AM :45 AM 9:00 AM :15 AM :30 AM :45 AM 10:00 AM :15 AM :30 AM :45 AM 11:00 AM 15 AM :30 AM :45 AM 12:00 PM :15 PM :30 PM :45 AM 1:00 PM :15 PM :30 PM :45 PM 2:00 PM :15 PM :30 PM :45 PM 3:00 PM :15 PM :30 PM :45 PM 4:00 PM :15 PM :30 PM :45 PM 5:00 PM :15 PM :30 PM :45 PM 6:00 PM :15 PM :30 PM :45 PM 7:00 PM :15 PM 30 PM :45 PM 8:00 PM :15 PM 30 PM 45 PM TOTAL: 497 COMMENTS: 10 1 0 22 15 12 10 43 35 12 4 0 10 15 11 12 35 39 6 3 2 20 12 12 9 40 29 18 3 2 20 19 11 8 40 47 16 0 1 19 24 20 13 57 54 11 2 2 14 10 12 6 37 29 13 2 0 18 17 13 14 41 44 10 2 0 13 8 19 8 46 26 10 0 0 16 5 13 14 42 29 21 1 0 17 13 16 15 39 49 10 2 4 13 20 11 6 42 40 13 2 1 14 21 22 28 45 63 10 2 1 11 11 13 14 38 36 26 0 1 15 15 17 13 55 55 IA 0 1 13 21 21 13 45 49 9 0 0 15 14 17 9 39 32 18 2 1 18 26 13 17 44 62 16 2 0 11 14 15 11 43 41 21 0 0 16 12 11 43 41 46 16 2 1 17 16 10 13 47 46 18 2 3 24 16 16 15 51 52 19 2 1 21 18 15 16 51 54 9 1 0 19 15 10 8 39 32 16 1 1 17 11 9 12 42 42 13 1 2 16 9 11 18 38 40 19 2 1 20 18 12 18 48 56 25 2 3 14 12 14 11 46 51 21 1 1 16 10 9 6 41 38 20 3 1 18 24 19 12 53 57 12 2 1 3 9 7 13 20 35 20 1 1 31 26 25 14 70 61 15 0 1 24 20 18 14 53 50 15 1 0 22 8 4 8 39 31 22 2 0 9 4 8 2 32 28 23 1 4 12 9 10 7 34 43 20 2 2 11 7 6 4 31 33 26 2 1 10 9 3 5 22 41 16 3 2 12 10 3 3 38 31 12 3 0 9 9 7 5 26 26 9 0 3 10 10 6 8 23 30 9 0 3 14 11 7 8 30 31 16 0 5 10 10 5 7 23 38 10 1 2 13 10 6 6 30 28 8 3 1 9 9 8 10 31 28 675 66 56 676 602 527 474 0 0 0 0 1766 1807 A -9 TRAFFIC DATA SERVICES, INC. (714) 541 2226 Summary of Vehicular Turning Movements LOCATION: ALBERTSONS SHOPPING CENTER @ FILENAME: 08902/002 NEWPORT BLVD If 32ND ST DATE: 820109 CITY: NEWPORT BEACH DAY: THURSDAY DRIVEWAYS PERIOD 1 2 3 4 5 6 Total BEGINS IN OUT IN OUT IN OUT IN OUT IN OUT IN OUT IN OUT 7:00 AM 15 AM :30 AM 45 AM 8:00 AM :15 AM :30 AM :45 AM 9:00 AM 10 B 2 0 8 10 6 6 26 24 :15 AM 6 6 0 1 13 9 6 8 25 24 :30 AM 8 B 1 2 8 17 6 6 23 33 :45 AM 7 5 0 1 13 9 11 9 31 24 10:00 AM 9 8 0 2 9 14 13 5 31 29 :15AM t0 5 1 2 11 14 10 9 32 30 :30AM 9 9 0 1 19 23 13 8 41 41 :45 AM 7 6 2 0 5 10 8 5 22 21 11:00 AM B 10 2 1 9 11 14 9 33 31 :15 AM 4 12 0 4 11 9 13 12 28 37 :30 AM 10 8 1 1 25 18 12 3 48 30 :45 AM 9 12 0 0 24 14 17 8 50 34 12:00 PM 11 14 1 0 19 27 21 16 52 57 :15PM 9 15 0 1 16 16 23 12 48 44 :30 PM 6 14 0 2 18 14 24 14 46 44 :45 AM 7 11 4 0 24 19 19 7 54 37 1:00 PM 8 11 0 0 19 23 18 13 45 47 :15 PM 9 10 2 0 20 22 16 4 47 36 t30 PM 8 8 1 0 21 24 19 14 49 46 :45 PM 9 7 0 0 12 18 22 9 43 34 2:00 PM 12 11 0 0 10 17 14 15 36 43 :15 PM 8 15 0 0 18 16 21 10 47 41 :30 PM 7 15 0 0 12 21 19 12 38 48 :45 PM 6 11 0 0 14 18 12 10 32 39 3:00 PM 6 6 1 3 14 13 10 B 31 30 :15 PM 9 10 2 0 10 13 12 10 33 33 :30 PM 5 12 0 0 11 11 10 7 26 30 :45 PM 7 7 0 0 10 12 17 3 34 22 4:00 PM 6 17 1 0 8 12 14 9 29 38 :15 PM 9 16 0 1 11 9 11 4 31 30 t30 PM 5 11 2 2 12 18 13 5 32 w :45 PM 5 16 0 1 23 22 12 6 40 45 5:00 PM 8 17 0 1 19 18 17 14 44 50 :15 PM 7 11 3 0 13 14 10 6 33 31 30 PM 11 9 4 0 10 17 20 11 45 37 :45 PM 7 20 1 0 12 14 13 9 33 43 6:00 PM 8 10 3 0 12 10 10 7 33 27 :15 PM 7 20 1 1 10 16 6 8 24 45 :30 PM 8 17 0 0 18 26 18 6 44 49 :45 PM 13 15 1 0 18 23 20 11 52 49 7:00 PM 12 16 1 0 13 24 17 8 43 48 :15 PM 5 13 0 1 B 22 13 B 26 44 :30 PM 8 8 2 1 9 14 12 9 31 32 :45 PM 4 16 1 0 7 10 7 4 19 30 8:00 PM :15 PM :30 PM 45 PM TOTAL: 397 506 40 29 604 711 618 377 0 0 0 0 1610 1623 COMMENTS: A -10 TRAFFIC DATA SERVICES. INC. (714) 541 -2228 Summary of Vehicular Turning Movements LOCATION: ALBERTSONS SHOPPING CENTER NEWPORT BLVD 8 32ND ST CITY: NEWPORT BEACH FILENAME:. 08902D03 DATE: 821109 DAY: FRIDAY PERI00 1 2 3 4 5 6 Total BEGINS IN OUT IN OUT IN OUT IN OUT IN OUT IN OUT IN OUT 7:00 AM :15 AM :30 AM :45 AM 6:00 AM :l5 AM :30 AM :45 AM 9:00 AM :15 AM :30 AM :45 AM 10:00 AM :15 AM :30 AM 45 AM 11:00 AM :15 AM :30 AM :45 AM 12:OD PM :15 PM 30 PM 45 AM 1:00 PM :15 PM :30 PM :45 PM 2:00 PM 15 PM 30 PM :45 PM 3 O PM :15 PM :30 PA1 :45 PM 4:00 PM :15 PM :30 PM :45 PM 5:00 PM :15 PM :30 PM :45 PM 6:OD PM :15 PM :30 PM 45 PM 7:00 PM :15 PM :30 PM :45 PM 8:00 PM :15 PM :3D PM :45 PM TOTAL: 376 COMMENTS: 493 1 0 9 13 10 7 27 28 2 1 14 16 10 7 32 30 3 3 11 6 7 9 27 22 2 1 10 13 11 6 27 22 2 2 18 14 14 5 39 26 1 0 14 19 13 12 36 46 2 2 15 22 17 7 47 39 1 1 15 9 8 7 34 31 3 2 11 10 6 8 37 33 0 1 10 15 11 15 27 43 2 0 17 19 13 10 41 39 1 0 11 20 16 14 33 44 1 0 23 24 26 10 64 46 1 2 19 23 14 11 48 45 1 1 12 15 8 7 32 38 1 1 22 15 23 11 58 38 1 4 24 18 19 12 58 49 3 2 16 23 24 11 52 48 2 3 20 22 W 14 50 47 0 1 23 21 14 6 47 38 1 2 15 22 16 14 45 45 1 0 17 14 12 10 43 41 0 0 15 20 15 11 38 43 0 1 24 18 19 6 50 36 1 1 9 12 8 7 24 34 I 0 0 17 12 8 7 32 28 1 1 29 20 21 11 59 45 0 2 19 21 17 9 41 46 1 1 20 20 18 14 46 51 0 2 7 8 4 5 23 31 1 1 14 16 17 10 38 34 2 3 16 9 12 17 39 41 2 4 12 18 23 14 43 51 3 3 19 19 11 10 48 40 3 4 16 16 16 7 43 46 3 1 11 20 23 15 4B 53 3 0 11 16 19 13 41 45 1 0 13 11 15 10 36 32 0 0 15 25 15 8 37 48 4 4 9 13 12 7 34 31 1 1 10 20 11 11 28 42 1 0 9 12 6 4 19 27 0 1 12 14 8 8 23 30 1 0 9 10 11 7 26 27 60 59 662 723 620 424 0 0 0 0 1718 16% A -11 TRAFFIC DATA SERVICES, INC. (714(641.2228 Summary a Vehicular Tenting Movements LOCATION: ALBERTSON'S SHOPPING CENTER NE`NPORT BLVD 8 32ND ST CITY: NENPORT BEACH FILENAME: 08902D05 DATE: 825109 DAY: TUESDAY PERIOD 1 2 3 4 5 6 Total BEGINS IN OUT IN OUT IN OUT IN OUT IN OUT IN OUT IN OUT 7:00 AM :15 AM :30 AM :45 AM 8:00 AM :15 AM :30 AM :45 AM 9:00 AM :15 AM 30 AM :45 AM 10:00 AM :15 AM :30 AM :45 AM 11:00 AM :15 AM :30 AM :45 AM 12:00 PM :15 PM :30 PM :45 AM 1:00 PM :15 PM :30 PM :45 PM 2:00 PM :15 PM :30 PM :45 PM 3:00 PM 15 PM :30 PM :45 PM 4:00 PM :15 PM :30 PM :45 PM 5:00 PM :15 PM :30 PM :45 PM 8:00 PM :15 PM :30 PM :45 PM 7:00 PM :15 PM :30 PM :45 PM 8:00 PM :15 PM :30 PM 45 PM 7 8 3 0 6 10 12 2 28 20 6 7 1 2 7 9 6 0 20 18 3 4 3 0 12 7 9 4 27 15 10 6 1 2 3 12 6 8 20 28 13 13 5 4 14 8 7 5 39 30 12 7 1 2 15 12 15 3 43 24 11 9 1 0 11 14 9 9 32 32 7 10 0 0 10 10 8 6 25 26 5 9 2 2 17 14 14 4 38 29 4 9 0 1 11 N 11 9 26 30 6 5 3 0 7 8 10 8 28 21 9 11 4 1 8 6 16 9 37 28 9 10 0 0 11 13 12 7 32 30 16 15 0 3 13 10 15 5 44 33 9 11 3 2 12 9 9 13 33 35 7 17 0 1 14 14 15 8 36 40 11 14 1 2 9 12 14 5 35 33 7 9 0 0 7 6 11 14 25 29 12 14 1 3 18 15 16 14 47 46 7 11 0 1 16 13 12 7 35 32 10 5 0 1 19 15 11 15 40 36 17 12 2 1 10 14 6 6 35 33 11 12 0 0 12 17 7 9 30 38 7 8 1 0 4 11 10 10 22 29 7 8 4 1 14 16 8 10 33 35 7 13 2 1 17 11 13 5 39 30 8 11 3 3 22 9 15 8 48 31 6 8 2 3 9 12 14 8 31 31 9 19 3 2 6 19 10 4 28 44 6 12 3 2 14 14 11 10 34 38 7 8 1 2 12 7 11 5 31 22 6 11 0 1 11 19 17 7 34 38 9 13 1 0 16 13 15 15 41 41 12 17 1 7 22 17 7 8 42 49 7 12 1 1 14 10 19 8 41 31 8 11 1 2 10 6 16 14 35 33 17 19 5 2 21 12 17 8 60 41 8 21 0 2 21 22 19 12 48 57 8 9 0 1 15 20 13 11 36 41 6 17 0 0 15 21 14 6 35 46 4 11 1 1 10 13 17 10 32 35 5 11 0 1 12 7 7 12 24 31 10 10 2 0 15 13 5 5 32 28 5 11 2 2 17 15 10 12 34 40 TOTAL: 373 COMMENTS: 488 64 62 559 548 519 359 0 0 0 0 1515 1457 A -12 Attachment No. PC 4 Site Photos `3 -moth!+ . 911, E, ei �� \\ . . : RN /' \� g � . § .: ... v $ , r /( 2 �- > � :>( ��. / `ƒ .. � \ / }^ � � A (yam MR 2 w � � p �: > , N 30E-� IMLON Ali I fill, Y ' Attachment No. PC 5 Project Plans 0 i LLI r^ d v O `x a 1-� 2° Q F, e F� µ a O a J w V �r O U< a] I \� ()/ ! 4 : , 7/ C)f b! /\ �\ Q. 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R Na Q ; 32ND STREET R DALE U ¢ ® HADPELD c¢ Y C J NORTH nn «,..ro.,.. n•n « °:N I'•30' -0' BALBOA CENTER NEWPORT BEACH, CA PRELIMINARY PLANTING PLAN -� CATELLUS" ARCHITECTS ORANGE A PROLOGIS COMPANY 144 NORTH ORANGE SL, ORANGE, CALIFORNIA 91866 1141699.9860 Wes'^ l ELEVATION NOTES r. vwLrmuumzun0.PUPNSxpw : rrEa wuLz PRGlwplr9pMDDIXYW¢ V040SNIECV[Ims . A tlFAa plUtlMIN V61F4PWq.ptRR lYaLLi L tl£M4DYPMIJ FpfID FfiW ;w.VLCOWCE {AAV.MIVW; Sroti n}LLi nPlF D1ISWWNOM0p4wSMn rtWFFNNIrCMRpxDOYDUI]W0.VR u.LN6➢J, t pN4DnrrolxusVDlbialaVfALUESN. wmnTf =P.wim pwEnxm®.viu µPoOaniccvepxu' ¢ 4AVUa6ap >npuaNmpiuxmvuimMmeM. Lr. eA'Xlm iFfwtwrvt6 P.vmbOEmEPN Cquwn 2 IrJNi®� RM'ufON(µimYErpti'FSNOMA IMJLChW Wwp wµLepfmNlAi \95. i {aWltalMSLL4 , ra eAprm r¢TU hseeuuN¢v ourw..prwexc npr pmm PIm.+.cxPD wiu PanEL; / afG' butFNWrpDNLDUnoxip� ¢V'Cirp4PPoV.L.WVeacGRUt 6 GMMV RPM�L06 µ'.LLLiC%: Y¢ff.PNAnW.Y MSrGEDRR(a4RnsLLt fO Pp SIrJRxpxOP6YUxSm �¢w .tiro nLN oovu. D.srrwD mm :. ypam w Lanrtm r9 aPvM na De OG rmwpDwmumvrwumw dv n.x u LTpNp rPJ;Nn4.eswsxauvurs mprww.<snlN.en n mpw0aw•pic6sPipD.DCa . avurrtm MAW CENTER FLOOR PLAN mP•. ra � �pawvpixuiroveun�P 41SR?P /AVA �P¢°S.EwnwA aJtF SOPPPfYOVfD LFSnpVrmxf aOOtw uuPOOf SECTION AA vra'• ra' II II � u MAIN CENTER /FRONT (NORTH) ELEVATION -- _- -rne'• rn BALBOA CENTER.. NEWPORT BEACH, CA CATE.LLUS- APROLOGISCOMPANY SCALE: 1/16' =1' -0' rLnFx+ Main Center�,,� Floor Plan + Elevations 6 -� ARCHITECTS ORANGE o��w 14I NORTH ORANGE ST „ ORANGE, CAUFO01A $2866 (711) 699-9660 ELEVATION NOTES. � ' PNX/dWMII.d KGIPrnXM991Wµ4 6K-F wNIf.W Cxrvu 2 LPDIYtfOIFQ(VYA eW/WR4WµlY uwFYI ®uwiwN2coaaC; um [wutvi (YlilOi@W.WWa f�Maausewtw a] ®uw.lnwrsrownoxlFE..Mwom[o un woX6 uwmlol a /MPLnaal WnbW WVanu l6iu C4WIO�INNiF6 IMIFDCRV V.MDXOMPVfµ NWO6ltvmvHNA YKYtr14NI.OpAM6TVODUW1WaINpgaM. µX1EO.w�44vAEAlara22pG1N8X ¢aueXf 12 INNI ®aE1N fl1µIENWRXITI YETµ YQXU4H1KpKCRYefFgv Wµ IfKACXII12lf. RIGHT (WEST) ELEVATION rnr =ra CLWKXXNM2 IErµ IV]FCttWX1 IS INXfm LRM1W itKRq KD yOCNWNISIIGPp[fR oMN.0.9 SM4i.WIEOWY2I1M25. PoiFM4t IFXMT WXL4tl11pq fYYd[l fOIivPOLm s4vM0LPAY la DssMOrEM.46 wµ2sO�gx9A lol¢vine n Gatrtw M.itTSDOto[ <.6w M..LLaloa[nEavmµmlESlwlEu }I. LQIIIF YELLL YK 0.tlP! . ogYF.IO 1pM9 . Mq/{ W/µ tON9r! fa gfyVX M CF KWIENKRW IYEi MfE fafn.9MOIXNIlYL1o5r £WUtY 011Ef tOn[XMx.RE✓Nxlm EWI➢IOFWFgV[i!(AMFR�gEiNMO tt KWSIEE+/SWLV CWµ lFSNlOrtFN WN20Dl9rt'I]L01WGmCr: i 11EW 5µ£nsG�X�ERTµ iyX➢fH. £X WYi WppNt OPFMrxi5i0MEE KFA n tEWYPYFGMOtRp WN1 C04Va4 LEFT (EAST) ELEVATION vre•. ra BALBOA CENTER CATELLUS" A PROLOGIS COMPANY REAR (SOUTH) ELEVATION m1. 1W NEWPORT BEACH, CA SCALE: 1116• -1'1Y .w.ra nnnre Main Center Elevations 0 Inc r37 45 ARCHITECTS ORANGE om, LI NORM ORANGE ST.. ORANGE. CALIFORNIA 92666 (711) 6JY -9660 E ATIONNOTE . PLLVId WMCM9M1MIf➢ViN143IO1 WILa. a¢xRw4YAWCaWms 1 fb4EfI4'@fLLVM19 xxawcu :weuaaawNls a ¢ruuumnvxrACmrHaH. rc.uwurc¢HVmLUSs a wswaiW..,. 1. [fFHC1uS'v /M HMVfiDLL- VaLWCiIaFFANM(4CW MVY ®Yrt16AOr(@H.VOP01 A INNRDOpaGUiTDD ImaIIOH( rwvYYwT.KNBaMA xfO. 4 f.LLMF4� L4oN£YP.wFU B[T5P➢/tNYTF1 4 ruurm.¢rNSAexe+xnrwnxxnN avxwmPAwAnmcAAex wuaaHxcxPHVa m SOUTH /REAR ELEVATION frt6ef'd' BALBOA CENTER CATS LLUS" A PROLOGIS COMPANY a PLLxI[OaiILL Na. COLUws S PIMmFJL411R3M1Ai2A NID 40CY w.Vl1rICAacfR AxxrsxvrLLx.3mnwxacxECwuPA..4s rortx/LU rsAlvrvcmownmrs mvm. rx.xwL'm n�xPAOGApC .a emmmAw.mevuuPa.n n*c nuuA. m FnmvxxuftsTnetoufxGNwuaam0.4 [uYO HO FVUM6 xa fLSNN VEIN xW WOPS. oKVPSO WOxS. vaPoU VYL LaJKV IO Pf OR 1• reAroxeuL•x�. Av u E45RVCAVKICCESELNMA- avHUex. FLOOR PLAN ." =11 q o i o U 0 o BDD NEWPORT BEACH, CA 'G:a1.111A.t WEST (FACING BALBOA BLVD.) ELEVATION ma' =rd' [© 9 rt 3� »yr= ;�IaI11111�1 �� I�IVI NORTH (FACING 32ND ST.) ELEVATION rnr =rd' SCALE Wr- f'' -0' Pad Building _'i— Floor Plan + Elevations 0 Ir V ARCHITECTS ORANGE W flORMORANGESr., ORANGE• CALIFORNIA 41866 O1Q 6J99B60 �N'•r= BALBOA CENTER NEWPORT BEACH, CA CATELLUS" A PAOLOG7S COMPANY `a t { `L SUMMARY em 161SFABOVE =26.3% EM 1,291 SFBELOW =7177 1,752 SF ABO VE * BELOVV THE 26' HEIGHT UlalT Height Limit Exhibit �SCAL -47616'= I ^W 6 1G JY g icl ARCHITECTS ORANGE o RI NORTH ORANGEST, ORANGE CALIFORNIA 92666 Q1I/d3$.9669 Attachment No. PC 6 Parcel Map I