HomeMy WebLinkAboutARCO_UP2007-009 (PA2007-059) 2100 Bristol StCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
10/4/2007 Meeting
Agenda Item No. 2
SUBJECT: ARCO Gas Station Convenience Store (PA2007 -059)
2100 Bristol Street
• Use Permit No. 2007 -009
APPLICANT: Hanano Properties, LLC
PLANNER: Brandon Nichols, Associate Planner
(949) 644 -3234 bnichols74acity.newport- beach.ca.us
PROJECT SUMMARY
The applicant proposes to add a convenience store, including beer and wine sales, to
an ARCO service station located at 2100 Bristol Street. The existing service station
building would be converted to accommodate the new convenience store and 267
square feet would be added to the building to provide new restrooms and additional
storage area for convenience store merchandise.
RECOMMENDATION
Staff recommends the Planning Commission approve Use Permit No. 2007 -009 subject
to the findings and conditions of approval contained in the attached resolution
(Exhibit 1).
BACKGROUND
At the August 9, 2007, hearing, the Planning Commission considered the applicant's
use permit application. After reviewing the project plans, members of the Planning
Commission expressed concerns regarding the design of the site and the floor plan of
the convenience store. The item was continued to this meeting to allow the applicant
time to revise the plans to address the concerns of the Planning Commission. The staff
report for Use Permit No. 2007 -009 is attached as Exhibit 2.
Plan Revisions
To address concerns raised at the August 9, 2007 hearing, the applicant has made the
following revisions to the site design and building floor plan (project plans are attached
as Exhibit 3):
ARCO Gas Station Convenience Store
10/04/2007
Page 2
Landscaping
• As requested by the Planning Commission, the width of the landscape planter
adjacent to Bristol Street has been expanded by approximately 2 feet, while
maintaining a minimum drive aisle width of 13 feet as required by the Public
Works Department; .
• The width of the landscape planter adjacent to Birch Street at the rear of the
property has been expanded in size. The portion of the planter that directly abuts
Birch Street has been expanded by approximately 5 feet in width. The applicant
worked diligently with Planning and Public Works Staff to explore opportunities to
place additional landscaping along the Birch Street frontage. Alternative designs
were considered by staff, but were ultimately found to be infeasible due to
backing requirements for existing parking spaces and impacts to site circulation
and ingress /egress;
• A note has been added to the landscape plan stating that all trees will be a
minimum 36 -inch box size. Tree species were chosen based upon canopy sizes
that will provide adequate screening for the service station. Two additional trees
were also added to the landscape planters adjacent to the interior property lines.
Building Design
As requested by the Planning Commission, the applicant has provided separate male
and female restrooms that are accessed from the interior of the convenience store. An
additional 90 square feet was added to the building to accommodate the new restrooms
and replace storage space displaced by the reconfigured restrooms. This increases the
total proposed building addition to 267 square feet.
As stated in the August 9, 2007, staff report, the applicant is requesting a deviation from
the site area requirement of Chapter 20.80 (Service Stations). Pursuant to Section
20.80.060, the minimum land area for service stations shall be 1,500 square feet of land
area for each fueling space, 1,000 square feet for each service bay or washing bay, and
3.33 square feet for each square foot of gross floor area used for retail and /or food and
beverage sales. Based on these calculations, the 16,484 square -foot site (with 8 fueling
spaces) could accommodate a 1,346 square -foot convenience market. In this case, the
267 square -foot addition results in a structure that exceeds the maximum allowable
building size by 188 square feet.
The site area requirement was created to ensure that service station sites are not over
developed, resulting in traffic congestion, unsightliness or hazards. In this case, the
proposed addition is located at the rear of the building and does not impact site
circulation. The addition is necessary to provide storage area for the convenience store
and facilitate the addition of separate male and female restrooms that can be accessed
from the store interior. It is, therefore, staffs determination that the 188 square -foot
ARCO Gas Station Convenience Store
10/04/2007
Page 3
deviation benefits the project design and does not result in overbuilding of the site,
unsightliness or additional hazards.
To provide an option that did not add additional square footage to the building, the
applicant proposed an alternative design with only one restroom opening to the inside of
the building. This alternative is identified as "Option 1" in the project plans. Staff does not
support this option and the Building Department requires both restrooms to open to the
inside (or outside) of the store.
Conditions of Approval
At the August 9, 2007 hearing, the Planning Commission requested a number of
changes and additions to the conditions of approval for the use permit. The changes
have been incorporated into the attached resolution and are summarized as follows:
• The condition regarding maximum noise levels has been removed because it
simply restates Newport Beach Municipal Code requirements;
• Condition No. 10 has been added requiring all alcohol sales to be conducted by
an employee at least 21 years of age;
• Condition No. 28 regarding fuel delivery times has been amended to give the
Planning Director the discretion to restrict fuel delivery times if necessary.
• Condition No. 37 has been added requiring landscaping within sight distance
areas to comply with Public Works Standard STD - 110 -L;
• Condition No. 38 has been added requiring Public Works Department review and
approval of the landscape plan prior to building permit issuance.
Santa Ana Heights Project Advisory Committee (SAHPAC)
This project was reviewed by the SAHPAC on two separate occasions. In response to
the initial project submittal, the SAHPAC expressed no objections to the project per se,
but concern was expressed regarding the potential exacerbation of vehicular stacking
and circulation problems that have been observed on the site. The letter indicated that
the SAHPAC would not support the project unless these problems could be adequately
addressed to the satisfaction of the Public Works Traffic Division. A copy of the
SAHPAC's initial project review letter can be found in Exhibit 2.
The revised project plans were also forwarded to the SAHPAC for review and comment.
Although no changes to site circulation were proposed as part of the revised plans, the
SAHPAC has submitted a second review letter recommending denial of the project
(Exhibit 4). The letter cites the following reasons for the recommendation:
ARCO Gas Station Convenience Store
10/04/2007
Page 4
• The convenience store will exacerbate existing congestion problems on the site;
• Proposed site improvements fail to address current or future congestion
problems;
• The new use will impact traffic circulation on Bristol Street and Birch Street.
As stated in the August 9, 2007, staff report, the Planning Department and Public Works
Traffic Division have reviewed the site plan and find it to be adequate. To mitigate
potential stacking problems, improvements to the site are proposed that will enhance
circulation through the site and facilitate movement of vehicles through the fueling
spaces. Additional signage is also proposed to prevent wrong -way access to the fueling
spaces and require vehicles to pull forward to the furthest available fueling space. The
applicant has also installed longer fueling hoses that allow patrons to dispense fuel from
any fueling space, regardless of their vehicle's gas cap location. It is, therefore, staffs
determination that potential stacking problems will be mitigated by the proposed site
improvements. A condition of approval has also been added requiring the operator of
the facility to prevent vehicles from stacking onto adjacent streets and sidewalks.
Environmental Review
It has been determined that this project is categorically exempt from the requirements of
the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities).
SUMMARY
Staff and the applicant have worked diligently to address the concerns expressed at the
August 9, 2007, Planning Commission hearing. Changes have been made to the site
plan and building floor plan to address those concerns. At the direction of the Planning
Commission additional trees and landscaped area have been added to the site.
Landscape species have been chosen that will provide adequate screening of the site
from adjacent streets and land uses. Proposed restrooms have also been reconfigured
to allow access from the interior of the convenience store. These changes have resulted
in a superior project design, and staff recommends approval of Use Permit No. 2007-
009.
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.
ARCO Gas Station Convenience Store
10/04/2007
Page 5
Prepared by: Submitted by:
SIGNATURE SIGNATURE
Brandon Nichols, Associate Planner David Lepo, Plann' Director
EXHIBITS
1. Draft Resolution
2. Staff Report for Use Permit No. 2007 -009
3. Project Plans (distributed separately due to bulk, plans available for review at the
Planning Department)
4. SAHPAC Project Review Letter (based on revised project plans)
FAUSERSIPLWharedlPA'sWAS - 20071PA2007.0591UP2007 -009 perpt 40.4.07.doc
Exhibit 1
Draft Resolution
Including Findings and
Conditions of Approval
1
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING USE PERMIT NO.
2007 -009 FOR THE ADDITION OF A CONVENIENCE STORE
INCLUDING BEER AND WINE SALES TO AN EXISTING
SERVICE STATION LOCATED AT 2100 BRISTOL STREET
(PA 2007 -059)
WHEREAS, an application was filed by Hanano Properties LLC, with respect to property
located at 2100 Bristol Street, and legally described as Portion of Lot 83, Tract 706, as shown
on Miscellaneous Map Book 021, page 25, requesting approval of Use Permit No. 2007 -009
for the addition of a convenience store including beer and wine sales to an existing service
station; and
WHEREAS, public hearings were held on August 9, 2007 and October 4, 2007 in the
City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of
time, place and purpose of the meetings was given in accordance with the Municipal Code.
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at these meetings; and
WHEREAS, the project is subject to the requirements of Chapter 20.80 (Service
Stations) of the Newport Beach Municipal Code and the Planning Commission finds that the
project is consistent with the purposes of the chapter; and
WHEREAS, the project is subject to the City of Newport Beach Design Guidelines for
service stations and the Planning Commission finds that proposed site plan and architecture
are consistent with the Guidelines; and
WHEREAS, an application for a use permit for the establishment of a convenience
store including beer and wine sales has been submitted in accordance with Chapters 20.80
(Service Stations), 20.89 (Alcoholic Beverage Outlets) and 20.91 (Use Permits and Variances)
of the Newport Beach Municipal Code and the Planning Commission has set forth the
following findings and facts in support of the findings:
1. Finding: That the proposed location of the use is in accord with the objectives of this code
and the purposes of the district in which the site is located.
Facts in Support of Finding:
The project is located in the General Commercial District (GC) of the Santa Ana
Heights Specific Plan. This district is intended to provide commercial uses offering a
wide range of goods and services to the surrounding residential and business
community. It is also intended to promote an upgraded aesthetic image of the
community while reducing conflicts between commercial and residential uses. The
proposed convenience store is an amenity commonly found in conjunction with service
stations and will provide the community an additional outlet for convenience store
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Planning Commission Resolution No.
Page 2 of 8
goods. The project also involves aesthetic improvements to the existing structure and
additional landscaping to improve the appearance of the site. No sensitive land uses
are located adjacent to the site and the convenience store will have no detrimental
impact on the surrounding area.
In accordance with the requirements of Chapter 20.89, the location of the proposed
Alcoholic Beverage Outlet was considered with respect to issues of public necessity
and impacts to surrounding land uses. The use will provide a public convenience by
offering beer and wine sales to service station customers and surrounding community.
The location of the use is considered appropriate given the fact that the site is not
located in close proximity to day care centers, schools or places of religious assembly.
In addition, the Police Department has reviewed the project and has no objections to
the location.
2. Finding: That the proposed location of the Use Permit and the proposed conditions
under which it would be operated or maintained will be consistent with the General
Plan and the purpose of the district in which the site is located; will not be detrimental
to the public health, safety, peace, morals, comfort, or welfare of persons residing or
working in or adjacent to the neighborhood of such use; and will not be detrimental to
the properties or improvements in the vicinity or to the general welfare of the city.
Facts in Support of Finding:
The proposed project is located in the General Commercial (CG) land use designation
of the General Plan. The CG designation is intended to provide for a wide variety of
commercial activities oriented primarily to serve citywide or regional needs. The
existing service station serves the needs of the surrounding community and the
convenience store will augment the use by providing additional goods to service
station customers.
In accordance with the requirements of Chapter 20.89, the approval of the Alcoholic
Beverage Outlet is subject to the consideration of factors relating to over - concentration
of alcohol licenses, crime rates (including numbers of alcohol related crimes), and
impacts to the surrounding community. The Police Department has reviewed the
project and has determined that the crime rate in the reporting district of the proposed
use is lower than adjacent reporting districts and that alcohol - related crimes in the
reporting district are also lower than adjacent districts. Furthermore, it has been
determined that the sale of beer and wine in conjunction with the convenience store
will not result in an over - concentration of alcoholic beverage outlets and is not
expected to result in an increase in alcohol - related crimes. In addition, the project site
is not located in close proximity to sensitive land uses. It is, therefore, determined that
the proposed convenience store, including beer and wine sales, will not have a
negative impact on the surrounding community.
3. Finding: 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.
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Planning Commission Resolution No.
Facts in Support of Finding:
The project complies with the general development standards of the SP -7 GC zoning
designation with regards to setbacks, building height, floor area ratio, and off - street
parking. With the exception of minor deviations from lot size requirements and
landscaping standard, the project also complies with the development standards of
Chapter 20.80 (Automobile Service Stations) of the Zoning Code. it is determined that
that the project is consistent with the intent and purpose of the City's Design
Guidelines for service stations.
In accordance with the requirements of Chapter 20.89, the project has been
conditioned to avoid potential negative impacts on the surrounding community. Upon
approval of the Use Permit the Police Department will condition the ABC license as
necessary to maintain the health, safety and welfare of the community.
WHEREAS, it has been determined that this project is categorically exempt from the
requirements of the California Environmental Quality Act (CEQA) under Class 1 (Existing
Facilities).
NOW THEREFORE, BE IT RESOLVED:
Section 1. The Planning Commission of the City of Newport Beach hereby approves Use
Permit No. 2007 -009 subject to the Conditions set forth in Exhibit "A ".
Section 2. This action shall become final and effective fourteen days after the adoption of
this Resolution unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 4th DAY OF OCTOBER 2007.
1 --YA
M
Robert Hawkins, Chairman
Bradley Hillgren, Secretary
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EXCUSED:
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Planning Commission Resolution No.
EXHIBIT "A"
CONDITIONS OF APPROVAL
USE PERMIT NO. 2007-009
(Project - specific conditions are in italics)
Planning Department Conditions
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.)
Use Permit No. 2007 -009 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.
3. Any major change in operational characteristics, hours of operation, expansion in area,
or substantial modification to the floor plan, shall require an amendment to this Use
Permit or the processing of a new Use Permit.
4. This Use Permit may be reviewed, modified or revoked by the Planning Commission
or City Council should they determine that the proposed use 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.
5. Should this business be sold or otherwise come under different ownership, any future
owners and assignees shall be notified of the conditions of this approval by the current
owner or leasing company.
6. 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 permit.
7. 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.
8. No outside paging system shall be utilized in conjunction with this establishment.
9. The sale of alcoholic beverages shall be limited to beer and wine only. The sale of
hard liquor is prohibited.
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Planning Commission Resolution No. _
Pacie 5 of 8
10. The sale of alcoholic beverages shall be conducted only by employees at least 21
years of age.
11. Hours of operation of the convenience store shall be from 5 am to 12 am, seven days
a week.
12. No coin operated amusement or video games shall be allowed on the premises.
13. The exterior of the business shall be maintained free of litter and graffiti at all times.
The applicant 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.
14. The applicant shall secure the premises with appropriate security lighting and
employee scrutiny to preclude vandalism, littering and graffiti. The applicant shall also
provide adequate lighting above the entrance to the convenience store to make visible
the identity and actions of persons entering and exiting the building.
15. Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior
on -site lighting shall be shielded and confined within site boundaries. No direct rays or
glare are permitted to shine onto public streets or adjacent sites or create a public
nuisance. "Walpak" type fixtures are not permitted. Any proposed parking area lighting
shall have zero cut -off fixtures and light standards shall not exceed 20 feet in height.
16. 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.
17. The convenience store shall be equipped with a security camera that is capable of
receiving an image on film or tape that can be made a permanent record and that can
be enlarged through projection or other means. Cameras shall be maintained in proper
working order at all times.
18. All mechanical equipment including roof top mounted equipment shall be screened
from view of adjacent properties and adjacent public streets. The equipment shall be
sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal
Code, Community Noise Control.
19. Prior to the issuance of building permits, the design of the trash enclosure shall be
submitted to the Planning Department for review and approval if deemed acceptable.
The trash enclosure shall be enclosed by three walls, including a seff closing, sell
latching gate and have a have a decorative, solid roof for aesthetic and screening
purposes. The design of the enclosure shall be integrated with the design of the other on-
site buildings and structures.
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Planning Commission Resolution No. _
Paqe 6 of 8
20. 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.
21. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure.
22. Prior to the issuance of a building permit, the applicant shall submit a landscape and
irrigation plan for review and approval, if deemed acceptable, by the Planning Director.
These plans shall incorporate drought tolerant plantings and water efficient irrigation
practices. All planting areas shall be provided with a permanent underground
automatic sprinkler irrigation system of a design suitable for the type and arrangement
of the plant materials selected. The irrigation system shall be adjustable based upon
either a signal from a satellite or an on -site moisture - sensor. Planting areas adjacent
to vehicular activity shall be protected by a continuous concrete curb or similar
permanent barrier. Landscaping shall be located so as not to impede vehicular sight
distance to the satisfaction of the Traffic Engineer.
23. All landscape materials and landscaped areas shall be installed and 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 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.
24. The washing or waxing of vehicles is not permitted.
25. Vehicle service is limited to incidental, minor maintenance commonly conducted at
service islands, such as dispensing of air and water, replacement of windshield wipers,
fuses, and lamps, and replenishing motor vehicle fluids and lubricants.
26. The parking of vehicles and equipment for purposes of sale or rental is prohibited.
27. No vehicles shall be parked or stored in the public right -of -way.
28. Fuel delivery trucks shall not obstruct the public right of way during delivery or any
other time. Fuel delivery trucks shall not access the site during peak traffic periods
(8:00 AM to 10:00 AM and 4:00 PM to 6:00 PM) or other times as determined by the
Planning Director.
Building Department Conditions
29. Separate male and female bathrooms shall be provided.
Public Works Conditions
30. ADA parking stalls shall comply with the most current ADA standards.
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Planning Commission Resolution No.
V/
31. The parking layout shall comply with City Standards STD - 805 -L -A and STD - 805 -L -B.
Typical 90 degree parking stalls shall be a minimum of 8' -6" by 17 feet adjacent to a
26 foot -wide drive aisle.
32. Delivery vehicles, including fuel delivery trucks, shall park entirely on private property.
These vehicles shall not impede vehicular or pedestrian traffic on adjacent public
streets and sidewalks.
33. The applicant shall prevent vehicles from stacking out onto adjacent streets and /or
sidewalks.
34. The project shall include prominent pavement markings and signage to discourage
wrong -way travel through the site. The operator of the facility shall prevent vehicles
from accessing the fueling stations from the wrong direction.
35. The one -way driveway on Bristol Street shall be revised and constructed per City
Standard STD - 166 -L.
36. On -site circulation shall be further reviewed and approved by the City Traffic Engineer
prior to the issuance of building permits.
37. All landscaping within line -of -sight areas shall comply with City Standard STD- 110-L.
38. The landscape plan shall be reviewed and approved by the City Traffic Engineer prior
to the issuance of building permits.
Police Department Conditions
39. No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the license.
40. All owners, managers and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible methods and skills for
selling alcoholic beverages. The certified program must meet the standards of the
California Coordinating Council on Responsible Beverage Service or other
certifying /licensing body, which the State may designate. The applicant shall comply
with the requirements of this section within 180 days of the issuance of the certificate
of occupancy. Records of each owner's, manager's and employee's successful
completion of the required certified training program shall be maintained on the
premises and shall be presented upon request by a representative of the City of
Newport Beach.
41. There shall be no exterior advertising or signs of any kind or type including advertising
directed to the exterior from within, promoting or indicating the availability of alcoholic
beverages. Interior displays or alcoholic beverages or signs which are clearly visible to
the exterior shall constitute a violation of this condition.
Planning Commission Resolution No.
Page 8 of 8
42. The applicant shall post and maintain a professional quality sign facing the premise's
parking lot that reads as follows:
NO LOITERING, NO LITTERING
NO DRINKING OF ALCHOLIC BEVERAGES
VIOLATORS ARE SUBJECT TO ARREST
The sign shall be at least two feet square with two inch block lettering. The sign shall
be printed in English and Spanish.
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Date: 09/24/07
Brandon Nichols
Staff Planner, City of Newport Beach
3300 Newport Blvd.
P.O. Box 1768
Newport Beach, CA2 -4048
(949) 644 -3206 fax: (949) 644 -3229
RE: CNB UP2007 -009 Remodel /Addition to ARCO Station at 2100 S. Bristol Street
Dear Mr. Nichols:
The PAC Development Subcommittee has reviewed the re- submitted ARCO plans that you sent on 9/14107.
PAC still has the following concerns with this project:
1. There is still a tremendous amount of congestion at the corner of Bristol Avenue and Birch Street caused by
the small size of this site, the existing poor site circulation, and also by the close proximity of the drive to Carl's Jr.
from Birch Street. The addition of painted traffic arrows as shown on the Site Plan will not make this confused
and congested circulation system work efficiently. Drivers will tend to ignore painted arrows and park at any
convenient pump, their orientation more a function of the drive they enter from the street, the availability of a
vacant pump, and the location of the filler caps on their vehicles.
2. The addition of the convenience store will only exacerbate the present congestion problem. The additional
tandem parking spaces, with or without the striped clear zones between the spaces, will not be used
by patrons in the convenience store. Customers will leave their cars parked at the pump, go into the store to
make their purchases, and return to their cars. Customers will not drive around the building and re -park in order
to use the convenience store. One need only visit similar existing ARCO stations with convenience stores at the
corner of Fair Drive and Fairview Avenue, or at the corner of Del Mar Street and Old Newport Blvd. to see that
this is the case.
PAC feels that the changes to the Site Plan have failed to address either the existing congestion problem or a
much increased congestion problem should a convenience store use be allowed on this small site. These
proposed changes will not keep this project from becoming a tremendous traffic snarl that will have extremely
negative affects on circulation for both Bristol Avenue and Birch Street, especially during the lunch hour.
For these reasons PAC is still opposed to this project and recommends denial of the Use Permit for the additional
convenience store use. Thank you for the opportunity to review this project again.
Sincerely,
Richard Dayton
CC. PAC members, incl. Barbara Venezia, PAC Chairperson
Dave Kiff, City of Newport Beach Assistant City Manager
Mark Esslinger, County of Orange