HomeMy WebLinkAboutLiberty Baptist School_GP, PD, Amend UP_ 1000 Bison Ave (PA2006-079)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
September 6, 2007
Agenda Item No. 2
SUBJECT: Liberty Baptist Church School Expansion (PA2006 -079)
1000 Bison Avenue
■ General Plan Amendment No. 2006 -004
■ Planned Community Development Plan Amendment No. 2006 -003
■ Amendment to Use Permit No. 1726
APPLICANT: Dwight Tomlinson, Liberty Baptist Church
PLANNER: Jaime Murillo, Associate Planner
(949) 644 -3209, imurillo(&citv.newi)ort- beach.ca.us
PROJECT SUMMARY
The project consists of the demolition of 4 modular classroom buildings (totaling 5,760
square feet) and the construction of a new two-story, 31,722 square -foot educational
building and gymnasium. The following discretionary approvals are requested or
required in order to implement the project as proposed:
General Plan Amendment No. 2006 -004 to increase the precise development
limit of the site (Anomaly No. 25) from 58,471 square feet to 84,585 square feet.
2. Planned Community Development Plan Amendment No. 2006 -003 to include the
existing church and school as permitted uses with a use permit within the
General Industry/Government, Education & Institutional Facilities (Area 1) land
use designation of the North Ford Planned Community (PC -5) and to allocate
25,962 square feet of additional allowable development within Area 1.
3. Amendment to Use Permit No. 1726 to allow the redevelopment and expansion
of the existing private school through the construction of a new educational
building and gymnasium.
Adopt attached draft resolution recommending approval of General Plan Amendment
No. 2006 -004, Planned Community Development Plan Amendment No. 2006 -003, and
Amendment to Use Permit No. 1726 for the redevelopment and expansion of the
existing private school through the construction of a new educational building and
gymnasium.
Liberty Baptist Church School Expansion
September 6, 2007
Page 2
VICINITY MAP
Q
S Q �
GENERAL PLAN
ZONING
t ,
%!+�'s
n i
LOCATION
GENERAL PLAN
ZONING
CURRENT USE
North Ford Planned
ON-SITE
Private Institutions (PI)
Community (PC -5) - General
Industry (GI) I Government.
Liberty Baptist Church and
Newport Christian School
Education & Institutional
Facilities GEIF Area 1
NORTH
Industrial (IG)
PC-5— GIIGEIF
Toyota Motor Land Company
SOUTH
Multiple Unit Residential
RM
PC-24 Aeronutronic Ford
Attached Residential
Bayrldge Park Condominiums
EAST
Public Facilities (PF)
PC-5 GIIGEIF
US Post Office & Transformers
WEST
Single Unit Residential
Single Family Residential
East Bluff Single Family
Detached (RS-D)
(RIB
Homes
Liberty Baptist Church School Expansion
September 6, 2007
Page 3
Protect Setting
The project site is 9.2 acres and is located at the northeast corner of the intersection of
Jamboree Road and Bison Avenue. A grade separation, varying from approximately 14-
20 feet, exists between the street and the project site below. The site is currently
improved with a 24,333 square -foot sanctuary/auditorium, a 9,100 square -foot
fellowship hall, 19,430 square -foot administration building (office /classroom), and 4
temporary modular classrooms buildings (totaling 5,760 square feet), for a total
development of 58,623 square feet.
Proiect Description
The project site is utilized by the Liberty Baptist Church ministry for religious worship
and religious education. The site also contains the Newport Christian School, the
academic educational ministry of the Church. Grade K -12 education is the primary
activity of the site on weekdays. The school currently utilizes the four modular buildings
(8 classrooms) on the western portion of the site and 4 additional classrooms within the
existing administration building. The modular buildings have always been considered
temporary until the Church could raise sufficient funds to construct the permanent
educational facility.
The applicant is proposing to demolish the 4 modular buildings (totaling 5,760 square
feet) and construct a new, two -story, 31,722 square -foot educational building. The new
building will consist of 14 new classrooms, 1 science lab, a library, a kitchen, locker
rooms, teachers' lounge, offices, and storage space. The science lab will be used to
accommodate multi -grade science courses (Exhibit 2: Project Plans).
The building will support the school's recreational needs with a fully enclosed, 9,078
square -foot gymnasium consisting of a full -size basketball/volleyball court, 2 racquetball
courts, and a maximum bleacher capacity of 250 seats. The gymnasium may be used to
accommodate school and /or church - related after -hours events; however, it will not be
used as an overflow auditorium for church services.
In addition to constructing the new educational building, the Church is requesting to
change the existing conditions of approval to reduce the on -site required parking from
506 to 444 parking spaces and to increase the maximum permitted enrollment from 260
students to 280 students.
Liberty Baptist Church School Expansion
September 6, 2007
Page 4
Existing Schedule of Operation
Public Services
Adult Bible Study and
Children's Sunday School
9:45 a.m., Sunday
Monday Service
11:00 a.m.
Sunday Morning Service
8:30 a.m.
11:00 a.m.
Evening Service
5:00 p.m. Sunday
7:00 p.m. Wednesday
Ladies Bible Studies
9:00 a.m. Thursday
Visitation Outreach
7:00 p.m. Thursday
School (K-12)*
Morning Day Care
7:00 a.m. to 8:00 a.m., Monday — Friday
School Hours
8:30 a.m. to 3:30 .m., Monday — Friday
Evening Day Care
3:30 p.m. to 6:00 .m., Monday — Friday
Office Hours
8:00 a.m. to 5:00 p.m.
Special Social Activities
(i.e. banquet, harvest party,
teen activity)
Range from 8:30 a.m. to 9:00 p.m.
- Daycare 1S for school SlUdentS only and not open to pGbllo.
Background
In 1974, the Planning Commission approved Use Permit No. 1726, permitting a master
plan of development for Mariner's Church (previous applicant). Specifically, the approval
provided for the construction of three, 17,430 square -feet (52,290 square -feet total)
combination classroom /office buildings, a 25,604 square -foot sanctuary, and a 10,000
square -foot fellowship hall, for a total of 87,894 square -feet of allowable development.
(Exhibit 3: 1974 Plan)
Phase 1 of the development, consisting of one classroom /office building and a
temporary auditorium, was completed in 1975. In 1978, four modular buildings on
permanent foundations were constructed on the site in place of one of the permitted
office /classroom buildings. In 1988, the temporary auditorium was converted into
administrative offices and classrooms, and a permanent auditorium building was
constructed. The fellowship hall was constructed in 1989. To date, a total of 58,623
square -feet of floor area has been permitted.
In 1987, the Planning Commission approved an amendment to Use Permit No. 1726 to
permit the establishment of an on -site, private elementary school for kindergarten
through sixth grade with extended day care. The approval provided for a maximum 140
Liberty Baptist Church School Expansion
September 6, 2007
Page 5
students and day care hours, both before and after school, beginning at 7:00 a.m. and
ending at 6:00 p.m., Monday through Friday.
In 1988, the Planning Commission approved an amendment to address the need for
additional off - street parking associated with the construction of the permanent
auditorium and fellowship hall through the use of on -site compact parking spaces and
off -site parking on an adjoining property. A parking demand analysis conducted for the
project concluded that 617 parking spaces would be required for the church, with 506
spaces proposed on -site. The remaining spaces were provided on the adjacent Toyota
Motor Land Company property through an informal parking agreement.
In 1998, Liberty Baptist Church acquired the site from Mariner's Church and the
Planning Commission approved an amendment to expand the operation of the
elementary school to include seventh through twelfth grade and increase the number of
students to 260.
Analysis
General Plan
The Land Use Element of the General Plan sets forth objectives, policies and limitations
for development in the City and designates the general distribution and location of land
uses and residential and commercial densities. The project site is designated for Private
Institutions (PI) land uses, which is intended to provide for privately owned facilities that
serve the public, including places for religious assembly, private schools, health care,
cultural institutions, museums, yacht clubs, congregate homes, and comparable
facilities. The proposed redevelopment of the existing private school's educational
facilities is consistent with this designation.
The subject property has been assigned a precise development limitation of 58,417
square feet (Anomaly No. 25). The 1974 approval of Use Permit No. 1726 permitted a
master plan of development for the church site totaling 87,894 square feet. However,
the 1988 Land Use Element update of the General Plan substantially reduced
residential and commercial densities permitted on properties throughout the City,
including the subject church site. The church site development was limited to 58,417
square feet, which is what was believed to be existing at the time. This allocation was
carried over into the 2006 General Plan as Anomaly No. 25. In order to implement the
original master plan of development and construct the new educational building, an
amendment to the General Plan is required to increase the precise development
limitation of the site to 84,585 square feet.
Proposed Educational Building 31,722 sq. ft.
Demolition (5,760 sq. ft.)
Existing S . Ft. over GP Development Limitation 152 sq. ft.
t_�_, ------- 26.412 sa. fL
Liberty Baptist Church School Expansion
September 6, 2007
Page 6
In considering the proposed amendment, the Planning Commission should consider the
following Land Use Element policies applicable to the project:
LU 5.6.2 Form and Environment
Require that new and renovated buildings be designed to avoid the use of styles, colors, and
materials that unusually impact the design character and quality of their location such as abrupt
changes in scale, building form, architectural style, and the use of surface materials that raise
local temperatures, result in glare and excessive illumination of adjoining properties and open
spaces, or adversely modify wind patterns.
LU 6.9.1 Adequate Community Supporting Uses
Accommodate schools, government administrative and operational facilities, fire stations and
police facilities, religious facilities, schools, cultural facilities, museums, interpretive centers, and
hospitals to serve the needs of Newport Beach's residents and businesses.
LU 6.1.2 Siting of New Development
Allow for the development of new public and institutional facilities within the City provided that the
use and development facilities are compatible with adjoining land uses, environmentally suitable,
and can be supported by transportation and utility infrastructure.
The proposed amendment is consistent with LU 5.6.2. The project has been designed
to be compatible in scale, mass, character, and architecture with the existing buildings
on the church campus. The proposed height of the building is similar in height to the
existing sanctuary and administration building, as well as the adjacent Toyota Motor
Land Company facility. Additionally, the proposed building will be screened from view
from Jamboree Road and Bison Avenue due to the grade separation of the project site
and existing mature landscaping that exists along the perimeter of the site.
The proposed amendment is consistent with LU 6.1.1 and serves the resident's needs
by increasing the development allocation of the site by 26,114 square feet for private
institutional use and accommodating the expansion and redevelopment of the existing
private school. The existing school currently utilizes 29 year -old modular buildings that
were intended for temporary use. Replacement of these aging structures with the new
educational building will provide students with a higher quality facility and better
atmosphere for learning.
Consistent with LU 6.1.2., the proposed amendment allows for the expansion of an
existing institutional facility that has been a part of the community since 1974, and to
date, has proven to be compatible with adjoining land uses. The project is also
separated from adjoining residential neighborhoods by major streets and will not result
in spill over traffic impacts normally associated with churches and schools in close
proximity to residential streets. Additionally, the Traffic Engineer has determined that the
proposed increase in student capacity would result in less than significant traffic impacts
on existing levels of service at intersections within the City.
Liberty Baptist Church School Expansion
September 6, 2007
Page 7
In addition to the policies contained within the Land Use Element, the Planning
Commission should consider the following Noise Element policies applicable to the
project:
N 1.1 (Noise Compatibility of New Development) - Require that all proposed projects are
compatible with the noise environment through use of Table N2, and enforce the interior and
exterior noise standards shown in Table N3.
N1.2 (Noise Exposure Verification for New Development) - Applicants for proposed projects that
require environmental review and are , located in areas projected to be exposed to a CNEL of 60
d8A and higher, as shown on Figure N4, Figure N5, and Figure N6 may conduct a field survey,
noise measurements or other modeling in a manner acceptable to the City to provide evidence
that the depicted noise contours do not adequately account for local noise exposure
circumstances due to such factors as, topography, variation in traffic speeds, and other applicable
conditions. These findings shall be used to determine the level of exterior or interior, noise
attenuation needed to attain an acceptable noise exposure level and the feasibility of such
mitigation when other planning considerations are taken into account.
N 2.1 (New Development) - Require that proposed noise - sensitive uses in areas of 60 d8A and
greater, as determined the analyses stipulated by Policy N1.1, demonstrate that they meet
interior and exterior noise levels.
N2.2 (Design of Sensitive Land Uses) - Require the use of walls, berms, interior noise insulation,
double paned windows, or other noise mitigation measures, as appropriate, in the design of new
residential or other new noise sensitive land uses that are adjacent to major roads. Application of
the Noise Standards in Table N3 shall govern this requirement.
Given its close proximity to Jamboree Road, the proposed location of the new
educational building is between the 65 and 70 CNEL roadway noise contours, as shown
on Figure N2 of the City's Noise Element (Exhibit 4: Noise Contours). Schools are
considered a noise - sensitive land use and per Table N2 (Land Use Compatibility Matrix)
of the Noise Element, classrooms are "Normally Incompatible" within the 65 -70 CNEL
roadway noise contours and new construction or development should be generally
discouraged. If new construction does proceed, a detailed analysis of noise reduction
requirements must be made and needed noise insulation features included in the
design (Exhibit 5: Compatibility Matrix).
The existing classrooms within the 4 modular buildings are currently located within the
65 -70 CNEL noise contours, similar to the proposed building. The applicant intends to
utilize non - operable windows on the building elevation facing Jamboree Road and the
use of increased insulation and sound attenuating doors and windows throughout the
building. To ensure that noise impacts do not prove detrimental to future students and
employees of the project, a condition of approval has been recommended requiring the
preparation of a detailed noise study to demonstrate that the permitted interior and
exterior noise levels can be met and to require any recommended mitigation measures
needed to achieve those standards to be implemented in the final design drawings
submitted for building permits.
Staff believes that, based on the analysis of the above General Plan policies, the
proposed project can be found consistent with the General Plan and the increase in
Liberty Baptist Church School Expansion
September 6, 2007
Page 8
development allocation can be approved. The proposed change to the Table LU2
(Anomaly Locations) of the Land Use Element of the General Plan is shown as Exhibit
"A" of the draft Planning Commission Resolution (Exhibit 1).
Charter Section 423 (Measure S)
Council Policy A -18 requires that proposed General Plan amendments be reviewed to
determine if a vote of the Newport Beach electorate would be required. If a project
generates more than 100 peak hour trips, 40,000 square feet of non - residential floor
area or exceeds 100 dwelling units, a vote of the electorate would be required if the City
Council approves the suggested General Plan Amendment. The proposed project is
located in Statistical Area L3 of the Land Use Element of the Newport Beach General
Plan and will require an increase of 26,114 square feet of non - residential intensity.
The proposed amendment does not create any new dwelling units and does not exceed
the non - residential floor area threshold. Additionally; based on the trip generation rates
contained in the Council Policy A -18, the proposed project is forecast to generate an
additional 40 AM peak hour trips and 40 PM peak hour trips.
26.114 1 1.50 AM 39.17 AM Trips
16.114 1 1.50 PM 39.17 PM Tnps
None of the three thresholds that require a vote pursuant to Charter Section 423 are
exceeded. No other amendments have been approved within Statistical Area L3 since
the adoption of the 2006 General Plan and no vote would be required based on
cumulative amendments. This amendment will be tracked for ten years in accordance
with Section 423.
Planned Community Amendment
The project site is located in Area 1 of the North Ford Planned Community (PC -5) and is
designated for General Industry / Government, Education & Institutional Facilities
(GI /GEIF) land uses. Section I (Statistical Analysis) of the PC Plan states that no
additional allowable square footage is allocated in Area 1; therefore, an amendment to
the PC Plan will be required to accommodate the additional 25,962 square feet of
additional development on the site (31,722 sq. ft. building — 5760 sq. ft. demo = 25,962
sq. ft.).
Additionally, churches and schools are not listed as permitted uses within Area 1 of the
PC; however, the staff report for the project indicated that the proposed church and
school were permitted since they were similar to other quasi - public uses in the PC, such
as the Post Office and the adjoining sub - station, and that they would not be adversely
affected by any of the other uses permitted in the area. For future clarification, staff
recommends the following changes to the Area 1 development standards:
Liberty Baptist Church School Expansion
September 6, 2007
Page 9
• Adding language to the Intent section clarifying that it is the intent of Area 1 to
permit the location of a combination of General Industrial uses and
Governmental, Educational and Institutional Facilities uses.
• Adding churches and schools to the Permitted Uses section.
• Including a provision within the Parking section that parking for churches and
schools shall be determined by use permit.
The proposed changes to the PC are shown as Exhibit "B" of the draft Planning
Commission Resolution (Exhibit 1). No changes to any other development regulations
are proposed or necessary to implement this project.
The existing and proposed development of the site have been designed in conformance
with the development standards for Area 1 GI /GEIF land uses as follows:
Site Area
1 acre min.
9.2 acres
9.2 acres
Setbacks
Front Jamboree Rd
30 feet
43 feet 9 inches
35 feet
Side (Bison Ave)
30 feet
30 feet
approx. 183 feet
Side
10 feet
approx. 132 feet
approx. 55 feet
Rear
0
approx. 695 feet
approx. 320 feet
Height
50 feet max.
41 feet (auditori um)
40 feet (tower)
46 feet tower finial
Coverage
50 percent
13.28
21.2%
Landscaping
Entire area
between curb
Front Setback
and front
(Special Landscape
setback line
Street)
consisting of
Met
Met
street trees,
trees, ground
cover and
shrubbery
All unpaved
areas not
utilized for
Other Setbacks
parking and
Met
Met
storage shall
be landscaped
with
roundcover
Liberty Baptist Church School Expansion
September 6, 2007
Paae 10
and /or shrub
and tree
material.
1 tree per 5
Parking Areas parking stalls Met Met
(89 trees min.)
Student Enrollment
The Newport Christian School currently utilizes a total of 12 classrooms: 8 classrooms
exist within the 4 modular buildings and 4 additional classrooms are located with the
administration building. Current student enrollment stands at 99 students.
The proposed new educational building will accommodate the school's classroom
needs with a total of 14 new classrooms and 1 science lab. The 4 classrooms that
currently exist within the administration building will be converted back to office /meeting
space after project implementation. With the school's classroom policy of 20 students
maximum, a total enrollment should not exceed 280 students (14 classrooms x 20
students = 280 students). However, to account for further growth and eliminate the need
to amend this Use Permit in the future, staff recommends permitting enrollment to a
maximum of 325 students (23.2 students per classroom), consistent with the maximum
allowable increase under the CEQA exemption (see Environmental Review section of
report).
Parking
A parking demand analysis was conducted for the 1988 amendment for the construction
of the permanent, 1,500 -seat auditorium and fellowship hall. The analysis concluded
that 617 parking spaces would be required for the church, with 506 spaces proposed
on -site. An informal off -site parking arrangement between the church and Toyota Motor
Land Company was accepted with the approval of the amendment; however, given that
the arrangement was informal, a condition of approval was imposed only requiring 506
on -site parking spaces (25 percent compact) and also included a condition requiring the
church to lengthen the time period between church services in order to facilitate the
turn -over of parking spaces.
As previously stated, in 1988 Liberty Baptist Church acquired the facility from Mariner's
Church. Since Liberty Baptist Church is a smaller congregation than Mariner's Church,
the auditorium was remodeled and the seating capacity was significantly reduced to 781
seats. Given the lack of demand for parking and increased demand for recreational area
associated with the school, the 62 spaces located at the northwesterly portion of the
property were converted into a basketball court and play area for the students. The total
number of parking spaces currently provided on -site is 444 spaces. Below is a basic
comparison of the approved and proposed parking in relationship to number of seats
within the main auditorium:
Liberty Baptist Church School Expansion
September 6, 2007
Given that parking demand for Sunday church services will exceed the parking
demands of the small, weekday, K -12 private school, staff has focused the discussion of
the adequacy of parking to the 11:00 a.m. Sunday service, which is the largest
gathering that occurs on -site at any given time. Based on the parking requirements
contained within Chapter 20.66 of the Zoning Code, the required parking for religious
assembly uses is 1 space per 3 seats or 1 space per 35 square feet used for assembly
purposes. The following table provides a breakdown of required parking for the project
site based on maximum capacity:
Only 3 of the assembly areas are used concurrently for adult services during the 11:00
a.m. Sunday service. In addition to the service held within the main auditorium, a small
Chinese - language (Mandarin) service is held within the rehearsal hall and a Spanish
service is held within the multi - purpose room. A total of 891 seats are provided, but only
an average of 321 adults actually attend service at this time. Additionally, children
attend Junior Church in small groups depending on grade level, for a total average of
460 persons (including employees) on -site at any one time. Since children typically
arrive with their parents, staff focused the parking demand based on the 3 adult
services that occur concurrently:
Available
Ratio
Demand
Church
Auditorium
781 fixed seats
1 space/3 seats
260.33
Rehearsal Hall
1,475 sq. ft.
1 space/35 sq. ft.
42.14
Fellowship Hall
Multi- Purpose
Room
4,398 sq. ft.
1 space /35 sq. ft.
125.65
Fireside Meeting
Room
609 sq. ft.
1 space /35 sq. ft.
17.4
Total
443 spaces
Only 3 of the assembly areas are used concurrently for adult services during the 11:00
a.m. Sunday service. In addition to the service held within the main auditorium, a small
Chinese - language (Mandarin) service is held within the rehearsal hall and a Spanish
service is held within the multi - purpose room. A total of 891 seats are provided, but only
an average of 321 adults actually attend service at this time. Additionally, children
attend Junior Church in small groups depending on grade level, for a total average of
460 persons (including employees) on -site at any one time. Since children typically
arrive with their parents, staff focused the parking demand based on the 3 adult
services that occur concurrently:
Liberty Baptist Church School Expansion
September 6, 2007
Page 12
Based on the above parking analysis, staff believes the 444 parking spaces provided
on -site are sufficient to meet the maximum projected parking needs of the church facility
during its largest gathering, as well as meet the parking demands of the expanded
private school operation. Additionally, actual observed parking demands is significantly
less as illustrated in the Construction Management Plan prepared by the applicant (see
discussion below).
Construction Management Plan
Per the request of the City Public Work's Department, the applicant has prepared a
Construction Phasing Report for the project to verify that sufficient on -site parking will
exist during the construction of the project for construction activities and daily school
and church operational needs (Exhibit 6). That report concludes that during
construction, 106 parking spaces are expected to be utilized for construction staging,
temporary trailer, and construction worker parking. The remaining 338 parking spaces
will remain available to the school and church. Typically, on weekdays, the Church uses
approximately 20 spaces for staff, teacher, and visitor parking, plus 2 spaces for bus
parking. On Sundays, approximately 45 stalls are used during the 8:30 a.m. service,
140 stalls during the 10:00 a.m. service, 200 stalls during the 11:00 a.m. service, and
100 stalls during the 5:00 p.m. service. Construction activities are proposed to occur on
weekdays only and will not affect the Sunday Church activities. Based on the
information in the report, staff believes the site should have sufficient parking to
accommodate the daily activities of the Church and school during the construction
phase of the project.
General Use Permit Findings
Section 20.91.075 of the Zoning Code requires that the Planning Commission make
certain general findings for Use Permit requests. These findings, and facts in support of
such findings, are listed and discussed below.
J. That the proposed location of the use is in accord with the objectives of this code
and the purposes of the district in which the site is located.
Available
Ratio
Demand
Church
Auditorium
781 fixed seats
1 space/3 seats
260.33
Rehearsal Hall
40 movable seats
1 space/3 seats
13.33
Fellowship Hall
Multi- Purpose
Room
70 movable seats
1 space /3 seats
23.33
Total
891 seats
297 spaces
Based on the above parking analysis, staff believes the 444 parking spaces provided
on -site are sufficient to meet the maximum projected parking needs of the church facility
during its largest gathering, as well as meet the parking demands of the expanded
private school operation. Additionally, actual observed parking demands is significantly
less as illustrated in the Construction Management Plan prepared by the applicant (see
discussion below).
Construction Management Plan
Per the request of the City Public Work's Department, the applicant has prepared a
Construction Phasing Report for the project to verify that sufficient on -site parking will
exist during the construction of the project for construction activities and daily school
and church operational needs (Exhibit 6). That report concludes that during
construction, 106 parking spaces are expected to be utilized for construction staging,
temporary trailer, and construction worker parking. The remaining 338 parking spaces
will remain available to the school and church. Typically, on weekdays, the Church uses
approximately 20 spaces for staff, teacher, and visitor parking, plus 2 spaces for bus
parking. On Sundays, approximately 45 stalls are used during the 8:30 a.m. service,
140 stalls during the 10:00 a.m. service, 200 stalls during the 11:00 a.m. service, and
100 stalls during the 5:00 p.m. service. Construction activities are proposed to occur on
weekdays only and will not affect the Sunday Church activities. Based on the
information in the report, staff believes the site should have sufficient parking to
accommodate the daily activities of the Church and school during the construction
phase of the project.
General Use Permit Findings
Section 20.91.075 of the Zoning Code requires that the Planning Commission make
certain general findings for Use Permit requests. These findings, and facts in support of
such findings, are listed and discussed below.
J. That the proposed location of the use is in accord with the objectives of this code
and the purposes of the district in which the site is located.
Liberty Baptist Church School Expansion
September 6, 2007
Page 13
The project site is located in the North Ford Planned Community District and is
designated for General Industry I Government, Education & Institutional Facilities land
uses. The church and private school use of the site are consistent with this designation.
Should the Planned Community Development Plan Amendment be approved
specifically permitting the uses within Area 1 and increasing the development allocation,
the project can be found in accord with the objectives and purpose of the district.
2. That the proposed location of the use permit and the proposed conditions under
which it would be operated or maintained will be consistent with the General
Plan and the purpose of the district in which the site is located; will not be
detrimental to the public health, safety, peace, morals, comfort, or welfare of
persons residing or working in or adjacent to the neighborhood of such use; and
will not be detrimental to the properties or improvements in the vicinity or to the
general welfare of the city.
Should the General Plan Amendment be approved, the existing church and proposed
school expansion, pursuant to the conditions of approval, can be found consistent with
the Private Institutions land use designation which is intended to provide for privately -
owned facilities that serve the public, including places for religious assembly and private
schools.
Staff believes the project will not be detrimental to the public or properties in the vicinity,
or to the general welfare of the City for the following reasons:
• The existing school has operated in this location for several years and has not
proven to be detrimental to properties in the vicinity.
• The new education building will be screened from public view due to the grade
separation from Jamboree Road and Bison Avenue down to the site and the
large and mature perimeter landscaping.
• The increase in the number of students from 260 to 325 will increase the
weekday parking demand, which can be accommodated by the 444 parking
spaces provided on -site.
• The increased school enrollment is projected to result in an increase of 71
average daily trips, which is less than significant and can be accommodated
within the capacity of the existing roadways.
• To insure the existing roadway noise from Jamboree Road is not detrimental to
the future students and employees, a detailed noise study is required as a
condition of project approval to demonstrate that the permitted interior and
exterior noise levels can be met and to require any recommended mitigation
measures needed to achieve those standards to be implemented.
Liberty Baptist Church School Expansion
September 6, 2007
Page 14
• The project has been conditioned so as to control and reduce excess lighting and
to avoid off -site light spillage.
• Based on the Construction Management Plan, an adequate supply of on -site
parking will be available during the temporary construction phase of the project.
• The 444 on -site parking spaces are adequate to serve the parking demand for
the new educational building and weekday operations, as well as the existing
large Sunday service gatherings, given the significant reduction in seating
capacity within the remodeled auditorium (1,500 seats to 781 seats) and the
required minimum interval between church services.
3. That the proposed use will comply with the provisions of this code, including any
speciflc condition required for the proposed use in the district in which it would
be located.
The project meets the development standards of the North Ford Planned Community
related to building setbacks, height, site coverage, and landscaping. The proposed
conditions of approval for this project will ensure that all conflicts with surrounding land
uses are minimized to the greatest extent possible or eliminated.
Airport Land Use Commission
Projects requiring General Plan Amendments that are located within the Airport
Environs Land Use Plan ( AELUP) Airport Planning Area must be referred to the Orange
County Airport Land Use Commission (ALUC) for a determination of consistency with
the AELUP prior to adoption by the City. The ALUC requires referrals to be reviewed
between Planning Commission and City Council hearing dates. Therefore, the project is
anticipated to heard at the next available ALUC meeting on September 20, 2007 with a
City Council hearing scheduled for October 9, 2007. Staff anticipates approval of the
project given the project's consistency with the heights of the existing church and
surrounding buildings in the vicinity.
Summary
Staff believes the proposed project is in substantial conformance with the original
master plan of development approved in 1974 and that the General Plan Amendment
does not conflict with the policies identified in the General Plan, does not exceed any of
the thresholds for a vote established by Charter Section 423 and that the 26,114
square -foot increase in floor area within the statistical area can be supported. Staff
believes that the Planned Community Development Plan Amendment request for the
increase in floor area can also be supported, as the proposed use meets all the
development standards specified in the North Ford Planned Community. The project will
not be detrimental to the adjacent industrial and public facilities, or to the residential
neighborhoods located across Jamboree Road and Bison Avenue, since the height of
the proposed building is compatible with the heights of the existing buildings on the
Liberty Baptist Church School Expansion
September 6, 2007
Page 15
church campus. The building will be screened from view due to the grade separation of
the adjacent streets and existing mature landscaping that exists along the perimeter of
the site. The school expansion will only increase student capacity by 65 students,
generating 71 average daily trips, which is less than significant and not expected to
create any traffic impacts. On -site parking of 444 spaces is adequate to serve the
parking demand for the new educational building and weekday operations, as well as
the existing large Sunday service gatherings, given the significant reduction is seating
capacity within the auditorium and lengthen time between church services.
Alternatives
1. If the Planning Commission determines that not all the facts in support of the
findings can be made, the Planning Commission should direct staff to prepare
findings and a resolution denying the requests and return at the next Planning
Commission meeting date with such resolution for adoption.
2. The Planning Commission may suggest specific design modifications determined to
be needed in order to make required findings for6 approval. If this is done, the item
should be continued if the changes are reasonable and easy to incorporate. If
substantial changes are directed, the item should be removed from calendar to
allow redesign of the project.
Environmental Review
The project qualifies for a Categorical Exemption pursuant to Section 15314 (Minor
Additions to Schools) of the Implementing Guidelines of the California Environmental
Quality Act (CEQA). The exemption consist of minor additions to existing schools within
existing school grounds where the addition does not increase original student capacity
by more than 25 percent, or ten classrooms, whichever is less. The proposed project
results in a total of 14 classrooms, an increase of 3 classrooms (14 proposed — 11
existing = 3 new classrooms). The proposed project will increase student capacity to a
maximum of 325 students, which is an increase of exactly 25% (325 proposed — 260
existing = 65 student or 25 %). Therefore, the project meets the criteria to qualify for this
exemption.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property and posted at the site a minimum of 10 days in advance of this
hearing consistent with the Municipal Code. Additionally, the item appeared upon the
agenda for this meeting, which was posted at City Hall and on the city website.
Prepared by:
EXHIBrrS
1. Draft resolution
2. Project Plans
3. 1974 Master Plan of Development (UP1726)j
4. Noise Contours Exhibit
5. Table N2 — Compatibility Matrix
6. Construction Management Plan
Liberty Baptist Church School Expansion
September 6, 2007
Page 16
Submitted by:
cd
Davi Lepo, Plan ' g Director
F:1UsersTLMShared\PA'sTAs - 2006 1PA2006 -0791UP2006- 006PCrpt.doc
Exhibit No. 1
Draft Resolution
0
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING APPROVAL OF GENERAL PLAN
AMENDMENT NO. 2006 -004 TO INCREASE THE PRECISE DEVELOPMENT
LIMIT OF ANOMALY SITE NO. 26 WITHIN STATISTICAL AREA L3 TO 86,646
SQUARE FEET AND PLANNED COMMUNITY DEVELOPMENT PLAN
AMENDMENT NO. 2006 -003 TO INCLUDE THE EXISTING CHURCH AND
SCHOOL AS PERMITTED USES WITHIN SITE 1 AND ALLOCATE 26,962
SQUARE FEET OF ADDITIONAL ALLOWABLE DEVELOPMENT, AND AN
AMENDMENT TO USE PERMIT NO. 1726 TO PERMIT THE
REDEVELOPMENT AND EXPANSION OF THE PRIVATE SCHOOL FACILITY
WITHIN THE EXISTING CHURCH SITE (PA 2006 -079)
WHEREAS, an application was filed by Dwight Tomlinson, on behalf of Liberty Baptist
Church, property owner, with respect to property located at 1000 Bison Avenue, and legally
described as Parcel 2 on a Map filed in Book 41, Page 27, Parcel Maps, in the County of
Orange, proposing to amend the Land Use Element of the General Plan to increase the
precise development limit of Anomaly Site No. 25 from 58,471 square feet to 84,585 square
feet and amend the North Ford Planned Community Text (PC -5) to include the existing
church and school as permitted uses within the General Industry/Government, Education &
Institutional Facilities (Area 1) land use designation and to allocate 25,962 of additional
development. Additionally, an amendment to Use Permit No. 1726 is.proposed to for the
redevelopment and expansion of the existing private school within the Liberty Baptist Church
site. The applicant proposes to demolish 4 modular classroom buildings (totaling 5,760
square feet) and construct a new two -story, 31,722 square -foot educational building and
gymnasium; and
WHEREAS, a public hearing was held on September 6, 2007, in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the meeting was given in accordance with the Municipal Code. Evidence, both
written and oral, was presented to and considered by the Planning Commission at this
meeting, and
WHEREAS, the property is designated Private Institutions (PI) by the General Plan Land
Use Element. The City has adopted Planned Community District Regulations (PC -5 North Ford)
that establish development standards and use regulations to implement the General Plan. The
property is presently improved as the Liberty Baptist Church development and private school
with a 24,333 square -foot sanctuary/auditorium, a 9,100 square -foot fellowship hall, a 19,430
square -foot administration building (office /classroom), and 4 temporary modular classroom
buildings (totaling 5,760 square feet), for a total development of 58,623 square feet; and
WHEREAS, the Land Use Element of the General Plan sets forth objectives, policies
and limitations for development in the City and designates the general distribution and
location of land uses and residential and commercial densities. The project site is designated
for Private Institutions (PI) land uses, which is intended to provide for privately owned
facilities that serve the public, including places for religious assembly, private schools, health
care, cultural institutions, museums, yacht clubs, congregate homes, and comparable
Planning Commission Resolution No. _
Page 2 of 31
facilities. The proposed redevelopment of the existing private school's educational facilities is
consistent with this designation; and
WHEREAS, the subject property has been assigned a precise development limitation
of 58,471 square feet (Anomaly No. 25), which was carried over from the 1988 Land Use
Element and was believed to be the existing floor area that existed at the time the 1988 Land
Use Element was adopted. Therefore, in order to implement the original master plan of
development and construct the new educational building, an amendment to the General Plan
is required to increase the precise development limitation of the site to 84,585 square feet;
and
WHEREAS, Land Use Element Policy LU 5.6.2 requires new and renovated buildings
to be designed to avoid the use of styles, colors, and materials that unusually impact the
design character and quality of their location such as abrupt changes in scale, building form,
architectural style. The project has been designed to be compatible in scale, mass,
character, and architecture with the existing buildings on the church campus. The proposed
height of the building is similar in height to the existing sanctuary and administration building,
as well as the adjacent Toyota Motor Land Company facility. Additionally, the proposed
building will be screened from view from Jamboree Road and Bison Avenue due to the grade
separation of the project site and existing mature landscaping that exists along the perimeter
of the site; and
WHEREAS, Land Use Element Policy LU 6.1.1 encourages the accommodation of
community supporting uses, such as schools and religious facilities. The proposed amendment
serves the residents needs by increasing the development allocation for the private institutional
use and accommodating the expansion and redevelopment of the existing private school. The
existing school currently utilizes 29 year -old modular buildings that were intended for
temporary use. Replacement of these aging structures with the new educational building will
provide students with a higher quality school and better atmosphere for learning; and
WHEREAS, Land Use Element Policy LU 6.1.2 encourages the development of new
institutional facilities provided that they are compatible with adjoining land uses,
environmentally suitable, and can be supported by transportation and utility infrastructure.
The proposed amendment allows for the expansion of an existing institutional facility that has
been a part of the community since 1974, and to date, has proven to be compatible with
adjoining land uses. The project is also separated from adjoining residential neighborhoods
by major streets and will not result in spill over traffic impacts normally associated with
churches and schools in close proximity to residential streets. Additionally, the Traffic
Engineer has determined that the proposed increase in student capacity would result in less
than significant traffic impacts on existing levels of service at intersections within the City; and
WHEREAS, the Noise Element of the General Plan contains policies to minimize land
use conflicts between various noise sources and minimizing motor vehicle traffic impacts on
sensitive noise receptors. Given the project's close proximity to Jamboree Road, the proposed
location of the new educational building is between the 65 and 70 CNEL roadway noise
contours. Schools are considered a noise - sensitive land use and are "Normally Incompatible"
within the 65 -70 CNEL roadway noise contours and new construction or development should
ON
Planning Commission Resolution No. _
Page 3 of 31
be generally discouraged. If new construction does proceed, a detailed analysis of noise
reduction requirements must be made and needed noise insulation features included in the
design; and
WHEREAS, the existing classrooms within the 4 modular buildings are currently
located within the 65 -70 CNEL noise contours, similar to the proposed building. However,
given the grade separation between the project site and the adjacent roadways, and the fact
that the site is buffered from the roadways by tall mature trees and landscaping, noise
impacts from Jamboree Road may be decreased. Additionally, the applicant intends to utilize
non - operable windows on the building elevation facing Jamboree Road and the use of
increased insulation and sound attenuating doors and windows throughout the building. To
ensure that noise impacts do not prove detrimental to future students and employees of the
project, a condition of approval has been recommended requiring the preparation of a
detailed noise study to demonstrate that the permitted interior and exterior noise levels can
be met and to require any recommended mitigation measures needed to achieve those
standards to be implemented in the final design drawings submitted for building permits; and
WHEREAS, Charter Section 423 requires all proposed General Plan Amendments to
be reviewed to determine if the square footage, peak hour vehicle trip or dwelling unit
thresholds have been exceeded and a vote by the public is required. This project has been
reviewed in accordance with Council Policy A -18 and a voter approval is not required as the
project represents an increase of 39.17 — A.M. and 39.17 — P.M. peak hour trips, 26,114
gross square feet of non - residential floor area and zero residential units. Therefore, none of
the three thresholds to require a vote pursuant to Charter Section 423 are exceeded. No
other prior amendments have been approved within Statistical Area L3, and therefore no vote
would be required based on cumulative amendments. This amendment will be tracked for ten
years in accordance with Section 423, and
WHEREAS, the project site is located in Area 1 of the North Ford Planned Community
(PC -5) and is designated for General Industry / Government, Education & Institutional
Facilities (GI /GEIF) land uses. Section I (Statistical Analysis) of the PC states that 0 square
feet of additional allowable square footage is allocated in Area 1; therefore, an amendment to
the Planned Community is will be required to accommodate the additional 25,962 square feet
of additional development on the site (31,722 sq. ft. building — 5760 sq. ft. demo = 25,962 sq.
ft.); and
WHEREAS, churches and schools are not specifically listed as permitted uses within
Area 1 of the North Ford Planned Community; however, in reviewing the original staff report
for the project, it was stated that the proposed church and school were permitted since they
were similar to other quasi- public uses in the PC, such as the Post Office and the adjoining
sub - station, and that they would not be adversely affected by any of the other uses permitted
in the area. For future clarification, the Area 1 development standards of the PC is proposed
be amended to include churches and schools as permitted uses with a use permit; and
WHEREAS, a Use Permit for the redevelopment and expansion of the private school
with the existing Liberty Baptist Church site has been prepared and approved in accordance
Planning Commission Resolution No. _
Page 4 of 31
with Section 20.91.035 of the Newport Beach Municipal Code based on the following findings
and facts in support of such findings:
1. Finding: That the proposed location of the use is in accord with the objectives of this
code and the purposes of the district in which the site is located.
Facts in Support of Finding: The project site is located in the North Ford Planned
Community District and is designated for General Industry / Government, Education &
Institutional Facilities land uses. The church and private school use are private
institutional uses, consistent with the purpose of the district.
2. Finding: That the proposed location of the Use Permit and the proposed conditions
under which it would be operated or maintained will be consistent with the General
Plan and the purpose of the district in which the site is located; will not be detrimental
to the public health, safety, peace, morals, comfort, or welfare of persons residing or
working in or adjacent to the neighborhood of such use; and will not be detrimental to
the properties or improvements in the vicinity or to the general welfare of the city.
Facts in Support of Finding:
a+ The existing church and proposed school expansion, pursuant to the conditions
of approval, are consistent with the Private Institutions land use designation
which is intended to provide for privately owned facilities that serve the public,
including places for religious assembly and private schools.
b. The project has been conditioned to regulate the design and operation of use to
minimize impacts to adjacent uses, as well as future students and employees of
the proposed building. Specifically, the project will not be detrimental to the
public for the following reasons:
• The existing school has operated in this location for several years, and to
date, has not proven to be detrimental to properties in the vicinity.
• The new education building will be screened from public view due to the
grade separation from Jamboree Road and Bison Avenue down to the site
and the large and mature perimeter landscaping.
• The increase in the number of students from 260 to 325 will increase the
weekday parking demand, which can easily be accommodated by the 444
parking spaces provided on -site.
• The increased school enrollment is projected to increase in a total of 71
average daily trips, which is considered to be less than significant and can
be accommodated within the capacity of the existing roadways.
• To insure the existing roadway noise from Jamboree Road is not detrimental
to the future students and employees, the project has been conditioned to
a
Planning Commission Resolution No. _
Page 5 of 31
prepare a detailed noise study to demonstrate that the permitted interior and
exterior noise levels can be met and to require any recommended mitigation
measures needed to achieve those standards to be implemented.
The project has been conditioned to control and reduce excess lighting and
to avoid off -site light spillage.
Based on the Construction Management Plan, the daily Church and school
activities will continue to maintain an adequate supply of on -site parking
during the temporary construction phase of the project.
The 444 on -site parking spaces is adequate to serve the parking demand for
the new educational building and weekday operations, as well as the
existing large Sunday service gatherings, given the significant reduction is
seating capacity within the remodeled auditorium and lengthen time
between church services.
3. Finding: That the proposed use will comply with the provisions of this code, including
any specific condition required for the proposed use in the district in which it would be
located.
Facts in Support of Finding: The project meets the development standards of the North
Ford Planned Community related to building setbacks, height, site coverage, and
landscaping. There are no conditions regarding this specific use. The proposed
conditions of approval for this project will ensure that all conflicts with surrounding land
uses are minimized to the greatest extent possible or eliminated.
WHEREAS, the project qualifies for a Categorical Exemption pursuant to Section 15314
(Minor Additions to Schools) of the Implementing Guidelines of the California Environmental
Quality Act (CEQA). The exemption consist of minor additions to existing schools within
existing school grounds where the addition does not increase original student capacity by
more than 25% or ten classrooms, whichever is less. The proposed project results in a total
of 14 classrooms, an increase of 3 classrooms (14 proposed — 11 existing = 3 new
classrooms). Additionally, the proposed project will increase student capacity to a maximum
of 325 students, which is an increase of exactly 25% (325 proposed — 260 existing = 65
student or 25 %). Therefore, the project meets the criteria to qualify for this exemption; and
NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS:
Section No. 1. Based on the aforementioned findings, the Planning Commission
hereby recommends approval of General Plan Amendment No. 2006 -004 per Exhibit °A" and
Planned Community Development Plan Amendment No. 2006 -003 per the revised North Ford
Planned Community District regulations depicted in Exhibit °B" subject to the conditions of
approval listed in Exhibit "C'.
PASSED, APPROVED AND ADOPTED THIS 6th DAY OF SEPTEMBER 2007.
M
FEW
Robert Hawkins, Chairman
Bradley Hillgren, Secretary
Planning Commission Resolution No.
Page 6 of 31
AYES:
ABSENT:
NOES:
11
Planning Commission Resolution No. _
Page 7 of 31
Exhibit "A"
The following changes will be made to the Table LU2 (Anomaly Locations) of Land Use Element
and all other provisions of the Land Use Element shall remain unchanged:
;5
Planning Commission Resolution No. _
Page 8 of 31
Table
Anoritaly
Number
Skfisfic
Area
banct US*
Desaft9wadMMM
Developmerd
UmM
De 4wtUmlt
AddNonWk*maron
1
L4
MU -H2
460,095
471 Hotel Rooms (not included
in total square footage)
2
L4
MU -H2
1,060,146
3
L4
CO-G
734,641
4
L4
MU -H2
250,176
5
L4
MU -H2
32,500
6
L4
MU -H2
34,500
7
L4
MU -H2
81,372
8
L4
MU -H2
442,775
9
L4
CG
120,000
164 Hotel Rooms (included in
total square footage)
10
L4
MU -H2
31,362
349 Hotel Rooms (not included
in total square footage)
11
L4
CG
11,950
12
L4
MU -H2
457,880
13
L4
CO -G
288,264
14
L4
CO- G/MU -H2
860,884
15
L4
MU -H2
228,214
16
L4
CO-G
344,231
17
L4
MU H2
33,292
304 Hotel Rooms (not included
in total square footage)
18
L4
CG
225,280
19
L4
CG
228,530
21
J6
COG
687,000
Office: 660,000 sf
Retail: 27,000 sf
CV
300 Hotel Rooms
22
J6
CO -G
70,000
Restaurant: 8000 sf, or
Office: 70,000 sf
23
K2
PR
15,000
24
L3
IG
89,624
25
L3
PI
5$,44-7
61w
26
L3
IG
33,940
27
L3
IG
86,000
28
L3
IG
110,600
29
L3
CG
47,500
30
M6
CG
54,000
31
L2
PR
75,000
32
L2
PI
34,000
0
Planning Commission Resolution No. _
Page 9 of 31
Table
Anomaly
Numb*f
S►aMSUcaf
Aron
Land Ufe
DeskmaWn
Devabprtwnt
(1m#
Development LknR Othsf
Adcftnarfnformallon
33
M3
PI
163,680
Administrative Otfice and
Support Facilitates: 30,000 sf
Community Mausoleum and
Garden Crypts: 121,680 sf
Family Mausoleums:
12,000 sf
34
L1
CO-R
464,348
35
L1
CO-R
199,095
36
L1
CO -R
227,797
37
L1
CO -R
131,201
2,050 Theater Seats (not
included in total square footage)
38
L1
1 CO -M
443,627
39
L1
MU -H3
408,084
40
L1
MU -H3
1,426,634
425 Hotel Rooms (included in
total Square Footage)
41
L1
CO-R
327,671
42
L1
CO -R
286,166
43
L1
CV
611 Hotel Rooms
44
L1
CR
1,619,525
1,700 Theater Seats (not
included in total square footage)
45
L1
CO-G
162,364
46
L1
MU -H31PR
3,725
24 Tennis Courts
Residential permitted in
accordance with MU -H3.
47
L1
CG
105,000
48
L1
MU -H3
337,261
49
L1
PI
45,208
50
L1
CG
25,000
51
K1
PR
20,000
52
K1
CV
479 Hotel Rooms
53
K1
PR
567,500
See Settlement Agreement
54
it
CM
2,000
55
H3
PI
119,440
56
A3
PI
765,349
57
A3
PI
577,889
58
J5
PR
20,000
59
H4
MU -W1
487,402
157 Hotel Rooms and 144
Dwelling Units (included in total
square footage)
60
N
CV
2,660,000
2,150 Hotel Rooms (included in
total square footage)
61
N
CV
125,000
62
L2
CG
2,300
63
G1
CN
66,000
s
Planning Commission Resolution No. _
Page 10 of 31
Table
Anomaly
Number
SkMsfk&
Area
LondUse
Deikinalfon
Developme!
Umit
Development UmR
AddMonol InfomwHort
64
M3
CN
74,000
65
M5
CN
80,000
66
J2
CN
138,500
67
D2
PI
20,000
68
L3
PI
71,150
69
K2
CN
75,000
70
D2
RM -D
Parking Structure for Bay
Island (No Residential Units)
71
L1
CO -G
11,630
72
L1
CO-G
8,000
73
A3
CO -M
350,000
74
L1
PR
35,000
x
Planning Commission Resolution No. _
Page 11 of 31
Exhibit "B"
The following changes will be made to the Table of Contents, Introduction, Section I (Statistical
Analysis), and Section IV (Area 1) of the North Ford Planned Community Development Plan and
all other provisions of the PC Text shall remain unchanged.
TABLE OF CONTENTS
Page
INTRODUCTION 4
SECTION I
STATISTICAL ANALYSIS
6
SECTION II
GENERAL NOTES
7
SECTION III
DEFINITIONS
9
SECTION IV
LIGHT GENERAL INDUSTRYFGON ,
EDUCATION AP01NSPIT NVtACII S Aftk 1
M
11
Subsection A
Intent
11
Subsection B
Permitted Uses
11
Subsection C
Building Site Area
12
Subsection D
Building Setbacks
12
Subsection E
Site Coverage
13
Subsection F
Building Height
13
Subsection G
Signs
13
Subsection H
Sign Standards
14
Subsection 1
Parking
14
Subsection J
Landscaping
15
Subsection K
Loading Areas
17
Subsection L
Storage Areas
17
Subsection M
Refuse Collection Areas
17
Subsection N
Telephone and Electrical Service
17
Subsection O
Sidewalks
18
Subsection P
Nuisances
18
SECTION V
GENERAL INDUSTRY AND GOVERNMENTAL, EDUCATIONAL
AND INSTITUTIONAL FACILITIES AREA 2; GENERAL
INDUSTRY, AREA 2a (Mini- Storage Use)
19
Subsection A
Intent
19
Subsection B
Permitted Uses
19
Subsection C
Building Site Area
20
Subsection D
Setbacks
20
Subsection E
Site Coverage
20
3�
Planning Commission Resolution No. _
Page 12 of 31
Subsection F
Building Height
20
Subsection G
Signs
21
Subsection H
Sign Standards
22
Subsection I
Parking
22
Subsection J
Landscaping
23
Subsection K
Loading Areas
24
Subsection L
Storage Areas
25
Subsection M
Refuse Collection Areas
25
Subsection N
Telephone and Electrical Service
25
Subsection O
Sidewalks
25
Subsection P
Nuisances
25
SECTION VI
COMMERCIAL, AREA 3
26
Subsection A
Intent
26
Subsection B
Permitted Uses
26
Subsection C
Building Site Area
26
Subsection D
Setbacks
26
Subsection E
Signs
27
Subsection F
Building Height
28
Subsection G
Sign Standards
28
Subsection H
Parking
28
Subsection I
Landscaping
28
Subsection J
Loading Areas
30
Subsection K
Storage Areas
30
Subsection L
Refuse Collection Areas
30
Subsection M
Telephone and Electrical Service
30
Subsection N
Pedestrian Access
30
SECTION VII
SERVICE STATION DEVELOPMENT STANDARDS
31
Subsection A
Setbacks
31
Subsection B
Minimum Building Site Area
31
Subsection C
Signs
31
Subsection D
Sign Standards
32
Subsection E
Parking
32
Subsection F
Landscaping
32
Subsection G
Screening
33
Subsection H
Refuse Collection Areas
33
SECTION VIII
MULTI - FAMILY RESIDENTIAL, AREA 4
34
Subsection A
Uses Permitted
34
Subsection B
Attached Residential Standards
34
Subsection C
Open Space
36
Subsection D
Site Plan Review
36
SECTION IX
RESIDENTIAL - AREA 5
39
Subsection A
Uses Permitted
39
Subsection B
Attached Residential Standards
39
Planning Commission Resolution No. _
Page 13 of 31
Subsection C Detached Residential Standards 41
SECTION X PARK, AREA 6 44
SECTION XI SIGNS 45
INTRODUCTION
The North Ford PC (Planned Community) District of the City of Newport Beach is a part of the Irvine
Industrial Community originally developed in conjunction with the Irvine Ranch Southern Sector
General Land Use Plan which was approved by the Orange County Planning Commission and the
Orange County Board of Supervisors.
The purpose of this Planning Community District is to provide a method whereby property may be
classified and developed for light industrial uses, Govmu*"4 Efte"A •&Wii- :IWAWW%0{
00" compatible commercial activity, professional and business offices, residential units, and
park. The specifications of this district are intended to provide flexibility for both the land use and
development standards in planned building groups. This PC district also provides a statistical core
consistent with the City of Newport Beach General Plan upon which detailed development plans may
be prepared.
The provisions of this Ordinance, notwithstanding all applicable requirements of the City of Newport
Beach Zoning Code, shall apply. Anything not addressed by this text shall be subject to the provisions
of the Newport Beach Municipal Code.
For the San Diego Creek South parcel (Area No. 4), this text will serve only as core PC text
delineating land use. Prior to any further discretionary actions for this site, amendments to this district
shall be required to establish intensity of development and site design criteria including, but not limited
to, building setbacks, building heights, parking requirements, grading, landscaping, and street and
circulation requirements.
Planning Commission Resolution No. _
Page 14 of 31
ENERAL'INDUSTRY /
OVERNMENT, EDUCATION &
NSTITUfIONAL FACILITIES
O•
COMMERCIAL
.c
wPARK
OPEN
North Ford /San Diego Creek
Planned Community
LAND USE PLAN
REVISED LAM USE PLAN : AMENDMENT NO. 790
City of Irvine
F
NORTH
3q
SPECIAL LANDSCAPED
STREET
RESIDENTIAL
wPARK
OPEN
North Ford /San Diego Creek
Planned Community
LAND USE PLAN
REVISED LAM USE PLAN : AMENDMENT NO. 790
City of Irvine
F
NORTH
3q
Planning Commission Resolution No. _
Page 15 of 31
SECTION I STATISTICAL ANALYSIS
North Ford
The above statistics are based on gross acreage and do not account for buildable area.
In Area 2a, development is limited to mini- storage facility use with a maximum floor area of 110,600 sq.
ft. Development may include one dwelling unit for an owner /manager including two garage spaces,
provided that such residential use will be incidental to the mini- storage use and will not alter the character
of the premises. In Area 2, the additional allowable square footage is allocated for the expansion of the
Synagogue site.
In Area 2b, development is limited to mini- storage facility use with a maximum floor area of 86,000 sq. ft.
Development may include one dwelling unit for an owner /manager including two garage spaces, provided
35
Approx.
Additional
Additional
Gross
Allowable
Allowable
Area
Acres
Sa• Ft•
DU's
General Industry -GEIF
1
16.7
-O- 2;
-0-
General Industry-GEIF
2
20.7
40,000
-0-
General Industry
(Mini- Storage)
2a
2.8
110,600
1
2b
2.0
86,000
1
TOTAL
42.2
236,609 242402,
2
Approx.
Additional
Additional
Gross
Allowable
Allowable
Area
Acres
Sa. Ft.
DU's
Commercial
3
5.0
50,000
-0-
Multi- Family
Residential
4
18.6
Undetermined
300
Open Space
4a
2.4
Residential
5
79.0
-0-
888
Park
6
12.0
-0-
-0-
TOTAL
117.0
50,000
1,188
The above statistics are based on gross acreage and do not account for buildable area.
In Area 2a, development is limited to mini- storage facility use with a maximum floor area of 110,600 sq.
ft. Development may include one dwelling unit for an owner /manager including two garage spaces,
provided that such residential use will be incidental to the mini- storage use and will not alter the character
of the premises. In Area 2, the additional allowable square footage is allocated for the expansion of the
Synagogue site.
In Area 2b, development is limited to mini- storage facility use with a maximum floor area of 86,000 sq. ft.
Development may include one dwelling unit for an owner /manager including two garage spaces, provided
35
Planning Commission Resolution No. _
Page 16 of 31
that such residential use will be incidental to the mini - storage use and will not alter the character of the
premises.
SECTION IV I IGHT GENERAL INDUSTRY / G9 1
z NDINSTWTMALFAG')kLFISS, AREA 1
A. Intent
It is the intent of this district to permit the location of a combination of light industrial and 10 0
9111 -1 and -fns bti&a9'V*Mflee uses. provided beef
peratf4ppvlded t py are confined within a building or buildings, or do not contribute
excessive noise, dust, smoke, or vibration to the surrounding environment nor contain a
high hazard potential due to the nature of the products, material or processes involved.
Minor ancillary activities associated with the above permitted industrial uses may be located
outside a structure provided screening requirements as set forth in this document are observed.
Any activity which could be classified as retail commercial other than office uses shall be restricted
to activities strictly accessory and/or supplementary to the industrial community.
B. Permitted Uses
The following uses and other uses which in the opinion of the Planning Director are compatible shall be
permitted.
1. Uses primarily engaged in research activities including, but not limited to, research laboratories
and facilities, developmental laboratories and facilities, and compatible light manufacturing
similar to the following list of examples.
Bio- Chemical Film and Photography
Chemical Medical or Dental
Development Facilities for Metallurgy
national welfare on land, Pharmaceutical
sea and air X -Ray
2. Manufacture, research assembly, testing and repair of components, devices, equipment and
systems, parts and components such as, but not limited to, the following list of examples:
Coils, tubes, semi - conductors
Communication, navigation control, transmission and reception equipment, control
equipment and systems, guidance equipment and systems
Data processing equipment and systems
Glass edging, beveling and silvering
Graphics and art equipment
Metering instruments
Optical devices, equipment and systems
Phonographs, audio units, radio equipment and television equipment
3�
Planning Commission Resolution No. _
Page 17 of 31
Photographic equipment
Radar, infra -red and ultra- violet equipment and systems
Scientific and mechanical instruments
Testing equipment
3. Offices, limited as follows:
Area 1 - Administrative, professional and business offices.
4. Industry regional or home offices which are limited to a single use and accessory to any of the
above industrial developments.
5. Blueprinting, Photostatting, photo engraving, printing, publishing and bookbinding, provided
that no on -site commercial service is associated with said uses.
6. Cafeteria, care, restaurant or auditorium associated with and incidental to any of the foregoing
uses.
7. Service stations will be permitted subject to the development standards contained in this
Ordinance, Section VII.
8. Agriculture, as a continuation of the existing land use, and all necessary structures and
appurtenances shall be permitted.
9. " ool%with''theappr"ofs use permit.
10. Churehes, with the approvsl;of a use.permit.
C. Buildiniz -Site Area
One (1) acre minimum.
D. Building - Setbacks
All setbacks shall be measured from the property line. For the purpose of this Ordinance, a
streetside property line is that line created by the ultimate right -of -way line of the frontage street.
1. Front Yard Setback
Thirty (30) feet, except that unsupported roofs or sunscreens may Project six (6) feet into the
setback area.
2. Side Yard Setback
Ten (10) feet, except that unsupported roofs or sunscreens may project three (3) feet into the
setback area.
31
Planning Commission Resolution No. _
Page 18 of 31
In the case of a corner lot, the streetside setbacks shall be thirty (30) feet, except that
unsupported roofs and sunscreens may project six (6) feet into the setback area. Interior lot
lines for a comer lot shall be considered side lot lines.
3. Rear Yard Setback
No rear yard setback is required.
E. Site Coverage
Maximum building coverage of 50 percent is allowed. Parking structures shall not be calculated as
building area; however, said structures shall be used only for the parking of company vehicles,
employee's vehicles, or vehicles belonging to persons visiting the subject firm.
F. Building Height
All buildings and appurtenant structures shall be limited to a maximum height of fifty (50) feet.
G. Signs
I. Identification Sign Area
Only one (1) single -faced or double -faced sign shall be permitted per street frontage per site.
No sign or combination of signs shall exceed one (1) square foot in area for each 600 square
feet of total site area. However, no sign shall exceed 200 square feet in area per face. An
additional twenty (20) square feet shall be allowed for each additional business conducted on
the site. This sign shall identify either the major tenant or the name of the building complex.
a. Identification Ground Sign
All identification ground signs shall not exceed four (4) feet above grade in vertical height.
Also, such ground signs in excess of 150 square feet in area (single face) shall not be
erected in the first twenty (20) feet, as measured from the property line of any streetside
setback area. However, the above standards shall not apply to the Multi -Tenant Directory
Sign, the Special Purpose Sign, nor the signs listed in the Sign Appendix of this Ordinance.
b. Identification Wall Sign
Identification Wall Signs shall not comprise more than 10 percent of the area of the
elevation upon which the sign is located. Said signs shall be fixture signs; signs painted
directly on the surface of the wall shall not be permitted.
In the instance of a multiple tenancy building, each individual tenant may have a wall sign
over the entrance to identify the tenant. Said sign shall give only the name of the company
and shall be limited to one (1) foot in height. Additionally, one sign per tenant may be
affixed to the wall which faces the parking lot of the subject building. Said sign shall give
only the name of the tenant and shall be limited to four (4) inch high letters.
�b
Planning Commission Resolution No. _
Page 19 of 31
2. Multi -Tenant Directory Sign
One (I) directory sign listing only the names of the on -site firms or businesses will be allowed
per site. Said sign shall be located even with or in back of the required building setback line
and shall be located in the parking area or on any access drive to the parking area. This sign
shall be limited to a maximum height of four (4) feet and a length of eight (8) feet and may be
double - faced. This sign shall be in addition to identification signs allowed by Subsection C,
Paragraph I above.
3. Real Estate Sian
Said sign shall not exceed a maximum area of thirty -two (32) square feet and shall be of a
ground type sign.
4. Special Purpose Sign
Signs used to give directions to traffic or pedestrians or give instructions as to special
conditions shall not exceed a total of six (6) square feet (single face) in area and shall be
permitted in addition to the other signs listed in this section.
5. Additional Signs
Additional signs, as listed in the Sign Appendix of this Ordinance, shall be permitted according
to the criteria and performance standards contained in said appendix.
H. Sign Standards
Signs (to include all those visible from the exterior of any building) may be lighted but no signs
or any other contrivance shall be devised or constructed so as to rotate, gyrate, blink or move in
any animated fashion.
2. Signs shall be restricted to advertising only the person, firm, company or corporation operating
the use conducted on the site or the products produced or sold thereon.
3. A wall sign with the individual letters applied directly shall be measured by a rectangle around
the outside of the lettering and/or the pictorial symbol and calculating the area enclosed by such
line.
All signs attached to the building shall be flush mounted.
I. Parking
Adequate off - street parking shall be provided to accommodate all parking needs for the site. The
intent is to eliminate the need for any on- street parking.
Planning Commission Resolution No. _
Page 20 of 31
Parking shall be provided for each building or development in accordance with the requirements
set forth below based on the proportion of each type of use to the total building site.
Required off - street parking shall be provided on subject site or on a contiguous site or within 300
feet of the subject site. Where parking is provided on other than the site concerned, a recorded
document shall be approved by the City Attorney and filed with the Planning Department and
signed by the owners of the alternate site stipulating to the permanent reservation of use of the site
for said parking.
The following guide shall be used to determine parking requirements.
Office
One (1) space for each 225 square feet of net floor area. The parking requirement may be lowered
to one (1) space for each 250 square feet of net floor area upon review and approval of the
Modification Committee.
Manufacture. Research and Assemblv
Two (2) parking spaces for each three (3) employees, but in no event less than three (3) spaces for
each 1,000 square feet of gross floor area.
Two (2) parking spaces for each three (3) employees, but in no event less than one (1) space for
each 1,000 square feet of gross floor area for the first 20,000 square feet; one (1) space for each
2,000 square feet of gross floor area for the second 20,000 square feet; one (1) space for each 4,000
square feet of gross floor area for areas in excess of the initial 40,000 square feet of floor area of
the building.
The number of employees for parking purposes shall be determined by the largest number of
employees present on the site at one time. In the event there is more than one (1) shift, sufficient
parking must be provided on -site to preclude the necessity for on- street parking.
0
As diafottnitied by use permit.
chtrrelhes
Ap,&termiaed.byzw permit.
Landscaping
As a portion of the total landscaping scheme, certain streets and areas have been designated as
"Special Landscaped Streets and Areas." Landscape treatment along the frontages of said streets
requires special consideration and therefore is referred to under separate sections in the following
landscaping standards. Detailed landscaping and irrigation plans, prepared by a licensed landscape
architect, licensed landscaping contractor, or architect shall be submitted to and approved by the
Director of Parks, Beaches, and Recreation prior to the issuance of a building permit and installed
prior to the issuance of a Certificate of Occupancy.
V Ep
Planning Commission Resolution No. _
Page 21 of 31
All landscaping referred to in this section shall be maintained in a neat and orderly fashion.
1. Front Yard Setback Area
a. General Statement
Landscaping in these areas shall consist of an effective combination of street trees, trees,
ground cover and shrubbery.
b. Special Landscaped Streets and Areas (as shown on the Land Use Plan)
The entire area between the curb and the building setback line shall be landscaped, except
for any driveway in said area.
c. Other Streets
The entire area between the curb and a point ten (10) feet in back of the front property line
shall be landscaped except for any driveway in said area.
d. Intersections
Landscaping, excepting trees, along all streets and boundaries shall be limited to a height of
not more than two and one -half (2 -1 /2) feet within the triangle bounded by a line drawn
between points thirty -five (35) feet distance from the intersection of the right -of -way lines
prolonged.
2. Side and Rear Yard Setback Areas
a. General Statement
All unpaved areas not utilized for parking and storage, or designated undeveloped areas,
shall be landscaped utilizing ground cover and/or shrub and tree materials.
b. Undeveloped Areas
Undeveloped areas proposed for future expansion shall be maintained in a weed free
condition but need not be landscaped.
c. Screening
Areas used for parking shall be landscaped in such a manner as to interrupt or screen said
areas from view from access streets, freeways, and adjacent properties. Plant materials used
for this purpose shall consist of lineal or grouped masses of shrubs and/or trees.
d. Intersections
Landscaping, excepting trees, along all streets and boundaries shall be limited to a height of
6119
Planning Commission Resolution No. _
Page 22 of 31
not more than two and one -half (2 -1/2) feet within the triangle bounded by a line drawn
between points thirty -five (35) feet distant from the intersection of the right -of -way lines
prolonged.
3. ParkinjZ Areas
Trees, equal in number of one (1) per each five (5) parking stalls, shall be provided in the
parking area.
4. Slone Banks
All slope banks greater than 5:1 or 6 feet in vertical height and adjacent to public right -of -way
shall be stabilized, planted and irrigated in accordance with the plans submitted to and
approved by the Planning Director.
K. Loading Areas
1. No loading shall be allowed which is visible from adjacent streets.
2. On other than special landscaped streets, streetside loading shall be allowed provided the
loading dock is set back a minimum of seventy (70) feet from the street right -of -way line, or
one hundred ten (110) feet from the street centerline, whichever is greater. Said loading area
must be screened from view from adjacent streets.
L. Storage Areas
1. All outdoor storage shall be visually screened from access streets, freeways and adjacent
property. Said screening shall form a complete opaque screen but need not exceed eight (8) feet
in height.
2. Outdoor storage shall be meant to include all company owned or operated motor vehicles, with
the exception of passenger vehicles.
3. No storage shall be permitted between a frontage street and the building line.
M. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access streets, freeways and
adjacent property by a complete opaque screen.
2. No refuse collection areas shall be permitted between a frontage street and the building line.
N. Telephone and Electrical Service
All "on- site" electrical lines (excluding transmission lines) and telephone lines shall be placed
underground. Transformer or terminal equipment shall be visually screened from view from streets
and adjacent properties.
4
Planning Commission Resolution No. _
Page 23 of 31
O. Sidewalks
The requirement for sidewalks in the PC district may be waived by the Planning Director if it is
demonstrated that such facilities are not needed. However, the City retains the right to require
installation of sidewalks, if in the future a need is established by the City.
P. Nuisances
No portion of the property shall be used in such a manner as to create a nuisance to adjacent sites,
such as but not limited to vibration, sound, electro- mechanical disturbance and radiation, electro-
magnetic disturbance, radiation, air or water pollution, dust, emission of odorous, toxic or noxious
matter.
4
Planning Commission Resolution No.
Page 24 of 31
Exhibit "C"
CONDITIONS OF APPROVAL
AMENDMENT TO USE PERMIT NO.1726
(Project - specific conditions are in italics.)
OPERATIONAL CONDITIONS
1. The sanctuary shall have a maximum of 781 seats.
2. That at least 45 minutes shall be provided between the first and second service on
Sunday momings. (01107188 Condition)
3. The maximum school enrollment capacity shall be limited to 325 students.
4. A minimum of 444 parking spaces shall be provided on -site. The on -site parking spaces
shall not be used for activities other than parking and loading /unloading. .
5. That the required number of handicapped parking spaces shall be designated solely for
handicapped self parking and shall be identified in a manner acceptable to the City
Traffic Engineer. Said parking spaces shall be accessible to the handicapped at all times.
One handicapped sign on a post shall be required for each handicapped parking space.
(01107188 Condition)
6. Use of the gymnasium shall be limited to church and school sponsored events. The
sponsored events are defined as events whose primary focus is an activity for the
members of the church and/or school. It does not include youth or adult recreational
events which are open to members of the general public, such as basketball or volleyball
tournaments or leagues or similar types of events.
7. The gymnasium shall not be used for religious services, with the exception of weekday
ministry associated with the normal operation of the private school, nor shall it be used for
assembly purposes concurrently with services performed in the sanctuary.
8. School dances or live entertainment in conjunction with the operation of the School shall
be limited to six per calendar year by Special Events Permit. Department. (02105198
Condition)
9. That all evening activities shall be contained within buildings with the windows and the
doors closed, with the exception of the period between June 15 through September 15
until 9:30 p.m. (01107188 Condition)
DEVELOPMENT CONDITIONS
Planning Department
ktq
Planning Commission Resolution No. _
Page 25 of 31
10. The development shall be in substantial confom7ance with the approved site plan, floor plans
and building elevations stamped and dated with the date of this approval. (Except as
modified by applicable conditions of approval.)
11.The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
12.The applicant shall comply with all federal, state, and local laws. Material violation of any
of those laws in connection with the use may be cause for revocation of this Use Permit.
13.The Use Permit approval shall expire unless exercised within 24 months from the effective
date of approval as specified in Section 20.91.050A of the Newport Beach Municipal
Code. Reasonable extensions may be granted by the Planning Director in accordance
with applicable regulations.
14.This Use Permit may be modified or revoked by the City Council or Planning Commission
should they determine that the use or one or more of the conditions set forth herein is not
being complied with, or the manner in which the project 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.
15.A Special Events Permit shall be required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on -site
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
16. The maximum gross floor area allocated for the expansion of the existing school including
shall be 25,962 square feet.
17. The school shall be limited to a maximum of 14 classrooms, excluding the science lab.
The 4 classrooms currently utilized within the administration building shall be converted to
office/meeting space after the construction of the new educational building and shall not
be used for the private school.
18. The total maximum allowable floor area for the entire site shall be limited to 84,585 square
feet.
19. Any construction on the site shall be done in accordance with the height restriction of said
area (i.e. 50 feet) and shall apply to any landscape materials, signs, flags, etc., as well as
structures. (01/07/88 Condition)
20. Prior to the issuance of a building permits, the applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
drought tolerant plantings and water efficient irrigation practices, and the plans shall be
approved by the Planning Department and the General Services Department. All planting
0
Planning Commission Resolution No.
Page 26 of 31
areas shall be provided with a permanent underground automatic sprinkler irrigation
system of a design suitable for the type and arrangement of the plant materials selected.
The irrigation system shall be adjustable based upon either a signal from a satellite or an
on -site moisture - sensor. Planting areas adjacent to vehicular activity shall be protected by
a continuous concrete curb or similar permanent barrier. Landscaping shall be located so
as not to impede vehicular sight distance to the satisfaction of the Traffic Engineer.
21.All landscape materials and landscaped areas 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.
22.All mechanical equipment shall be screened from view of adjacent properties and
adjacent public streets, and shall be sound attenuated in accordance with Chapter 10.26
of the Newport Beach Municipal Code, Community Noise Control.
23. Exterior on -site lighting shall be shielded and confined within site boundaries. No direct
rays or glare are permitted to shine onto public streets or adjacent sites or create a public
nuisance. "Walpak" type fixtures are not permitted. All exterior lighting fixtures shall have
zero cut -off fixtures and light standards for the parking lot shall not exceed 20 feet in
height. Light standards for exterior walkways shall not exceed 10 feet in height. Other
exterior light sources shall be no higher than 4 feet.
24. Prior to the issuance of a building permits, the applicant shall prepare a photometric study
in conjunction with a final lighting plan for approval by the Planning Department. The
survey shall show that lighting values are "1" or less at all property lines. The Planning
Director may order the dimming of light sources or other remediation upon finding that the
site is excessively illuminated.
25. Prior to issuance of the certificate of occupancy or final of building ,permits, the applicant
shall schedule an evening inspection by the Code and Water Quality Enforcement
Division to confirm control of light and glare specified in Condition Nbs:123 8 24.
26. The project must comply with the interior and exterior noise standards for institutional
uses of the Noise Ordinance. The interior noise standard is 45dBA between the hours of
7:OOAM and 10:OOPM and 40dBA between the hours of 10:OOPM and 7:OOAM. The
exterior noise level standard is 55dBA between the hours of 7:OOAM and 10:OOPM and
50dBA between the hours of 10:OOPM and 7:OOAM. An acoustic study shall be performed
by a qualified professional that demonstrates compliance with these standards of the
Noise Ordinance. This acoustic study shall be performed and submitted to the City
Planning Department prior to occupancy of the project. If the exterior noise levels exceed
applicable standards, additional mitigation shall be required which may include the
installation of additional sound attenuation devices as recommended by the acoustic
study and subject to the approval of the Planning Director.
0
Planning Commission Resolution No. _
Page 27 of 31
27. That applicable State standards for interior classroom noise shall be met. This may
require the elimination of openable windows on the westerly side of the classroom
buildings and the installation of air conditioning. (04109187 Condition)
28. That the buildings shall be constructed with a non -glare roofing material. (01107188
Condition)
29. Prior to the issuance of building permits, the trash enclosure design shall be approved by the
Planning Department. The trash enclosure shall be enclosed by three walls, a self closing,
self latching gate and have a have a decorative, solid roof for aesthetic and screening
purposes. The design of the enclosure shall be integrated with the design of the other on -site
buildings and structures.
30. That all trash enclosures shall be screened from adjacent properties and streets.
(01107188 Condition)
31.The applicant shall ensure that all trash dumpsters and /or receptacles are maintained to
control odors. This may include the provision of either fully self- contained dumpsters or
periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Department. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, Water and Sewers of the Municipal Code.
32.A11 noise generated by the proposed use, including any audible chimes or bells, shall
comply with the provisions of Chapter 10.26 and other applicable noise control
requirements of the Newport Beach Municipal Code. Vacuum /sweeping trucks shall be
prohibited in the on -site parking facility between the hours of 10PM and 6AM.
33. Prior to the issuance of a building permit or within 30 days of receiving a final notification
of costs, the applicant shall be responsible for the payment of all administrative costs
identified by the Planning Department.
34. The construction and equipment staging area shall be located in the least visually
prominent area on the site and shall be properly maintained and/or screened to minimize
potential unsightly conditions.
35.A six -foot high screen and security fence shall be placed around the construction site
during construction.
36. Construction equipment and materials shall be properly stored on the site when not in
use.
37.The applicant shall comply with SCAQMD Rule 403 requirements as follows:
Land Clearing /Earth - Moving
a. Exposed pits (i.e., gravel, soil, dirt) with 5 percent or greater silt content shall be
watered twice daily, enclosed, covered, or treated with non -toxic soil stabilizers
according to manufacturers' specifications.
kt1
Planning Commission Resolution No. _
Page 28 of 31
b. All other active sites shall be watered twice daily.
c. All grading activities shall cease during second stage smog alerts and periods of high
winds (i.e., greater than 25 mph) if soil is being transported to off -site locations and
cannot be controlled by watering.
d. All trucks hauling dirt, sand, soil, or other loose materials off -site shall be covered or
wetted or shall maintain at least two feet of freeboard (i.e., minimum vertical distance
between the top of the load and the top of the trailer).
e. Portions of the construction site to remain inactive longer than a period of three
months shall be seeded and watered until grass cover is grown or otherwise stabilized
in a manner acceptable to the City.
f. All vehicles on the construction site shall travel at speeds less than 15 mph.
g. All diesel - powered vehicles and equipment shall be properly operated and maintained.
h. All diesel - powered vehicles and gasoline - powered equipment shall be turned off when
not in use for more than 5 minutes.
j. The construction contractor shall utilize electric or natural gas - powered equipment
instead of gasoline or diesel - powered engines, where feasible.
Paved Roads
k. All construction roads internal to the construction site that have a traffic volume of
more than 50 daily trips by construction equipment, or 150 total daily trips for all
vehicles, shall be surfaced with base material or decomposed granite, or shall be
paved.
I. Streets shall be swept hourly if visible soil material has been carried onto adjacent
public paved roads.
m. Construction equipment shall be visually inspected prior to leaving the site and loose
dirt shall be washed off with wheel washers as necessary.
Unpaved Staging Areas or Roads
n. Water or non -toxic soil stabilizers shall be applied, according to manufacturers'
specifications, as needed to reduce off -site transport of fugitive dust from all unpaved
staging areas and unpaved road surfaces.
38. Prior to the issuance of a grading permit, the applicant shall submit written evidence to the
satisfaction of the Director of Planning that a certified archaeologist has been retained to
observe grading activities and salvage and catalogue fossils and artifacts as necessary.
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Planning Commission Resolution No. _
Page 29 of 31
The archaeologist shall be present at the pre -grade conference, shall establish
procedures for archaeological resource surveillance and shall establish, in cooperation
with the City, procedures for temporarily halting or redirecting work to permit sampling,
identification, and evaluation of the findings. If major archaeological resources are
discovered, which require long -term halting or redirecting of grading, the archaeologist
shall report such findings to the City and the applicant. The archaeologist shall determine
appropriate actions, in cooperation with the applicant, which ensure proper exploration
and /or salvage. Excavated finds shall be offered to the City, or its designee, on a first -
refusal basis. The applicant may retain said finds if written assurance is provided that they
will be properly preserved in Orange County, unless said finds are of a special
significance, or a museum in Orange County indicates a desire to study and /or display
them at the time, in which case items shall be donated to the City, or designee
39. Prior to the issuance of a grading permit, the applicant shall submit written evidence to the
satisfaction of the Director of Planning that a certified paleontologist has been retained to
observe grading activities and salvage and catalogue fossils and artifacts as necessary.
The paleontologist shall be present at the pre -grade conference, shall establish
procedures for paleontological resource surveillance and shall establish, in cooperation
with the City, procedures for temporarily halting or redirecting work to permit sampling,
identification, and evaluation of the findings. If major paleontological resources are
discovered, which require long -term halting or redirecting of grading, the paleontologist
shall report such findings to the City and the applicant. The paleontologist shall determine
appropriate actions, in cooperation with the applicant, which ensure proper exploration
and /or salvage. Excavated finds shall be offered to the City, or its designee, on a first -
refusal basis. The applicant may retain said finds if written assurance is provided that they
will be properly preserved in Orange County, unless said finds are of a special
significance, or a museum in Orange County indicates a desire to study and /or display
them at the time, in which case items shall be donated to the City, or designee.
40.In accordance with Public Resources Code 5097.94, if human remains are found, the
Orange County Coroner must be notified within 24 hours of the discovery. If the coroner
determines that the remains are not recent, the coroner shall notify the Native American
Heritage Commission (NAHC) in Sacramento to determine the most likely descendent for
the area. The designated Native American representative shall then determine in
consultation with the property owner the disposition of the human remains.
41. Prior to the issuance of a building permit for the educational building, the applicant shall
file Form 7460 -1 with the Federal Aviation Administration (FAA). Upon receiving the FAA
determination, the project shall be submitted to the Orange County Airport Land Use
Commission (ALUC) for a determination of consistency. The project may be subject to
additional conditions as required by the FAA and /or ALUC in order to be found in
compliance with the John Wayne Airport Environs Land Use Plan.
42. Construction activities which produce loud noise that disturb, or could disturb a person of
normal sensitivity who works or resides in the vicinity, shall be limited to the weekdays
between the hours of 7:00 a.m. and 6:30 p.m., and Saturdays between the hours of 8:00
qq
Planning Commission Resolution No. _
Page 30 of 31
a.m. and 6:00 p.m. No such noise occurrences shall occur at anytime on Sundays or
federal holidays.
43. Noise - generating equipment operated at the project site shall be equipped with effective
noise control devices (i.e., mufflers, lagging, and /or motor enclosures). All equipment shall
be properly maintained to assure that no additional noise, due to worn or improperly
maintained parts, would be generated.
Buildina Department
44.The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. The construction plans must comply with the most recent, City- adopted
version of the California Building Code.
45. Health Department plan check and approval is required for the new kitchen.
46. No use shall be permitted in the hallways, including student lockers or furniture, unless
otherwise approved by the Building Department.
47. The applicant shall make an appointment with the Building Departments for preliminary
code analysis prior to the building plan check submittal.
Fire Department
48. The new educational building and existing administration building shall be provided with
automatic fire sprinklers.
49. Rooms used for day -care purposes, kindergarten, first or second grade pupils shall not be
located above the first story (CBC 305.2.3, 2001 Ed.).
50. Afire alarm system shall be provided.
51.The elevator within the proposed educational building shall be gurney accommodating in
accordance with the California, Building Code, Chapter 30, 2001 Edition.
52.A ventilating hood and duct with suppression system shall be provided in accordance with
the Mechanical Code for food heat processing equipment that produces grease laden
vapors.
53. The backflow preventor for the underground fire line shall be brought aboveground.
54. That the Fire Department access shall be approved by the Fire Department. (01107188
Condition)
56
Planning Commission Resolution No. _
Page 31 of 31
Public Works Department
55. Prior to commencement of demolition and grading of the project, the applicant shall
submit a construction management and delivery plan to be reviewed and approved by the
Public Works Department. The plan shall include discussion of project phasing; parking
arrangements for both sites during construction; anticipated haul routes and construction
mitigation. Upon approval of the plan, the applicant shall be responsible for implementing
and complying with the stipulations set forth in the approved plan.
56.Traffic control and truck route plans shall be reviewed and approved by the Public Works
Department before their implementation. Large construction vehicles shall not be
permitted to travel narrow streets as determined by the Public Works Department.
Disruption caused by construction work along roadways and by movement of construction
vehicles shall be minimized by proper use of traffic control equipment and flagman.
57.A haul route permit shall be required for any large construction related vehicle (i.e. dirt
hauling vehicle).
58. Prior to issuance of building permits for new construction, the on -site parking, vehicle
circulation and pedestrian circulation systems shall be subject to further review and
approval by the Traffic Engineer.
59. Prior to the issuance of building permits for new construction, the applicant shall submit
an engineered report detailing capacity sufficiency of the existing water and sanitary
sewer systems in serving the entire development site, including new additions. The costs
of any upgrades required of the City facilities to serve the entire development site
adequately shall be borne by the Owner.
60. That the entrance for the new driveway on Bison Avenue shall be designed to provide
sight distance in accordance with City Standard 110 -L and that any street trees, shrubs,
and landscaping shall be removed or trimmed as necessary to meet this requirement.
(01107188 Condition)
61. That a sidewalk connection shall be provided from Bison Avenue to the new facility in the
vicinity of the new driveway entrance. (01107188 Condition)
62. That ingress/egress to Bison Avenue shall be constructed in such a manner that would
not allow automobile headlights to strike adjacent residential windows in the residential
tract southerly of Bison Avenue. (01107188 Condition)
63. That the drop -off area shall be subject to the further review and approval of the City Traffic
Engineer. (04109187 Condition)
5k
Exhibit No. 2
Project Plans
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Exhibit No. 5
Table N2- Compatibility matrix
Ik
Noise Element
. . .
Residential Single Family, Two Family, Multiple Family A A
B C C i D
D
Commercial
Hotel, Motel, Transient Lodging A 1 A
Regional, District
B 1 8 C C
I
D
Commercial
Regional, Village Commercial Retail, Bank, Restaurant, Movie Theatre A A
A A i B B
C
District Special
Commercial Industrial Office Building, Research and Development,
Institutional Professional Offices, City Office Building
Commercial
Recreational i
!Amphitheatre. Concert Hall Auditorium, Meeting Hall B B
C C D D
D
Institutional i
Civic Center
Commercial Children's Amusement Park, Miniature Golf Course,
Recreation Go-cart Track, Equestrian Center, Sports Club
Commercial
General, Special 'Automobile Service Station, Auto Dealership,
A B 1
B
i Manufacturing, Warehousing, Wholesale, Utilities
Indusitrial, Institutional
Institutional Hospital, Church, Library, Schools' Classroom A A
B C C D
D
Golf Course, Cemeteries , Nature Centers Wildlife
Reserves, Wildlife Habitat
SOURCE: Newport Beach, UN6
Zone A: Clearly ComyaUNo-8poniffieg land use |v satisfactory, based upon the assumption that any buildings involved are N normal conventional
construction without any special noise Insulation requirements.
Zone 8: Normally Cvmyalib|e°�—Nmv construction vr development should bw undertaken only after detailed analysis
v/ the noise reduction
requirements and are made and needed noise Insulation features In the design are determined. ConventionEd construction. with closed windows and
fresh air supply systems vr air conditioning, will normally suffice.
Zone C: Normally 1nevmymtih|o—Now construction vr development should generally bodiscouraged. If new construction
vrdevelopment does proceed,
a detailed analysis of noise reduction requirements must be made and needed noise insulation features included in the design.
Zone D Clearly Incompatible—New construction vr development should gonomUothoodoAkov
Newport Beach General P|mm
M �
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Exhibit No. 6
Construction Management Plan
15
GENERAL CONTRACTORS
CITY OF MtWPOR rBEACH
CONSTRUCTION STAGING
TRAFFIC MANAGEMENT PLAN
BEST MANAGEMENT PRACTICES
FOR
1IBBRT1j BAMS7CHURCM
l000 BISONA17E..PME
aPTWPORTBEACH,, C.LIFORWYAgz66o
2685 Dow Avenue • Suite B • Tustin, CA 927811
Tel 714.832.5777 - Fax 714.832.8112
www.KB]constrtiction.com
GENERAL CONTRACTORS
The following information is provided by KBI in association with Bickel Underwood,
the Architects for Liberty Baptist Church, to the City of Newport Beach. The
enclosed information is intended to follow all rules, regulations and laws currently
published by the City of Newport Beach. This document is not meant to prescribe
the performance of any general contractor for this project. It is however, a uniform
guideline of procedures that any general contractor would be expected to follow in
the performance of completing this project for Liberty Baptist Church.
1. PROJECT ADDRESS Page 2 of 8
1000 Bison Avenue
Newport Beach, CA 926W
2. START DATE
Mobilization and Construction possibly in April 2008.
3. GENERAL CONTRACTOR
A. Licensed by the State of California.
B. Business license with the City of Newport Beach.
C. Liability and Worker's Compensation Insurance acceptable to Bickel Underwood.
D. Performance and completion bonds acceptable to Bickel Underwood.
E. Jobsite signage with management names and phone numbers; including after hours and
emergency telephone numbers.
4. WORKING HOURS (arriving and departing the site)
Should be from 7:00am to 6:00pm, Monday through Friday and from 8:00am to 6:00pm on Saturday.
Work on Sundays and holidays is not permitted except by approved permit only.
5. ON -SITE SUPERVISION
Should be managed by qualified personnel approved by Bickel Underwood.
6. ON -SITE HEALTH AND SAFETY
Should be managed by certified Health and Safety personnel approved by Bickel Underwood.
Should be managed and installed by certified Storm Water Compliance personnel approved by Bickel
Underwood.
8. FUGITIVE DUST CONTROL
Should be managed by certified SOAMD (EPA) personnel approved by Bickel Underwood.
9. DESCRIPTION OF WORK
10.
Existing school building classrooms at the West end of the facility will be demolished and rebuilt.
Expected to start May 2008 and continue for approximately one month.
2685 Dow Avenue • Suite B • Tustin, CA 92780
Tel 714.832.5777 • Fax 714.832.8112 r!
www.IBIcenstruction.com
11.
GENERAL CONTRACTORS
Page 3 of a
This program should include all exported concrete, asphalt, metal construction products, gypsum
products, vegetation, dirt, wood products and paper trash.
12. All VEHICLES and TRUCK ROUTES
A. ALL Vehicular Traffic should be required to ENTER from MacArthur Boulevard only, turning West
onto Bison Avenue, then turning North into the Liberty Baptist parking lot. ENTRY from Jamboree
Road should NOT BE PERMITTED.
B. ALL Vehicular Traffic will be required to exit the jobsite turning east on Bison Avenue and than
either turn North or South on MacArthur Boulevard.
C. There are a greater number of single - family homes, condominiums and apartments on Jamboree
Road that could be negatively impacted from the increased construction traffic (noise). Jamboree
has a longer up -hill length of travel and a greater distance to the freeway on and off ramps than
MacArthur.
D. If any hazardous waste materials are encountered they should be disposed of by acquiring all
necessary permits and with Approved and Certified Franchised Solid Waste haulers. All
Hazardous Waste operations should be supervised by a certified Hazardous Waste Transportation
Technician approved by Bickel Underwood.
13. PARKING
A maximum of 30 construction workers are expected at any one time or a maximum of 20 vehicles at
any one time and as a result there will be no off-site parking needed for this project.
ToMM *711
This construction operation does not anticipate the occupation of any traffic or parking lanes,
parkways, sidewalks or any other public right-of -way.
A. If at any time closures or occupation of any public right-of -way became necessary, a plan should
be submitted to the Newport Beach Department of Public Works for a Transportation Department
Occupation Permit using the most recent edition of the WATCH and MUTCD manuals.
B. Any deliveries to this site by aerm/t, wide or Iona vehicles would require advance notice for entry
and exit assistance such as temporary "fiaggers ", warning delineators, cones, slgnage or
municipal permits.
15. CONSTRUCTION TRAILER
It will be necessary to park a 10 -foot wide by 30400t long trailer along the North property line In the
parking stalls at this staging area location.
16. MATEIWALS STORAGE LOCATION
A. Storage and trash bins should be located in the some North/West parking lot staging area as the
construction trailer.
B. The jobsite must be kept clean and neat at all times. No dirt, trash or debris will be allowed to
accumulate and must be disposed as a continuous, ongoing operation.
2685 Dow Avenue • Suite B • Tustin, CA 92780
Tel 714.832.5777 • Fax 714.832.8112 n
www101construedon.com /q
GENERALCONTRACTOM
Page 4 of 8
16 C. Contaminated materials are not anticipated on this site and there should be no stored Hazardous
Waste or Toxic Materials at any time.
D. A Contaminated Materials Report should be generated by a licensed and certified contractor prior
to the start of construction. IF any Hazardous Materials are identified, they should be disposed of
legally by licensed and certified personnel. All removal and transportation should be supervised
by certified HAZWOPERIHazardous Waste Transportation Technicians approved by Bickel
Underwood.
17. EXCAVATING and GRADING
The anticipated imported quantities of crushed rock base for the new foundation and floor slab may
be 240 cubic yards. The estimate for exported spoils may be approximately 100 cubic yards.
18. EXPECTED NUMBER of TRUCKS
The anticipated quantity of large 2+ axle trucks should be as follows:
A DEMOU77ON: 30 working days with three, 10-wheel truck and trailer deliveries for off-loading
construction equipment = one truck per day for each delivery. Forty-five, 12 -wheel dump trucks
(no trailers) to remove the demo debris. No more than seven, 12 -wheel trucks will load during any
construction day. These trucks should be spaced out so that at no time would there be more than
one dump truck in the staging area at one time.
B. GRADING: 7 working days with two, 18 -wheel truck and trailer deliveries for off loading
construction equipment = one truck per day for each delivery. The anticipated quantity of 12-
wheel dump truck deliveries of crushed rock should be 14, with no more than one truck
waking for delivery or pick -up in the staging area at any time. The maximum deliveries should be
7 per day. At the close of grading, two 78 -wheel truck and trailers should pick -up the
construction equipment.
C. UNDERGROUND U77LITIES: 5 working days with one, 18 -wheel truck and trailer delivery for
construction equipment. All excavated dirt should remain on -site. At the close of this operation,
one 18 -wheel truck and trailer should pick up the equipment.
D. PLUMBING GROUNDWORK: 5 working days with one, 18 -wheel truck and trailer delivery for
construction equipment. All excavated dirt should remain on -site. There should be 5 deliveries
of I0 -wheel supplies with only one truck on -Site at any time.
E. FOUNDATION and CONCRETE: 25 working days with three, 18 -wheel truck and trailers for
deliveries and pick -up of equipment and supplies with one truck per day on -site. There should be
twenty-three, 12-wheel truck deliveries of redi -mix concrete, concrete pump, sand, crushed rock,
equipment and supplies. There should only be one truck loading or unloading at any time. There
also should be only one truck waiting In the staging area at any time and no more than 8
trucks scheduled per day.
2685 Dow Avenue • Suite B • Tustin, CA 92780
Tel 714.832.5777 • Fax 714.832.8112
wwwJOlcoastruction.com
1001000" INEEN
GENERAL CONTRACTORS
Page 5 of 8
F. FRAMING: 30 working days with eight, 18 -wheel truck and trailers for equipment, wood, trusses,
supplies and pick -up. There could also be four, 10-wheel trucks for equipment and supplies.
There should be no trucks in the staging area and no more than one truck per day scheduled on-
site at any time.
G. PLUMBING/ELECTRICAL/MECHANICAL: 30 working days as combined trades with five, 18 -wheel
truck and trailers for supplies and equipment, deliveries and pick -ups. There should also be five
10 -wheel truck deliveries of supplies and equipment and should only have one truck per day on-
site at any time.
H. ROOFINWOORSIMNDOl4!S: 25 working days with three, 18 -wheel truck and trailers and six, 10-
wheel trucks for deliveries and pick -up of equipment and supplies with one Muck per day on the
site at any time.
I. INSULATIONWRYWALL: 20 working days with three, 18-wheel truck and trailers and six, 10 -wheel
truck deliveries of equipment and supplies with one truck per day on -site at any time.
J. SCAFFOLD/L4TI*PLASTER/STUCCO: 25 working days with two, 18 -wheel truck and trailer and
five, 10 -wheel truck deliveries of equipment and supplies. Only one truck on -site per day.
K. PAINTINGWINISH/CARPET: 25 working days. Six, 10-wheelers. One truck on-sits per day.
L. IRRIGATION and LANDSCAPING: 7 working days; 2, 18- wheelers; 4, 10- wheelers; I truck on -site.
M. CLEAN -UP There should be a dedicated staff for complete, daily job- site clean -up on the entire
property. An average of one, 3 yard dumpster should be expected every other day. The containers
should be placed in the on -site staging area. The approximate total of 117, 10 -wheel trash trucks
should be expected.
19. TRUCK TOTALS:
A. 18 -wheel trucks and trailers should equal 42.
B. 12 -wheel trucks should equal 82.
C. 10 -wheel trucks should equal 165.
D. The GRAND TOTAL should equal 289 trucks.
The total number of parking spaces that should be needed for mobilization and staging is 63. All traffic
lanes in the remaining parking lot should remain open at all times.
It has been our pleasure to assist Bickel Underwood and Liberty Baptist Church in the preparation of this
operational evaluation. We look forward to helping this process in any way possible and are always
available to discuss any aspects of the Best Management Practices, Health and Safety issues, Civil
Structures, Value Engineering, Building Construction, Supervision and Construction Management.
THANK YOU,
RONALD L. BLANCHARD
EXECUTIVE PROJECT ENGINEER
(714) 493.4880
2685 Dow Avenue • Suite B • Tustin, CA 92780
Tel 714.832.5777 • Fax 714.832.8112
www.KBIconstruction.com
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CONSTRUCTION PHASING REPORT
MULTI - PURPOSE BUILDING PROTECT
LIBERTY BAPTIST CHURCH
APPENDIX
Existing Parking Plan
Construction Parking Plan
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