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Home My WebLink About20171005_Application Planning Permit Application Planning Department 3300 Newport Boulevard, Newport Beach, CA 92663 (949)644-3200 Telephone l (949)644-3229 Facsimile www.newportbeachca.gov 1. Check Permits Requested: Coastal Residential Development Modification Permit Tract Map Condominium Conversion Off-Site Parking Agreement Traffic Study Comprehensive Sign Program Planned Community Development Plan Use Permit - Minor Conditional Development Agreement Planned Development Permit Variance Lot Line Adjustment Site Plan Review - Major Minor Amendment - Code PC GP LCP Lot Merger Parcel Map Other: __________________________ Limited Term Permit - Less than 90 day Greater than 90 days Staff Approval Other: __________________________ 2. Project Address(es)/Assessor’s Parcel No(s).: 20402 Newport Coast Drive, APN478-031-55/56_ 3. Project Description and Justification (Attach additional sheets if necessary): The project proposes to construct interior tenant improvements in the existing school library (Building B). No change to the building footprint or building height is proposed. (Please refer to the attached Justification Letter.) Applicant Name(s): _Ms. Patricia Merz, Head of School _ Address: 20402 Newport Coast Drive City/State/Zip: _Newport Beach, CA 92657_ Phone: (949) 219-1370__ Fax: (949) 219-1397 Email: MerzP@sagehillschool.org 4. Contact: Shawna Schaffner, CAA Planning, Inc. ______________________________________________ Address: ____65 Enterprise, Suite 130______________________________________________ City/State/Zip: __Aliso Viejo, CA 92656______________________________________________ Phone: (949) 581-2888_____ Fax: (949) 581-3599__ Email: _sschaffner@caaplanning.com_ Property Owner Name(s):_Sage Hill School_ Address: _20402 Newport Coast Drive_ City/State/Zip: _Newport Beach, CA 92657_ Phone: (949)219-1370___ Fax: (949) 219-1397 Email: MerzP@sagehillschool.org 5. Property Owner’s Affidavit*: (I) (We) see attached authorization letter depose and say that (I am) (we are) the owner(s) of the property (ies) involved in this application. (I) (We) further certify, under penalty of perjury, that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of (my) (our) knowledge and belief. Signature(s): ____________ Date: ____October 5, 2017_____ *May be signed by the lessee or by an authorized agent if written authorization from the owner of record is filed concurrently with the application. The owner(s)’ signature on Parcel/Tract Map and Lot Line Adjustment Application must be notarized.) PA2017-206 PA2017-206 PA2017-206 65 Enterprise, Suite 130  Aliso Viejo, California 92656  (949) 581-2888  Fax (949) 581-3599 October 5, 2017 Mr. Gregg Ramirez Senior Planner, Planning Division City of Newport Beach 100 Civic Center Drive Newport Beach, CA. 92658-8915 Subject: Sage Hill School – Staff Approval Submittal 20402 Newport Coast Drive Dear Mr. Ramirez: On behalf of Sage Hill School, CAA Planning, Inc. (CAA) submits the enclosed Planning Permit Application requesting Staff Approval of minor changes to Use Permit 97-0173. The Use Permit was originally approved by the County of Orange, and the school site was subsequently annexed into the City of Newport Beach. These minor changes proposed are a continuation of the anticipated phased development and ultimate build out of the school. Background PA97-0173 On November 3, 1998 the Orange County Planning Commission approved Use Permit PA97- 0173 which allowed for the construction and establishment of Sage Hill School, a private non- denominational, co-educational high school for grades 9 through 12 with an enrollment of 600 students. The Use Permit approved the construction of 141,900 square feet of building space in five buildings consisting of classrooms, a library, an administration building, a gymnasium, a mini-gymnasium, a physical education addition, and a lighted parking lot. Also approved were outdoor recreation facilities consisting of a soccer field, a baseball field, a play field, tennis courts, sand volleyball court, and an aquatic center. The first phase of construction was for Buildings A – D consisting of classrooms, the library, the administration building, and the gymnasium for a total of 74,313 square feet, as shown in Table 1. The remaining intensity at the completion of Phase I was 67,587 square feet. SA2004-017 On November 21, 2007 Staff Approval SA2004-017 (PA2007-224) was approved by the Planning Director, City of Newport Beach, wherein it was determined that the proposed changes to the phasing and development plan for school were consistent with Use Permit PA97-0173. The changes consisted of adjusting the location of the arts center, which was proposed to be a stand-alone building and instead was attached to the gymnasium building. In addition, the proposed mini-gymnasium and physical education buildings were deleted. The City’s Staff Approval reallocated square footage, but maintained the overall limit of 141,900 square feet, as depicted on Table 1. The construction of the Arts Center increased the total development by PA2017-206 Mr. Gregg Ramirez October 5, 2017 Page 2 of 5 30,181 square feet, increasing the school’s total development to 104,494 square feet. In 2013, a 12,689 square-foot Science Center was constructed which completed the Phase II development and resulted in an existing development of 117,183 square feet with 24,717 square feet of remaining intensity as shown on Table 1. PA2015-006 On June 22, 2015 Staff Approval SA2004-017 (PA2007-224) was approved by the Planning Director, City of Newport Beach, wherein it was determined that the proposed changes to the phasing and development plan for school were consistent with Use Permit PA97-0173 and Staff Approval SA2004-017. The changes consisted of the construction of a new Tennis Complex, an Aquatics Center, and a guardhouse. The Aquatics Center building and the guardhouse increased the total development to 120,300 square feet with 21,600 square feet of remaining intensity as shown on Table 1. In addition, the Use Permit was amended to expand the grades served from grades 9 through 12 to grades K through 12. This change was made to allow for enhanced flexibility in the summer session offerings. However, the school continues to operate as a high school during the school year. The student capacity remains capped at 600 students and the faculty/staff increased from 75 to 99. Proposed Project At this time, the school proposes to renovate the existing library to accommodate school and faculty programs that occur in the library. The attached aerial photo of school complex (Exhibit 1) shows the library’s relationship to the other school buildings. The scope of the work includes the demolition of existing rooms, adding a floor to a double height area of the library, new lighting, finishes, and all related associated structural and utility upgrades. The location of the work is highlighted on the attached aerial of the library (Exhibit 2). The extension of a floor area in the double height area will increase the useable floor area of the library by 1,434 square feet resulting in a total floor area of 15,606 square feet. The total development of school will increase to 121,734 square feet with a remaining intensity of 20,166 square feet. The attached photo (Exhibit 3) illustrates the location of the double height (i.e. open to below) area. Required Action Section 20.54.070 of the Zoning Code allows the Community Development Director to approve minor changes to an approved site plan, architecture, or the nature of an approved use, without a public hearing, subject to the Director first finding that the changes meet certain criteria. a. The proposed changes are consistent with all applicable provisions of the Zoning Code. PA2017-206 Mr. Gregg Ramirez October 5, 2017 Page 3 of 5 • The proposed development remains consistent with the regulations of the County of Orange Zoning District A1 “General Agriculture” which allows educational institutions with approval of a Use Permit. Following approval of the Use Permit by the County, the site was annexed into the City of Newport Beach. The City’s zoning for the site is Private Institutional, PI, which allows for schools. • The proposed development is the interior remodel of the existing school library (Building B) which is an approved use identified in the project Use Permit. • The approval of the proposed development will increase the useable floor area of the school by 1,434 square feet, resulting in a total floor area of 121,734 square feet, which is well under the school maximum of 141,900 square feet allowed under the project Use Permit. • The library building is an existing structure which does not exceed the maximum height of 65’ allowed under the project Use Permit. b. The proposed changes do not involve a feature of the project that was a basis for or subject of findings or exemptions in a Negative Declaration or Environmental Impact Report for the project. • The proposed development remains consistent with the Negative Declaration No. PA970173 approved by the Orange County Planning Commission on November 3, 1998. • Pursuant to California Code of Regulations, Title 14, Section 15162, the minor change to the site plan is for an interior remodel within the existing library footprint and remains consistent with the original Negative Declaration and no additional analysis is required pursuant to the California Environmental Quality Act. c. The proposed changes do not involve a feature of the project that was specifically addressed or was the subject of a condition(s) of approval for the project or that was a specific consideration by the applicable review authority in the project approval. • The proposed development is a continuation of the phased development for the school which continues to implement proposed improvements approved under the project Use Permit to meet the needs of the student body. d. The proposed project does not result in an expansion or change in operational characteristics of the use. • The proposed development will not result in a change to the library footprint or result in a total square footage in excess of the maximum allowable of 141,900 square feet under the project Use Permit. • The library is an approved use under the project Use Permit and will not cause any operational changes that would affect the nature of the school. The purpose of the proposed remodel of the existing library is to accommodate school and faculty programs that occur in the library. PA2017-206 Mr. Gregg Ramirez October 5, 2017 Page 4 of 5 Included for your review with this application are five architectural drawing sets prepared by the architect-of-record, LPA. The architectural plans include the following: o Site Plan o Demo Plans o Architectural Plans (Floor Plans, Elevations) The minor changes detailed herein will allow for the construction of the interior remodel of the library. As indicated above, the changes to the project are considered minor in nature and may be approved administratively by the Community Development Director, consistent with Section 20.54.070 of the Zoning Code. Please do not hesitate to contact me if you have any questions or if you need additional information. Sincerely, CAA PLANNING, INC. Shawna L. Schaffner Chief Executive Officer c: Patricia Merz, Sage Hill School Attachment: Planning Permit Application Architectural Drawing Sets (2 – full sized, 1- CD-ROM) Exhibit 1 – School Aerial Exhibit 2 – Library Aerial Exhibit 3 – Interior Photo of Library PA2017-206 Mr. Gregg Ramirez October 5, 2017 Page 5 of 5 TABLE 1 DEVELOPMENT SUMMARY Phase I PA97-0173 (s.f.) Phase II SA2007-017 (s.f.) Phase III SA2015-006 (s.f.) Phase IV Proposed (s.f.) Buildings A, B, C, D 74,313 74,313 74,313 74,313 Library Remodel (Building B) -- -- -- 1,434 Math/Science Center -- 12,689 12,689 12,689 Art Center -- 30,181 30,181 30,181 Mini-Gym/Fitness Facilities -- -- -- -- Aquatics Center -- -- 3,087 3,087 Guardhouse -- -- 30 30 DEVELOPMENT SUMMARY REMAINING INTENSITY TOTAL 74,313 117,183 120,300 121,734 67,587 24,717 21,600 20,166 141,900 141,900 141,900 141,900 (The table shows the School’s development for each construction phase. The proposed new development, Phase IV, is highlighted in bold letters) PA2017-206 Feet Imagery:2009-2013 photos provided by Eagle Imaging www.eagleaerial.com Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in its use. Disclaimer: 9/20/2017 0 833417 NewportBeachGIS SchoolLibrary Exhibit 1 PA2017-206 Feet Imagery:2009-2013 photos provided by Eagle Imaging www.eagleaerial.com Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in its use. Disclaimer: 9/20/2017 0 8040 NewportBeachGIS Proposed Interior Expansion - 1,434 SF Exhibit 2 PA2017-206 Exhibit 3 PA2017-206