HomeMy WebLinkAbout2.0_Pacifica Christian High School Use Permit Amendment_PA2023-0237CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
January 9, 2025
Agenda Item No. 2
SUBJECT: Pacifica Christian High School Use Permit Amendment (PA2023-0237)
▪Conditional Use Permit
SITE LOCATION: 1499 Monrovia Avenue, 883 West 15th Street, 1515 Monrovia Avenue,
873 to 877 Production Place
APPLICANT: Pacifica Christian High School – Orange County
OWNERS:
PCHS Facilities LLC (1499 Monrovia Avenue)
City of Newport Beach (833 West 15th Street)
Coast Community College District (1515 Monrovia Avenue)
Benda Building LLC (873 to 877 Production Place)
PLANNER: Joselyn Perez, Senior Planner
949-644-3312, jperez@newportbeachca.gov
PROJECT SUMMARY
Pacifica Christian currently operates a high school and auxiliary campus with a maximum
student enrollment of 385 and staff of 50. To provide adequate parking for students and
staff, Pacifica Christian has off-site parking agreements with two properties within the
vicinity of the school. The school and off-site parking agreements are authorized pursuant
to the Conditional Use Permit (CUP) filed as PA2023-0078. Condition of Approval No. 16
of the existing CUP requires the off-site parking location of 873 to 877 Production Place
be used only for warehousing and administrative offices and prohibits students from using
or accessing the site. The applicant is requesting that the condition be amended to
remove the prohibition on students accessing the site and allow it to be used as an athletic
training facility for student athletes, rather than warehousing. The site will continue to
provide administrative offices and parking for Pacifica Christian staff. No students will park
onsite, and no school instruction will occur. No other changes are proposed. If approved,
the existing CUP will be superseded.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
because it has no potential to have a significant effect on the environment; and
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3) Adopt Resolution No. PC2025-001 approving the Conditional Use Permit filed as
PA2023-0237and superseding the Conditional Use Permit filed as PA2023-0087.
INTRODUCTION
Project Setting
Pacifica Christian High School – Orange County (hereafter referred to as “Pacifica
Christian”) operates a private high school in the West Newport Mesa area. The school has
a main campus at 1499 Monrovia Avenue and an auxiliary campus at 883 West 15th Street.
The main campus is abutted by Coastline Community College to the north, open space to
the west, and residential to the south and east, including the Newport Knolls community.
The auxiliary campus is abutted by residential uses on all sides. Pacifica Christian leases
off-site parking spaces at 1515 Monrovia Avenue (“Coastline Community College”) and 873
to 877 Production Place (hereafter referred to as “Production Place”).
(Intentionally left blank)
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VICINITY MAP
GENERAL PLAN ZONING
1499 Monrovia Avenue
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE Private Institutions (PI) Private Institutions (PI) Pacifica Christian, Main Campus
NORTH
SOUTH
EAST
Multiple Residential
(RM)
Multiple Residential
(RM)
Coastline Community College,
townhomes, apartments
WEST Open Space/Residential
Village
Banning Newport
Ranch (PC25) Undeveloped
883 West 15th Street
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE Public Facilities (PF) Public Facilities (PF) Pacifica Christian, Auxiliary Campus
NORTH,
SOUTH,
EAST,
WEST
Multiple Residential
(RM)
Multiple Residential
(RM)
Residential, including mobile homes,
condominiums, and
apartments
873 to 877 Production Pl
Off-site Parking 1515 Monrovia Ave
Off-site Parking
1499 Monrovia Ave
Main Campus 883 W 15th St
Auxiliary Campus
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Background and Entitlement History
On August 14, 2014, the Zoning Administrator approved Minor Use Permit No. UP2013-
024, to allow Pacifica Christian to convert the West Newport Community Center at 883
West 15th Street into a private school for grades 9 through 12. The maximum student
enrollment was set at 125 with 15 staff members. Pacifica Christian entered into a 10-
year lease agreement with the City for the use of the property with options for renewal
and purchase. In July 2024, the City Council approved an amendment to the lease
agreement and revised the lease term to 25-years. Pacifica Christian’s current lease
expires in October 2039.
On October 5, 2017, the Planning Commission approved Conditional Use Permit No.
UP2017-008 and superseded UP2014-008. The approval increased student enrollment
to a maximum of 185, with 18 staff members. It also authorized the use of off-site parking
at 1499 Monrovia Avenue.
On September 28, 2021, the City Council approved General Plan Amendment No.
GP2021-002 and Code Amendment No. CA2021-003 (PA2021-068) to change the
General Plan land use category and zoning of 1499 Monrovia Avenue from Multiple Unit
Residential (RM) to Private Institutions (PI), allowing for a future campus.
On November 18, 2021, the Planning Commission approved Conditional Use Permit No.
UP2021-037 and superseded UP2017-008. The approval allowed for continued
instruction at 883 West 15th Street, the operation of a new high school campus at 1499
Monrovia Avenue, an increase in enrollment to a maximum of 305 students, with 35 staff
members, and authorized the use of off-site parking at Coastline Community College.
On August 17, 2023, the Planning Commission approved the Conditional Use Permit filed
as PA2023-0078 (Attachment No. PC 2), under which Pacifica Christian currently operates.
PA2023-0078 (hereafter referred to as the “Existing CUP”) superseded UP2021-037. The
approval increased student enrollment to the current maximum of 385, with 50 staff
members. It also re-authorized the use of off-site parking at Coastline Community College
and introduced the use of off-site parking at Production Place. A total combined parking
supply of 170 spaces is provided for the operation of the high school. The Existing CUP also
included the approval of a traffic study, as cumulative daily trips to the school had increased
by over 300 within a 24-month period. The traffic study, titled “Traffic Impact Analysis for
Pacifica Christian High School Enrollment Increase Newport Beach, California” and dated
August 2023 was prepared by LSA under the supervision of the City Traffic Engineer. This
study found that the increased enrollment would neither cause nor make worse an
unsatisfactory level of traffic service at any impacted primary intersection within Newport
Beach.
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Project Description
Condition of Approval No. 16 from the Existing CUP requires the off-site parking location
on Production Place be used only for warehousing and administrative office space and
prohibits students from using or accessing the site. Pacifica Christian is now requesting
that this Condition of Approval be amended to remove the prohibition on students
accessing the site. The amendment will allow Production Place to be used as an athletic
training facility for student athletes while still providing off-site parking for Pacifica
Christian staff (hereafter referred to as the “Modified Project”).
As explained in the applicant’s project description (Attachment No. PC 3), Pacifica
Christian intends to remodel the existing industrial building at Production Place to provide
an approximately 4,300-square-foot athletic training facility and approximately 2,500
square feet of administrative office space. Floor plans for Production Place are provided
for reference as Attachment No. PC 4. The training facility portion of the building would
provide a batting cage, weight racks, and fitness machines with an open area for body
weight training and stretching. Approximately 15 to 20 student athletes, with a maximum
of 40 student athletes, are anticipated to use the training facility at any given time. The
highest usage of the facility is anticipated to be on Monday through Friday, between 3:00
and 6:00 p.m. Teams will typically use the training facility during their off-season. During
the regular season, teams will be either at practice or at games. Practices and games will
not be held at the training facility, and further, there will be no special events allowed.
Student athletes using the training facility will park at their assigned spaces, located either
on the main campus, auxiliary campus, or at Coastline Community College. No student
parking permits are given for Production Place and students will not be permitted to park
in the parking lot. As shown below in Figure 1, student athletes will walk up to a maximum
of 0.3-miles, with an employee of the school, to the training facility.
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Figure 1: Longest potential walking route, from the auxiliary campus to Production Place
While students will be allowed to access the site for afterschool training purposes, no
school instruction or physical education courses will be offered at Production Place. No
changes are proposed to the maximum student enrollment, staff members, operation of
the school, or to the off-site parking agreements.
DISCUSSION
Analysis
General Plan
The operation of a private high school at 1499 Monrovia Avenue and 883 West 15th Street,
which are categorized as Private Institutions (PI) and Public Facility (PF) by the Land Use
Element of the General Plan, have been found consistent by the Planning Commission
through previous approvals. The Modified Project will continue to be consistent with the
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purpose and intent of the PI and PF categories, as the land use is not changing with the
Modified Project.
Coastline Community College is categorized as Multiple Residential (RM) by the Land
Use Element. While Multiple Residential (RM) is intended to provide primarily areas for
multi-unit residential development, the site is developed with a community college (i.e., a
public school), which overrides the application of zoning and land use regulations.
Production Place is categorized as General Industrial (IG) by the Land Use Element. The
IG category is intended to provide areas appropriate for a wide range of moderate to low
intensity industrial uses, such as light manufacturing, research and development, and
limited ancillary commercial and office uses. The existing building will be used as an
athletic training facility and as administrative office space, both of which are low intensity
and consistent with the IG category.
Zoning Code
Private schools are an allowed use for both 1499 Monrovia Avenue and 883 West 15th
Street pursuant to the approval of a minor use permit, as provided in Table 2-14 (Allowed
Uses and Permit Requirements), Section 20.26.020 (Special Purpose Zoning Districts
Land Uses and Permit Requirements), of the NBMC. The Planning Commission has
found a school use at 1499 Monrovia Avenue and 883 West 15th Street to be consistent
with the respective zoning districts through the past approvals of Use Permit No. UP2017-
008, Use Permit No. UP2021-037, and the Existing CUP. The Modified Project does not
change the use of either campus. As described above, Coastline Community College is
not subject to local zoning ordinances and therefore consistency is not discussed.
Production Place is zoned Industrial (IG). The IG zoning allows for a variety of industry,
manufacturing, processing, and warehousing uses along with office uses. The property
currently operates as an industrial warehouse with small offices, which is consistent with
the Zoning District. Pacifica Christian has leased out the entire existing building for a five-
year term. They intend to remodel the building into a training facility with office space.
Notably, schools are not an allowed use in the IG zone and, as such, the property cannot
be used as another campus or operate in a manner where students receive instruction at
the site. Based upon the proposed operational characteristics of the training facility, it
would be considered a “Studio” land use consistent with Chapter 20.70 (Definitions) of
the NBMC. Pursuant to Table 2-12 (Allowed Uses and Permit Requirements) of Section
20.24.020 (Industrial Zoning District Land Uses and Permit Requirement) of the NBMC.
While both studios and offices are allowed uses that are permitted by right in the IG
District, they are being evaluated and authorized through this CUP because they are
associated with the school’s operations.
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Parking
The Zoning Code does not provide a specific parking requirement for school uses and
instead requires the parking requirement to be studied and established by a use permit.
As part of the Existing CUP, a parking demand analysis was prepared by Gibson
Transportation Consulting, Inc. dated August 2, 2023. Gibson analyzed the potential peak
parking demand for the increased enrollment numbers and increased staff and
determined that 170 spaces would be adequate.
Under Existing CUP conditions, Pacifica Christian anticipates 144 of the 385 students
enrolled to be of driving age. Of that number, Gibson anticipates that approximately 65%
would drive to school resulting in a parking demand of roughly 94 spaces. A total of 102
spaces are available for student parking at either at the main campus or at the auxiliary
campus through a student parking permit program. Pacifica Christian leases 45 spaces
from Coastline College and 23 spaces will be provided at Production Place. There are no
changes proposed to enrollment or anticipated for percentage of students driving.
As discussed in the Project Description, student athletes accessing Production Place for
training purposes will not park onsite. Rather, they will park in their assigned space and
walk to Production Place with a staff member. The prohibition of students from parking at
Production Place ensures that the space at Production Place will remain available for
staff, consistent with the recommendations to manage the parking demand, as provided
in the Gibson parking analysis. There is no change to the number of required or provided
parking spaces and the recommendations of the Gibson study are incorporated into the
Draft Resolution as Exhibit “B.” All recommendations will continue to be implemented as
deemed appropriate.
Traffic Study
As part of the Existing CUP, a traffic study, titled “Traffic Impact Analysis for Pacifica
Christian High School Enrollment Increase Newport Beach, California” and dated August
2023 was prepared by LSA under the supervision of the City Traffic Engineer. This study
found that the increased enrollment would neither cause nor make worse an unsatisfactory
level of traffic service at any impacted primary intersection within Newport Beach.
The City Traffic Engineer has reviewed the Modified Project and has determined that its
scope does not require an update to the previous traffic study, nor does it warrant a new
traffic study. The Modified Project is not anticipated to impact the traffic study’s finding of no
impact.
Summary
If approved, Condition of Approval No. 16 will be revised to allow student athletes to walk
a maximum of 0.3-mile to a new athletic training facility on Production Place. Since
students will not be parking at Production Place, it will still provide off-site parking for
Pacifica Christian staff. The school will continue to operate with a maximum student
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enrollment of 385, with 50 staff members. The use of Production Place will remain consistent
with the IG District, as it will not be used for school instruction, including physical education
classes or otherwise.
Alternatives
1. The Planning Commission may suggest specific changes that are necessary to
alleviate any concerns with the amendment. If the requested changes are substantial,
the item could be continued to a future meeting. Should the Planning Commission
choose to do so, staff will return with a revised resolution incorporating new findings
and/or conditions.
2. If the Planning Commission believes that there are insufficient facts to support the
findings for approval and a denial action is more appropriate, the Planning
Commission could deny the amendment and the school would continue to operate
pursuant to the Existing CUP.
Environmental Review
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Division 6, Title 14, Chapter 3, because it has no potential to have a
significant effect on the environment. The exceptions to this categorical exemption under
Section 15300.2 are not applicable.
The Class 1 exemption authorizes the operation of existing facilities involving negligible
expansion of use. The Modified Project is limited to revising a condition of approval that
restricts the use of an existing building. The new use is not likely to generate additional
vehicle traffic, as student athletes accessing Production Place will already be within the
vicinity of the site and will be walking. The Modified Project is not a meaningful
intensification of use insomuch there is no proposed increase in enrollment or increase in
staff members directly associated with it.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways) including the applicant, and posted on the subject property at least 10 days
before the scheduled meeting, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the city website.
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Prepared by: Submitted by:
BMZ/jp
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Conditional Use Permit filed as PA2023-0087 (Attachments removed)
PC 3 Applicant’s Project Description
PC 4 Floor Plans
01/18/23
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Attachment No. PC 1
Draft Resolution with Findings and Conditions
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RESOLUTION NO. PC2025-001
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, APPROVING AN
AMENDMENT TO A CONDITIONAL USE PERMIT FOR PACIFICA
CHRISTIAN HIGH SCHOOL LOCATED AT 1499 MONROVIA
AVENUE AND 883 WEST 15TH STREET WITH OFF-SITE
PARKING LOCATED AT 1515 MONROVIA AVENUE AND 873 TO
877 PRODUCTION PLACE (PA2023-0237)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. Pacifica Christian High School – Orange County (“Applicant”) currently operates a high
school and auxiliary campus (collectively, “Pacifica Christian High School”) with a
maximum student enrollment of 385 and 50 staff members. The main campus is located
at 1499 Monrovia Avenue and the auxiliary campus is located at 883 West 15th Street. To
provide adequate parking for students and staff, the Applicant has off-site parking
agreements with the properties located at 1515 Monrovia Avenue and 873 to 877
Production Place (collectively, the “Project Site”). The following is a brief background of its
entitlement history:
a. On August 14, 2014, the Zoning Administrator approved Minor Use Permit No.
UP2014-008, initially authorizing the Applicant to operate a private high school out of
the West Newport Community Center, located at 883 West 15th Street. Student
enrollment was restricted to a maximum of 125, with 15 staff members.
b. On October 5, 2017, the Planning Commission approved Conditional Use Permit No.
UP2017-008 and superseded UP2014-008. The approval increased student
enrollment to a maximum of 185, with 18 staff members. Use Permit No. UP2017-
008 also authorized the use of off-site parking for students and staff at 1499 Monrovia
Avenue.
c. On November 18, 2021, the Planning Commission approved Conditional Use Permit
No. UP2021-037 and superseded UP2017-008. The approval allowed for continued
instruction at 883 West 15th Street, the operation of a new high school campus at 1499
Monrovia Avenue, an increase in enrollment to a maximum of 305 students, with 35
staff members, and authorized the use of off-site parking for staff at 1515 Monrovia
Avenue.
d. On August 17, 2023, the Planning Commission approved the Conditional Use Permit
filed as PA2023-0078 (“Existing CUP”) and superseded UP2021-037. The approval
increased student enrollment to the current maximum of 385, with 50 staff members. It
also authorized the use of off-site parking for staff at 1515 Monrovia Avenue and 873
to 877 Production Place, for a total combined parking supply of 170 spaces throughout
the Project Site. The Existing CUP also included the approval of a traffic study, as
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Planning Commission Resolution No. PC2025-001
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01-17-23
cumulative daily trips to the Project Site had increased by over 300 within a 24-month
period. The traffic study, titled “Traffic Impact Analysis for Pacifica Christian High
School Enrollment Increase Newport Beach, California” and dated August 2023 was
prepared by LSA Associates, Inc under the supervision of the City Traffic Engineer.
The traffic study found that the increased enrollment would neither cause nor make
worse an unsatisfactory level of traffic service at any impacted primary intersection
within the City of Newport Beach.
2. Condition of Approval No. 16 of the Existing CUP requires the off-site parking location of
873-877 Production Place be used only for warehousing and administrative office space
and prohibits students from using or accessing the site. The Applicant is now requesting
that Condition of Approval No. 16 be amended to remove the prohibition on students
accessing the site. This would allow the site to be used as an athletic training facility for
student athletes. Students will be allowed to access the site for after school athletic training
purposes; however, no school instruction will occur, and students will not park onsite. In
addition to the athletic training facility, the site will continue to provide administrative offices
and school staff parking. No other changes are proposed. If approved, the proposed
Conditional Use Permit filed as PA2023-0237 (“Modified Project”) will supersede the
Existing CUP. The City Traffic Engineer has reviewed the Modified Project and has
determined that its scope does not require an update to the previous traffic study, nor does
it warrant a new traffic study.
3. The property at 1499 Monrovia Avenue is owned by PCHS Facilities LLC while the
Applicant entered into a lease agreement with the City of Newport Beach for the parking
area adjacent to 1499 Monrovia Avenue and the property at 883 West 15th Street. The
Applicant additionally leases off-site parking from Coastline Community College, located
at 1515 Monrovia Avenue, and 873-877 Production Place from Benda Building LLC.
4. The main campus property at 1499 Monrovia Avenue is categorized as Private Institutions
(PI) by the Land Use Element of the General Plan and is located within the Private
Institutions (PI) zoning district.
5. The auxiliary campus property at 883 West 15th Street is categorized as Public Facilities
(PF) by the Land Use Element of the General Plan and is located within the Public Facilities
(PF) zoning district.
6. The Coastline Community College property at 1515 Monrovia Avenue is categorized as
Multiple Residential (RM) by the Land Use Element of the General Plan and is located
within the Multiple Residential (RM) zoning district. The property will continue to provide
45 off-site parking spaces.
7. The properties on 873-877 Production Place (“Production Place”), are categorized as
General Industrial (IG) by the Land Use Element of the General Plan and located within
the Industrial (IG) zoning district. The property will continue to provide 23 off-site parking
spaces.
8. None of the subject properties are located within the Coastal Zone.
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01-17-23
9. A public hearing was held on January 9, 2025, in the Council Chambers at 100 Civic Center
Drive, Newport Beach, California. A notice of the time, place, and purpose of the hearing
was given in accordance with Government Code Section 54950 et seq. (“Ralph M.
Brown Act”) and Chapter 20.62 (Public Hearings) of the Newport Beach Municipal Code
(“NBMC”). Evidence, both written and oral, was presented to and considered by, the
Planning Commission at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The Modified Project is exempt from the California Environmental Quality Act (“CEQA”)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential
to have a significant effect on the environment. The exceptions to this categorical
exemption under Section 15300.2 are not applicable.
2. Section 15301 authorizes the operation of existing facilities involving negligible
expansion of use. The Existing CUP is limited to the increase in enrollment and staff at
an existing high school. The main campus and auxiliary campus are appropriately sized
to accommodate the enrollment without any physical expansion and additional floor
area. Furthermore, there are no additional classrooms proposed.
3. The Modified Project is limited to amending a condition of approval that restricts the use
of an existing site. The new use at Production Place is not likely to generate additional
traffic as student athletes accessing Production Place will already be within the vicinity
of the site. The Modified Project is not a meaningful intensification of use as there is no
proposed increase in enrollment or staff members directly associated with the Modified
Project.
SECTION 3. REQUIRED FINDINGS.
Conditional Use Permit
In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits) of
the NBMC, the following findings and facts in support of the findings for a use permit are set
forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The 1499 Monrovia Avenue property is categorized as Private Institutions (PI) by the
General Plan Land Use Element. The Private Institutions (PI) category provides for the
development of privately owned facilities that serve the public, including places for religious
assembly, private schools, health care, cultural institutions, museums, yacht clubs,
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congregate homes, and compatible facilities. The Modified Project will continue to be
consistent with the purpose and intent of the PI category, as it provides a private school to
the surrounding community.
2. The 883 West 15th Street property is categorized as Public Facilities (PF) by the General
Plan Land Use Element. The Public Facilities (PF) category provides for the development
of public schools, cultural institutions, government facilities, community centers, public
hospitals, and public facilities. The existing school use has been found consistent with
Public Facilities (PF) category and the use will not change with the Modified Project.
3. The 1515 Monrovia Avenue property is categorized as Multiple Residential (RM) by the
Land Use Element of the General Plan. While Multiple Residential (RM) is intended to
provide primarily areas for multi-family residential development, the site is developed with
a community college (i.e., a public school) which may override the application of zoning and
land use regulations for its classroom facilities.
4. Production Place is categorized as General Industrial (IG) by the Land Use Element of the
General Plan. The IG category is intended to provide areas appropriate for a wide range of
moderate to low intensity industrial uses, such as light manufacturing, research and
development, and limited ancillary commercial and office uses. The existing site will be used
as an athletic training facility for student athletes and as administrative office space, both of
which are low intensity and consistent with the IG category.
5. The Modified Project will continue to be in furtherance of the General Plan’s Goals and
Policies, including, but not limited to the following:
a. Land Use Element Policy LU 2.1 (Resident-Serving Land Uses) encourages the City
to accommodate uses that support the needs of Newport Beach’s residents including
housing, retail, services, employment, recreation, education, culture, entertainment,
civic engagement, and social and spiritual activity that balance with community
natural resources and open spaces. The Modified Project provides a needed
educational resource for the surrounding community without expanding the footprint
of the existing campuses or impacting natural resources or open spaces.
b. Land Use Element Policy LU 6.1.1 (Adequate Community Supporting Uses) also
encourages the City to accommodate schools to serve the needs of Newport Beach’s
residents and businesses. The Modified Project will provide the student athletes of
Pacifica Christian High School a nearby, private, training facility. The additional
amenity will improve the viability of an existing school that serves the community.
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Finding:
B. The use is allowed within the applicable zoning district and complies with all other applicable
provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The 1499 Monrovia Avenue property is located within the Private Institutions (PI) zoning
district and the 883 West 15th Street property is located withing the Public Facilities (PF)
zoning district, both of which allow private schools with the approval of a minor use permit
pursuant to Table 2-14 (Allowed Uses and Permit Requirements), Section 20.26.020
(Special Purpose Zoning Districts Land Uses and Permit Requirements) of the NBMC. The
properties presently operate as the main campus and auxiliary campus of the high school.
The use of the main and auxiliary campuses would remain consistent with uses permitted
by the Private Institutions (PI) and Public Facilities (PF) zoning districts.
2. The Planning Commission has found a school use at 1499 Monrovia Avenue and 883 West
15th Street to be consistent with the respective zoning districts through the past approvals
of Use Permit No. UP2017-008, Use Permit No. UP2021-037, and the Existing CUP.
3. The 1515 Monrovia Avenue property is located within the Multiple Residential (RM) zoning
district, and as discussed in Fact 3 in Support of Finding A, a public community college may
override a local zoning ordinance. Use of the surface parking area as off-site parking for
Pacifica Christian High School is allowed through the approval of a conditional use permit.
4. Production Place is located within the Industrial (IG) zoning district. The IG district allows
for a variety of industry, manufacturing, processing, and warehousing uses along with office
uses. While the site is currently unoccupied, it was originally developed as an industrial
warehouse with small offices. The Applicant has leased out the entirety of the building and
intends to remodel it to provide an athletic training facility and administrative offices. Based
upon the proposed operational characteristics of the training facility, it would be considered
a “Studio” land use consistent with Chapter 20.70 (Definitions) of the NBMC. Pursuant to
Table 2-12 (Allowed Uses and Permit Requirements) of Section 20.24.020 (Industrial
Zoning District Land Uses and Permit Requirement) of the NBMC, both studios and offices
are allowed uses permitted by right in the IG District.
5. Table 3-10 (Off-Street Parking Requirements) of Section 20.40.040 (Off-Street Parking
Spaces Required) of the NBMC provides that the number of parking spaces required for a
school use shall be established by use permit. The August 4, 2023, Gibson Transportation
Consulting, Inc. Parking Demand Analysis (“Parking Analysis”) analyzed maximum student
enrollment of 385 and a faculty of 50 staff members. The Parking Analysis was reviewed and
accepted by the City Traffic Engineer. It supported the finding that 170 total spaces between
the on-site and off-site parking areas is adequate to support the operation of the school at
the desired enrollment, subject to the implementation of the recommendations provided in
the analysis. The request for off-site parking was evaluated as part of the Existing CUP and
continues to be substantiated in Findings F through I below.
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Finding:
C. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity.
Facts in Support of Finding:
1. The main campus at 1499 Monrovia Avenue is abutted by Coastline Community College to
the north, open space to the west, and residential use to the south and east. The auxiliary
campus at 883 West 15th Street is abutted by residential uses on all sides.
2. Specific conditions of approval have been included to help ensure that Pacifica Christian
High School continues to operate and function in a compatible manner with the existing
uses in the vicinity and nearby sensitive receptors. For example, to minimize disturbance
to nearby residents, Condition of Approval No. 11 limits the hours for delivery and refuse
collection to those outside of nighttime hours. Condition of Approval No. 26 requires Pacifica
Christian High School to manage the noise generated and it also provides the Community
Development Director (“Director”) the ability to require corrective measures if nuisance
noise is generated.
3. Pacifica Christian High School is in session on weekdays, typically between the hours of
7:30 a.m. and 3 p.m. Classes generally run from the months of August through June. There
are no changes proposed to the school schedule or to the basic operational characteristics
of Pacifica Christian High School.
4. The Modified Project was reviewed by the Code Enforcement Division and no concerns
were raised with implementation of the Existing CUP. Pacifica Christian High School has
proven to be compatible with the surrounding residential and educational uses as
demonstrated by a lack of complaints and a lack of code enforcement cases. While vehicle
traffic during school drop-off and pick-up has been noted as a concern in previous public
hearings, Condition of Approval no. 40 allows the City Traffic Engineer to require changes
to the Parking Management Plan if current practices are found to be inadequate for
managing congestion.
5. The 1499 Monrovia Avenue property has a total of 62 parking spaces and the 883 West
15th Street property has a total of 40 parking spaces. Forty-five off-site parking spaces will
be provided at Coastline Community College with an additional 23 off-site parking spaces
provided at Production Place. The 170 total parking spaces located at the four properties
will be sufficient through the implementation of the recommendations of the Parking
Analysis. Recommendations include assigned parking, a prohibition of on-street parking,
the implementation of drop-off, pick-up and queuing plans, and the implementation of a
transportation demand program to reduce number of vehicle trips generated (i.e.,
encouraging walking, bicycling, carpooling).
6. The use of Production Place for off-site parking by Pacifica Christian High School staff is
not anticipated to impact the surrounding neighborhood. The Applicant is leasing the entire
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property and will control the use of the site in such a way that there is no displacement of
required parking. Administrative staff will park at Production Place and will either work within
the office space or walk to a nearby location within the Project Site for their scheduled shift.
Student athletes accessing Production Place will continue to park in their assigned parking
spaces on the school campus and will walk to the training facility on Production Place with
an employee of the school. No student parking permits are given for Production Place and
students will not be permitted to park in the parking lot. Condition of Approval No. 16
prohibits Pacifica Christian High School from subleasing space within the building without
providing adequate substitute parking or reducing number of staff accordingly.
Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities.
Facts in Support of Finding:
1. The Modified Project was reviewed by the Building Division, Fire Prevention Division,
and the Public Works Department. The maximum number of students and staff
members are not changing and both campuses will remain suitable for the allowed
occupancy.
2. With the implementation of the recommendations made in the Parking Analysis, Pacifica
Christian High School will continue to have adequate on-site and off-site parking for their
staff members and students.
3. All student pick-up and drop-off will be done within the main and auxiliary campus
parking lots on the 1499 Monrovia Avenue and 883 West 15th Street properties.
Physical access for emergency vehicles will be provided at 1499 Monrovia Avenue and
883 West 15th Street by the existing driveways fronting Monrovia Avenue and 15th
Street, respectively.
4. The City Traffic Engineer has reviewed and approved the Parking Analysis and supports
the proposed traffic queuing arrangement of the on-site and off-site parking lots. With
the proposed conditions of approval, no conflicts in traffic circulation or queuing
problems are anticipated and the existing driveways can accommodate vehicle access.
5. All utilities to the properties are presently provided and the maximum enrollment will not
necessitate expanding services.
Finding:
E. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, safety, or general welfare of persons residing or
working in the neighborhood of the proposed use.
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Facts in Support of Finding:
1. Facts in Support of Findings A, B, C and D are incorporated herein by reference.
2. Facts in Support of Findings F, G, H, and I to approve off-site parking set forth below are
incorporated herein by reference.
3. Most of the pedestrian traffic will pass by residential uses, as students and staff travel between
the two school sites. The traffic will generally occur at the beginning and end of each school
day and during passing periods. The pedestrian traffic will be subject to school oversight,
including an on-duty faculty member overseeing passing periods. There will be a limited
amount of pedestrian traffic traveling between the off-site lots at 1515 Monrovia Avenue and
Production Place to the two campuses.
4. The Parking Analysis shows that the Project Sites will support the maximum number of
students and staff members with implementation of the recommendations within the Parking
Analysis. The Applicant is required to take reasonable steps to ensure the operation of the
high school will not create a nuisance to the surrounding uses.
Off-Site Parking
In accordance with Section 20.40.100(B) (Off-Site Parking) of the NBMC, the following findings
and facts in support of such findings are set forth related to off-site parking:
Finding:
F. The parking facility is located within a convenient distance to the use it is intended to serve.
Facts in Support of Finding:
1. The off-site parking lot at 1515 Monrovia Avenue is approximately an 80-foot walk from the
main campus at 1499 Monrovia Avenue and a 500-foot walk from the auxiliary campus at
883 West 15th Street.
2. The off-site parking lot on Production Place is within one-third of a mile from both campuses,
which is typically considered about a five- to seven-minute walk on average, depending on
walking ability. Parking at Production Place is limited to staff only and the distance is
appropriate and conducive to effective off-site parking.
Finding:
G. On-street parking is not being counted towards meeting parking requirements.
Fact in Support of Finding:
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The on-street public parking along 15th Street and Monrovia Avenue is not being counted
towards meeting requirements for the Existing CUP.
Finding:
H. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding
area.
Facts in Support of Finding:
1. Student drop off/pick up is not allowed at either off-site lot; therefore, queuing will not occur.
The off-site parking lots will function as normal parking lots and should not create undue
traffic hazards. Further, students are not allowed to park at either off-site lot.
2. The resulting number of pedestrians walking from either off-site lot should not result in
impacts to the surrounding area as sidewalks and crosswalks, intended for pedestrians, are
provided along the route.
Finding:
I. The parking facility will be permanently available, marked, and maintained for the use it is
intended to serve.
Fact in Support of Finding:
Condition of Approval No. 21 of the Existing CUP adequately addresses this finding through:
(1) requiring an updated parking agreement or covenant be recorded against the properties
guaranteeing the availability of off-site parking at Coastline Community College and Production
Place; (2) requiring immediate notification to the Director if the off-site parking becomes
unavailable; and (3) providing contingency steps to be taken in the event any of the off-site
parking becomes unavailable.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby finds this Modified Project
is categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant
effect on the environment.
2. The Planning Commission of the City of Newport Beach hereby approves the Conditional
Use Permit filed as PA2023-0237, subject to the conditions outlined in Exhibit “A” and the
Applicant’s continued implementation of the recommendations prescribed within the
Parking Analysis included as Exhibit “B,” which are attached hereto and incorporated by
reference.
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3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the City Clerk by the
provisions of Title 20 (Planning and Zoning) of the NBMC.
4. This Resolution supersedes Planning Commission Resolution No. PC2023-031 which
approved PA2023-0087. Upon vesting of the rights authorized by this use permit, shall
become null and void.
PASSED, APPROVED, AND ADOPTED THIS 9TH DAY OF JANUARY, 2025.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Mark Rosene, Chair
BY:_________________________
David Salene, Secretary
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1. The development shall be in substantial conformance with the approved site and floor plan
stamped and dated with the date of this approval. (Except as modified by applicable
conditions of approval.)
2. PA2023-0237 shall expire unless exercised within 24 months from the date of approval as
specified in NBMC Section 20.54.060 (Time Limits and Extensions), unless an extension
is otherwise granted.
3. The Modified Project is subject to all applicable City ordinances, policies, and standards,
unless specifically waived or modified by the conditions of approval.
4. The Applicant shall comply with all federal, state, and local laws. Violation of any of
those laws in connection with the use may be cause for revocation of this Use Permit.
5. This Use Permit may be modified or revoked by the Planning Commission or City Council
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.
6. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require subsequent Planning Division review and potentially
the processing of an amendment to this Use Permit or the processing of a new use
permit.
7. 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 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.
8. Should any of the properties 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.
9. 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.
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The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
10. 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
Division. 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).
11. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10 p.m. and 7 a.m. on weekdays and Saturdays and between the hours of 10 p.m. and
9 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of
Community Development, and may require an amendment to this Use Permit.
12. 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.
13. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of Pacifica Christian High School, as conditioned, or
that would attract large crowds and include any form of on-site media broadcast, or any
other activities as specified in the NBMC to require such permits.
14. Student enrollment shall not exceed 385 students.
15. Administration/faculty/staff shall not exceed 50 persons.
16. The property at 873 to 877 Production Place shall only be used as an athletic training
facility, or similar land use, and for administrative office space. It shall not be used as an
auxiliary campus and no school instruction or student parking is permitted there.
Furthermore, it shall not be subleased without notifying the Director and providing
adequate substitute parking or reducing the number of staff accordingly.
17. A minimum of one parking space shall always be provided for each
administration/faculty/staff member.
18. A total combined 170 parking spaces shall be maintained for Pacifica Christian High
School to have the enrollment of 385 students and 50 administration/faculty/staff members.
19. Forty (40) parking spaces shall be maintained at the 883 West 15th Street property and
available for Pacifica Christian during the regular school hours; twenty-five (25) of those
spaces shall be allocated for the use of City’s programs and activities in the gymnasium
after the regular school hours, unless the City discontinues all use and the school shall
have exclusive use of the entire property and all 40 parking spaces.
20. Sixty-two (62) parking spaces shall be maintained at the 1499 Monrovia Avenue parking
lot for the use of Pacifica Christian High School.
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21. An updated parking agreement, in a form approved by the City Attorney and the Director,
that guarantees the availability of the required off-site parking at the approved off-site
locations shall be recorded with the County Recorder’s Office against both properties (883
West 15th Street and 1499 Monrovia Avenue). The agreement or covenant shall guarantee
the availability of forty-five (45) off-street parking spaces for staff parking at Coastline
Community College and twenty-three (23) off-street parking spaces for staff parking at 873
to 877 Production Place, or other suitable and convenient parking, as determined by the
Director. The agreement shall require the owner or operator of the Project Site to
immediately notify the Director of any change of ownership or use of the property where
the required off-site parking is located, or changes in the use or availability of the required
off-site parking, or of any termination or default of the agreement between the property
owners. Upon notification that any private lease agreement for the required off-site parking
has terminated or the required off-site parking is otherwise unavailable for the use
authorized by PA2023-0237, the Director shall establish a reasonable period of time in
which one of the following shall occur: 1) Substitute parking is provided that is acceptable
to the Director; or 2) the size or intensity of use authorized by PA2023-0237 is reduced in
proportion to the parking spaces lost; or 3) the owner or operator of the project must obtain
a parking reduction pursuant to Section 20.40.110 (Adjustments to Off-Street Parking
Requirements) of the NBMC rendering the required off-site parking unnecessary.
22. Students are prohibited from parking at 873 to 877 Production Place.
23. Applicant shall comply with the Parking Management Recommendations and School Drop-
Off/Pick-Up Procedures provided in the Parking Analysis, prepared by Gibson
Transportation Consulting, Inc. dated August 4, 2023, and included herein as Exhibit “B.”
24. An adequate number of bicycle storage racks shall be provided at the school facility.
25. No outside paging system shall be utilized at the school campus and off-site parking lot.
26. Pacifica Christian shall be responsible for the control of noise generated by the subject
properties. The noise generated by the proposed use shall comply with the provisions of
Chapter 10.26 (Community Noise Level) of the NBMC. Upon evidence that noise
generated by the project exceeds the noise standards established by Chapter 10.26
(Community Noise Level) of the NBMC, the Director may require that the applicant or
successor retain a qualified engineer specializing in noise/acoustics to monitor the sound
generated by the use and to develop a set of corrective measures necessary to ensure
compliance.
27. The student classroom hours during the school year (August to June) shall be from 7:30
a.m. to 3 p.m., Monday through Friday. Board/staff meetings, parent/teacher conferences,
and student extra curriculum (sports, theater, etc.) are permitted before or after classroom
hours if adequate on-site parking is provided, except between the hours of 10 p.m. and 7
a.m. Office/administrative functions are permitted outside of the classroom hours and
during the summer months.
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28. All proposed signs shall be in conformance with the provisions of Chapter 20.42 (Sign
Standards) of the NBMC.
29. Prior to implementation of PA2023-0237, the Applicant shall pay any applicable Fair Share
Fees in accordance with Chapter 15.38 (Fair Share Traffic Contribution Ordinance) of the
NBMC.
30. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Pacifica Christian including, but not limited to the Conditional Use Permit filed
as PA2023-0237. This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred
in connection with such claim, action, causes of action, suit or proceeding whether incurred
by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant
shall indemnify the City for all of City's costs, attorneys' fees, and damages which City
incurs in enforcing the indemnification provisions set forth in this condition. The applicant
shall pay to the City upon demand any amount owed to the City pursuant to the
indemnification requirements prescribed in this condition.
Public Works Department
31. Parking lots located at 1499 Monrovia Avenue and 883 West 15th Street shall comply
with City Standard STD-805 and the approved parking layout.
32. Student drop-off and pick-up at both the 1499 Monrovia Avenue and 883 West 15th
Street shall comply with the latest Parking Analysis. Student drop-off and pick-up shall
be prohibited on public streets.
33. Student and staff parking permits shall be assigned to a specific parking space at the
school campuses.
34. Students and staff shall be prohibited from parking within the public right-of-way. School
staff shall monitor the public streets adjacent to the school and school parking lots at
least 30 minutes prior to the start of school and at least 15 minutes after school begins
to ensure that students and staff do not park in the public right of way.
35. The applicant shall monitor the drop-off/pick-up queues to ensure that vehicle queues
do not impact/impede traffic in the public rights-of-way.
36. School staff shall only be allowed to direct traffic queuing within the school’s parking
lots. School staff shall not direct traffic within the public right-of-way.
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37. School staff shall monitor students and staff walking between campuses to ensure they
are utilizing sidewalks and crosswalks.
38. No traffic control devices (i.e., cones, signage) shall be allowed within the public right-
of-way.
39. If parking demand exceeds capacity or student parking on public streets becomes an
issue, the applicant shall secure additional off-street parking.
40. If issues or problems arise with the implementation of the Parking Management Plan
(e.g., school drop-off/pick-up, vehicle queuing within the public right-of-way, etc.), the
Applicant shall modify the operations to the satisfaction of the City Traffic Engineer and
Community Development Director. Implementation of the modified operation shall occur
immediately upon approval of the City.
Fire Prevention Division
41. An automatic fire alarm system with notification shall be installed at 873 to 877
Production Place. The alarm and notification system shall activate upon waterflow from
fire sprinkler system.
42. Fire sprinkler system and fire alarm system plans for 873 to 877 Production Place shall
be submitted to NBFD for review.
43. Ceiling fans at 873 to 877 Production Place shall be placed with respect to fire sprinklers
and the requirements of NFPA 13. Additionally, ceiling fans shall be connected to fire
alarm system per NFPA 72 for shutdown requirements.
Building Division
44. A building permit is required for change of use and occupancy at 873 to 877 Production
Place.
45. Improvements at 873 to 877 Production Place shall comply with A-3 occupancy
requirements and chapter 1030 and 1030.2 of the California Building Code, 2022 (“CBC
2022”).
46. Exterior wall and opening protection shall comply with 705, CBC 2022.
47. An alternate means and method/modification will be required to allow openings and non-
rated walls along property line and between buildings.
48. The second story shall comply with one exit per table 1006.2.1 & 1006.3.4(2), CBC
2022.
49. Enclosures under interior stairways shall comply with 1011.7.3, CBC 2022.
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50. An accessible path of travel from the parking and public right of way to the tenant
improvement space is required shall be required pursuant to 11B-202.4, CBC 2022.
51. Circulation paths shall be physically separated from the vehicular traffic. Physical
separation shall be raised 4” minimum above the area where vehicular traffic occurs
pursuant to 11B-250.1, CBC 2022.
52. Turning space to each office rooms is required.
53. Toilet facilities shall be accessible pursuant to 11B-213, CBC 2022. Plumbing fixture
count shall comply with table 422.1, California Plumbing Code 2022 (“CPC 2022”).
54. Exercise machine and equipment shall comply with 11B-33, CBC 2022.
55. Bicycle parking shall comply with 5.106.4 of Cal Green 2022.
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EXHIBIT “B”
PARKING ANALYSIS AND PARKING MANAGEMENT RECOMMENDATIONS
31
MEMORANDUM
TO: Shawna Schaffner, CAA Planning, Inc.
FROM: Sean Mohn
DATE: August 4, 2023
RE: Parking Demand Analysis for
Pacifica Christian School
Newport Beach, California Ref: J1922
Gibson Transportation Consulting, Inc. (GTC) was asked to analyze the potential peak
parking demand and develop a parking management plan for the proposed increase in
student enrollment at Pacifica Christian School (Project or school) in Newport Beach,
California (City). This memorandum summarizes the analysis conducted to document the
likely parking demand of the Project and the development of the future parking management
plan for the Project.
PROJECT DESCRIPTION
Based on discussions with members of the Project team, it is our understanding that the
Project proposes to increase the maximum student enrollment from 305 to 385 and increase
the associated staff from 35 to 50. The Project proposes to supplement the existing parking
supply by providing additional staff parking spaces at 877 Production Place, which is located
within the immediate vicinity of the 1499 Monrovia Avenue (Main) Campus and the 883 West
15th Street (Auxiliary) Campus, and by increasing the number of parking spaces currently
allocated for the Project within the Coastline Community College parking facilities. As part of
that process, the City has required that the Project prepare and submit an updated parking
demand study and parking management plan.
The 1499 Monrovia Avenue (Main) Campus and the 883 West 15th Street (Auxiliary)
Campus site plans are illustrated in Figures 1A and 1B, respectively.
PROJECT PARKING SUPPLY
The Project currently provides 62 parking spaces at the 1499 Monrovia Avenue (Main)
Campus, 40 parking spaces at the Auxiliary Campus, and 35 parking spaces at the
Coastline Community College location under existing conditions, for a total of 137 parking
spaces. The school has entered into a lease agreement for the exclusive use of the building
and parking spaces located at 877 Production Place starting in the 2023-2024 school year.
The building is currently vacant and is anticipated to be used as administrative offices and
storage for the school. Under future conditions, the Project would provide 62 parking spaces
ibson
transportation consulting, inc.
555 W. 5th Street, Suite 3375 Los Angeles, CA 90013 p. 213.683.0088 f. 213.683.0033
DocuSign Envelope ID: 20E1864C-3D03-409B-8D2C-CA7179526DA1
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Shawna Schaffner
August 4, 2023
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at the Main Campus, 40 parking spaces at the 883 West 15th Street (Auxiliary) Campus, 45
parking spaces at the Coastline Community College location, and 23 parking spaces at the 877
Production Place location, for a total of 170 parking spaces, as illustrated in Figure 2. The
Project parking allocations and associated student enrollment and staff allocations for each of
the analysis scenarios are summarized below.
•Existing Conditions (Maximum Enrollment)
o 1499 Monrovia Avenue (Main) Campus
62 parking spaces (students)
o 883 West 15th Street (Auxiliary) Campus
40 parking spaces (students)
o Coastline Community College
35 parking spaces (staff)
o 305 students (total enrollment) and 35 staff
•Future Conditions (School Year 2023-2024)
o 1499 Monrovia Avenue (Main) Campus
62 parking spaces (students)
o 883 West 15th Street (Auxiliary) Campus
40 parking spaces (students)
o Coastline Community College
45 parking spaces (staff & students)
o 877 Production Place
23 parking spaces (staff)
o 316 students (total enrollment) and 41 staff
•Future Conditions (Maximum Enrollment)
o 1499 Monrovia Avenue (Main) Campus
62 parking spaces (students)
o 883 West 15th Street (Auxiliary) Campus
40 parking spaces (students)
o Coastline Community College
45 parking spaces (staff & students)
o 877 Production Place
23 parking spaces (staff)
o 385 students (total enrollment) and 50 staff
DocuSign Envelope ID: 20E1864C-3D03-409B-8D2C-CA7179526DA1
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CITY CODE PARKING REQUIREMENTS
The City Municipal Code (Code) has identified the off-street parking requirements of various
land uses; in particular, Code Section 20.40.040 details the required off-street parking rates for
all developments proposed within the City. Per Table 3-10 of Code Section 20.40.040, land
uses such as Schools, Public and Private have a parking space requirement as required by
Conditional Use Permits (CUP) and/or Minor Use Permits (MUP).
The 137 parking spaces currently provided under existing conditions were approved for the
Project in CUP No. UP2021-037, as detailed in the Attachment.
SCHOOL PARKING POLICY
The Project currently implements a school parking policy that controls the overall parking
demand, including the number of parking permits issued to upper-level students (Grades 11 and
12). The policy prohibits all on-street parking for both students and staff in the surrounding
streets and indicates that upper-level students can apply for parking permits that allow them to
park at the 1499 Monrovia Avenue (Main) Campus or the 883 West 15th Street (Auxiliary)
Campus parking locations. The policy also indicates that staff are required to park off-site and
are currently provided parking permits for spaces1 at Coastline Community College. Under
Future Conditions, additional parking permits would be provided for staff at the 877 Production
Place location, as detailed above. Project students in Grades 9 and 10 are not allowed to drive
to school or park at any parking locations.
Currently, the school reserves spaces at the 1499 Monrovia Avenue (Main) Campus for visitors
and guests, including three spaces for shuttle vans and guest parking. These spaces are
actively managed by the school’s security officers and campus supervisors. All student parking
spaces are reserved for permit holders during school hours, from 8:20 AM to 2:40 PM. Outside
of these hours, these spaces are available for use by visitors or guests as well as for after-
school activities. Many of the school’s sports teams practice off-campus; therefore, a large
number of students leave campus immediately after school. Violators of the school’s parking
policy will be subject to school discipline, including potential suspension or expulsion.
PEAK PARKING DEMAND ANALYSIS
The parking demand analysis was conducted based on student and staff member enrollment
and parking permit issuance data provided by the Project team.
Existing Conditions (Maximum Enrollment)
As detailed in Table 1, a maximum of 305 students, 135 upper-level students, and 35 staff
members are anticipated under the Existing Conditions (Maximum Enrollment) scenario. The
1 Access to the Coastline Community College parking spaces is provided on a first-come, first-served basis, as the
spaces are not designated as reserved. Access to these spaces is not anticipated to be an issue, as staff typically
arrives prior to the peak demand activity of Coastline Community College.
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school would issue parking permits to 88 upper-level students (i.e., approximately 65% of the
upper-level students) and 35 staff members. In addition, the school would reserve three parking
spaces for shuttle vans and guest parking at the 1499 Monrovia Avenue (Main) Campus.
As such, based on the total parking permits issued for upper-level students and staff members,
and the previously approved Use Permits, the Project is required to provide 126 total parking
spaces under the Existing Conditions (Maximum Enrollment) scenario. This parking requirement
is satisfied by the parking supply of 137 parking spaces.
Future Conditions (2023-2024 Enrollment)
As detailed in Table 2, based on student and staff member enrollment data provided by the
Project team, a total of 316 students, 136 upper-level students, and 41 staff members are
anticipated under the Future Conditions (2023-2024 Enrollment) scenario. The school would
issue parking permits to 89 upper-level students (i.e., approximately 65% of the upper-level
students) and 41 staff members. This would be the maximum number of permits issued under
this scenario. In addition, the school would reserve three parking spaces for shuttle vans and
guest parking at the 1499 Monrovia Avenue (Main) Campus.
As such, based on the total parking permits issued for upper-level students and staff members,
and the previously approved Use Permits, the Project is required to provide 133 total parking
spaces under the Future Conditions (2023-2024 Enrollment) scenario. This parking requirement
is satisfied by the parking supply of 170 parking spaces.
Future Conditions (Maximum Enrollment)
As detailed in Table 3, based on student and staff member enrollment data provided by the
Project team, a maximum of 385 students, 144 upper-level students, and 50 staff members are
anticipated under the Future Conditions (Maximum Enrollment) scenario. The school would
issue parking permits to 94 upper-level students (i.e., approximately 65% of the upper-level
students) and 50 staff members. In addition, the school would reserve three parking spaces for
shuttle vans and guest parking at the 1499 Monrovia Avenue (Main) Campus.
As such, based on the total parking permits issued for upper-level students and staff members,
and the previously approved Use Permits, the Project is required to provide 147 total parking
spaces under the Future Conditions (Maximum Enrollment) scenario. This parking requirement
is satisfied by the parking supply of 170 parking spaces.
PARKING MANAGEMENT RECOMMENDATIONS
Per the previously approved CUP, the school currently implements several parking
management strategies including the provision of bicycle racks and several preventative
measures to ensure that both students and staff do not park on the surrounding streets:
Every student driver and parent is required to sign a transportation agreement that
specifically outlines their commitment to where they can and cannot park.
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The school website contains several resource pages devoted to drop-off and pick-up,
student transportation, neighborhood expectations, etc. All of these policies and
expectations are communicated annually at several orientation meetings and letters and
ongoing weekly community emails to the entire school. These policies and expectations
are also covered in the school handbook.
The school hires morning and afternoon on-site campus supervisors who are stationed
on the corners of the 1499 Monrovia Avenue (Main) Campus and 883 West 15th Street
(Auxiliary) Campus to address these sorts of concerns with students as they occur.
The school also provides security guards who monitor the activities on campus and in all
parking lots, as well as students' movement between campuses.
The security guards also actively monitor the street, where students are not permitted to
park. When students do park on the street, they receive disciplinary measures from the
school and parents are notified.
Parents are not permitted to drop off or pick up students from other locations other than
the designated drop-off/pick-up locations. This is made clear via campus
communications, orientation meetings, and a weekly parent email.
An estimated five to 10 students walk, ride a bike or use public transit to school each
day; bicycle racks are provided on campus.
Recognizing that the Project student enrollment numbers and related parking needs may
change in the future, it is our recommendation that the following parking management measures
be considered for implementation at such time that the parking demand exceeds the parking
capacity:
1. Measure One (M1) - Parking Demand Analysis Update – M1 involves the preparation of
an updated parking demand analysis in order to assess the parking needs of the Project
under future conditions. If it is determined that the parking demand would not be
satisfied by the proposed parking supply, additional parking management measures,
such as the following measures (M2-M4), would be required.
2. Measure Two (M2) – Transportation Demand Management (TDM) Program – M2
involves the development of a TDM Program in which the Project would implement a
series of TDM measures aimed at reducing the number of vehicles on the adjacent
streets during the morning and afternoon commuter peak hours. These measures may
include the following in order to address the potential shortfall identified in M1:
a. Carpool Programs
i. Establish a Transportation Coordinator/Manager to oversee the carpool
program.
ii. Establish ride-share matching services to encourage carpools with two or
more students.
iii. Assist in ride matching for staff members to promote carpooling.
iv. Provide incentives to promote carpooling among staff (e.g., prizes
awarded monthly by lottery for carpool participation).
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b. Walk, Bike, or Transit
i. Provide incentives to students and staff who decide to forgo driving and
choose to bike, walk, or use transit.
ii. Provide additional bicycle amenities (bike racks, storage, etc.) on
campus.
c. Enforcement of Student Driver and Parking Policies
3. Measure Three (M3) – Drop-Off/Pick-Up Program – M3 involves the development and
operation of a student drop-off/pick-up program in order to address the potential shortfall
identified in M1. The drop-off/pick-up procedures and operations are discussed in a
further section of the report.
4. Measure Four (M4) – Communications – M4 involves the distribution of notifications and
reminders of the various TDM strategies as well as parking policies and procedures prior
to the start of the school year. The reminders and updates would continue to be
distributed throughout the school year via school communications, monthly newsletters,
homeroom bulletins, e-mail or social media, and Parent Teacher Association meetings.
SCHOOL TRAFFIC CIRCULATION
With the limited number of parking spaces available to the school, it is important to maximize
the efficiency of Project-related traffic circulation on the surrounding streets. In order to increase
speed and efficiency of school traffic circulation, specific circulation routes to and from the
Project Site during the morning and afternoon peak periods should be implemented to balance
traffic within the Project Site and minimize the concentration of Project-related traffic on a single
street segment. Inbound traffic for 1499 Monrovia Avenue (Main) Campus student drop-off/pick-
up would utilize the south Project driveway on Monrovia Avenue, while 883 West 15th Street
(Auxiliary) Campus student drop-off/pick-up would utilize the west Project driveway on 15th
Street. Both inbound Project driveways accommodate for right-turn ingress movements only.
Inbound traffic for parking entry only would utilize the west Project driveway on 15th Street and
two southerly Project driveways on Monrovia Avenue. The 15th Street west Project driveway
provides dual entry lanes, while the east Project driveway provides one exit lane. Westbound
traffic entering the 883 West 15th Street (Auxiliary) Campus would proceed west on 16th Street,
then southbound on Monrovia Avenue, and proceed eastbound on 15th Street into the Project
with a right-turn ingress at the west Project driveway at the 883 West 15th Street (Auxiliary)
Campus.
All traffic exiting the 1499 Monrovia Avenue (Main) Campus drop-off/pick-up on Monrovia
Avenue would use the north Project driveway at the intersection of Monrovia Avenue & 15th
Street. All traffic exiting the 15th Street drop-off/pick-up would utilize a right-turn egress at the
east Project driveway. To alleviate possible conflict between parking entry and drop-off/pick-up
operations, the school currently provides on-site traffic-directing personnel as well as an
ushering program, similar to a valet program, that opens the car door and assists students
safely out of the vehicle at the drop-off/pick-up areas. The school plans to maintain efficiency of
these programs to relieve traffic circulation congestion during parking entry and drop-off/pick-up
operations. An example of the proposed circulation operation is provided in Figure 3.
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To manage traffic through the neighborhood, the Project will advise parents and students that,
with the exception of those students, parents, and employees residing in the neighborhood
immediately adjacent to the campus and with parking permits, single-occupant2 vehicle round-
trips on 15th Street and Monrovia Avenue are discouraged during the morning and afternoon
peak periods.
All commercial deliveries, to the extent feasible, will occur outside of the Project’s morning peak
period (7:00 AM – 8:30 AM) and afternoon peak period (2:30 PM – 4:00 PM). The Project will
designate truck routes in relevant contracts, including operation, maintenance contracts, etc.
SCHOOL DROP-OFF/PICK-UP OPERATIONS
As previously stated, the school would implement drop-off/pick-up operations for students to
improve operational efficiency and minimize the concentration of Project-related traffic on the
surrounding streets. All drivers must adhere to the Project’s transportation policies and
established drop-off/pick-up operations. The primary drop-off/pick-up operations are designated
on Monrovia Avenue (i.e., within the 1499 Monrovia Avenue (Main) Campus on-site lot), while
the secondary drop-off/pick-up operations are designated on 15th Street (i.e., within the 883
West 15th Street (Auxiliary) Campus on-site lot). There will be no drop-off/pick-up operations at
Coastline Community College or 877 Production Place.
Queuing Analysis
Under Future Conditions, it is anticipated that approximately 80% of the drop-off/pick-up vehicle
demand would be accommodated at the 1499 Monrovia Avenue (Main) Campus and
approximately 20% of the drop-off/pick-up vehicle demand would be accommodated at the 883
West 15th Street (Auxiliary) Campus, as determined by the students’ first/last class locations.
Per the queuing analysis assumptions and methodologies detailed in Pacifica Christian School
Parking Management Plan and Traffic Circulation Review (Kunzman Associates, Inc., 2017)
(2017 Study), as previously reviewed and approved by the City, the recommended storage
length design guideline for new schools is two feet per student per lane, resulting in a
recommended storage length of 440 feet for the 1499 Monrovia Avenue (Main) Campus and
110 feet for the 883 West 15th Street (Auxiliary) Campus based on the future total maximum
student drop-off/pick-up allocation of 275 students within 234 associated vehicles, as detailed
below, and the aforementioned drop-off/pick-up vehicle demand allocation. As the 1499
Monrovia Avenue (Main) Campus and 883 West 15th Street (Auxiliary) Campus currently
provide storage lengths of 450 feet and 275 feet, respectively, the recommended storage
lengths of both campuses can be accommodated entirely on-site. The recommended storage
lengths detailed above are conservative, as they are based on the unadjusted maximum student
enrollment (vs. the estimated number of students served by the drop-off/pick-up operations).
The school estimates approximately 15-20% of total enrollment is comprised of siblings of other
students. As such, based on the conservative assumption that 15% of the students will carpool
2 Based on data provided by the school, of the 62 upper-level students that currently drive to school, 30 drive one
sibling to school and six upper-level students drive two siblings to school, resulting in a total of 42 siblings.
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with their siblings, the total future maximum student enrollment of 385 students would generate
328 associated vehicles, of which it is assumed 94 vehicles (accommodating at total of 110
students) would park on-site and 234 vehicles (accommodating a total of 275 students) would
drop off and/or pick up between the two campuses.
As previously discussed, it is anticipated that under Future Conditions approximately 80% of the
drop-off/pick-up vehicle demand would be accommodated at the 1499 Monrovia Avenue (Main)
Campus and 20% of the drop-off/pick-up vehicle demand would be accommodated at the 883
West 15th Street (Auxiliary) Campus, resulting in 187 vehicles and 47 vehicles, respectively.
Based on the assumption that 100% of those vehicles would arrive/depart within the 30 minutes
before/after school, a processing rate of approximately 6.3 vehicles per minute would be
needed to clear all the drop-off/pick vehicles within the 1499 Monrovia Avenue (Main) Campus
and a processing rate of approximately 1.6 vehicles per minute would be needed to clear all the
drop-off/pick-up vehicles within the 883 West 15th Street (Auxiliary) Campus.
Per the 2017 Study, with the assistance of an ushering program, the average student loading
time per vehicle was determined to be approximately 15 seconds and, for vehicles platooned in
groups of two or three, the average vehicle clearance time for each vehicle group was
determined to be approximately 30 seconds. As the school plans to continue the ushering
program campus wide and provide five designated loading stations within the 1499 Monrovia
Avenue (Main) Campus and three designated loading stations within the 883 West 15th Street
(Auxiliary) Campus, the total clearance time for the 1499 Monrovia Avenue (Main) Campus is
estimated at 28.1 minutes and the total clearance time for the 883 West 15th Street (Auxiliary)
Campus is estimated at 11.8 minutes, as summarized in Table 4.
During regular school drop-off/pick-up hours, an on-site transportation usher will be stationed at
various points in the lot to monitor traffic operations, remind parents/students of the drop-
off/pick-up procedures, and issue warnings to drivers not following established operational rules
and protocols. The drop-off/pick-up operation is illustrated in Figure 3.
Procedures and Operations
1499 Monrovia Avenue (Main) Campus Lot Circulation:
o Drop-off/pick-up vehicles must enter via the south Project driveway and exit via
the north Project driveway along Monrovia Avenue.
o Vehicles must travel in a one-way circulation pattern and exit via the north
Project driveway.
883 West 15th Street (Auxiliary) Campus Lot Circulation:
o Drop-off/pick-up vehicles must enter via the west Project driveway and exit via
the east Project driveway along 15th Street.
o Dual lane entry is provided at the west Project driveway with alternating queues
into the designated drop-off/pick-up area.
o Vehicles entering for drop-off/pick-up must travel in a one-way circulation pattern
and exit via the east Project driveway.
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All drop-offs/pick-ups must occur within the designated unloading/loading areas.
Vehicles are not allowed to park, even temporarily, along City streets or any other
undesignated areas.
Students and parents must follow the direction of all school staff on duty.
Rules and Reminders
Cell phone use is prohibited in drop-off/pick-up areas.
Vehicles may not block driveways.
Drivers shall not stop in the middle of the street or park in a red zone, ignore posted
signage, etc., when dropping off and/or picking up students.
Vehicles must maintain slow speeds through the drop-off/pick-up areas and parking lots.
Drivers should stay in vehicles when dropping off students.
Students should exit on the passenger side of the vehicle, adjacent to designated areas.
Students should exit vehicles promptly to maintain the flow of traffic and circulation
patterns in the drop-off/pick-up areas.
Parking is prohibited on City streets.
CONCLUSION
The Project will provide a total of 170 parking spaces via four parking locations, which is
sufficient accommodate the estimated Future Conditions (2023-2024 Enrollment) peak parking
demand of 133 parking spaces and Future Conditions (Maximum Enrollment) peak parking
demand of 147 parking spaces.
Recognizing that student enrollment numbers and parking demands may change over time,
GTC recommends that the Project consider the implementation of one or more of the parking
management measures detailed above, if needed to address any significant increases in
parking demand.
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DocuSign Envelope ID: 20E1864C-3D03-409B-8D2C-CA7179526DA1
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DocuSign Envelope ID: 20E1864C-3D03-409B-8D2C-CA7179526DA1
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TABLE 1
PACIFICA CHRISTIAN SCHOOL PARKING SUMMARY - EXISTING CONDITIONS (MAXIMUM ENROLLMENT)
Description Number Unit
Total Upper-Level Students and Staff Members [a]
Total Enrolled Upper-Level Students 135 students
Total Staff Members 35 staff members
Total Parking Permits Issued for Upper-Level Students and Staff Members
Total Parking Permits Issued for Upper-Level Students [b]88 permits 1 space / 1 permit 88 spaces
Total Staff Members 35 staff members 1 space / 1 staff member 35 spaces
Total Parking Spaces Reserved for Shuttle Van and Guest Parking
Shuttle Van and Guest Parking 3 spaces
126 spaces
62 spaces
40 spaces
Coastline Community College Parking Supply 35 spaces
137 spaces
11 spaces
Notes:
[a] The Maximum Enrollment under Existing Conditions is currently 305 students, with 135 students assumed to be enrolled as upper-level students.
[b] The total number of parking permits issued for upper-level students is based on the assumption that approximately 65% of upper-level students would be driving.
Required Spaces
Total Required Spaces
1499 Monrovia (Main) Campus Parking Supply
Total Existing Conditions Parking Supply
Parking Surplus/(Shortfall)
883 15th Street (Auxiliary) Campus Parking Supply
Parking Requirement [a]I
--
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TABLE 2
PACIFICA CHRISTIAN SCHOOL PARKING SUMMARY - FUTURE CONDITIONS (2023-2024 ENROLLMENT)
Description Number Unit
Total Upper-Level Students and Staff Members [a]
Total Enrolled Upper-Level Students 136 students
Total Staff Members 41 staff members
Total Parking Permits Issued for Upper-Level Students and Staff Members
Total Parking Permits Issued for Upper-Level Students [c]89 permits 1 space / 1 permit 89 spaces
Total Staff Members 41 staff members 1 space / 1 staff member 41 spaces
Total Parking Spaces Reserved for Shuttle Van and Guest Parking
Shuttle Van and Guest Parking 3 spaces
133 spaces
62 spaces
40 spaces
Coastline Community College Parking Supply [c]45 spaces
877 Production Place Parking Supply [c]23 spaces
170 spaces
37 spaces
Notes:
[a] The 2023/2024 Enrollment under Future Conditions is anticipated to be 316 students, with 136 students assumed to be enrolled as upper-level students.
[b] The total number of parking permits issued for upper-level students is based on the assumption that approximately 65% of upper-level students would be driving.
[c] The Future Conditions parking supply will include an additional ten parking spaces located at Coastline Community College and an additonal 23 spaces (staff only)
at 877 Production Place.
Required Spaces
Total Required Spaces
1499 Monrovia (Main) Campus Parking Supply
Total Future Conditions Parking Supply
Parking Surplus/(Shortfall)
883 15th Street (Auxiliary) Campus Parking Supply
Parking Requirement [a]I
--
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TABLE 3
PACIFICA CHRISTIAN SCHOOL PARKING SUMMARY - FUTURE CONDITIONS (MAXIMUM ENROLLMENT)
Description Number Unit
Total Upper-Level Students and Staff Members [a]
Total Enrolled Upper-Level Students 144 students
Total Staff Members 50 staff members
Total Parking Permits Issued for Upper-Level Students and Staff Members
Total Parking Permits Issued for Upper-Level Students [b]94 permits 1 space / 1 permit 94 spaces
Total Staff Members 50 staff members 1 space / 1 staff member 50 spaces
Total Parking Spaces Reserved for Shuttle Van and Guest Parking
Shuttle Van and Guest Parking 3 spaces
147 spaces
62 spaces
40 spaces
Coastline Community College Parking Supply [c]45 spaces
877 Production Place Parking Supply [c]23 spaces
170 spaces
23 spaces
Notes:
[a] The Maximum Enrollment under Future Conditions is anticipated to be 385 students, with 144 students assumed to be enrolled as upper-level students.
[b] The total number of parking permits issued for upper-level students is based on the assumption that approximately 65% of upper-level students would be driving.
[c] The Future Conditions parking supply will include an additional ten parking spaces located at Coastline Community College and an additonal 23 spaces (staff only)
at 877 Production Place.
Parking Surplus/(Shortfall)
Parking Requirement [a]Required Spaces
Total Required Spaces
1499 Monrovia (Main) Campus Parking Supply
Total Future Conditions Parking Supply
883 15th Street (Auxiliary) Campus Parking Supply
I
--
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TABLE 4
PACIFICA CHRISTIAN SCHOOL QUEUING SUMMARY - FUTURE CONDITIONS (MAXIMUM ENROLLMENT)
Description Number Unit
Designated
Loading
Stations
Average Student
Loading Time
(minutes/vehicle)
Average Vehicle
Clearance Time
(minutes/vehicle)
Total Student
Loading Time
(minutes)
[e]
Total Vehicle
Clearance Time
(minutes)
[f]
Total Maximum Student Enrollment 385 students
Total Vehicles [a]385 vehicles
15% Sibling Carpool Reduction (57) vehicles
Net Vehicles with Sibling Carpool Reduction 328
Total Vehicles (Parking) [b]94 vehicles
Total Vehicles (Drop-Off/Pick-Up) [c]234 vehicles
1499 Monrovia (Main) Campus [d]187 vehicles 5 0.25 0.5 9.4 18.7
883 West 15th Street (Auxiliary) Campus [d]47 vehicles 3 0.25 0.5 3.9 7.8
Notes:
[a] Total vehicles assumed to be one student per vehicle.
[b] Total of 94 parking permits issued for upper-level students based on information provided in Table 3.
[c] The total drop-off/pick-up demand allocation of 234 vehicles results in a total future maximum student drop-off/pick-up allocation of 275 students based on the 15% sibling carpool reduction factor.
[d] 80% of the drop-off/pick-up demand is expected to occur at the 1499 Monrovia (Main) Campus, while 20% of drop-off/pick-up demand is expected to occur at the 883 West 15th Street (Auxiliary) Campus;
therefore, an 80%/20% split was applied to the 234 vehicles dropping off and/or picking up.
[e] The total student loading time required is the number of vehicles divided by the number of designated loading stations multiplied by the average student loading time (e.g., 138 vehicles / 5 designated loading stations*0.25 minutes
per vehicle = 9.4 minutes for the total student loading time).
[f] The total vehicle clearance time is the number of vehicles divided by the number of designated loading stations multiplied by the average vehicle clearance time (e.g., 138 vehicles / 5 designated loading stations*0.5 minutes per
vehicle = 18.7 minutes for total vehicle clearance time).
[g] The total clearance time is the sum of the total student loading time and the total vehicle clearance time.
28.1
11.8
Total
Clearance Time
(minutes)
[g]
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Attachment No. PC 2
Conditional Use Permit filed as PA2023-0087 (Attachments removed)
49
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RESOLUTION NO. PC2023-031 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT AND TRAFFIC STUDY FOR INCREASED ENROLLMENT AND ADDITIONAL FACULTY AT PACIFICA CHRISTIAN HIGH SCHOOL LOCATED AT 1499 MONROVIA AVENUE AND 883 WEST 15TH STREET WITH OFF-
SITE PARKING LOCATED AT 1515 MONROVIA AVENUE AND 877 PRODUCTION PLACE AND SUPERCEDING USE PERMIT NO. UP2021-037 (PA2023-0078) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS. 1. Pacifica Christian High School – Orange County (“Applicant”) operates a private high
school (“Pacifica Christian”) pursuant to Use Permit No. UP2021-037, approved by the
Planning Commission on November 18, 2021. Pacifica Christian has a main campus at 1499 Monrovia Avenue and an auxiliary campus at 883 West 15th Street (collectively, the “Project Site”). Pacifica Christian was previously authorized pursuant to Use Permit No. UP2017-008. Use Permit No. UP2021-037 superseded Use Permit No. UP 2017-008 to
allow classroom use at both sites, an increase in enrollment, and authorize off-site parking at 1515 Monrovia Avenue for school staff. 2. The property at 1499 Monrovia Avenue is owned by PCHS Facilities LLC while the Applicant leases the parking area adjacent to 1499 Monrovia Avenue and the property at
883 West 15th Street, from the City of Newport Beach. The Applicant currently leases off-site parking from Coastline Community College, located at 1515 Monrovia Avenue. 3. The Applicant filed an application with respect to the properties located at 1499 Monrovia Avenue and 883 West 15th Street to increase student enrollment by 80 students, from 305
to 385, and to increase the number of staff by 15 staff members, from 35 to 50. To
accommodate the increase in number of students and staff, the Applicant proposes to increase the number of off-site parking spaces at Coastline Community College by 10 parking spaces, from 35 to 45, and to provide 23 new off-site parking spaces at 877 Production Place. The total combined parking for all locations will be 170 parking spaces.
There are no additions or expansions proposed at the main and auxiliary campus locations
(“Project”). 4. The Project requires an amendment to Use Permit No. UP2021-037 to raise the maximum enrollment and implement the proposed off-site parking arrangement. The Project also
requires a traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the
Newport Beach Municipal Code (“NBMC”), as cumulative daily trips to the Project Site have increased by over 300 within a 24-month period. If approved and implemented, this Use Permit will supersede Use Permit No. UP2021-037, which would be rendered null and void.
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Planning Commission Resolution No. PC2023-031 Page 2 of 17
01-17-23
5. The property at 1499 Monrovia Avenue is developed with the main campus and is categorized as Private Institutions (PI) by the Land Use Element of the General Plan and
has a zoning designation of Private Institutions (PI).
6. The property at 883 West 15th Street is developed with the auxiliary campus and is categorized as Public Facilities (PF) by the Land Use Element of the General Plan and has a zoning designation of Public Facilities (PF).
7. The property at 1515 Monrovia Avenue, which is developed with Coastline Community College and will provide 45 off-site parking spaces, is categorized as Multiple Residential (RM) by the Land Use Element of the General Plan and has a zoning designation of Multiple Residential (RM).
8. The property at 877 Production Place, which is developed with an approximately 8,000-square-foot warehouse building and will provide 23 off-site parking spaces, is categorized as General Industrial (IG) by the Land Use Element of the General Plan and has a zoning designation of Industrial (IG).
9. None of the subject properties are located within the Coastal Zone. 10. A public hearing was held on August 17, 2023, in the Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the
public hearing was given in accordance with the Section 54950 of the California
Government Code et seq. (“Ralph M. Brown Act”) and Chapter 20.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment. The exceptions to this categorical exemption under
Section 15300.2 are not applicable. 2. Section 15301 authorizes the operation of existing facilities involving negligible expansion of use. The Project is limited to the increase in enrollment and staff at an
existing high school. No physical expansion to either campus is proposed. The main
campus and auxiliary campus are appropriately sized to accommodate the proposed enrollment without any physical expansion and additional floor area. Furthermore, there are no additional classrooms proposed.
3. The property at 1515 Monrovia Avenue will continue to operate as a community college
and the limited use of surface lot parking spaces by Pacifica Christian High School will not impact or change the existing use of the site. Similarly, 877 Production Place will continue to operate as a warehouse with office space and the use of the surface parking lot by Pacifica Christian faculty will not impact or change the existing use of the site.
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SECTION 3. REQUIRED FINDINGS.
Conditional Use Permit
In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits) of the NBMC, the following findings and facts in support of the findings for a use permit are set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The 1499 Monrovia Avenue property is categorized as Private Institutions (PI) by the General Plan Land Use Element. The Private Institutions (PI) category provides for the development of privately owned facilities that serve the public, including places for religious
assembly, private schools, health care, cultural institutions, museums, yacht clubs,
congregate homes, and compatible facilities. The Project is consistent with the purpose and intent of the PI category, as it enhances and improves the viability of an existing private school.
2. The 883 West 15th Street property is categorized as Public Facility (PF) by the General Plan
Land Use Element. The Public Facility (PF) category provides for the development of public schools, cultural institutions, government facilities, community centers, public hospitals, and public facilities. The existing school use has been found consistent with Public Facility (PF) category and the use is not changing with the Project.
3. The 1515 Monrovia Avenue property is categorized as Multiple Residential (RM) by the Land Use Element of the General Plan. While Multiple Residential (RM) is intended to provide primarily areas for multi-family residential development, the site is developed with a community college (i.e., a public school) which may override the application of zoning and
land use regulations for its classroom facilities.
4. The 877 Production Place property is categorized as General Industrial (IG) by the Land Use Element of the General Plan. The General Industrial (IG) category is intended to provide areas appropriate for a wide range of moderate to low intensity industrial uses, such
as light manufacturing and research and development, and limited ancillary commercial and
office uses. The use of the parking spaces by Pacifica Christian staff should not impede the use of the existing warehouse and office space. 5. The Project is in furtherance of the General Plan’s Goals and Policies, including, but not
limited to the following:
a. Land Use Element Policy LU2.1 (Resident-Serving Land Uses) encourages the City to accommodate uses that support the needs of Newport Beach’s residents including housing, retail, services, employment, recreation, education, culture, entertainment,
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civic engagement, and social and spiritual activity that balance with community natural resources and open spaces. The Project will increase educational capacity
without expanding the footprint of the existing campuses or impacting natural
resources or open spaces. b. Policy LU 6.1.1 (Adequate Community Supporting Uses) also encourages the City to accommodate schools to serve the needs of Newport Beach’s residents and
businesses. The Project will enhance and improve the viability of an existing school
that serves the community. Finding:
B. The use is allowed within the applicable zoning district and complies with all other applicable
provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding:
1. The 1499 Monrovia Avenue property is zoned Private Institutions (PI) and the 883 West
15th Street property is zoned Public Facilities (PF), both of which allow private schools with the approval of a minor use permit pursuant to Section 20.26.020 (Special Purpose Zoning Districts Land Uses and Permit Requirements) of the NBMC. The properties presently operate as the main campus and auxiliary campus of the high school pursuant to Use Permit
No. UP2021-037. The use of the main and auxiliary campuses would remain consistent
with uses permitted by the Private Institutions (PI) and Public Facilities (PF) Zoning Districts. 2. The Zoning Administrator initially found a school use at 883 West 15th Street consistent with the zoning district through approval of Minor Use Permit No. UP2014-008 which was later
superseded by the approval of Conditional Use Permit No. UP2017-008 on October 5, 2017.
UP2017-008 increased student enrollment to a maximum of 185 students and a maximum of 18 faculty and authorized the use of off-site parking. The Planning Commission found a school use to be consistent with the zoning for both sites with approval of Use Permit No. UP2021-037 on November 18, 2021.
3. The 1515 Monrovia Avenue property is zoned Multiple Residential (RM) and, as discussed in Fact 3 in Support of Finding A, a public community college may override a local zoning ordinance. Use of the surface parking area as off-site parking for Pacifica Christian is allowed through the approval of a conditional use permit.
4. The 877 Production Place property is zoned Industrial (IG). The Industrial (IG) zoning allows for a variety of industry, manufacturing, processing, and warehousing uses along with office uses. The property currently operates as an industrial warehouse with small offices, which is consistent with the Zoning District. The Applicant has leased out the entirety of the
building and intends to continue the use as warehouse and office space. Schools are not
an allowed in the Industrial (IG) zone and, as such, the Property cannot be used as an ancillary campus or operate in a manner where students use the site. Condition of Approval No. 16 is included to prohibit school operations on the site.
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5. Table 3-10 (Off-Street Parking Requirements) of Section 20.40.040 (Off-Street Parking Spaces Required) of the NBMC provides that the number of parking spaces required for a
school use shall be established by use permit. The August 4, 2023, Gibson Transportation
Consulting, Inc. Parking Demand Analysis (“Parking Analysis”) analyzed the increase in enrollment and faculty. The Parking Analysis has been reviewed and accepted by the City Traffic Engineer and supports the finding that 170 total spaces between the on-site and off-site parking areas is adequate to support the increases, subject to the implementation of
the recommendations provided in the analysis. The request for off-site parking is evaluated
and substantiated in Findings F through I below. 6. Pursuant to Section 15.40.030(A) (Traffic Phasing Ordinance) of the NBMC, a traffic study was required as cumulative daily trips to the Project Site have increased by over 300 within
a 24-month period. As provided in the Fact in Support of Finding J, the Traffic Impact
Analysis was prepared. The Traffic Impact Analysis concluded the Project would not result in impacts to levels of service and is further discussed in Fact 2 in Support of Finding K. Finding:
C. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity. Facts in Support of Finding:
1. The main campus at 1499 Monrovia Avenue is abutted by Coastline Community College to the north, open space to the west, and residential to the south and east. The auxiliary campus at 883 West 15th Street is abutted by residential uses on all sides.
2. Specific conditions of approval have been included to help ensure that Pacifica Christian
continues to operate and function in a compatible manner with the existing uses in the vicinity and nearby sensitive receptors. For example, to minimize disturbance to nearby residents, Condition of Approval No. 11 limits the hours for delivery and refuse collection to those outside of nighttime hours. Condition of Approval No. 26 requires Pacifica Christian
to manage the noise generated and it also provides the Community Development Director
the ability to require corrective measures if nuisance noise is generated. 3. Pacifica Christian is in session on weekdays, typically between the hours of 7:30 a.m. and 3 p.m. Classes generally run from the months of August through June. There are no
changes proposed to the school schedule or to the basic operational characteristics of the
Pacifica Christian. 4. The Project was reviewed by the Code Enforcement Division and no concerns were raised. Pacifica Christian is compatible with the surrounding residential and educational uses as
demonstrated by a lack of complaints and a lack of code enforcement cases.
5. The 1499 Monrovia Avenue property has a total of 62 parking spaces and the 883 West 15th Street property has a total of 40 parking spaces. Forty-five off-site parking spaces will be provided at Coastline Community College with an additional 23 off-site parking spaces
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provided at 877 Production Place. The 170 total parking spaces located at the four properties will be sufficient to serve the use with the implementation of the
recommendations of the Parking Analysis. Recommendations include assigned parking, a
prohibition of on-street parking, the implementation of drop-off, pick-up and queuing plan, and the implementation of a transportation demand program to reduce number of vehicle trips generated (i.e., encouraging walking, bicycling, carpooling).
6. The use of 877 Production Place for off-site parking by Pacifica Christian staff is not
anticipated to impact the surrounding neighborhood. The Applicant is leasing the entire property and will control the use of the building in such a way that there is no displacement of required parking. Administrative staff will park at 877 Production Place and will either work within the office space or walk to the Project Site for their scheduled shift. Condition
of Approval No. 16 prohibits Pacifica Christian from subleasing space within the building
without providing adequate substitute parking or reducing number of staff accordingly. Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities. Facts in Support of Finding:
1. The Project was reviewed by the Building Division, including Fire/Life Safety Services, and the Public Works Department. Both campuses are suitable for the increased number of students and staff.
2. With the implementation of the recommendations made in the Parking Analysis, Pacifica
Christian will have adequate on-site and off-site parking for their staff members and students. 3. All student pick-up and drop-off will be done within the main and auxiliary campus
parking lots on the 1499 Monrovia Avenue and 883 West 15th Street properties.
Physical access for emergency vehicles will be provided at 1499 Monrovia Avenue and 883 West 15th Street by the existing driveways fronting Monrovia Avenue and 15th Street, respectively.
4. The City Traffic Engineer has reviewed and approved the Parking Analysis and supports
the proposed traffic queuing arrangement of the on-site and off-site parking lots. With the proposed conditions of approval, no conflicts in traffic circulation or queuing problems are anticipated and the existing driveways can accommodate vehicle access.
5. All utilities to the properties are presently provided and the increased enrollment will not
necessitate expanding services.
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Finding:
E. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use.
Facts in Support of Finding: 1. Facts in Support of Findings A, B, C and D are incorporated herein by reference.
2. Facts in Support of Findings F, G, H, and I to approve off-site parking set forth below are
incorporated herein by reference. 3. Most of the pedestrian traffic will pass by residential uses, as students and staff travel between the two school sites. The traffic will generally occur at the beginning and end of each school
day and during passing periods. The pedestrian traffic will be subject to school oversight,
including an on-duty faculty member overseeing passing periods. There will be a limited amount of pedestrian traffic traveling between the off-site lots at 1515 Monrovia Avenue and 877 Production Place to the two campuses.
4. The Parking Analysis shows that the sites will support the expanded enrollment with
implementation of the recommendations within the Parking Analysis. The Applicant is required to take reasonable steps to ensure the operation of the high school will not create a nuisance to the surrounding uses.
Off-Site Parking
In accordance with Section 20.40.100(B) (Off-Site Parking) of the NBMC, the following findings and facts in support of such findings are set forth related to off-site parking:
Finding:
F. The parking facility is located within a convenient distance to the use it is intended to serve. Facts in Support of Finding:
1. The off-site parking lot at 1515 Monrovia Avenue is approximately an 80-foot walk from the main campus at 1499 Monrovia Avenue and a 500-foot walk from the auxiliary campus at 883 West 15th Street.
2. The off-site parking lot at 877 Production Place is within one-third of a mile from both
campuses, which is typically considered about a five- to seven-minute walk on average, depending on walking ability. Parking at 877 Production Place is limited to staff only and the distance is appropriate and conducive to effective off-site parking.
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Finding:
G. On-street parking is not being counted towards meeting parking requirements.
Fact in Support of Finding: The on-street public parking along 15th Street and Monrovia Avenue is not being counted
towards meeting requirements for the Project.
Finding: H. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding
area.
Facts in Support of Finding: 1. Student drop off/pick up is not allowed at either off-site lot; therefore, queuing will not occur.
The off-site parking lots will function as normal parking lots and should not create undue
traffic hazards. Further, students are not allowed to park at either off-site lot. 2. The resulting number of pedestrians walking from either off-site lot should not result in impacts to the surrounding area as sidewalks and crosswalks, intended for pedestrians, are
provided along the route.
Finding: I. The parking facility will be permanently available, marked, and maintained for the use it is
intended to serve.
Fact in Support of Finding: Condition of Approval No. 21 adequately addresses this finding through: (1) requiring an
updated parking agreement or covenant be recorded against the Project’s properties
guaranteeing the availability of off-site parking at Coastline Community College and 877 Production Place; (2) requiring immediate notification to the Director if the off-site parking becomes unavailable; and (3) providing contingency steps to be taken in the event any of the off-site parking becomes unavailable.
Traffic Study In accordance with Section 15.40.030(A) (Traffic Phasing Ordinance) of the NBMC, the following findings and facts in support of such findings are set forth herein:
Finding:
J. That a traffic study for the project has been prepared in compliance with this NBMC
Chapter 15.40 and Appendix A.
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Fact in Support of Finding:
A traffic study, titled “Traffic Impact Analysis for Pacifica Christian High School Enrollment
Increase Newport Beach, California” dated August 2023 (“Traffic Impact Analysis”), which is attached hereto as Exhibit “C” and incorporated herein by reference, was prepared by LSA under the supervision of the City Traffic Engineer for the Project in compliance with Chapter 15.40 (Traffic Phasing Ordinance) and Appendix A of the NBMC.
Finding:
K. That, based on the weight of the evidence in the administrative record, including the traffic study, one of the findings for approval in subsection 15.40.030(B) can be made:
1. Construction of the project will be completed within 60 months of project approval
in accordance with Section 15.40.030(B)(1) of the NBMC.
2. Additionally, the project will neither cause nor make worse an unsatisfactory level
of traffic service at any impacted intersection in accordance with Section
15.40.030(B)(1)(a) of the NBMC.
Facts in Support of Finding:
1. There is no construction associated with the Project; however, the Project is expected to be
implemented immediately upon its effective date with the onset of the 2023-2024 school year. 2. The Traffic Impact Analysis included eight study intersections that were analyzed for
potential impacts based on the City’s Intersection Capacity Utilization (“ICU”) methodology,
which is expressed in terms of level of service (“LOS”). Utilizing these methodologies, the Traffic Impact Analysis determined that the eight intersections identified will continue to operate at satisfactory LOS as defined by the Traffic Phasing Ordinance. The addition of the Project would not create a LOS impact and the City Traffic Engineer concurs with this
conclusion.
Finding: L. That the project proponent has agreed to make or fund the improvements, or make the
contributions, that are necessary to make the findings for approval and to comply with all
conditions of approval. Fact in Support of Finding:
No improvements or mitigation are necessary because implementation of the Project with the
will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection within the City of Newport Beach.
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby approves the Conditional
Use Permit and Traffic Study filed as PA2023-0078, subject to the conditions outlined in
Exhibit “A” and the Applicant’s implementation of the recommendations prescribed within the Parking Analysis included as Exhibit “B,” which are attached hereto and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the City Clerk by the provisions of Chapter 15.40 (Traffic Phasing Ordinance) and Title 20 (Planning and Zoning) of the NBMC.
4. This Resolution supersedes Planning Commission Resolution No. PC2021-030 which
approved Use Permit No. UP2021-037. Upon vesting of the rights authorized by this use permit, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF AUGUST, 2023.
AYES: Ellmore, Harris, Langford, and Rosene NOES: Salene
ABSTAIN: None
ABSENT: Barto and Lowrey
BY:_________________________ Curtis Ellmore, Chair
BY:_________________________
Tristan Harris, Secretary
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1. The development shall be in substantial conformance with the approved site and floor plan stamped and dated with the date of this approval. (Except as modified by applicable
conditions of approval.)
2. PA2023-0078 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 20.54.060 (Time Limits and Extensions), unless an extension is otherwise granted.
3. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The Applicant shall comply with all federal, state, and local laws. Violation of any of
those laws in connection with the use may be cause for revocation of this Use Permit.
5. This Use Permit may be modified or revoked by the Planning Commission or City Council 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. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require subsequent Planning Division review and potentially
the processing of an amendment to this Use Permit or the processing of a new use
permit. 7. 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 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.
8. Should any of the properties 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.
9. 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.
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The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes.
10. 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 Division. 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). 11. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10 p.m. and 7 a.m. on weekdays and Saturdays and between the hours of 10 p.m. and
9 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of
Community Development, and may require an amendment to this Use Permit. 12. 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.
13. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of Pacifica Christian High School, as conditioned, or that would attract large crowds and include any form of on-site media broadcast, or any other activities as specified in the NBMC to require such permits.
14. Student enrollment shall not exceed 385 students.
15. Administration/faculty/staff shall not exceed 50 persons.
16. 877 Production Place shall only be used for warehousing and administrative office
functions and shall not be used as an auxiliary campus or in a way that students use or
access the site. 877 Production Place shall not be subleased without notifying the Director
and providing adequate substitute parking or reducing the number of staff accordingly.
17. A minimum of one parking space shall be always provided for each administration/faculty
member.
18. A total combined 170 parking spaces shall be maintained for Pacifica Christian High School to have the enrollment of 385 students and 50 administration/faculty members.
19. Forty (40) parking spaces shall be maintained at the 883 West 15th Street property and
available for Pacifica Christian during the regular school hours; twenty-five (25) of those
spaces shall be allocated for the use of City’s programs and activities in the gymnasium after the regular school hours, unless the City discontinues all use and the school shall
have exclusive use of the entire property and all 40 parking spaces.
20. Sixty-two (62) parking spaces shall be maintained at the 1499 Monrovia Avenue parking
lot for the use of Pacifica Christian High School.
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21. An updated parking agreement or covenant, in a form approved by the City Attorney and the Director, that guarantees the availability of the required off-site parking at the approved
off-site locations shall be recorded with the County Recorder’s Office against both
properties (883 West 15th Street and 1499 Monrovia Avenue). The agreement or covenant
shall also guarantee the availability of fourty-five (45) off-street parking spaces for faculty
and staff parking at Coastline Community College and twenty-three (23) off-street parking spaces for faculty and staff parking at 877 Production Place or other suitable and
convenient as determined by the Director of Community Development. The agreement or
covenant shall require the owner or operator of the project to immediately notify the
Director of any change of ownership or use of the property where the required off-site
parking is located, or changes in the use or availability of the required off-site parking, or of any termination or default of the agreement between the property owners. Upon
notification that any private lease agreement for the required off-site parking has
terminated or the required off-site parking is otherwise unavailable for the use authorized
by Conditional Use Permit (PA2023-0078), the Director shall establish a reasonable period
of time in which one of the following shall occur: 1) Substitute parking is provided that is acceptable to the Director; or 2) the size or intensity of use authorized by Conditional Use
Permit (PA2023-0078) is reduced in proportion to the parking spaces lost; or 3) the owner
or operator of the project must obtain a parking reduction pursuant to Section 20.40.110
of the NBMC rendering the required off-site parking unnecessary.
22. Students are prohibited from parking at 877 Production Place.
23. Applicant shall comply with the Parking Management Recommendations and School Drop-
Off/Pick-Up Procedures provided in the Parking Analysis, prepared by Gibson
Transportation Consulting, Inc. dated August 4, 2023, and included herein as Exhibit “B.”
24. An adequate number of bicycle storage racks shall be provided at the school facility. 25. No outside paging system shall be utilized at the school campus and off-site parking lot.
26. Pacifica Christian shall be responsible for the control of noise generated by the subject
properties. The noise generated by the proposed use shall comply with the provisions of
Chapter 10.26 of the NBMC. Upon evidence that noise generated by the project exceeds the noise standards established by Chapter 10.26 of the Municipal Code, the Community
Development Director may require that the applicant or successor retain a qualified
engineer specializing in noise/acoustics to monitor the sound generated by the use and to
develop a set of corrective measures necessary in order to ensure compliance. 27. The student classroom hours during the school year (August to June) shall be from 7:30
a.m. to 3 p.m., Monday through Friday. Board/staff meetings, parent/teacher conferences,
and student extra curriculum (sports, theater, etc.) are permitted before or after classroom
hours as long as adequate on-site parking is provided, except between the hours of 10
p.m. and 7 a.m. Office/administrative functions are permitted outside of the classroom hours and during the summer months.
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28. All proposed signs shall be in conformance with the provisions of Chapter 20.42 (Sign Standards) of the NBMC.
29. Prior to implementation of this Conditional Use Permit, the Applicant shall pay any
applicable Fair Share Fees in accordance with Chapter 15.38 (Fair Share Traffic
Contribution Ordinance) of the NBMC.
30. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Pacifica Christian including, but not limited to Conditional Use Permit (PA2023-0078). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant,
City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify
the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition.
Public Works Department
31. Parking lots located at 1499 Monrovia Avenue and 883 West 15th Street shall comply with City Standard STD-805 and the approved parking layout.
32. Student drop-off and pick-up at both the 1499 Monrovia Avenue and 883 West 15th Street shall comply with the latest Parking Analysis. Student drop-off and pick-up shall be prohibited on public streets.
33. Student and staff parking permits shall be assigned to a specific parking space at the
school campuses. 34. The final Parking Analysis shall be reviewed and approved by the City Traffic Engineer.
35. Students and staff shall be prohibited from parking within the public right-of-way. School
staff shall monitor the public streets adjacent to the school and school parking lots at least 30 minutes prior to the start of school and at least 15 minutes after school begins to ensure that students and staff do not park in the public right of way.
36. The applicant shall monitor the drop-off/pick-up queues to ensure that vehicle queues
do not impact/impede traffic in the public rights-of-way. 37. School staff shall only be allowed to direct traffic queuing within the school’s parking lots. School staff shall not direct traffic within the public right-of-way.
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38. School staff shall monitor students and staff walking between campuses to ensure they
are utilizing sidewalks and crosswalks.
39. No traffic control devices (i.e., cones, signage) shall be allowed within the public right-of-way.
40. If parking demand exceeds capacity or student parking on public streets becomes an
issue, the applicant shall secure additional off-street parking. 41. If issues or problems arise with the implementation of the Parking Management Plan (e.g., school drop-off/pick-up, vehicle queuing within the public right-of-way, etc.) the
Applicant shall modify the operations to the satisfaction of the City Traffic Engineer and
Community Development Director. Implementation of the modified operation shall occur immediately upon approval of the City.
DocuSign Envelope ID: 20E1864C-3D03-409B-8D2C-CA7179526DA1
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Attachment No. PC 3
Applicant’s Project Description
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30900 Rancho Viejo Road, Suite 285 San Juan Capistrano, CA 92675 (949) 581-2888 Fax (949) 581-3599
October 29, 2024 Ms. Joselyn Perez City of Newport Beach
100 Civic Center Drive Newport Beach, CA 92660 Subject: Pacifica Christian School – Zoning Clearance Request for 877 Production Place
Dear Ms. Perez: On behalf of Pacifica Christian High School, CAA Planning, Inc. (CAA) submits this request for a Zoning Clearance for the proposed Studio land use at 877 Production Place.
Background and Surrounding Uses On June 1, 2023, the school entered into a lease agreement at 877 Production Place for exclusive use of the property, including parking and the building located on the property. The school intends to remodel the existing building to include an athletic training facility and administrative offices,
as shown on the attached Floor Plan. Uses in the surrounding area consist primarily of institutional, commercial, industrial, and residential. Proposed Studio Use The Studio land use designation applies to small-scale instructional facilities that typically
accommodate one student or a group of students at a time, in no more than one instructional space.
The proposed athletic training facility will be confined to a single instructional space within the building and will be used on a small-groups basis for athletic training instruction, as further described below.
While a portion of the building will be utilized as administrative offices, and storage,
approximately 4,296 square feet will be an athletic training facility for student athletes. Please see the attached conceptual equipment layout including a batting cage, weight racks, and fitness machines with an open area for body weight training and stretching.
The training facility will be open year-round and, based on seasons for each sport and previous
years of experience. Approximately 15-20 athletes, with a maximum of 40 athletes, will use the training facility at a given time. The highest usage of the facility is anticipated to be Monday through Friday between 3:00 and 6:00 pm.
Example of typical session:
• Sessions typically run 60-90 minutes
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Ms. Joselyn Perez October 29, 2024 Page 2 of 2
• 12-28 athletes doing strength and conditioning
• 3-6 athletes in rotation for the batting cages
• 1-3 athletes doing cardio
The teams will generally use the training facility in their off-season. During the season, teams will be either practicing or at games. Practices and games will not be held at the training facility and there will be no events at the training facility. There will be no physical education courses offered
at 877 Production Place.
Students will park in their assigned parking spaces on the school campus and walk over to the training facility with an employee of the school. No student parking permits are given for 877 Production Place and students will not be permitted to park in the parking lot. Students will not
use the facility as a part of school instruction or have training sessions during class time.
Conclusion We appreciate your review and concurrence that the proposed training facility at 877 Production Place is an appropriate Studio land use. The fitness instruction will be concentrated in a single
instructional space and is small-scale in nature, as it is limited by the number of the school’s student
athletes and sports seasons. Please do not hesitate to contact our office at (949) 581-2888 if you have any questions or concerns. Sincerely,
CAA PLANNING, INC.
Shawna Schaffner
Chief Executive Officer c: David O’Neil, Head of School
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Attachment No. PC 4
Floor Plans
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January 9, 2025, Planning Commission Item 2 Comments
These comments on a Newport Beach Planning Commission agenda item are submitted by:
Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 2. PACIFICA CHRISTIAN HIGH SCHOOL USE PERMIT
(PA2023-0237)
1.This may seem like a request for a minor modification to the existing conditional use
permit, but I respectfully disagree with the characterization of the proposed training
facility’s consistency with the City’s General Plan and Zoning Code.
a.As acknowledged in Fact in Support of Finding 3.A.4 (handwritten page 18), the
General Plan’s General Industrial (IG) land use category “is intended to provide
areas appropriate for a wide range of moderate to low intensity industrial uses,
such as light manufacturing, research and development, and limited ancillary
commercial and office uses.”
b.“Ancillary” does not appear to be defined in either the General Plan or Zoning
Code, but Google finds as its primary definition “providing necessary support to
the primary activities or operation of an organization, institution, industry, or
system,” as well as a number of other definitions, all of which emphasize a
supporting role.
c.While the Zoning Code (NBMC Chapter 20.24) changes the adjective “ancillary”
too “accessory” and allows both “Health/Fitness Facilities” and “Studios” in the IG
District, to be consistent with the General Plan, those would presumably be
allowed only to the extent they are serving the primary industrial purpose of the
district. That seems consistent with the Chapter 20.70 definition of
“Nonresidential accessory use” as “a use that is at all times a part of, and clearly
incidental and secondary to, a principal use” – again emphasizing the supporting
role.
d.A fitness training center open only to students of a school outside the distinct,
and not open to employees working in the IG district seems neither “ancillary” nor
“accessory” to the primary uses allowed in the district, since it does not support
them or contribute to their success.
2.I also respectfully question staff’s concurrence, in Fact in Support of Finding 3.B.4
(handwritten page 19) of the request being for a “Studio” land use. Especially given its
“approximately 4,300-square-foot” size, it seems much closer to the Zoning Code’s
definition of a “Large Health/Fitness Facility” land use (also allowed as an accessory use
for the benefit of IG uses, with a Minor Use Permit). But, again, however it is described, it
does not seem intended to support the IG uses.
3.I also find misleading the statement in Section 2.3 (handwritten page 17) that “The
Modified Project is limited to amending a condition of approval that restricts the use of an
existing site.” This implies a single condition is being changed. But a comparison of the
proposed resolution (Attachment No. PC 1) and the existing resolution (Attachment No.
PC 2) reveals that in addition to the revision to Condition of Approval No. 16 (handwritten
Planning Commission - January 9, 2025 Item No. 2a - Additional Materials Received Pacifica Christian High School Use Permit Amendment (PA2023-0237)
January 9, 2025, PC agenda Item 2 comments - Jim Mosher Page 2 of 2
page 26 versus 62), existing Condition of Approval No. 34 (“The final Parking Analysis
shall be reviewed and approved by the City Traffic Engineer”) on handwritten page 64
has been deleted, and a fairly large number of new Fire Prevention Division and Building
Division conditions have been added on handwritten pages 29 and 30.
4. As with the existing resolution (on handwritten page 60), the final sentence of Section
4.4 of the proposed resolution (on handwritten page 24) appears to be missing a subject.
I am guessing it was intended to read “Upon vesting of the rights authorized by this use
permit, PA2023-0087 shall become null and void.”
5. Finally, Condition of Approval No. 1 of both the old and new resolutions says “The
development shall be in substantial conformance with the approved site and floor plan
stamped and dated with the date of this approval.”
But at the current date there seems to be only a limited floor plan of 877 Production
Place provided as Attachment No. PC 4. If this January 9, 2025, permit supersedes the
2023 permit, what requires continued compliance with the remaining floor plan for the
school stamped with the August 17, 2023, approval date?
Should this now reference both?
Planning Commission - January 9, 2025 Item No. 2a - Additional Materials Received Pacifica Christian High School Use Permit Amendment (PA2023-0237)
PACIFICA CHRISTIAN HIGH SCHOOL USE PERMIT AMENDMENT (PA2023-0237)
1499 Monrovia Avenue, 883 West 15th Street, 1515 Monrovia Avenue,
873 - 877 Production Place
Planning Commission, Public Hearing
January 9, 2025
Joselyn Perez, Senior Planner
949-644-3312, jperez@newportbeachca.gov
Planning Commission - January 9, 2025 Item No. 2b - Additiona Materials Presented at the Meeting by Staff Pacifica Christian High School Use Permit Amendment (PA2023-0237)
LOCATION
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West 15th Street
Production Place
Main Campus
1499 Monrovia Ave
Auxiliary Campus
883 West 15th St
873 to 877 Production Pl
Coastline College
1515 Monrovia Ave
Planning Commission - January 9, 2025 Item No. 2b - Additiona Materials Presented at the Meeting by Staff Pacifica Christian High School Use Permit Amendment (PA2023-0237)
ZONING & LAND USE
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West 15th Street
Production Place
Industrial
Residential
Residential
Auxiliary CampusPublic Facilities
Open Space
Residential
Industrial
School
Main Campus
Private Institutions
School
Planning Commission - January 9, 2025 Item No. 2b - Additiona Materials Presented at the Meeting by Staff Pacifica Christian High School Use Permit Amendment (PA2023-0237)
CURRENT CONDITIONS (PA2023-0078)
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CUP Approved on August 17, 2023
Number of Students 385
Number of Staff 50
Number of Parking Spaces 170
School Term August through June
Weekdays
School Hours 7:30 a.m. through 3 p.m.
No changes proposed to current school operations
Planning Commission - January 9, 2025 Item No. 2b - Additiona Materials Presented at the Meeting by Staff Pacifica Christian High School Use Permit Amendment (PA2023-0237)
PROJECT LOCATION
873 TO 877 PRODUCTION PLACE
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•Originally approved for warehousing,
administrative office space, and off-site
parking
•Condition of Approval No. 16 prohibits
students from using or accessing the site,
to prevent school instruction
Planning Commission - January 9, 2025 Item No. 2b - Additiona Materials Presented at the Meeting by Staff Pacifica Christian High School Use Permit Amendment (PA2023-0237)
REQUESTED AMENDMENT
•4,300 sq. ft. athletic training facility, 2,500 sq. ft. administrative office
•Batting cage, free weights, fitness machines, open area (calisthenics, stretching), golf sim
•15 to 20 student athletes, 40 max
•After school, Monday through Friday
•No team practices or games. No special events. No school instruction
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Training Facility
Office
Planning Commission - January 9, 2025 Item No. 2b - Additiona Materials Presented at the Meeting by Staff Pacifica Christian High School Use Permit Amendment (PA2023-0237)
ACCESS AND PARKING
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Main Campus Auxiliary Campus
Coastline College
873 - 877
Production Pl
Maximum Walking Distance .33 miles
(5-to-7-minute walk)
•Student not permitted to park at 873 -
877 Production Pl
•Student athletes will walk up to a
maximum of 0.3-miles, with an
employee of the school
•873 - 877 Production Pl will continue
to provide 23 parking spaces for
Pacifica staff
Planning Commission - January 9, 2025 Item No. 2b - Additiona Materials Presented at the Meeting by Staff Pacifica Christian High School Use Permit Amendment (PA2023-0237)
CONDITIONS OF APPROVAL
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•Updated COA no. 16
•Includes all relevant COAs from PA2023-0078
•Adds additional COAs for the remodeling of 873 to 877 Production Place
Changes to the resolution:
•COA no. 1: The development shall be in substantial conformance with the approved
site and floor plan stamped and dated with the date of approval for PA2023-0078 except as modified by this approval
•Add COA: Prior to the issuance of a building permit, the Owner or Applicant shall record a Certificate of Compliance for 873 to 877 Production Place
Planning Commission - January 9, 2025 Item No. 2b - Additiona Materials Presented at the Meeting by Staff Pacifica Christian High School Use Permit Amendment (PA2023-0237)
RECOMMENDATION
1)Conduct a public hearing
2)Find this project exempt from
CEQA pursuant to Section 15301
under Class 1 (Existing Facilities)
3)Adopt Resolution No. PC2025-001
approving the CUP filed as
PA2023-0237 & superseding the
CUP filed as PA2023-0078
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Planning Commission - January 9, 2025 Item No. 2b - Additiona Materials Presented at the Meeting by Staff Pacifica Christian High School Use Permit Amendment (PA2023-0237)
QUESTIONS?
Planning Commission, Public Hearing
January 9, 2025
Joselyn Perez, Senior Planner
949-644-3312
jperez@newportbeachca.gov
Planning Commission - January 9, 2025 Item No. 2b - Additiona Materials Presented at the Meeting by Staff Pacifica Christian High School Use Permit Amendment (PA2023-0237)