Loading...
HomeMy WebLinkAboutOur Lady Queen of Angels Church (PA2005-092) 2046 & 2100 Mar Vista DriveCITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT Agenda Item No. 3 September 7, 2006 TO: PLANNING COMMISSION FROM: Rosalinh Ung, Associate Planner (949) 644 -3208 rung@city.newport-beach.ca.us SUBJECT: Our Lady Queen of Angels Church Expansion 2046 & 2100 Mar Vista Drive Use Permit No. 2005 -090 Traffic Study No. 2006 -002 Mitigated Negative Declaration (PA2005 -092) APPLICANT: The Roman Catholic Diocese of Orange BACKGROUND On August 17, 2006, the Planning Commission conducted a public hearing on the Use Permit application submitted by Our Lady Queen of Angels Church to expand their existing church and school facilities. The item was continued to September 7, 2006 and the Commission directed staff to address several issues and prepare a draft resolution for project approval. DISCUSSION 1. Adequacy of Parking Attendants during Large Services and Church Staff Parking The Commission raised a concern of the adequacy of parking attendants to direct traffic and parking during the large services. A total of three parking guides /ushers would be provided during high demand events that would help to facilitate efficient parking to the sports field. Additionally, during these events, all employees and church staff will be required to park on -site. The draft Parking Management Plan has been revised to incorporate these provisions (Exhibit 1). 2. Potential VehiclelPedestrian Conflicts at Mar Vista/Domingo The Commission stated a concern with the operation of the intersection of Mar Vista Drive and Domingo Drive with vehicles and pedestrian crossings. To address this issue, the applicant is proposing to add a pedestrian crossing on the south side of the two opposing driveways on Domingo Drive (Exhibit 2). Following are several positive and negative aspects of this proposal. Pros: • Pedestrian traffic occurring on Sunday mornings between services would not impede vehicular traffic at the two project driveways on Domingo Drive, provided vehicles are not attempting to travel south on Domingo Drive. • Pedestrian traffic occurring on Sundays would not impede traffic flow turning in /out of Mar Vista Drive and Domingo Drive. • Church parking in the Corona del Mar High School lot may be slightly reduced due to the pedestrian route being less convenient. • Design shortens the travel distance between the sanctuary and the parish hall. • Like the original plan, the proposal includes design elements at the crossing areas to group parishioners during street crossing. Cons: • The new crossing is a mid -block crossing on a curved street that is an additional pedestrian /vehicle conflict point. Motorists could encounter people crossing at both locations. • The proposal moves the pedestrian crossing further south closer to residents on Domingo Drive. In related issues during the Sunday morning services, the Commission expressed concern that a potential traffic conflict may exist at the two driveways on Domingo Drive between the church and school complexes. When the church parking lot is full, this may result in a fairly steady stream of vehicles crossing Domingo Drive to the school parking lot, which may cause traffic queuing beyond Mar Vista Drive intersection with the inbound traffic attempting to enter the church parking lot at the same time. This possibility can easily be minimized through the implementation of the Parking Management Plan by posting a `lot full' sign and having an attendant direct traffic to available parking spaces at the school site. Phases I and II of the Parking Management Plan have been revised to contain provisions for the staffing and signage for both lots. 3. Adequacy of the Separation of School Schedules Between Our Lady Queen of Angels School and Corona del Mar Hiah School The applicant is reviewing this issue further and will address this issue as part their presentation at the meeting. 0 A draft resolution for approval has been prepared for the Commission to consider (Exhibit 3). It includes the conditions of approval that reflect comments and corrections made by the Commission at the prior meeting. The suggested changes made by the Commission are indicated in bold. Staff also included the applicant's proposed changes to the draft conditions. These changes are indicated in italics. The applicant also revised the Construction Parking Phasing Plan to address staff concerns regarding the location of construction vehicle and worker parking during the five construction phases (Exhibit 4). Environmental Review The Initial Study of the Mitigated Negative Declaration (MND) has been prepared for the proposed project. The document is attached as Exhibit No. 2 of the Staff Report package dated August 17, 2006. The document was originally circulated for public review between June 30 and July 30, 2006. However, the review period was extended for an additional 20 days, from August 4 to August 23, 2006, to give the general public additional time to review and comment on the environmental document. During this review period, comments were received from Amigo Properties LP, the Gas Company and. the Department of Transportation District 12. Response to comments received are attached as Exhibit No. 5. Public Comments Staff received letters from the nearby residents in opposition of the proposed project. The letters are attached as Exhibit 6. Prepared by: Submitted by: Ro alinh M. Ung, A oc to Planner Gregg Rami ez, Actii Planning Dir ctor bits: 1. Revised Parking Management Plan 2. Alternative Pedestrian Crossing Design 3. Draft Planning Commission Resolution No. 2006_ 4. Revised Construction Parking Phasing Plan 5. Responses to Comments on IS /MND from 8/4 through 8123106 6. Letters received from residents EXHIBIT N4, 1 REVISED PARKING MANAGEMENT PLAN 7 LSA ASSOCIA'1'P.S. INC. PARKING MANAGEMENT PLAN AIICUST 2006 OUR LADY QUEEN OF ANGELS CATHOLIC CHURCH PARKING MANAGEMENT PLAN OUR LADY QUEEN OF ANGELS CATHOLIC CHURCH INTRODUCTION LSA Associates, Inc. (LSA) has prepared this Parking Management Plan to guide parking operations for the proposed expansion of Our Lady Queen of Angels Catholic Church (OLQA) in Newport Beach, California. As part of the proposed project, OLQA has purchased a 4.37 -acre parcel from Saint Mark Presbyterian Church, located across Domingo Drive from the existing OLQA Church and school. A new sanctuary will be built on the former St. Mark site, and additional classrooms and a gymnasium for the OLQA School would be built on the existing OLQA site. The parking lots and driveways on both sites will be modified and integrated to facilitate circulation within the parking lots, shorten the time required for drivers to locate a parking space, and reduce the need for vehicles to circulate on the, public street. This Parking Management Plan will address the parking operations of the new sanctuary during typical Sunday operations and during religious holidays. The preparation of the Parking Management Plan is a requirement of the Traffic Study,prepared for the project by Austin -Foust Associates, Inc. and is intended to prevent overflow of typical Sunday morning and religious holiday parking into the residential area behind OLQA. The Parking Management Plan relies on church - staffed marshaled parking on -site and on street, immediately adjacent to OLQA. The Parking Management Plan does not utilize any on street parking immediately adjacent to residents, or rely on parking lots at the Corona del Mar High School. PARKING -SUPPLY AND DEMAND ....... Parking for OLQA Church will be provided in a parking area adjacent to the sanctuary (on the former St. Mark site) and in a parking area on the OLQA School site. The sanctuary parking lot will provide 276 parking spaces, while the school parking lot will provide 163 spaces, resulting in 439 on -site parking spaces. The City code requirement for parking at OLQA is 390 spaces. Therefore, OLQA satisfies its parking requirement all on -site. No off -site parking is necessary for OLQA to meet its City mandated parking requirement. However, based on vehicle occupancy surveys and historical averages of church attendance, the Traffic Study identifies a peak Sunday parking demand of 464 parking spaces, 25 more than provided on site, during the 8:30 a.m. service, and 478 parking spaces, 39 spaces more than provided on site, during the 10:00 a.m. service. During religious holidays or other events when the church may be filled to capacity, up to 688 parking spaces may be required. Although the project will provide 49 more parking spaces than required by City code, vehicle occupancy surveys and church attendance records indicate that the parking demand could exceed P:1bav03 I\parking manAgeramt plan 8- 24- 06.doc 08/31106n ri LSA ASSOCIATES, INC. AUGUST 2006 PARKING MANAGEMP.N-1 PLAN OUR LADY QUEEN OF ANGELS CATHOLIC CHURCII capacity during the most heavily attended Sunday Mass time (8:30 a.m. and 10:00 a.m.) and on religious holidays. PARKING MANAGEMENT PLAN In order to anticipate and respond to possible overcapacity parking operations, a parking management strategy has been developed. This strategy is made up of two phases: Phase 1 is intended to respond to typical Sunday parking operations, while Phase 11 shall be implemented during religious holidays and other events (such as first communion, confirmation, etc.) when the church seating is expected to reach capacity. It should be noted that during some funerals, either Phase I or Phase II may need to be implemented. Funerals would typically be held during a weekday, when both OLQA School and Corona Del Mar High School could be in session. During most funerals, parking could be handled within the 276 spaces available in the church parking lot. However, some funerals may require additional parking, especially if the deceased is a dignitary or community leader. In these cases, the OLQA school lot would be made available and either Phase I or Phase Il would need to be implemented. Should a large funeral, or any other large event occur on a weekday, it shall be scheduled outside of the drop off or pick up periods of the school day. Furthermore, during the large weekday events, school administrators and staff shall be directed to park on -site, preferably at the sports field. During non- Sunday or religious holiday events, the church shall consider the estimated attendance to determine which phase of the Parking Management Plan shall be implemented.. Each phase of the Parking Management Plan is described below. Phase I According to historical Mass attendance records, peak Sunday Mass attendance occurs at 8:30 a.m. and 10:00 a.m., with an average of 589 and 607 attendees, respectively. On average, 478 parking spaces will be required for the 8:30 and 10:00 a.m. Sunday Masses. 439 parking spaces will be provided -on site-, resulting in a parking shortage of 39 spaces during the 8:30. and 10:00 a.m. Masses - on a typical Sunday. It should be noted that the 478 spaces are projected based on growth applied to existing attendance information. During typical Sundays, Phase 1 of the parking plan shall be implemented. The Phase 1 parking plan is shown in Figure 1. As shown in the figure, on- street parking is available along Mar Vista Drive immediately adjacent to the church property and institutional land uses, away from nearby residential streets. On- street parking is also allowed along Domingo Drive, and in some.cases parking along Domingo Drive may be more convenient than parking along Mar Vista Drive or even in the OLQA School parking lot. On- street parking is open to the public and is generally available on Sunday morning. At least 18 and 21 vehicles could park along Mar Vista Drive and Domingo Drive, respectively, which would accommodate the forecast shortage of 39 parking spaces. It should be noted that parking along Domingo Drive is not assumed along the entire OLQA School frontage because the walking distance may discourage parking along the western portions of Domingo Drive adjacent to the OLQA School. Parking has been included along Domingo Drive while maintaining roughly the same walking distance as vehicles parked in the OLQA School lot. PAbav03 ]\parking management plan 8- 24- 06.doc �A8 /3] /0611 r!Y LSA ASSOCIATES. INC. AUGUST 2906 PARKING MANAGEMENT PLAN OUR LADY QUEEN OF ANGELS CATHOLIC CNURCN Up to three church- staffed personnel shall be present prior to the 8:30 and 10:00 a.m. Masses to direct parishioners first to the 276 -space church parking lot. As this lot reaches capacity, the driveway entrance shall be blocked and a sign placed indicating "Lot Full." Parishioners should then be directed to the driveway across Domingo Drive. Internal circulation of the school lot should occur inbound at the Domingo Drive driveway, and inbound and outbound at the Mar Vista Drive driveways. In the event that the school lot fills, church staff should direct parishioners out the Mar Vista Drive driveways to park immediately adjacent to the church property. Additional staff may be placed on church property at the pedestrian path and crossing of Domingo Drive to detain into groups and direct them across Domingo Drive. This should improve pedestrian safety, diminish the potential for vehicle /pedestrian conflicts and enhance traffic flow on Mar Vista Drive and Domingo Drive. In order to ensure that adequate time is provided for the parking lots to clear between the most heavily attended Masses (currently Sunday at 8:30 a.m. and 10:00 a.m.), at least 45 minutes should be allowed between the times that one Mass ends and the other begins. Currently, the schedule allows approximately 30 minutes. The Mass times should be adjusted to provide a full 45 minutes for clearing and loading of the parking areas between the most heavily attended Sunday Masses and for all services on religious holidays. A minimum 30- minute gap shall be maintained between all other church services. In order to maintain the Parking Management Plan for Phase 1, it is recommended that the church conduct periodic reviews of the Parking Management Plan and make adjustments as necessary. Phase II Phase II of the Parking Management Plan provides a parking procedure to follow during religious holidays and other events when the church is expected to be at full capacity. Phase II is illustrated in Figure 2. At a minimum, Phase II procedures shall be followed on Christmas and Easter and during other observances when the church fills to capacity (i.e., Ash Wednesday, Good Friday, first Communion, Confirmation, some funerals). According to the Traffic Study prepared by Austin -Foust Associates, when the church is at full capacity, up to 688 parking spaces could be required. It should be noted that the parking demand of 688 spaces is based on average vehicle occupancy of 1.7 persons per vehicle. During Christmas, Easter, and other events when the church would be filled to capacity, it is likely that the vehicle occupancy would be higher than 1.7, as parishioners are more likely to attend these celebrations as a family or with extended family. It is more likely that vehicle occupancy would be two or more persons per vehicle, resulting in a parking demand of 585 vehicles or less. Although a parking demand of 688 spaces is extremely conservative, implementation of Phase 11 would provide more than 688 parking spaces, thus mitigating the worst -case parking condition. As discussed previously, 439 parking spaces will be provided in the church and school parking lots. During Phase II, the school sports field would also be made available for parking. Four spaces would be removed from the school lot to provide a drive aisle to and from the sports field, resulting in a total parking supply on the church and school lots of 435 spaces. Approximately 18 vehicles can be parked along Mar Vista Drive and 23 vehicles along Domingo Drive for a total supply of 476 parking spaces with implementation of the Phase 1 Parking Management Plan, a shortage of 212 parking spaces. PAbav03 I \parking management plan 8- 24- 06.doc <08/31/06» ID LSA ASSOC1A'1'P.S. INC. PARKING MANAGEMENT PLAN AUGUST 2006 OUR LADY QUEEN OF ANGELS CATHOLIC CHURCH Additional parking will be made available on the sports field at the OLQA School during Phase II. As shown in Figure 2, approximately 212 vehicles could be parked on the sports field. With parking on site, along Mar Vista, on the sports field, and along Domingo Drive, the parking supply of 688 spaces can be provided, enough to accommodate the peak parking demand of 688 vehicles. However, parking along the entire church frontage along Domingo Drive may be used for the Phase 11 scenario if necessary. When the sports field is utilized for parking, directional signs to the overflow parking area shall be posted along Mar Vista Drive and Domingo Drive. In addition, signage shall be provided at the entrance to the school lot, indicating that additional parking is available on the sport field. Three parking attendants should be present to direct vehicles to a parking space on the field. One attendant would direct vehicles from the gate providing access to the field to a second parking attendant, who would stand at the end of each parking row and direct vehicles to the row. The third parking attendant will direct vehicles to their final parking space. The sports field should be filled from the north side, adjacent to Mar Vista Drive, to the south side. It is noted that once a vehicle is directed. to the sports field, it must stay within the sports field. There is no other way out than the entry location: Therefore, parishioners will be unable to enter the site and spill out onto the residential areas; they must park on the sports field. Funerals Occurring on a School Day Funerals would typically be held on a weekday, when both OLQA School and Corona Del Mar High School could be in session. During most funerals, parking could be handled within the 276 spaces available in the church parking lot. However, on rare occasions, some funerals may cause the church to be at full capacity and will require up to 688 parking spaces or more, especially if the deceased is a dignitary or community leader. In these situations, Phase 11 shall be implemented. It. should be noted that the school lot could be made available when funeral services occur during a school day. However, it is estimated that the school and church will employ up to 35 faculty and staff when the full enrollment of 600 students is reached. Should a large funeral, or any other large event occur on a weekday, it shall be scheduled outside of the drop off or pick up periods of the school day. Furthermore, during the large weekday events, school administrators and staff shall be directed to park on -site, preferably at the sports field. All other meetings at the church shall be cancelled in the event of a major funeral service to maximize available parking. In these cases, up to 688 parking spaces could be provided in the church lot, the partial school lot, the sports field, and along Mar Vista Drive and Domingo Drive, enough to accommodate the full - capacity parking demand of 688 spaces. In order to maintain the Parking Management Plan for Phase 11, it is recommended that the church conduct periodic reviews of the Parking Management Plan and make adjustments as necessary. SUMMARY The OLQA church will provide 439 on -site parking spaces. The City code requirement for parking at OLQA is 390 spaces. Therefore, OLQA satisfies its parking requirement all on -site. No off -site parking is necessary for OLQA to meet its City mandated parking requirement. PAbav03 I%parking management plan 8- 24- 06.doc WBBU 06» 1� LSA ASSOCIATES. INC. PARKING MANAGEMENT PLAN AUGUST 2094 OUR LADY QUEEN.OF ANGELS CATHOLIC CHURCH During the most heavily attended Sunday Masses, religious holidays, funerals, and other popular celebrations, the parking demand will exceed the supply on the OLQA Church and school site. A total of 439 parking spaces will be provided, while 478 spaces could be required during a typical Sunday and 688 spaces could be required on religious holidays, feast days, and during other times when the church is at capacity. To ensure that adequate parking is provided, Phases I and II of this Parking Management Plan (illustrated in Figures I and 2) shall be implemented. Phase I of the plan provides for parking along Mar Vista Drive adjacent to the OLQA School and Corona Del Mar High School. Under Phase 1, approximately 501 parking spaces are provided, enough to meet the 478 -space demand during a typical Sunday. Phase I also calls for Mass times to be staggered so that 45 minutes is provided between the most heavily attended Sunday Masses and all services on religious holidays and that 30 minutes is provided for all other church services. Phase II of the plan provides for parking along Mar Vista Drive (as in Phase I), parking on the OLQA School sports field, and parking along Domingo Drive adjacent to the OLQA School. Under Phase 11, enough parking is provided to meet the 688 -space demand when the church is at capacity. With implementation of Phase I and Phase 11, adequate parking will be provided for the OLQA Church without parking adjacent to residential uses. Vftv031 \parking managment plan 8- 24- 06.doc 48 /306) f I� EXHIBIT NO. 2 ALTERNATIVE PEDESTRIAN CROSSING DESIGN b EXHIBIT NO. 3 DRAFT PLANNING COMMISSION RESOLUTION' \q RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH ADOPTING MITIGATED NEGATIVE DECLARATION (SCH NO. 2006 - 061170) AND APPROVING USE PERMIT NO. 2005 -020 AND TRAFFIC STUDY NO. 2006 -002 FOR PROPERTY LOCATED AT 2046 AND 2100 MAR VISTA DRIVE (PA2005 -092) WHEREAS, an application was filed by Our Lady Queen of Angels (OLQA) Church for properties identified as 2046 and 2100 Mar Vista Drive located on the south side of Mar Vista Drive, west of Eastbluff Drive and Jamboree Road. The application requests the approval of a Use Permit to allow the expansion of the existing church and school facilities; to allow a proposed church building to exceed the permitted building height of 35 feet (90 feet proposed for the steeple); to allow the transfer of development intensity between the two sites in accordance with Section 20.63.080 of the Municipal Code; and to allow ten (10) portable classrooms to be located on the school site during the construction period. Traffic Study approval pursuant to the Traffic Phasing Ordinance (TPO) is also requested. The expansion includes the construction of a 1,170 -seat santuary, ten (10) additional classrooms, and a 9,450 square foot gymnasium. WHEREAS, on August 17, 2006 and September 7, 2006, the Planning Commission held a noticed public hearing in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California at which time the project applications, the Mitigated Negative Declaration and comments received thereon were considered. Notice of time, place and purpose of the public hearing was given in accordance with law and testimony was presented to, and considered by, the Planning Commission at the hearing. WHEREAS, the project site is located in the Eastbluff GEIF Section of the Bluffs Area (Statistical Area K2) of the Land Use Element and has a land use designation of Government, Educational, & Institutional Facilities. The site is zoned GEIF (Government, Educational, & Institutional Facilities). The expanded church and school is consistent with these designations. WHEREAS, the existing acreage of the OLQA church property (2046 Mar Vista Drive) is improved with an 872 -seat sanctuary, a parish center, a rectory, a K -8 elementary school for 315 students, and a pre - school facility for 35 children. The total square footage for the entire facility is 58,160 square feet. The church property presently has a total of 213 on -site parking spaces. WHEREAS, the acreage of the St. Mark property (2100 Mar Vista Drive) is presently improved with a 12,394 square foot church with a maximum seating capacity of 350 people. The existing preschool located on the site has an enrollment capacity of 70 students and the gross floor area for all buildings �X City of Newport Beach Planning Commission Resolution No. Page 2 of 20 combined is 15,324 square feet. The property has a total of 137 on -site parking spaces. WHEREAS, the two properties have a combined acreage of 12.17 and church seating capacity of 1,222 people, a school capacity of 420 students, 350 parking spaces, and 73,484 square feet of development on 12.37 acres of land, which results in a floor area ratio (FAR) of 0.14. The proposed project will have a FAR of 0.17. WHEREAS, the proposed project is located in the Eastbluff area and it is bounded by single - family and multiple - family residential developments. Institutional uses are also present in that Corona Del Mar High School, the former St. Mark Church and OLQA are also part of the community. No change to the land use designation (Governmental, Educational & Institutional Facilities) is proposed. The proposed expansion of the OLQA Church and school is consistent with historic use of the properties and the General Plan. The application does not include the introduction of new uses inconsistent with the land use designation of the General Plan nor does it change the diversity of uses. The proposed expansion and modernization program will provide expanded educational and spiritual facilities in close proximity to residents. WHEREAS, the City's General Plan allows for the redevelopment of older or underutilized properties to preserve the value of property by allowing for some modest growth, while maintaining acceptable levels of traffic service. The expansion, redevelopment and modernization of the existing school and church is consistent with this policy as it will not result in undesirable levels of service of the circulation system based upon traffic study prepared for the project and the resulting combined FAR does not exceed the maximum allowable floor area of Land Use Element. The studied intersection is evaluated and forecasted to operate at Level of Service B or better when project- related traffic is added to future growth and approved project traffic. WHEREAS, the Land Use Policy Nos. 2.1, 6.1 and 6.2.5 of the 2006 Land Use Element ensure that there is adequate supported uses to serve the needs of Newport Beach's residents and businesses and these uses are compatible with the adjoining residential neighborhood. The proposed church expansion is intended to provide for the current and future demands for church participation and school enrollment for the community. The suggested conditions of approval will ensure the compatibility of the project. Operational limitations coupled with enhanced reporting /monitoring provisions, increased parking supply, and better traffic circulation on the church and school sites will also mitigate existing congestion and the impact of future activities. WHEREAS, the current and proposed maximum permitted floor area ratio (FAR) for the Eastbluff GEIF Section in which both properties are located is 0.17. City of Newport Beach Planning Commission Resolution No. Page 3 of 20 The combined FAR with the project approval is 0.17 and therefore would be in compliance with the maximum floor area ratio allowance designated by both the 1988 and 2006 Land Use Elements of the General Plan. WHEREAS, the City's General Plan calls for the siting of new buildings and structures to be controlled and regulated to ensure, to the extent practical, the preservation of public views, the preservation of unique natural resources, and to minimize the alteration of natural landforms along bluffs and cliffs. No public views exist through or across the subject property and no natural landforms presently exist at either property. WHEREAS, the total combined 18,146 gross square foot expansion to the existing religious facility at both properties and use, as proposed while operating under the proposed conditions, would be operated and /or maintained consistent with the General Plan and the purpose of the proposed 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 for the following reasons: 1. The combining of the various schools presently occurring at OLQA and St. Mark's with the scheduling of start time to not coincide with the Corona del Mar High School will reduce the potential circulation impact of the proposed OLQA school expansion on the community. 2. The development provides parking in excess of the Zoning Code requirement. A total of 439 spaces will be provided, 163 of which will be provided on the school site and 276 will be provided on the church site, thereby satisfying the City code requirement of 390 spaces for the 1,170 - seat sanctuary. Although the project will provide 49 more parking spaces than required by the Zoning Code, vehicle occupancy surveys and church attendance records indicate that the parking demand could exceed capacity during the most heavily attended Sunday morning services and on religious holidays, funerals and other popular celebrations. To ensure that adequate parking will be provided for the church facility without parking at the Corona del Mar High School or the street, the project is required to implement a parking management plan to ensure full and efficient use of available off- street parking resources. 3. The driveways between the church and school properties have been reviewed and approved by the Traffic Engineer to minimize hazards. Vehicular access to the school site will be reduced from four driveways along Mar Vista Drive to two driveways, which improve the overall traffic circulation by reducing potential points of conflict. 13 City of Newport Beach Planning Commission Resolution No. Page 4 of 20 4. The project as conditioned will provide better parking management and monitoring provisions, which should increase the efficient use of off - street parking facilities at both properties, reduce on- street parking demands, re- direct traffic generated by the church and its school away from sensitive residential streets, and reduce parking conflicts created by traffic and parked vehicles from the church and its school. These beneficial factors will help preserve and enhance the residential areas abutting the project site that would not otherwise be realized without project approval. WHEREAS, the proposed transfer of development intensity would result in a more efficient use of land due to the two properties operating under a single ownership. The church, school, social and counseling activities are being proposed to operate in a coordinated manner under the proposed use permit which, with the conditions of approval, will minimize the parking demand on nearby residential streets at peak periods with the implementation of the parking management plan and student drop- off /pick -up plan. WHEREAS, the proposed transfer of development of approximately 10,023 square feet from the St. Mark Church property (4.37 -acre parcel) to the OLQA School property (8.00 -acre parcel) would result in less floor area and is on the smaller parcel closest to the single - family residential zone across Eastbluff Drive. The church property (donor parcel) is able to accommodate more landscaping and open space than would otherwise be provided, which will enhance the aesthetics of the site and assist to mitigate the mass of the proposed church. Additionally, the transfer of development intensity would allow multiple church supported uses (parish hall and offices, school and gymnasium) to cluster on the school property (recipient parcel) which centralizes the service areas of these buildings. WHEREAS, the increased entitlement of the school property would not create abrupt changes in building scale or mass located within the existing surrounding neighborhood. The proposed gymnasium is designed consistently with the height limits, within the scale of the existing nearby institutional buildings and is located away from residential structures. The one -story school buildings are placed along Domingo Drive near similar buildings where there is an adequate building setback and landscaping provided. The school site is 8.0 acres and due to its size, the increased entitlement of 10,023 square feet would not likely create abrupt scale relationship within the existing height limit. The site is also bounded by public streets which also provide additional separation of buildings. WHEREAS, the proposed one -story expansion to the school buildings and the construction of a new gymnasium and a church are compatible with the surrounding area in their building height, mass, setbacks and landscaping. The �A City of Newport Beach Planning Commission Resolution No. Page 5 of 20 planning of the sites provides for the placement of the gymnasium and church away from residences located on Domingo Drive. The new sanctuary, even though it will be larger than the former church building (St. Mark's) both in size and capacity, has been placed so that it will have the least visual impact on the surrounding uses. WHEREAS, there are no public views that would be impacted by the proposed development. The increased site is physically suitable for the development proposed as the entire school site is developable with no slopes, submerged areas or sensitive resources. The school site, as proposed, affords abundant area for building setbacks, landscaping, on -site parking and pedestrian and traffic circulation, while providing sufficient outdoor area for the school operation. WHEREAS, the transfer of development intensity would not result in a net negative impact on the overall circulation system as the proposed application consists of the consolidation of the two religious facilities and three educational operations to a single religious facility and a K -8 private school. The church site would be used for religious gathering purposes while the school site would be occupied by the church's ancillary uses. The church ancillary uses (parish hall and offices, school and gymnasium) will be developed to cluster on the school site to centralize the service areas of these buildings. The increase in school enrollment of 180 students is expected to have a less than significant impact when combined with the reduction of driveways, improved on -site circulation, additional on -site parking, and enhanced parking and circulation management. WHEREAS, the increased height of the sanctuary building will not be detrimental to the surrounding properties, given the setbacks proposed and the separation from the nearby residences and public ways. The primary bulk of the building is 55 feet high and the taller, tower /cross feature is relatively small in bulk and is located on the southeast corner of the sanctuary away from residences. The new sanctuary has building setbacks of approximately 61 feet from the north property line, 45 feet from the east property line, 250 feet from the south property line and 135 feet from the west property line. The project incorporates the use of trees and shrubs to screen the parking areas and the existing mature trees along Eastbluff Drive and Jamboree Road will further provide screening of the church. WHEREAS, the ten portable classrooms to be located on the school site would be removed upon completion of the new classrooms and are necessary for the operation of the school during construction. The premises would be restored to its former condition to ensure there would not be a long term negative impact to the community. as City of Newport Beach Planning Commission Resolution No. Page 6 of 20 WHEREAS, a Traffic Study has been prepared by Austin -Foust Associates under the supervision of the City Traffic Engineer pursuant to the TPO and its implementing guidelines (Appendix E of the Mitigated Negative Declaration), CEQA analysis for cumulative projects and intersection capacity utilization (ICU), neighborhood impacts analysis, site access and circulation and parking analysis. The project will result in a net increase of 19 new average daily trips, 27 vehicle trips during morning (AM) peak hour and a decrease of 56 vehicle trips during the afternoon (PM) peak hour. The study concluded that the proposed project will not cause a significant impact at the study area intersection of Jamboree Road and Eastbluff Drive /Ford Road; therefore, no improvements are required at this intersection. WHEREAS, an Initial Study and Mitigated Negative Declaration (MND) have been prepared in compliance with the Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy K -3. The Draft MND was circulated for public comment between June 30 and July 30, 2006. Comments were received from the Gas-.Company, California Cultural Resource Preservation Alliance, Inc. (CCRSA) and- Mr. & Mrs. Doremus. Additionally, the review period has been extended to an additional 20 days, from August 4 to August 23, 2006, to give the general public additional time to review and comment on the environmental document. Notice of the extended comment period has been provided in accordance with the CEQA guidelines. Comments were received from Amigo Properties LP (Katherine Johansen), The Gas Company and the Department of Transportation District 12. The contents of the environmental document, including comments on the document and responses prepared by staff, have been considered in the various decisions on this project. WHEREAS, on the basis of the entire environmental review record, the proposed project will have a less than significant impact upon the environment and there are no known substantial adverse affects on human beings that would be caused. Additionally, there are no long -term environmental goals that would be compromised by the project, nor cumulative impacts anticipated in connection with the project. The mitigation measures identified are feasible and reduce potential environmental impacts to a less than significant level. The mitigation measures are applied to the project and are incorporated as conditions of approval. NOW, THEREFORE, BE IT RESOLVED: Section 1. The Planning Commission of the City of Newport Beach does hereby find, on the basis of the whole record, that there is no substantial evidence that the project will have a significant effect on the environment and that the Mitigated Negative Declaration reflects the Planning Commission's independent judgment and analysis. The Planning Commission hereby adopts Mitigated Negative Declaration SCH No. 2006 - 061170 included therewith. The document and all material, which constitute the record upon which this decision was based, AID City of Newport Beach Planning Commission Resolution No. Page 7 of 20 are on file with the Planning Department, City Hall, 3300 Newport Boulevard, Newport Beach, California. Section 2. Based on the aforementioned findings, the Planning Commission hereby approves Use Permit No. 2005 -090 and Traffic Study No. 2006 -002, all subject to Conditions of Approval in Exhibit "A" attached hereto and made part hereof. PASSED, APPROVED AND ADOPTED THIS 7th DAY OF SEPTEMBER 2006. ma Jeffrey Cole, Chairman Alm Robert Hawkins, Secretary AYES: NOES: ABSENT: City of Newport Beach Planning Commission Resolution No. Page 8 of 20 Exhibit "A" Conditions of Approval Use Permit No. 2005 -020 & Traffic Study No. 2006 -002 OPERATIONAL CONDITIONS 1. The sanctuary shall have a maximum of 1,170 seats, not including a 32 -seat reservation chapel. 2. A minimum of 45 minutes shall be maintained between the two largest Sunday worship services (8:30 a.m. and 10:00 a.m.) and religious holiday services and a minimum of 30 minutes between the other services. 3. The maximum school enrollment capacity shall be 600 students. 4. The daily start time for the OLQA School shall be established annually in response to the Corona del Mar High School's publication of their start time. OLQA School shall establish their start time not less than 20 minutes prior, or less than 15 minutes after, the Corona del Mar High School published start time. ;} There shall be no weddings and /or other large assembly uses (50 people or more ) assembly uses of the sanctuary allowed during weekdays when the OLQA School is in session, except on religious holidays. This provision shall not apply to the weekly school mass. Memorial services of any size are allowed ma a&wied during weekdays when the OLQA SGheel us on sessiGR with the implementation of parking management plan. Depending on the estimated atte.ada.nve Ar size of ML=m.arial sepiiGes, the applinen+ shell determipe wh'nh phase of the parking t plan to he implemented to e e that adequate paFkang will he provided wi+hou 6. The on -site parking facilities on the school and church properties shall not be used for activities other than parking and loading /unloading. Notwithstanding this limitation, use of the main school parking lot on the school property, on a day to day basis as the children's play area in conjunction with the school, is permitted to the extent that the parking spaces are not otherwise needed. 7. 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 City of Newport Beach Planning Commission Resolution No. Page 9 of 20 public, such as basketball or volleyball tournaments or leagues or similar types of events. 8. The community room located on the church property shall not be used for religious services nor shall be used for assembly purposes, concurrently with the services performed in the sanctuary. Supported uses (i.e. church choir seating and /or break room) to the services performing in the sanctuary nw shall be allowed permitted. No television monitors and /or telecast devices to be used for religious service purposes are allowed in the community room. 9. 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. DEVELOPMENT CONDITIONS Building Department 10. The applicant shall be responsible for the payment of all applicable City plan check and inspection fees. 11. 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. 12.The applicant shall make an appointment with the Building and Fire Departments for preliminary code analysis prior to the building plan check submittal. Fire Department 13.All parking aisles shall have a 20 -foot inside and 40 -foot outside turning radius for fire apparatus. 14. Fire Service Underground shall be illustrated on the Civil Plans and shall be submitted and approved under separate plan check and permit. The Civil plans shall be submitted with information at outlined in the Fire Department's Private Hydrant and Sprinkler Supply Line Underground Piping Guideline and shall not be approved until the Fire Service Underground plans have been approved. c, City of Newport Beach Planning Commission Resolution No. Page 10 of 20 2046 Mar Vista — School Site 15.The applicant shall provide automatic fire sprinkler system to the existing school buildings located along Domingo Drive. 16.AII buildings located near the Parish Hall shall change their addresses to 2046 Mar Vista Drive. Buildings shall be individually identified by letter. 17.A fire alarm control panel shall be provided at the Parish Hall and all buildings located on site shall be tied to the panel. Initiating and supervisory signal shall specify device and location at the control panel and at the monitoring station. 18. The applicant shall either keep the existing or provide emergency access (two locations) off of Domigo Drive site to the existing school buildings. 19. Fire sprinklers shall be required for the proposed gym and shall be tied to the existing underground system. 2100 Mar Vista — Church Site 20. Two on -site fire hydrants shall be provided at the opposite ends of the parking lot. Locations shall be determined by the Fire Department. 21. Fire alarm and fire sprinkler system shall be required. 22. FDC shall be provided on street where the church building is addressed. FDC should be located an approximately 30 feet from the hydrant on Domigo Drive. Planning Department 23. The development shall be in substantial conformance with the plans "marked "Received on July 27, 2006" except as modified by other conditions. 24.The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 25.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. 26. Project approvals shall expire unless exercised within 24 months from the effective date of approval as specified in Section 20.91.050A of the Newport P City of Newport Beach Planning Commission Resolution No. Page 11 of 20 Beach Municipal Code. Reasonable extensions may be granted by the Planning Director in accordance with applicable regulations. 27. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by property owner. 28.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. 29.The maximum gross floor area allocated for the expansion of the existing school including the gymnasium shall be 22,184 square feet. The total allowable floor area for the school site at 20461 Mar Vista Drive shall be limited to a maximum of 69,294 square feet or 0.20 FAR. 30. The maximum gross floor area allocated for the new sanctuary on the church property at 2100 Mar Vista Drive shall be 22,336 square feet or 0.12. 31. The total maximum allowable floor area for the school and church properties shall be limited to 91,630 square feet or a combined FAR of 0.17. The appliGant shall not request nor shall the City grant an amendment to this Use Permit to OnGrease the maxamurn allowable area PeFM2#pd en the Our Lady Angels Pr °N" 32. Prior to issuance of building permits for any new construction, a covenant or other suitable, legally binding agreement to be approved by the City's Attorney Office shall be recorded against the decreased site (2100 Mar Vista Drive) assuring that all of the conditions of approval of this Use Permit will be met by the current and future property owner(s). 33. Upon completion of the school expansion and renovation, the portable classrooms shall be removed from the school campus and the premises shall be restored to its former condition. 34. The church tower shall be limited to a maximum height of 75 feet and a cross located on top of the tower to a height of 90 feet, measured from existing grade. 35. The cross on the top of tower shall not be illuminated. Any architectural lighting of the sanctuary shall be aimed to illuminate the structure and shall avoid missing the structure to the maximum extent feasible. Changes to the lighting 3� City of Newport Beach Planning Commission Resolution No. Page 12 of 20 system that would increase lighting levels or increase the lighting sources shall require an amendment to this Use Permit. 36.The applicant shall obtain a Special Event Permit for holiday lighting displays. No holiday lighting shall be permitted on the sanctuary structure. A Special Event Permit may not authorize holiday lighting on the sanctuary structure. 37.A total of 439 parking spaces shall be provided on -site for the church and school uses, 163 of which will be provided on the school campus and 276 spaces will be provided on the church campus. All parking spaces shall be kept clear of obstructions and made available for parking of vehicles at all times. Although the project will provide 49 more parking spaces than required by the Zoning Code, vehicle occupancy surveys and church attendance records indicate that the parking demand could exceed capacity during the most heavily attended Sunday morning services and on religious holidays, funerals and other popular celebrations. To ensure that adequate parking will be provided for the church facility without parking adjacent to residential uses, the project shall comply at all time with the stipulations identified in the parking management plan. 38. Prior to issuance of building permits for any new construction, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect or licensed architect for on -site and any adjacent off -site planting areas. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices. Except for that portion of the landscape plan that is subject to the approval of the Planning Commission, the landscape plans shall be approved by the Planning Director prior to the issuance of a building permit. All planting areas shall be provided with a permanent underground automatic sprinkler irrigation system of a design suitable for the type and arrangement of the plant materials selected. The irrigation system shall be adjustable based upon either a signal from a satellite or an on -site moisture - sensor. Planting areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier. Landscaping shall be located so as not to impede vehicular sight distance to the satisfaction of the Traffic Engineer. 39.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. 3a City of Newport Beach Planning Commission Resolution No. Page 13 of 20 40.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. 41. 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. 42.The applicant shall prepare a photometric study in conjunction with a final lighting plan for approval by the Planning Director prior to the issuance of a building permit. The building and grounds shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America,: or, based on the opinion of the Planning Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Planning Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 43. 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 Nos. 41 & 42. 44.A new trash enclosure shall be provided on the church property. Prior to the issuance of building permit, 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 decorative, solid roof for aesthetic and screening purposes. The design of the enclosure shall be integrated with the design of the church building. 45.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. 46.All noise generated by the proposed use, including any audible chimes or b shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. I City of Newport Beach Planning Commission Resolution No. Page 14 of 20 Vacuum /sweeping trucks shall be prohibited in the on -site parking facility between the hours of 10PM and 6AM. 47. 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. 48.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. 49.A six -foot high screen and security fence shall be placed around the construction site during construction. 50.Construction equipment and materials shall be properly stored on the site when not in use. Mitigation Measures of the Mitigated Negative Declaration 51. 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. 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. 3A City of Newport Beach Planning Commission Resolution No. Page 15 of 20 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. 52.The applicant shall make efforts to schedule all vegetation removal activities (i.e., tree removal and grading) outside the nesting season (the nesting season is February 15th to August 15th) to avoid potential impacts to nesting birds. If initial vegetation removal occurs during the nesting season, all suitable habitats shall be thoroughly surveyed for the presence of nesting birds by a qualified biologist before commencement of clearing. If any active nests are detected, a buffer of at least 100 feet (300 feet for raptors) shall be delineated, flagged, and avoided until the nesting cycle is complete as determined by the biological monitor. 53. 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. 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 �35 City of Newport Beach Planning Commission Resolution No. Page 16 of 20 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 54. 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. 55. 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. 56. Prior to issuance of a grading permit, a qualified geotechnical engineer shall be retained by the Applicant to be present on the project site during excavation, grading, and general site preparation activities to monitor the implementation of the recommendations as specified in the Geotechnical Engineering Report prepared by Geotechnical Solutions dated July 8, 2004. Whenever appropriate, the geotechnical engineer shall provide structure specific geologic and geotechnical recommendations which shall be 3'° City of Newport Beach Planning Commission Resolution No. Page 17 of 20 documented in a report to be appended to the project's Geotechnical Engineering Report. 57. Prior to issuance of building permits, the applicant shall submit verification to the City of Newport Beach that an asbestos survey has been conducted within the existing buildings proposed for demolition or renovation. If,asbestos is found, the Applicant shall follow all procedural requirements and regulations of South Coast Air Quality Management District Rule 1403. 58. Prior to the issuance of a building permit for the church 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, 59. Prior to issuance of grading permits, the applicant shall develop and submit a Notice of Intent (NOI) and Storm Water Pollution Prevention Plan ( SWPPP) to the Santa Ana RWQCB for compliance with the Statewide NPDES permit for construction activity. The SWPPP shall contain Best Management Practices (BMPs) to be implemented during construction to minimize impacts to local receiving water from pollutants in storm water runoff. The applicant shall provide the City of Newport Beach with a copy of the NOI and their application check as proof of filing with RWQCB. 60. Prior to issuance of grading permits, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Department and Code and Water Quality Enforcement Division, The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 61. 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 A.M. and 6:00 P.M. No such noise occurrences shall occur at anytime on Sundays or federal holidays. 62. 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. 31 City of Newport Beach Planning Commission Resolution No. Page 18 of 20 63. During the school year, heavy construction vehicle travel on adjoining streets shall be permitted limited on weekdays te- during non -peak school hours, which are generally 8:30 A.M. to 2:00 P.M and 3:00 P.M to 6:00 P.M. 64. New landscaping shall incorporate drought - tolerant plant materials and drip irrigation systems where possible. 65. Water leaving the project site due to over - irrigation of landscape shall be minimized. If an incident such as this is reported, a representative from the Code and Water Quality Enforcement Division of the City Manager's Office shall visit the location, investigate, inform the tenant if possible, leave a note, and in some cases shut off the water. 66. Watering shall be done during the early morning or evening hours to minimize evaporation (between 4:00 P.M. and 9:00 A.M. the following morning. 67. All leaks shall be investigated by a representative from the Code and Water Quality Enforcement Division of the City Manager's Office and the Applicant shall complete all required repairs. 68. Water should not be used to clean paved surfaces such as sidewalks, driveways, parking areas, etc. except to alleviate immediate safety or sanitation hazards. 69. Reclaimed water shall be used whenever available, assuming it is economically feasible. Public Works Department 70. 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. 71. Prior to issuance of building permits for new construction, the school drop - off /pick -up plan shall be subject to further review and approval by the Traffic Engineer. The applicant shall implement all measures contained in the approved plan. Thereafter, modifications of the school drop- off /pick -up plan may be authorized from time to time by the City Traffic Engineer and Planning Director provided that they are limited to eliminating unnecessary aspects of the plan or implementing new or altered school drop -off and /or pick -up procedures that improve the overall safety of the school students and on -site 0 City of Newport Beach Planning Commission Resolution No. Page 19 of 20 traffic circulation. Should any conflicts between the drop - off /pick -up plan and these conditions of approval, the conditions of approval shall take precedence. minimized and that vehicular access, pedestrian access and parking resources are managed effectively. Parking on public streets and at eliminating unnecessary aspects of the TMPs or implementing new or 73. 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. 74.A haul route permit shall be required for any large construction related vehicle (i.e. dirt hauling vehicle). 75. No construction material shall be staged or stored within the public right -of- way. 76.ADA curb ramps shall be installed at all project driveways. City of Newport Beach Planning Commission Resolution No. Page 20 of 20 77. 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. 78.Any non - standard improvement shall require an encroachment agreement. Any work within the public right -of -way requires an encroachment permit. 79. All parking areas shall conform to City Standard 805 -L -A & B. 80. The project shall conform to the City's sight standard STD -110 -L for a local street. The design shall be reviewed and approved by the Traffic Engineer. 81.All curb returns surrounding the development site shall each be constructed with a curb access ramp that complies with the current ADA requirements. Said ramps shall align with the pedestrian path of travel. 82.A concrete driveway "plug" shall be constructed at locations where an existing driveway approach is to be abandoned. The grading plans must show all existing driveway approaches to be removed and all newly proposed driveway approaches. A minimum 12 -inch wide by 12 -inch deep full depth asphalt concrete patch shall be constructed along the entire length of any new driveway approach gutter. All joint surfaces shall be tack coated prior to patch placement. 83.A junction or manhole structure shall be required for all proposed private storm drain connections to the public storm drain system 84. Public Works Department plan check and inspection fees shall be paid at the time of encroachment permit application. 85.A twelve -month review by the Planning Commission, from the data of Note: Proposed changes made by the Planning Commission are highlighted in bold. Proposed changes made by the applicant are highlighted in italic. .fiD EXHIBIT NO, 4 REVISED CONSTRUCTION PARKING PHASING PLAN LSA ASSOCIATES. INC. AUGUST 2006 CONSTRUCTION PARKING PHASING PLAN OUR LADY QUEEN OF ANGELS CATHOLIC CHURCH CONSTRUCTION PARKING PHASING PLAN OUR LADY QUEEN OF ANGELS CATHOLIC CHURCH INTRODUCTION LSA Associates, Inc. (LSA) has prepared this Construction Parking Phasing Plan to quantify parking supply and planned parking operation during the construction of the proposed expansion of Our Lady Queen of Angels Catholic Church (OLQA) in Newport Beach, California. As part of the proposed project, OLQA has purchased a 4.37 -acre parcel from Saint Mark Presbyterian Church, located across Domingo Drive from the existing OLQA Church and school. A new sanctuary will be built on the former St. Mark site, and additional classrooms and a gymnasium for the OLQA school will be built on the existing OLQA site. The parking lots and driveways on both sites will be modified and integrated to facilitate circulation within the parking lots, shorten the time required for drivers to locate a parking space, and reduce the need for vehicles to circulate on the public street. This Construction Parking Phasing Plan addresses the existing parking demand during typical school day and Sunday operations and the effect of a shifting parking supply due to facility construction. CONSTRUCTION PHASING PLAN The construction of the proposed expansion of OLQA will take place over five phases during a 36- month period beginning in April 2007. Construction activities will take place on both the existing OLQA site and on the 4.37 -acre St. Mark Presbyterian Church site. Phase I includes demolition of the teachers' parking lot on Domingo Drive and the construction of additional classrooms as well as the addition of classrooms on the sports field. Phase II includes the demolition of all improvements on the 4.37 -acre St. Mark Presbyterian Church site, the completion of initial 137 parking stalls, and continuing construction of the church. Phase III is construction of the gymnasium. Phase IV will complete all improvements on the 4.37 -acre site, including the church and remaining parking. Phase V, the final phase of the Construction Phasing Plan, includes the demolition of the existing church and the construction of new parking. This phase includes modifications to driveways and a connection from the new parking area adjacent to the gymnasium. During construction all OLQA parking will occur in striped parking lots with readily recognizable parking spaces or on- street; therefore, parking attendants would not be necessary for normal operation of the church and/or school during the construction period. A table showing the Construction Phasing Plan/Parking Stalls Available to OLQA is provided as an attachment. The following provides a discussion of the parking operations during each phase of the Construction Phasing Plan. Phase I Demolition of the teachers' parking lot in Phase I will remove 25 parking spaces from the available 213 spaces provided on site, for a total of 188 spaces. In the existing condition, the peak parking demand is not met on site. Based on parking surveys in the Traffic Study on a Sunday in November PAW 03hconmclionphasing plan 8 -31.doc x08 /31/06x .43 LSA ASSOCIATES, INC. CONSTRUCTION PARKING PHASING PLAN AUGUST 2006 OUR LADY QUEEN OF ANGELS CATHOLIC CHURCH 2005 and in March 2006, approximately 172 vehicles currently park off site. During Phase 1, off -site parking will continue to occur with the removal of 25 spaces, most likely along Mar Vista Drive or Domingo Drive. Parking operations during the weekday will not change, as the existing parking demand of 30 spaces will be accommodated by the 188 available parking spaces on the OLQA school site. The duration of Phase I will last approximately 9 months. Figure 1 illustrates Phase I of the Construction Phasing Plan. Phase II Phase 11 of the Construction Phasing Plan includes the demolition of the St. Mark Presbyterian Church site and the construction of 137 parking stalls on the 4.37 -acre site. Parking operations during Phase 11 will be identical to those experienced during Phase 1. The duration of this phase is approximately four months, during which the additional parking stalls will be constructed. At the completion of Phase II, approximately 325 spaces will be available (188 spaces on the school site and 137 spaces on the church site). Upon completion of Phase II, 35 vehicles will need to park off site, thus lessening the need for church parking off site. Parking operations during the weekday will not change, as the existing parking demand of 30 spaces will be accommodated by the 325 available parking spaces on -site. Phase II of the Construction Phasing Plan is illustrated in Figure 2. Phase III Phase III of the Construction Phasing Plan includes construction of the gymnasium on the existing school lot. Construction of the gymnasium will remove 50 parking spaces from the 188 spaces on the school site. A total of 275 parking spaces would be available during this phase. Eighty -five vehicles would need to park off site. Although fewer parking spaces would be provided during Phase III, the parking is still improved when compared to the 172 vehicles that currently park off site. Parking operations during the weekday will not change, as the existing parking demand of 30 spaces will be accommodated by the 138 spaces available on the OLQA school site. Phase III will take place for approximately 8 months. Phase III of the Construction Phasing Plan is illustrated in Figure 3. Phase IV Phase IV consists of the completion of all improvements on the St. Mark Presbyterian Church site. During Phase IV, an additional 101 spaces will be added to the 275 available parking spaces for a total of 376 spaces. The duration of Phase IV is approximately eight months. After the completion of Phase IV, there will be enough parking on site to accommodate the existing parking demand of 360 spaces during a typical Sunday 10:00 a.m. Mass. Parking operations during the weekday will not change, as the existing parking demand of 30 spaces will be accommodated by the 138 available parking spaces on the OLQA school site. Phase IV of the Construction Phasing Plan is illustrated in Figure 4. After completion of Phase IV, the new church and school operations will commence. The Sunday Mass times will be adjusted to allow for at least 45 minutes between the most heavily attended Masses, and church staff will direct traffic during the most heavily attended Masses as outlined in the PABav031consvuction phasing plan 931.doc 08131/06» uti .� � C r^ N `�-' Sr f! � �i> 1 i.. Gi LL �� � sr.. -. .. 5 _ d .t f- � .:: J ti r+ i r :s �� f! x y ..:v x sr.. -. .. Y G ifJ ^ �� � W pr V : � r J ti 1 K; C . /�y / �� ��- ! � �� ,,A(O 41 � \ \ \� F ;A \/\ 41 F ;A \/\ \� \ \ \ \� \/\ 41 LSA ASSOCIATES, INC. AUGUST 2006 CONSTRUCTION PARKING PHASING PLAN OUR LADY QUEEN OF ANGELS CATHOLIC CHURCH Parking Management Plan. The Parking Management Plan will be fully implemented after the completion of Phase IV. Phase V Phase V of the Construction Phasing Plan includes demolition of the existing OLQA church and construction of new parking on the school site. An additional 63 parking spaces will be available upon completion of Phase V. The available parking spaces (439) after Phase V exceed the existing parking demand by 79 spaces. All church parking on Sunday mornings will be provided on site at the completion of Phase V. Parking operations during the weekday will not change, as the existing parking demand of 30 spaces will be accommodated by the 201 available parking spaces on the OLQA school site. Phase V of the Construction Phasing Plan is illustrated in Figure 5. The duration of this phase is approximately four months. Funerals Occurring on a School Day Funerals would typically be held on a weekday, when both OLQA school and Corona Del Mar High School could be in session. During most funerals, parking could be handled within the residual on- site spaces available during each phase. However, on rare occasions, some funerals may cause the existing church to be at full capacity and will require up to 360 parking spaces or more, especially if the deceased is a dignitary or community leader. In these situations, parking could be provided on the OLQA school sports field. Parking lot circulation and parking on the sports field is described in Phase II of the Parking Management Plan. As described in the Parking Management Plan, all other meetings at the church would be cancelled during a large funeral. Additionally, the school would provide indoor activities for the students, as the playground and sport field would not be available. During construction, the church should monitor the expected attendance at weekday funerals or other weekday events and implement parking on the sports field if necessary. As noted in the Parking Management Plan, parking on the sports field can accommodate up to an additional 212 parking spaces. During Phase I of construction, portable classrooms will be placed on the sports field, resulting in the loss of approximately 52 spaces. As a result, approximately 160 vehicles could be parked on the sports field during Phase I. Construction Vehicle and Worker Parking During Phases I —V of construction, all worker parking and contractor staging will take place on site. The location of construction parking during each phase is described below. Phase I: Worker parking will be provided on the OLQA School sports field. Phase II: All staging, worker parking, and construction will be provided on the 4 -acre site (former St. Mark site). Phase III: All staging, worker parking, and construction will be provided in the gymnasium construction zone within the school parking lot. P:1aav03 ncanstruction phasing plan 8- 31.doc 08/31106o `0 LSA ASSOCIATES. INC. AUGUST 2006 CONSTRUCTION PARKING PHASING PLAN OUR LADY QUEEN OF ANGELS CATHOLIC CHURCH Phase IV: All staging, worker parking, and construction will be provided on the 4 -acre St. Mark site (former St. Mark site). Phase V: Workers would park on the 4 -acre site (New OLQA Church site). Because construction will take place during the weekday when the church is not heavily used, ample parking will be available on the 4 -acre church site to accommodate worker parking during demolition of the existing church. No off -site parking of construction workers, vehicles, or equipment will occur during project construction. P:1nav03Ikonstruction phasing plan 8 -31 Am v08/31/M& 56 /\ / \� §1 � � \ \\ \� � \` \ \� \ \\ §1 LSA ASSOCIATES. INC. AUGUST 2006 SUMMARY CONSTRUCTION PARKING PHASING PLAN OUR LADY QUEEN OF ANGELS CATHOLIC CHURCH Based on existing parking and vehicle occupancy surveys, the existing parking demand of OLQA church is approximately 360 spaces. The church currently does not provide 360 spaces and on Sundays, overflow parking from OLQA church and St. Mark church is provided off site. During each phase of construction, parking will be accommodated as shown in Table A. As shown in Table A, all parking could be accommodated on site by the end of Phase IV, approximately 32 months from the start of construction. At the completion of Phase IV, the new church and school operations will commence and the project's Parking Management Plan will be implemented. Table A: Parking Summary by Phase Phase On -Site Parking Vehicles Parked Off Site I 188 ! 172 II 325 35 III 275 85 IV 376 0 V 439 0 During funerals or other heavily attended events during a school day, it may be necessary to provide additional parking spaces on the school sports field. Parking on the sports field could provide up to 212 additional on -site parking spaces and is described in Phase II of the project's Parking Management Plan. During construction, the church should monitor the expected attendance at weekday funerals or other weekday events and implement parking on the sports field if necessary. P:Tav03 tkonsnuctlon phasing plan 8-3 Ldoc 08 131/06» EXHIBIT NO. 5 RESPONSES TO COMMENTS IS /MND from 8/4 through 8/23/06 53 RESPONSE TO COMMENTS Initial Study /Mitigated Negative Declaration for Our Lady Queen of Angels Church Expansion Project The City received a total of four (4) comment letters during the review period of the Initial Study from August 4 through August 23, 2006. Letters were from Amigo Properties LP, the Department of Transportation District 12 and The Gas Company. Copies of the original comment letters are included on the subsequent pages. Each comment letter is followed by a response from City staff. After reviewing these letters, it was determined that none of the comments made on the Initial Study affect the original conclusions related to potential environmental significance that were drawn in the Initial Study. 5 `� Amigos Properties LP 461 S. Glassell Street Orange, CA 92866 714 -532 -5939 August 11, 2006 Rosalinh M. Ung Planning Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 Fewi -t ed (� Ji 7f a6 PO SUBJECT: OUR LADY QUEEN OF ANGELS EXPANSION PROJECT INITIAL STUDY /MITIGATED NEGATIVE DECLARATION Dear Madam; This letter is intended to provide comments on the subject project and its environmental documentation prepared pursuant to the California Environmental Quality Act P9 P�2 We believe that the City has failed to disclose potentially significant impacts related to the subject project, and request that additional evaluation be undertaken and the necessary environmental documentation re- circulated for public review and comment prior to taking action on the Use Permit for the project. The subject project proposes to double the size of the seating capacity of the existing p 3 sanctuary, double the size of its school (including a 10,000 square foot gymnasium), and exceed the current height restriction of 35 -feet for a 90 -foot steeple. The proposed plan calls for relocating the entrance to both the 1,200- capacity sanctuary and 600- student school to a residential street with only one driveway. The Initial Study and Mitigated Negative Declaration fails to disclose the following: On any given school day, or on any Sunday during the five services at Our Lady Queen of Angels, traffic congestion already exists in the neighborhood streets that were never PP4 designed to accommodate the existing number of vehicles that now traverse streets like JJ Mar Vista and Domingo (which happen to be the only access to multi- family residences on the east side of Eastbluff). Further exacerbating the existing situation is the unresolved traffic problems related to Corona del Mar High School, immediately adjacent to the project, whose enrollment has �g. } PA'S far exceeded the capacity it was designed for more than 40 years ago. Nor is it J acknowledged that the school's "new drop -off plan" implemented last fall has only made matters worse by delegating most of the traffic to the east side of Eastbluff. V7 6� Neither of these issues is acknowledged or analyzed in the mitigated negative declaration. F2 PP ( I The only detailed traffic evaluation was done at 8astbluff and Jamboree. At best there is O, only a qualitative analysis of the most impacted streets around the project Even here there is no indication that there are even any existing problems. We believe that a detailed (numeric) analysis of the interior streets in Eastbluff is requited. Additionally, the parking analysis provided in Section XV is inadequate. Again the 19 2 ) f 2 mitigated negative declaration fails to disclose substantial existing issues related to J ) f parking in the area, adequately analyze the impacts due to the changes resulting from the proposed project, nor provide adequate mitigation. 1The attached photographs were taken during services on two different Sundays (August 6 and 13, 2006). These photos show a substantial quantity of illegally parked cars in the Corona del Mar High School parking lot and other locations in the vicinity of Our Lady Queen of Angels. Note that a number of vehicles are parked in red zones, and at least one J is parked in a driveway. Not only does this inconvenience others, but is a safety hazard as well. This may impact the ability of emergency service providers to access facilities in the neighborhood. The mitigated negative declaration doesn't even acknowledge that the Corona del Mar �g 2 Op4 High School parking lot is used by the Church. If parking is `adequate' to support the ff II Church expansion, why is the school parking lot being used regularly to support existing services`! We believe that existing and future parking impacts are significant and require mitigation. fig. z PPs We believe that the City of Newport Beach has not fulfilled its obligation to disclose the potentially significant traffic and parking impacts related to the proposal as required by Public Resources Code 21000 et sec. and California Code of Regulations (CCR) Section 15000 et seq., and fails to apply necessary mitigation to the project as required by CCR Section 15021. Moving forward with this project will significantly impact our tenants enjoyment of their residences and will negatively impact our property values. Thank you for your attention to this matter. Please feel free to contact me at (714) 532 -5939. I would appreciate a written response to this matter within thirty days. Katherine Yust o7 hausen Amigos Properties LP )54 5`g Photo 1 Sunday, August 13, 2006: Corona Del Mar High School Parking lot across the street from OLQOA — Lot at full capacity with cars parked illegally in red zones (SUVs to the left of the driveway entrance). Photo 2 Sunday, August 13, 2006: Corona Del Mar High School: Cars illegally parked in red zones. �1 Y 1 ,mss F p* I 1 g d gS a k! t. � 1` 14 r i.. �a4 n r: ­ 4 50 F .�$8�' tip 1",r� 4i, IVilf IY�4 � af dossaft `i9 I } 66 f v r t m tot, r 9 0 s A r � ,r Response to Amigo Properties LP (Katherine Johansen) Letter Dated August 11 2006 Pg. 1 PP2 Potentially significant impacts have been analyzed and disclosed. The traffic analysis was conducted under the supervision of the City Traffic Engineer, in accordance to the City's Traffic Phasing Ordinance (TPO) and its implementation guidelines. A study area and analysis was established based on the provisions of the TPO. Short term issues were identified at Jamboree /Eastbluff; however, no significant level of service (LOS) impacts was identified. The traffic study further presented a local circulation analysis that included existing conditions. The proposed project represents a minor increase of 27 trips in the a.m. peak hour and a reduction of 56 trips in the critical p.m. peak hour. Based on the changes to the existing condition, including a net reduction in critical p.m. peak hour traffic, the project was found to have no significant impacts to local circulation. In addition a cumulative analysis was performed including future traffic from projects within the area. This analysis did not identify any significant impacts. Pg. 1 PP3 The total number of seats in the sanctuary is being reduced by 52 seats with the relocation of St. Mark's. The effects of the school enrollment expansion have been addressed in the traffic study. The access to the sanctuary and the school will continue to be provided along Mar Vista Drive and Domingo Drive. Access points are planned to be reduced improving flow on adjacent streets as disclosed in the traffic study. Pg. 1 PP4 OLQA Church currently has 4 services; the effects of the services have been disclosed in the traffic study. The streets in the area were present when the church was built in 1965, which predates the construction of the residential uses along Domingo and Amigos. Local streets are normally designed for a daily traffic volume and short periods of congestion are not considered to be a significant environmental impact. Pg. 1 PP5 Comments noted. Pg. 2 PP1 The traffic study includes existing weekday and Sunday average daily traffic (ADT) volumes for all residential streets in the immediate area (Eastbluff Drive, Vista Del Oro, Mar Vista Drive and Domingo Drive and discloses the contribution of new traffic from the OLQA operation. The traffic study analyzes the project not the operational issues of the existing Corona del Mar High School deficiencies. Pg. 2 PP2 E k,�- The parking analysis provides data regarding existing parking demand, existing average vehicle occupancy (AVO) and a forecast of future parking demand. Parking impacts have been identified and a mitigation measure, in the form of a parking management plan, drop off pick up plan, construction parking phasing plan, have all been required and prepared for review and approval by the City Traffic Engineer. Pg. 2 PP3 Comments noted. Pg. 2 PP4 The parking analysis was prepared based on the premise that church parking demand could be satisfied without the Corona del Mar High School parking lot. The project, as proposed, provides on -site parking at both properties. Currently, parishioners use the Corona--del Mar High School parking lot because there is insufficient on -site parking. This will not be the case in the future with the implementation of parking management plan. Pg. 2 PP5 The Initial Study of the Mitigated Negative Declaration (MND) has been prepared for the proposed project in accordance with the implementing guidelines of the California Environmental Quality Act (CEQA). 10 �3 pg.7 pp2 Amigos Properties LP 461 S. Glassell Street Orange, CA 92866 714 -532 -5939 August 20, 2006 Rosalinh M. Ung Planning Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 SUBJECT: OUR LADY QUEEN OF ANGELS EXPANSION PROJECT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Dear Madam; Thank you for the opportunity to provide comments on the subject project and its environmental documentation prepared pursuant to the California Environmental Quality Act (CEQA). This letter is to provide additional comments on the subject document after attending the public hearing before the Planning Commission on August 17, 2006. During the August 17, 2006 hearing, a question was raised by Mr. Eaton as to "who" is contributing to the existing traffic and parking congestion. We would like this question answered as well. It is difficult if not impossible to ascertain from the information provided in the Negative Declaration that there is an existing problem at all. We believe that, in order for the Planning Commission to effectively act on this project, the City should undertake a more thorough traffic and parking study, to include detailed traffic counts on Sundays and Holidays on all driveways and intersections surrounding the proposed project, in order to quantify existing impacts and to determine what mitigation measures are most effective in reducing these impacts (to be made conditions of project approval). At one point during the public hearing, Mr. Hawkins asked one of the members of the public whether the commenter had a traffic study to support a statement that there was a traffic problem both on school days and on Sundays. We respectfully submit that undertaking an adequate traffic study for the subject project is the responsibility of the JJ City and not of any member of the public. Given that the Commission is acting on a Use Permit application for a project which will impact traffic in the project vicinity, this kind of question is out of line. If the Commission members themselves can't find the information within the CEQA document for the project, it would appear that the CEQA document is inadequate as currently written. rett 1/3 � k It was also suggested that the traffic problems in the area are caused by Corona del Mar High School and ate therefore the responsibility of the School Board. Even if this were so, this would only be the case on school days, not on weekends. Given that the streets in p9.2 PP I Eastbluff are the responsibility of the City of Newport Beach, and planning for the street network is the responsibility of the Planning Commission, this kind of statement from a Planning Commissioner appears at least disingenuous. Furthermore, the Commission has an affirmative responsibility to ensure that new projects do not contribute significantly to Ian already existing problem. P0.2 PP2 At another point in the hearing, Vice Chairman Eaton, as well as other members of the Commission, acknowledged the existing parking and traffic congestion problems in this area. hi response to one public comment, Mr. Eaton pointed out that there were 84 conditions of project approval in a separate list of "Draft of Conditions of Approval August 17, 2006" for this project. Conditions number 37, and 72 specifically acknowledge the need to mitigate traffic and parking congestion in this area. However, the Negative Declaration does not even mention any existing traffic or parking problems in the vicinity of the project, nor does it analyze how the changes in the project might impact the existing significant impacts other than to minimize the situation by concluding that 27 additional trips couldn't possibly cause an impact. If there already is a significant impact (some of which is caused by the existing church operations), the addition of any new trips MAY be significant. Without adequate analysis of this issue, it appears difficult to conclude that the impacts from the project are less than significant. Until the level of significance is evaluated, adequate mitigation (of existing and expanded facilities) can not be imposed. Further, it was acknowledged at the hearing that although the proposed project would meet ordinance requirements for parking, the applicant expects to substantially exceed I Ithe parking requirements on at least several occasions in any given year. Neither the traffic or parking impact of these special events is adequately addressed in the Negative {I Declaration. This is a potentially significant impact from operation of the project and must be mitigated. P�.2 QQ4 Mr. Eaton made the comment at the close of the Public Hearing that it was his opinion that the project was approvable at this point and the staff should prepare findings for the next hearing. Given that this statement comes prior to the close of the public comment period on the Negative Declaration, and before Commissioners have reviewed the entirety of the CEQA documentation for the case (including public comments) to determine whether the CEQA document is adequate to support the action, we believe suggests that Mr. Eaton has prejudged this case - a clear prejudicial abuse of discretion. Decision - makers have an affirmative duty to evaluate the environmental impacts of a proposal before making up their minds on a project. We are concerned that Mr. Eaton may have a bias on the subject action before the Commission and should consider recusing himself from rendering any final vote on this project. P2 PPS I Finally, we believe that the following additional conditions should be required of the g applicant before the project is approved: P� 2/3 �0� 1.) The applicant should be required to construct and maintain an elevated or underground walkway between the two parking lots on either side of Domingo at Mar Vista to separate pedestrian and vehicular traffic. Given that church lots are entered off of both Domingo and Mar Vista., and that parishioners parking in the Mar Vista lot will have to cross the intersection of Domingo and Mar Vista to access the church, traffic and pedestrian conflicts will be greatest at this intersection. An at -grade pedestrian crossing at this location would appear to have the potential to push traffic congestion onto Eastbluff Drive as well. 2.) The applicant should be required to provide traffic attendants for those periods in which any event will attract So or more attendees to direct traffic into the approved parking facilities, and to relieve traffic congestion on surface streets. 3.) Until such time as there is a formal agreement with the School Board for use of the school parking lots, the applicant should be prohibited from using the school parking lots as a source of additional parking at any time, and must notify its congregation not to use this facility. Traffic attendants should direct church traffic away from these lots into approved lots. The existing `Parking Management Plan' incorporates the use of the public school parking lot, and as there is no formal agreement with the School Board, this should not be allowed. 4.) The Applicant should not depend on public street parking spaces as a part of their "Parking Management Plan" as many of these street spaces are used by local residents. Unless these spaces will be closed off to the public for special events, they may already be in use by residents or others and therefore not `available' to meet the demand in the "Parking Management Plan". In summary, we believe that the City has failed to disclose potentially significant impacts related to the subject project, and request that additional detailed LOCAL traffic evaluation be undertaken and the necessary environmental documentation (including traffic /parking mitigations for operation) be re- circulated for public review and comment prior to taking action on the Use Permit for the project. Thank you for your attention to this matter. Please feel free to contact me at (714) 532 -5939. I would appreciate a written response to this matter.prior to action on the subject project. Katherine Yust Johansen Amigos Properties LP \9 e Response to Amigo Properties LP (Katherine Johansen) Letter Dated August 20, 2006 Pg.1 PP2 The traffic study was conducted in accordance to the provisions of the Traffic Phasing Ordinance and the CEOA guidelines. The study also evaluates local circulation and on -site parking concerns. Traditionally, the focus of the traffic study is the impact of the project on the operation of area intersections during the times when they are carrying their greatest amount of traffic, which are weekday peak periods. Conditions that may occur in limited frequency on Sundays and holidays do not generally rise to the significance criteria accepted in traffic engineering and transportation planning. However, the traffic study for the proposed project did take into account the effects of the project on both weekdays and for Sunday church activities. A parking management plan is required to be developed to demonstrate how the applicant can provide additional parking on typical Sunday mornings and religious holidays. Pg.1 PP3 This comment relates to the statements made by the Planning Commission during the August 17, 2006 public hearing. There is no specific comment related to the analysis of the Initial Study /Mitigated Negative Declaration. Pg.2 PP1 This comment relates to the statements made by the Planning Commission during the August 17, 2006 public hearing. There is no specific comment related to the analysis of the Initial Study /Mitigated Negative Declaration. Pg.2 PP2 Both the traffic study and Initial Study /Mitigated Negative Declaration acknowledge the potential parking issues. To address these issues the applicant submitted a Parking Management Program, a Drop off /Pick up program and a Construction Parking Management Program to the City for review and approval. Pg. 2 PP3 See response for Pg.1 PP2 Pg.2 PP4 This comment relates to the statements made by the Planning Commission during the August 17, 2006 public hearing. There is no specific comment related to the analysis of the Initial Study /Mitigated Negative Declaration. Pg.2 PP5 Recommendation noted. 14 �1 DEPARTMENT OF TRANSPORTATION DISTRICT 12 3337 MICHELSON DRIVE SUITE C380 IRVINE, CA 92612 -1699 PHONE (949) 724 -2000 July 31, 2006 Rosalinh Ung City of Newport Beach Planning Department 3300 Newport Boulevard Newport Beach, CA 92663 RECt1VEG c VNINC� UE6� �E ' MF-N I OF NEWPORT REW AUG 10 2066 Au�oa �t�a13,4�sis Subject: Our Lady Queen of Angels Church Expansion Dear Ms. Ung: ARNOLD SCHWARZENEGGER. Govemor IGR/CEQA SCH #2006061170 MND Log# 1752 SR73 c� Flex your power! Be energy ericient.' Thardr you for the opportunity to review and comment on the Mitigated Negative Declaration (MND) for Our Lady Queen of Angels Church Expansion. The proposed project is to expand the existing church and school facilities by relocating the church to the adjacent property located at 2100 Mar Vista Drive and expanding the school within its existing boundaries at 2046 Mar Vista Drive. The expansion includes the construction of a 1,170 -seat sanctuary, additional classrooms, and a 9,922 square foot gymnasium. Caltrans District 12 is a reviewing agency and has no comments. Please continue to keep us informed of projects that may impact our State Transportation Facilities. If you have any questions or comments, please contact Lynne Gear (949) 724 -2241. Sincerely; `? Rya'P.' hamberlain, Branch Chief Local Development/Intergovernmental Review District 12 cc: Terri Pencovic, Headquarters Terry Roberts, OPR "Caltrans improves mobility across California" kD Resoonse to Department of Transportation District 12 dated July 31, 2006 Comment Noted. 16 ui The Gas Company A Sempra Energy utility- August 8, 2006 City of Newport Beach 3300 Newport Blvd. Newport Beach, California 92663 Attention: Rosalinh Ung PO Box 3334 1919 S. State College Blvd. Anaheim, CA 92806 -6114 j'�j (L!},a wewi'iJ LPG'. a,�l e, l.�:::('•.t1 AUG 142U Subject: Notice of Intent to Adopt Mitigated Negative Declaration for 4450 MacArthur BI in Newport Beach Thank you for providing the opportunity to respond to this Notice of Intent for an E.I.R. (Environmental impact Report) Document. We are pleased to inform you that Southern California Gas Company has facilities in the area where the aforementioned project is proposed. Gas service to the project can be provided from an existing gas main located in various locations. The service will be in accordance with the Company's policies and extension rules on file with the California Public Utilities Commission when the contractual arrangements are made. This letter is not a contractual commitment to serve the proposed project but is only provided as an informational service. The availability of natural gas service is based upon conditions of gas supply and regulatory agencies. As a public utility, Southern California Gas Company is under the jurisdiction of the California Public Utilities Commission. Our ability to serve can also be affected by actions of federal regulatory agencies. Should these agencies take any action, which affect gas supply or the conditions under which service is available, gas service will be provided in accordance with the revised conditions. This letter is also provided without considering any conditions or non -utility laws and regulations (such as environmental regulations), which could affect construction of a main and/or service line extension (i.e., if hazardous wastes were encountered in the process of installing the line). The regulations can only be determined around the time contractual arrangements are made and construction has begun. Estimates of gas usage for residential and non - residential projects are developed on an individual basis and are obtained from the Commercial- Indushial/Residential Market Services Staff by calling (800) 427 -2000 (Commercial/Industrial Customers) (800) 427 -2200 (Residential Customers). We have developed several programs, which are available upon request to provide assistance in selecting the most energy efficient appliances or systems for a particular project. If you desire further information on any of our energy conservation programs, please contact this office for assistance. Sincerely, Z/ n , , 7 Miehlel'R. Harriel Technical Services Supervisor Pacific Coast Region - Anaheim M RHI. drMA. It Response to The Gas Company Letter dated August 8, 2006 Comment Noted. 18 1� EXHIBIT NO. 6 LETTERS RECEIVED FROM RESIDENTS -I?- PATRICIA KRONE , 835 AMIGOS WAY, NEWPORT BEACH KINGANDKRONE @AOL.0 4 OM L.0 NEWPORT BEACH, CA 92660- 4563NN1NG DEPARTMENT (949) 644 -0662 AUG 8 S 2006 Aug, 18; 2006 c ISe� a, g1�Ri iilS� Mr.Jeffery Cole, Chair Members of the City of Newport Beach Planning Commission Thank you for inviting my comments at your Planning Commission meeting Aug. 17, 2006. A copy of my remarks is enclosed. As a resident homeowner on Amigos Way, I am greatly concerned about the negative impact that an increase in traffic congestion will have upon the environment here. This is a densely populated neighborhood. 225 families live on Amigos way and Domingo Dr. The Access Street to and from our homes is MarVista Ave. The intersections of Domingo/MarVista and MarVista/Eastbluff are already gridlocked during peek hours from existing school and church traffic. (Peek hours are 7 to 9AM and 2 to 4 PM on school days and all day Sunday. Traffic also peeks on holidays and on special occasions.) It is unconscionable for the City knowingly and deliberately to cause it to worsen. Mar Vista simply cannot accommodate the increased numbers of trips which the proposes expansion of Our Lady Queen of Angels school and church will cause. Please consider the people who live in the area. We beg you to examine the traffic patterns, their impact upon the environment, our safety and our quality of life. Sincerely, Patricia Krone Board Member and past President, Villa Granada Community Association Former member and Chair, City of Newport Beach Civil Service Board. Enclosure •13 PATRICIA KRONE 835 AMIGOS WAY, N0.4 KINGANDKRONE @AOL.COM NEWPORT BEACH, CA 92660 -4563 (949) 6440662 Aug, 17, 2006 Mr. Chairman and Members of the City of New Port Beach Planning Commission I am Pat Krone, resident -owner 835 Amigos way, past President and -member of the Board of Directors, Villa Granada Community Association, representing them this Evening. We are here to voice our concern over Staff's conclusion that the applicant's proposal would not impact the environment in our neighborhood. When you figure the number of peek hour trips the plan would generate, it's frightening. Peek hours here are 7 to 9AM and 2 to 4PM school days and all day Sunday when the applicant has five services. Every child driven in and out is 4 trips and every student driver and every Sunday trip is two. Any expansion will swell the traffic congestion seriously. We have a letter from Homer Bludau, dated; Aug. 2005 stating that the city is committed to continue efforts to improve safety and enhance traffic flows in the area. Is the City going to deliberately let it get worse? The 225 families that are crammed into Amigos Way and Domingo Dr. are literally trapped in or out of our homes during peek hours. Emergency vehicles are shut out. This happens because bottlenecks causing gridlock occur at Domingo/Mar Vista and Mar Vista/ Eastbluff. In 2004 there was a Task Force convened to study traffic in the area. Leslie Daigle reconvened it in 2005. Participants were the City, Our Lady Queen of Angel. School, . Corona Del Mar Middle school and High School, community members, and Newport- Mesa School District. What ever happened to that? One suggestion I remember was to widen Mar Vista. That could be done. What ever happened to that? The present situation, the 2100 students and drivers to and from Corona Del Mar Middle School and High School, and drivers to and from Our Lady Queen of Angels church and school. is a serious traffic, safety, problem. How can the City deliberately allow it to worsen? What does the School Board have to say about the applicant's use of the CDM parking lot after hours and all day Sunday? Do they generate revenue from this shared use, or is this a gift? This is a quality of life issue for us. Please consider the people who LIVE here. . /\i Donald E. Bowers 31 S Ruby Avenue Newport Beach, California 92662 9491660-9044 �FWPOPT PFACH August 23, 2006 A Rosalinh H. Ung Planning Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 Re: Our Lady Queen of Angels Project Dear Madam: I appreciated the opportunity to speak with the Planning Commission on August 17, 2006. 1 hope I was successful in conveying the apartment owners and residents serious concerns with the additional traffic that will be generated by Our Lady Queen of Angels (OLQA) new church and expanded school. By itself the increased traffic is probably not significant, however, when you consider that that the area is already gridlocked during certain periods each day, any increase will be meaningful. I do not believe that the traffic study prepared by OLQA was thorough as apparently the existing condition was overlooked. Further, I saw nothing on the proposed plan that would mitigate the additional congestion. One driveway into a large parking lot will encourage drivers to park at the high school or the church property on the west side of the street and walk across Mar Vista or Domingo. The mixing of pedestrians and vehicles will further impact ingress and egress and is dangerous. At the Planning Commission meeting I stated that, even with a reduction in the number of seats, the proposed OLQA sanctuary will bring a substantial increase in vehicle trips on Sundays. The reason for this is the number of services conducted by the two churches. Current: OLQA 872 Seats x 5 Services = 4,360 St. Marks 350 Seats x 1 Service = 350 Total 4,710 .1 Rosalinh H. Ung Planning Department City of Newport Beach August 23, 2006 Page 2 Proposed: OLQA 1,172 Seats x 5 Services = 5.850 Net Potential Increase: 1,140 I suggest that both the City and OLQA take a hard look at certain measures that may mitigate congestion. Some things to consider may include a pedestrian overpass or underpass across Domingo and Mar Vista, more than one driveway into the OLQA sanctuary parking area and a traffic management plan that includes attendants during church services. While I realize that the Planning Commission does not have control over the Corona Del Mar Middle and High Schools, allowing another 180 students in the area seems irresponsible. The traffic on weekdays, before and after school, is already congested. Even though I believe the proposed design will allow a good flow of traffic on the school site, the surrounding streets, which are already gridlocked, will be even worse. As the owner of 34 units at 851 Domingo Drive and president of the Eastbluff Apartment Owners Association, I have a strong interest in preserving vehicular access to our area. Thank you for considering my thoughts. Feel free to call me at 949 / 660 -9044 of you have any questions. SincerelyAonald o wers &-:.. 110