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HomeMy WebLinkAbout14 - General Plan Amendment 2001-14�EWP°ar CITY OF NEWPORT BEACH Hearing Date: February 27, 2001 O m PLANNING DEPARTMENT Agenda Item No.: 14 _ I= 3300 NEWPORT BOULEVARD Staff Person: Patricia L. Temple NEWPORT BEACH, CA 92658 644 -3200 (949) 644 -3200; FAX (949) 644 -3250 REPORT TO THE MAYOR AND CITY COUNCIL SUBJECT: General Plan Amendment 2001 -1 SUMMARY: Request to initiate amendments to the Newport Beach General Plan, as follows: A. Park MacArthur - 3901 MacArthur Boulevard: A proposal to increase the development allocation for Professional and Business Office Site 3A, and to change the land use designation ( from Retail and Service Commercial to Administrative, Professional and Financial Commercial) and establish a development allocation for Auto Center Site 1 B of the Newport Place Planned Community. The two properties would be combined into a single site, and the total development allocation would be increased by approximately 225,000 square feet (f 400,000 square feet total), to allow construction of two 128 foot high, eight story office buildings with associated surface parking areas and a parking structure. B. Our Lady Queen of Angels Catholic Church — 2046 and 2100 Mar Vista Drive: A proposal to increase the development allocation for two existing church properties by 24,000 square feet for the combined properties, to allow for the construction of a new church, and the expansion of an existing elementary school. C. St. Mark Presbyterian Church — Northwest corner of MacArthur Boulevard and San Joaquin Hills Road: A proposal to change the land use designation from Recreational and Environmental Open Space to Governmental, Educational and Institutional Facilities, and establish a development limit of approximately 20,000 square feet, to allow the construction of a new church complex, including sanctuary, administrative facilities, pre - school/day care, fellowship hall, and miscellaneous uses. ACTION: Initiate the amendments to the General Plan as recommended by the Planning Commission. Planning Commission Action The Planning Commission considered these items at its meeting of February 8, 2001, at which time they recommended initiation of the requests. A copy of the report to the Planning Commission is attached, which provide the details of each request. St. Mark Presbvterian Church Request Big Canyon/MacArthur During the Planning Commission deliberation on this item, a question was raised as to whether the open space designation on this property was related to environmental resources on site. The following is offered in response, for the consideration of the City Council. Land Use Element: The Land Use Plan Map shows the site as Recreational and Environmental Open Space, a designation which allows for both active and passive open space uses. While there may be riparian or other environmentally sensitive habitat areas on site, the open space designation was applied to it as a "residual' parcel adjacent to the Big Canyon Country Club golf course, and there is no known intent to preserve the site as environmental open space by this designation. The Land Use Element does not have a specific area description defining a passive open intent for the site, as have other passive open space areas in the City, such as Upper Big Canyon and parts of the Spyglass Hill area. The Land Use Element, does, however, include a policy requiring preservation of riparian areas, unless "the environmental process demonstrates that adverse impacts can mitigated to an acceptable level, or that the (project) benefits outweigh the adverse impacts." Recreation and Open Space Element: This site is in Service Area 8 of the Recreation and Open Space Element, an area identified as deficient in park facilities. It is not identified in the plan for future park or open space facilities. Additionally, it is not identified as an environmentally sensitive habitat area as are other areas in the City. However, given the deficiency of park lands in this service area, the loss of open space will be an important area of consideration in the environmental review process. Submitted and prepared by: PATRICIA L. TEMPLE Planning Director Attachments: Planning Commission staff report Draft minutes of the Planning Commission General Plan Amendment 2001 -1 February 27, 2001 Page 2 �aEWP°a CITY OF NEWPORT BEACH PLANNING DEPARTMENT 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 (949) 644.3200; FAX (949) 644 -3250 Hearing Date: Agenda Item No.: Staff Person: REPORT TO THE PLANNING COMMISSION SUBJECT: General Plan Amendment 2001 -1 February 8, 2001 6 Patricia L. Temple 644 -3228 SUMMARY: Request to initiate amendments to the Newport Beach General Plan, as follows: A. Park MacArthur - 3901 MacArthur Boulevard: A proposal to increase the development allocation for Professional and Business Office Site 3A, and to change the land use designation ( from Retail and Service Commercial to Administrative, Professional and Financial Commercial) and establish a development allocation for Auto Center Site I B of the Newport Place Planned Community. The two properties would be combined into a single site, and the total development allocation would be increased by approximately 225,000 square feet (f 400,000 square feet total), to allow construction of two 128 foot high, eight story office buildings with associated surface parking areas and a parking structure. B. Our Lady Oueen of Aneels Catholic Church — 2046 and 2100 Mar Vista Drive: A proposal to increase the development allocation for two existing church properties by 24,000 square feet for the combined properties, to allow for the construction of a new church, and the expansion of an existing elementary school. C. St. Mark Presbvterian Church — Northwest comer of MacArthur Boulevard and San Joaquin Hills Road: A proposal to change the land use designation from Recreational and Environmental Open Space to Governmental, Educational and Institutional Facilities, and establish a development limit of approximately 20,000 square feet, to allow the construction of a new church complex, including sanctuary, administrative facilities, pre - school/day care, fellowship hall, and miscellaneous uses. I ACTION: Recommend to the City Council: A. The proposed General Plan Amendments be initiated and staff be directed to proceed with the preparation of any necessary environmental documents and set for public hearing before the Planning Commission; or B. One or more of the proposed General Plan Amendments are unwarranted and should be returned to the originator; or C. Action on the proposed amendments be deferred to future hearing sessions based on Planning Department workloads and project priorities. Background City Council Policy K -1 states that: "A citizen and/or property owner may request an amendment to the General Plan. Such request shall be submitted in writing to the Planning Commission a minimum of fourteen (14) days prior to the month during which proposed amendments are to be initiated. The request should clearly set forth the reason for which the request is made, and should contain information substantiating the need. If the Planning Commission, after examination, is convinced that the proposed change is worthy of initiation, it may recommend initiation of amendments as set forth above. If not, the Commission shall forward the request to the City Council with its recommendation that initiation of the amendment is unwarranted. The City Council, after consideration of the request and of the report from the Planning Commission, may either initiate the proposed amendment and direct the Planning Commission to set for public hearing, return the request to the. originator without further action, or defer action on the proposed amendment to future hearing sessions based on Planning Department work loads and project priorities." Proposed Amendments Park MacArthur Associates LLC has submitted a request to make various changes to the General Plan Land Use Element and the Newport Place Planned Community District Regulations to allow the construction of two office towers totaling approximately 400,000 square feet. The project would involve the demolition of three existing office buildings and a car rental service and storage yard, all located on a site at the southwesterly comer of Jamboree Road and MacArthur Boulevard. The proponent has submitted a conceptual site along with the letter of request, for the information of the Planning Commission. General Plan Amendment 2001.1 February 8, 2001 Page 2 Barnard Ventures as agent for Our Ladv Queen of Angels Catholic Church (OLOA) has submitted a request for increased development allocations for two existing church properties on Mar Vista Drive in Eastbluf. . The sites are current occupied by OLQA church, and by St. Mark Presbyterian Church. The proposal is to demolish the existing church on the OLQA site to allow for the expansion of the existing elementary school, and to demolish the buildings on the St. Mark site to allow for the construction of a new OLQA church at a size able to accommodate the growth in that congregation. The OLQA church has not yet submitted any conceptual site plans. Malkoff and Associates as agent for St: Mark Presbyterian Church has submitted a request to change the land use designation and establish entitlement to allow for the construction of a new church complex at the comer of MacArthur Boulevard and San Joaquin Hills Road. The project will provide a new site for St. Mark Presbyterian Church, and will provide for a new sanctuary and related support uses. A project description and conceptual site plan have been prepared and submitted for the information of the Planning Commission. Planning Department Workload The Department continues to experience a very high workload, and is operating beyond capacity in some areas. Because of the high on -going workload, the Department has retained contract project managers for some of the larger development requests currently in process, and for the Housing Element update. Also, we have shifted some of the work assignments of existing staff in plan check and staff level approvals, to reduce the backlog in those activity areas. However, in response to information from both the Planning and Building Departments regarding the staffing needs in the area of plan check, the City Council has authorized an additional Assistant Planner within this fiscal year's budget. Additionally, we are also recruiting for the two Senior Planner positions currently open in the department. In terms of the new cases which have been requested by property owners, the Department believes that the two church requests can be handled within the staff assigned to case analysis, as they will be processed as the proponents submit their related applications. The office project in Newport Place may require the use of an outside consultant to augment staff, as was done for the Koll Center Newport office development currently in process. Submitted and prepared by: PATRICIA L. TEMPLE Planning Director Attachments: Letters of request with exhibits General Plan Amendment 2001 -1 4 February S, 2001 Page 3 Attachments: Letters of request with exhibits General Plan Amendment 2001 -1 February S, 2001 Page 3 Park MacArthur Associates LLC 3600 Birch Street, Suite 250 Newport Beach, CA 92660 (949) 757 -7776 November 3, 2000 Mr. James W. Campbell Senior Planner Planning Department. City of Newport Beach 3300 Newport Blvd. PO Box 1768 Newport Beach, CA 92658 -8915 RE: 3901, 3931 & 3961 MacArthur Blvd. 888 Dove Street Newport Beach, CA 9260 "Newport Place PC — Site 3A and Site 1B" Dear Mr. Campbell: { RECEIVED BY PLANNING DEPARTMENT CITY OF NF1A1onoT "'EACH i4-jv U.5 2000 AM PM 71819i10111i121112131416i6 Please schedule the property referenced above for inclusion in the first quarter 2001 council hearing for general plan amendment consideration. The proposed project is a complete site redevelopment of an existing office and retail complex built during the early 70's. The existing structures have reached their useful economic lives and are obsolete in terms of both market demand as well as their physical condition. The proposed project will significantly improve the quality and character of this existing office and retail project. Initial site planning provides a 14.4% site coverage affording an abundant amount of surface and structured parking, soft and hardscaped pedestrian areas while affording superior office suite views of the Back Bay over the adjacent Irvine city boundary. The twin buildings proposed will be eight (8) stories in height and have typical floor plate sizes of approximately 25,000 gsf. The site layout encourages pedestrian access to neighboring properties to keep people out of their cars when going for coffee, lunch or c: \pm \city -pa submittal 1132000 Mr. James W. Campbell City of Newport Beach Friday, November 03, 2000 Page 2 of 2 other service retail uses. The pedestrian site access will allow for ingress and egress from MacArthur, Jamboree, Dove and Quail Streets. The project size is 399,000 gsf with a net rentable area of approximately 375,746 sf. Surface parking allows 312 spaces with nearly 1,200 cars in the structure for a ratio of 4 spaces per thousand. High quality mature landscaping will be used to soften the appearance of the 5 -level parking structure with an extensive array of trees fronting MacArthur Boulevard. Further, extensive use of Washingtonian palm trees integrated with plaza shade trees next to the on -site cafe will encourage people to stay on -site during lunch hours in a park -like setting. The buildings will be constructed with steel, glass and pre -cast aggregate concrete panels with a complete fire -life safety system. Attached is a copy of the site plan proposed for the site. Upon your request, we can provide an oblique view of this site plan that would describe the spatial relationships among the major elements and show the exterior elevations. Please let us know what additional information will be required, if any, to proceed to council. Since ely, / � Dwight R. Belden i Owna.wIl 9,eiztuiv& LIMITED LIA91LITY COMMNY January 11, 2001 Ms. Patricia Temple Planning Director CITY OF NEWPORT BEACH P.O. Box 1768 Newport Beach, California 92658 -8915 RE: REQUEST TO INITIATE GENERAL PLAN AMENDMENT OUR LADY QUEEN OF ANGELS Dear Patty: In connection with the attached letter from Our Lady Queen of Angels Church ( "OLQA ") dated January 11, 2001, this letter expands upon what the proposed increase in the FAR is intended for. Specifically, the increase would support a new church and a school expansion. e The current OLQA and St. Mark churches provide seating for 1,222 persons. Both the OLQA sanctuary and all the buildings on the St. Mark property would be demolished and a new sanctuary on the St. Mark site would be built that would have seating capacity similar to the two existing churches. The school addition would provide a second classroom for each of the kindergarten through 8" grade classes, ancillary support spaces and an assembly /gymnasium building. We intend to periodically meet with your staff to review our plans as they are developed. If you feel additional information would be helpful, please do not hesitate to call. Sincerely, Scott S. Barnard Principal SSB:ts C cc: Fr. Vincent Gilmore D� IN 5100 BIRCH STREET. FIRST FLOOR. NEWPORT BEACH. CALIFORNIA 92660 • TEL. (949) 223 -8820 • FAx (949) 223 -8822 OUR LADY QUEEN OF ANGELS 2046 Mar Vista Drive • Newport Beach, California 92660 • (949) 644 -0200 January 11, 2001 Patricia Temple Planning Director City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658 -8915 Re: Request to Initiate General Plan Amendment Dear Ms. Temple: The Diocese of Orange, through its local parish, Our Lady Queen of Angels Church ( "OLQA "), is submitting this request that the City of Newport Beach initiate a General Plan amendment effecting eight acres it owns located at 2046 Mar Vista Drive ( "OLQA) Property ") and as applied to the 4.37 -acre parcel of land located at 2100 Mar Vista Drive owned by St. Mark Presbyterian Church of Corona del Mar ( "St. Mark Property "). The OLQA Property and the St. Mark Property are designated in the General Plan Land Use Element as part of the Government, Educational and Institutional Facilities ( "GEIF ") District with an established 0.17 floor area ratio ( "FAR "). OLQA plans to purchase the St. Mark Property and clear the site of all structures, demolish the existing OLQA church and construct a new church on the St. Mark Property. This project will also include the expansion of the OLQA school. A General Plan amendment, as requested and if approved, will increase the maximum square footage of developable floor area by approximately 24,000 square feet for the combined OLQA Property and St. Mark Property by changing the FAR from 0.17 to 0.21. This request to initiate a General Plan amendment will accommodate the OLQA new church and school expansion plan and respond to the growing need for our religious and educational mission. Please process this request to be considered as part of the February General Plan amendments. We look forward to favorable action by the Planning Commission and City Council. Sincerely, Reverend Msgr. William P. McLaughlin, Pastor 1 /11/01 99999 -00010 SA I5?\COR R \O 1010010. LT R.doc 1 iftMALKOFF AND ASSOCIATES 18456 Lincoln Circle • Villa Park, California 92861 • Fax (714) 288 -6210 Patricia L. Temple, Planning Director City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 Subject: Request for General Plan Amendment Dear Ms. Temple: • (714)288 -6200 January 12, 2001 On behalf of St. Mark Presbyterian Church, I am pleased to transmit the attached materials requesting the City initiate a General Plan Amendment for the approximately 10.85 -acre property at the northwest comer of MacArthur Boulevard and San Joaquin Hills Road. The property is presently shown in the General Plan as "Recreational and Environmental Open Space." As a religious organization proposing to relocate our Church and Pre - School to this site, we believe that a designation of "Government, Educational & Institutional" would be more appropriate. In addition to the GPA, we believe that a PC Text Amendment to the Big Canyon Community Plan would allow for the establishment of uses, building areas, development standards, etc., in accordance with Section 20.35.050 of the City's Municipal Code. Thank you for your assistance in this matter. Should questions arise, please feel free to call on me. Respectfully submitted, MALKOFF AND ASSOCIATES Mel Malkoff, President cc: Pastor Gary Collins, St. Mark Pres. Father Vincent Gilmore, OLQA IFCC�I`�7'�L o` J "- N 1 2 2001 L l� �i' St. MARK PRESBYTERIAN CHURCH Request for General Plan Amendment Prepared for CITY OF NEWPORT BEACH Patricia Temple, Director Planning Department Prepared by Malkoff and Associates 18456 Lincoln Circle Villa Park, CA 92861 (714) 288 -6200 t: P U; �•.= i.CsCv January 12, 2001 C REQUEST FOR GENERAL PLAN AMENDMENT The proposed St. Mark Presbyterian Church Project will be sited on approximately 10.85 acres at the northwest corner of MacArthur Boulevard and San Joaquin Hills Road in the City of Newport Beach, California. The 27,015 square foot Project would be comprised of four building complexes: a Pre - School / Day Care facility, with attached Youth Ministry and Fellowship Hall areas; a 400 -seat Sanctuary, with accessory support amenities; an administrative building; and a Nature display and restroom/storage area. In addition, outdoor play areas, fellowship courtyards (gathering plaza), and parking lots are provided. Unimproved area north of the on -site canyon, which will itself be retained in a largely undisturbed character, will serve as recreation space and potential overflow parking for special events like holiday services. Future expansion, in the 10 -20 year time - frame, could include expansion of both the Fellowship Hall as well as administrative areas on the south side of the canyon. Depending on need and the programmatic emphases of the Church at the time, additional ministry areas could be incor- porated into a building north of the canyon. The aggregate square footage of these expansion concepts is approximately 12,485 square feet (yielding a build -out project of up to 39,500 square feet). Recognizing the highly visible character of this site, the planned architecture would be contem- porary in design, articulated for visual interest and designed to a very human scale. Extensive landscaping around the Church buildings and throughout the site will grade from a mix of low - water demand native and non - native ornamental plantings toward a predominantly native plant palette along and within the retained canyon areas. These plantings, along with landscaped berms along the east and south edges of the site to mitigate roadway noise, will soften views both from off -site as well as within - project areas. The existing landscaped buffer along the Big Canyon Golf Course and apartments to the west of the Project site will be retained to protect on- site and off -site viewsheds. Outdoor lighting will be shielded to prevent concerns regarding light and glare. Various environmental factors have been considered and will be studied in more detail as part of subsequent planning efforts. The operational characteristics of a Church project go a long way toward lessening the range and intensity of environmental effects commonly associated with land development, yet some areas of concern may exist which may require further study. For example, initial on -site due diligence suggests that traffic and safety concerns associated with the adjacent roadways can be mitigated with the inclusion of protected turn pockets, limiting movements to right -in and right -out traffic at two points on -site (to ensure the adequacy and availability of access for emergency vehicles), and appropriate traffic management procedures and educational materials. St. Mark Presbyterian Church has a large ministry component emphasizing environmental values. Accordingly, there has been interest expressed in exploring the inclusion of a passive nature display area, both within a structured environment (small building north of the canyon) as well as some terraced lawn seating that will afford good views of the canyon itself. Recognizing the importance of coastal areas for native American tribes, the potential exists for finding archaeological artifacts during the development of the site. The Nature Display building would l J,! St. Mark Presbyterian Church Request for General Plan Amendment help ensure that any such artifacts could be retained on -site and made available to the public in a suitable, educational context. In addition, any paleontological information learned about the site during further study and construction activities could be displayed here as well. Equally important to the Church members and the environmental community at large is the protection of the habitat features of the site, to the extent practicable. Nearly all of the canyon would be conserved, with some thinning and pruning of non - native, invasive species and potential augmentation of native trees and shrubs. The canyon serves as a focal point in the design of the Church, and many of the program spaces are oriented to look onto this important feature. A path and perhaps small footbridge will allow limited access to a portion of the canyon, and educational signage would be added to teach about the many plants and animals that can live there. While there is a limited amount of riparian area in the canyon bottom, the ethos of the Church has directed its engineers to consider the use of fossil - filter type amenities to lessen the potential for runoff impacts in the canyon from on -site parking areas and driveways. The change in land use from a predominantly open character site, used over the years for Christmas tree lots, pumpkin patches and the like, to a low key, community -based church will necessitate the processing of a General Plan Amendment to change designated use from Open Space/Recreation to Governmental /Educational/Institutional. In addition, appropriate develop- ment standards will need to be promulgated, and a Conditional Use Permit issued for the particular uses planned. Finally, a Parcel Map will be processed concurrently. The proposed Church buildings will only impact about 10% of the entire site; this is far lower, in terms of intensity of development, than other potential uses of the site. Extensive refinements and mitigation measures have been incorporated into the project design, addressing compatibility with surrounding uses, flexibility of spaces, property considerations, traffic and circulation, and the visual impacts of the Project on- and off -site. The result will be a high quality, sensitively designed, community- oriented Church and Pre - school that will be an asset to the City of Newport Beach and the surrounding communities. 11 January 12, 2001 ii ON N A A- I APP ww IM, 65, a IL°2F3 a! ooc L ofW. zo aw CO EF fill Its? I I A big Hk k Ab w � ? � ƒ �\ 7 ; ,,| | oil { (1� � ] �� ) \ City of Newport Beach Planning Commission Minutes February 8, 2001 22. This Use Permit for an alcoholic beverage outlet granted in accordance the terms of this chapter (Chapter 20.89 of the Newport Beach Muni ' al Code) shall expire within 12 months from the date of approval unless a nse has been issued or transferred by the California State Department bf.Alcoholic Beverage Control prior to the expiration date. 23. The Planning Commis ' may add to or modify conditions of approval to this Use Permit or recom nd to the City Council the revocation of this Use Permit upon a determina n that the operation which is the subject of this Use Permit causes injury, is detrimental to the health, safety, peace, morals, comfort, or general w re of the community. 24. The operator of the restaurant facility shall be r onsible for the control of noise generated by the subject facility. The nftZ generated by the proposed use shall comply with the provisions of CRGQter 10.26 of the Newport Beach Municipal Code. The maximum noise shbH,.be limited to no more than depicted below for the specified time periodls<7 the ambient noise level is higher: SUBJECT: General Plan Amendment 2001 -1 Request to initiate amendments to the Newport Beach General Plan, as follows: A. Park MacArthur - 3901 MacArthur Boulevard: A proposal to increase the development allocation for Professional and Business Office Site 3A, and to change the land use designation (from Retail and Service Commercial to Administrative. Professional and Financial Commercial) and establish a development allocation for Auto Center Site 1 B of the Newport Place Planned Community. The two properties would be combined into a single site, and the total development allocation would be increased by approximately 225,000 square feet (± 400,000 square feet total), to allow construction of two 128 foot high, eight story office buildings with associated surface parking areas and a parking structure. B. Our Lady Queen of Anqels Catholic Church - 2046 and 2100 Mar Vista Drive: A proposal to increase the development allocation for two existing church properties by 24,000 square feet for the combined properties, to allow for the construction of a new church, and the expansion of an existing elementary school. C. St. Mark Presbyterian Church - Northwest comer of MacArthur Boulevard and San Joaquin Hills Road: A proposal to change the land use designation from Recreational and Environmental Open Space to Governmental, Educational 37 INDEX Item 6 GPA 2001 -001 Recommended to City Council 0 City of Newport Beach Planning Commission Minutes February 8, 2001 INDEX and Institutional Facilities, and establish a development limit of approximately 20,000 square feet, to allow the construction of a new church complex, including sanctuary, administrative facilities, pre - school /day care, fellowship hall, and miscellaneous uses. Ms. Wood noted that for Item C. St. Mark Presbyterian Church, the development limit requested is 39,200 square feet. She also noted that she had a conversation with Patricia Krone who lives on Amigos Way. She could not be here this evening, but wanted to convey her concern about the expansion of Our Lady Queen of Angels particularly the traffic impacts from the school expansion. Public comment was opened for Item A Park MacArthur. Barry Eaton, 727 Bellis Street spoke as a member of EQAC noting that Item A is the third really large project that you will have in the vicinity of MacArthur and Jamboree. I would hope this time you would encourage staff that when the environmental documentation is done that instead of recommending a statement of overriding considerations for adverse impacts on that intersection that they require the project to participate in the long -range project that the City Council has requested the OCTA funding for. That is the long -range project to widen Jamboree through MacArthur across the 73 Freeway. Commissioner Tucker noted that the City is in the process of updating the General Plan and one of the areas of significance is what is going to happen in the airport area. This project would probably do best to dovetail into the decisions of what will happen in that area. Public comment was closed. Motion was made by Commissioner Tucker to recommend to the City Council initiation of General Plan Amendment 20001 -1 A, Park MacArthur at 3901 MacArthur Boulevard to amend Newport Beach General Plan. Ayes: McDaniel, Kiser, Selich, Gifford, Kranzley, Tucker Abstain: Agajanian Chairperson Selich stated that for the next two items, the Planning Commission is not voting for or against either of these amendments tonight. It is only to vote to initiate the process. Periodically we go through general plan amendment requests and our position in the past has been that unless the request has no merit whatsoever, that it should be allowed to move ahead. The applicants are allowed to proceed and develop their environmental documentation and have the impacts of their proposal analyzed before our making a decision on it. Public comment was opened for Item B, Our Lady Queen of Angels Catholic Church. 0 1C� City of Newport Beach Planning Commission Minutes February 8, 2001 At Commission inquiry, staff noted that the ownership of the two properties hasn't changed yet, but Our Lady Queen of Angels is the applicant with the agreement of St. Mark's for the portion they own. Public comment was opened. Monsignor Bill McLaughlin, pastor of Our Lady Queen of Angels applicant noted that the parish has existed since 1961 serving 451 families. The parish has grown to 4500 families residing in Newport Beach and Newport Coast. We are a church of increasing numbers with approximately 80 different ministries. Our present church holds 870 people and is inadequate in size. With a general plan amendment we would hope to build a church to hold 1225 people. We have seismic and safety issues that have been addressed by the Bishop and if we don't build a new church we will have to address them in the near future for the present church building. We are here to ask for your support of this initiation. Barry Eaton noted that there are two large homeowners association within the vicinity of St. Mark. As president of the Eastbluff Homeowners Association directly across the sheet we look forward to working with representatives of the Queen of Angels to identify and resolve any issues that might affect our homeowners. Jan Vandersloot, noted that the SPON group has discussed this proposal. I ask if these two items should not be considered as one initiation as they are linked. One does not happen unless the other happens. Instead of 22,000 square feet versus 39, 500 square feet you may have 51,000 square feet of expansion. Chairperson Selich answered that each general plan initiation stands on its own. Although there is a land swap here, St. Mark's could just as easily sell the land to Our Lady Queen of Angels and find a site elsewhere. Public comment was closed. Chairperson Selich noted his concern to the project proponents that the expansion of the school will have an impact on an already congested traffic situation. Motion was made by Commissioner McDaniel to recommend to the City Council initiation of General Plan Amendment 20001 -1 B, Our Lady Queen of Angels Catholic Church at 2047 and 2100 Mar Vista Drive to amend the Newport Beach General Plan. Ayes: McDaniel, Kiser, Agajanian, Selich, Gifford, Kranzley, Tucker Abstain: None Public comment was opened for Item C, St. Mark's Presbyterian Church. Mary Urashima, spoke representing St. Mark Presbyterian Church. She clarified that his initiation of the general plan is not contingent on the approval of Our 39 INDEX 1�� City of Newport Beach Planning Commission Minutes February 8, 2001 Lady Queen of Angels. She delivered a letter from John Dean, Orange County Superintendent of Schools requesting support of this initiation. The conceptual plans that were provided show the usages and ministries of the church. The Church does not want to move far away because it could change the sense of community and lose membership. This particular site meets the requirements of still being close to their current site and presents them with new opportunities to fulfill their mission. We recognize the Big Canyon Country Club, residents and associations who have created a peaceful environment and we are willing to work with them as we proceed through refinement of this project. Pastor Gary Collins spoke in support of this application noting that this church has been in the community for 40 years. When we considered the proposal from Our Lady, we realized that this opportunity allows us to do more for our community and parishioners. Public comment was opened. Jan Vandersloot noted his concern of the loss of open space. This space is zoned for environmental, recreational open space and the request is to turn it into one that has entitlement. If this were The Irvine Company coming before you asking for this initiation, you would be requiring replacement of open space. Now, The Irvine Company owns the property and is letting St. Mark's be its agent for this property. I ask that you require an Environmental Impact Report and ask for a replacement of open space to be provided by the Irvine Company as part of this deal. This is a complicated matter where one church is moving into another church and that church will move over into what is now open space. If the Irvine Company came and asked for development on open space, you might look at it more critically. I ask that you look at it with this critical point of view when it comes back to you. Bernie Rome, 3 Pinehurst, president of and speaking for the Big Canyon Master Association that represents 489 residential units noted: • No land in Newport Beach has been set aside for religious projects. • Traffic concerns with exits and entrances on MacArthur Boulevard. • Current difficult situation with people making turns into Newport Center. • Be sure that all of the affected neighbors get a change to work with St. Mark's people. • Big Canyon Country Club is landlocked and has no place to go for parking nor does Big Canyon itself. Commissioner Tucker clarified that this property will become part of the Big Canyon Planned Community. Provisions regarding this property will be added to that planned community text. Under the PC district, the purpose is to provide for the classification and development of parcels of land as coordinated, comprehensive projects so as to take advantage of the superior environment that can result from large scale community planning. It is incumbent upon the St. Mark's proponents to have their project tie in with the rest of the planned community that is already on the ground. They need to 40 INDEX City of Newport Beach Planning Commission Minutes February 8, 2001 work together to make sure there are no reasonable objections as far as compatibility is concerned. There may be a requirement for an environmental impact report at the very least there will be traffic studies on it. All those issues will have to be addressed. Barry Eaton as an active member of St. Mark's noted that St. mark's is very willing to meet with the Big Canyon people and is in support of this application. Commissioner Agajanian noted his support but he is concerned about the openspace. Motion was made by Commissioner Tucker to recommend to the City Council initiation of General Plan Amendment 20001 -1 C, St. Mark Presbyterian Church at the northwest corner of MacArthur Boulevard and San Joaquin Hills Road to amend the Newport Beach General Plan. Commissioner Gifford noted she would not support this initiation because of the designation of open space on the site to be used for this project. There are many places in Newport Beach that are designated for development, but very few for open space. Many of those areas designated and given to the City, have since been developed. Chairperson Selich noted that his concerns have been somewhat allayed with the site plan that was included with the packet. However, he still has some serious reservations about the access issues on this project. Ayes: McDaniel, Kiser, Agajanian, Selich, Kranzley, Tucker Noes: Gifford INDEX UBJECT: Proposed Development Plan Review Procedures Item 7 PA 2001 -001 /GPI 2001 - Initiatio f an amendment to Title 20 of the Newport Beach Municipal Code to 001 establish pr dures for development plan review. Motion was made b ommissioner Kranzley to continue this item to the next Continued to Planning Commission me 'ng on February 22nd. He also requested some 02/22/2001 additional information on exa es of design guidelines for other cities such as LaJolla, Santa Barbara, Palo Alto, emont, Carmel and Laguna Beach. Ayes: McDaniel, Kiser, Agajanian, Seli Gifford, Kranzley, Tucker Noes: None Absent: None ADDITIONAL BUSINESS: Additional Business a.) City Council Follow -up - Assistant City Manager Sharon Wood rear that at the last' meeting of the Council the appeal of the revocation 41 h� f�� Date cto \Q PAnucm KRONE Copies Sent To: 835AnvcosWAY, No. 4 Mayor NewvnxrBeACH CA 92660 pCouncil Member (949) 644 -0662 /— Manager ❑ A ttAr ney February 15, 2001 O fJ�cJ� F1 r+ J Honorable Mayor and Members of the City Council City of Newport Beach 3300 Newport Blvd. Newport Beach, Ca 92658 -8915 Dear City Council Members, We are extremely concemed at the prospect of increased traffic in the vicinity of Our Lady Queen of Angels School and Church which would result from their proposed expansion. Our little neighborhood is already over - saturated with auto traffic on Mar Vista, Domingo, Amigos and Eastbluff from the schools, church and residential density. Students at Our Lady Queen of Angels School are "dropped off" and picked up, resulting in hundreds of individual daily trips into the neighborhood. Expansion of the school would make a bad situation worse for our densely populated area. There are 125 families on Amigos Way alone. Many have two and three cars. Corona del Mar High School is our neighbor, too, with a student population of 1791. There are 253 students in the senior class and 280 students in the junior class. Many drive cars into the neighborhood to school. Recently the City cut off traffic on Bison from Jamboree to Eastbluff. This forced all traffic to and from the schools to funnel through the intersection of Eastbluff and Jamboree /Ford. If you permit expansion of Our Lady Queen of Angels School in this location, you will create a traffic congestion problem impossible to live with, threatening the safety and well -being of the neighborhood. Please consider us, the families who have chosen to make our homes in this area of Newport Beach. Best regards, Patricia Krone Member, Civil Service Board, City of Newport Beach, 1980 -1988 cc: Villa Granada Community Homeowners Association Eastbluff Apartment Owners Community Association e February 15, 2001 Honorable Mayor Adams City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658 -8915 Re: Proposed Church MacArthur Blvd. & San Joaquin Rd. Dear Honorable Mayor: The Board of Directors of Canyon Island Community Association, located in Newport Beach, requests your assistance regarding the following matter. On Tuesday, February 27, 2001, the Newport Beach City Council is scheduled to discuss the proposed construction of St. Marks Church on the corner of MacArthur Blvd. and San Joaquin Road. The Board of Directors of Canyon Mesa Community Association, which represents 43 homes located directly adjacent to this lot, is opposed to construction of a Church at this location for the reason listed below. Our concern relates to traffic and safety. As you are aware, the only entrance to this Church will be along MacArthur Blvd. The only exit from this Church will be along San Joaquin Road. The amount of traffic and the speed of vehicles along both of these streets is extremely high. Vehicles driving along both streets will be required to reduce high rates of speed to avoid cars that are attempting to pull into or out of the Church parking lot. Even with the added safety measure of a deceleration lane, this alone will not eliminate traffic in the lanes directly adjacent to the Church from having to come to a complete stop while waiting for someone to enter into or exit the Church. Another concern that we have relates to the safety aspect of having such a large Church preschool placed at this location. Preschools usually offer two separate sessions for children. The first between the hours of 9 a.m. to 12 p.m. and the second from 12 p.m. to 3 p.m. As you are aware, these are prime time hours for traffic along these streets. Our concern, as we mentioned above, is related to both traffic and safety. We are concerned that if a preschool is permitted to operate at this location, then the City, individual Councilmembers, and the citizens of Newport Beach could be held liable should a young preschooler be killed along either of these streets. We don't believe that this is something that the City of Newport Beach should support or find acceptable. Honorable Mayor Adams February 15, 2001 Page 2 Therefore, please accept this as our notice to the City Council that the Canyon Island Community Association Board of Directors is opposed to construction of a Church at the above - mentioned location. If you have any questions, please contact Chance Kamphefner, Property Manager, Villageway Management, Inc., at (949) 450 -1515. Sincerely, Board of Directors Canyon Island Community Association cc: Councilmember Steve Bromberg Newport Beach City Council Board of Directors — Big Canyon Community Association Board of Directors — Canyon Island Community Association \ \Villageway0 I\projects \Canyon Island 009 \Adininistr tive\Adn in Comsp \ST. MARKS CHURCH 021501.DOC