HomeMy WebLinkAboutSt. Andrews Presbyterian Church (PA2002-265)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 2
January 20, 2005
TO: PLANNING COMMISSION
FROM: James Campbell, Senior Planner
(949) 644 -3210, icamobell�city .newoort- beach.ca.us
SUBJECT: Adoption of two resolutions reflecting the recommendation of approval of
the St. Andrews Presbyterian Church Expansion project and certification
of the EIR.
APPLICANT: St. Andrews Presbyterian Church (PA2002 -265)
On December 9, 2004, the Planning Commission acted to recommend approval of the
St. Andrews project to the City Council. The Commission's action differed from the draft
resolution presented at the meeting and staff has prepared two resolutions that reflect
the Commission's action for consideration and adoption.
All changes to the conditions of approval have been incorporated as discussed by the
Commission at the last meeting. Additionally, the conditions have been renumbered
sequentially with two conditions being repositioned (as noted at the prior meeting) and
the elimination of all conditions marked "deleted" from the draft conditions.
The minutes of the prior meeting can be reviewed at htto://www.city.newport-
beach.ca.us/PinAnendas/mnl2O9.htm.
Prepared by:
C
James W. Campb I1, Senior A anner Patricia L. Temple, Planning Director
EXHIBITS
1. Resolution recommending certification of the St. Andrews EIR
2. Resolution recommending approval of the General Plan Amendment, Zone
Change and Use Permit
Submitted by:
EXHIBIT No. 1
St. Andrew's Church
EIR resolution
Please note that this page is blank.
3
RESOLUTION NO. 1654
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING THAT THE CITY COUNCIL
CERTIFY THE SAINT ANDREW'S PRESBETERIAN CHURCH
ENVIRONMENTAL IMPACT REPORT (SCH #2003081065) FOR
GENERAL PLAN AMENDMENT NO. 2003-001, CODE AMENDMENT NO.
2003 -002 AND USE PERMIT NO. 2002 -056 FOR PROPERTY LOCATED
AT 600 ST. ANDREWS ROAD (PA2002 -285).
WHEREAS, an application was filed by St. Andrew's Presbyterian Church for
property identified as 600 St. Andrews Road located at the northwesterly comer of the
intersection of 15"' Street and St. Andrews Road. The application requests approval of a
General Plan Amendment to increase the maximum allowable gross floor area that can be
developed at the site. The application also includes a request to change the zoning district
of the site from R -1 and R -2 to GEIF (Government, Educational and Institutional
Facilities). Finally, the application includes a Use Permit to allow the demolition and
replacement of church buildings and the construction of a new Youth and Family Center
with a gymnasium; and
WHEREAS, in accordance with California Environmental Quality Act (CEQA)
requirements, a Notice of Preparation (NOP) was filed with the State Clearinghouse,
which assigned State Clearinghouse No. 2003081065, indicating that a Environmental
Impact Report would be prepared; and
WHEREAS, the NOP and an Initial Study were distributed to all responsible and
trustee agencies and other interested parties for a 30 -day public review period
commencing on August 11, 2003 and ending on September 10, 2003; and
WHEREAS, in accordance with CEQA requirements, a Notice of Completion
(NOC) of a Draft Environmental Impact Report (EIR) was filed with the State
Clearinghouse; and
WHEREAS, the Draft EIR was distributed to agencies, interested organizations,
and individuals by the City. The distribution list is available at the City of Newport Beach
Planning Department. The Draft EIR dated March 2004 was been distributed separately
due to bulk and is hereby designated as EXHIBIT EIR -1 of this Resolution as if fully set
herein; and
WHEREAS, a 45 -day public review period for the Draft EIR was established
pursuant to State law, which commenced on March 17, 2004 and ending on April 26,
2004; and
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City of Newport Beach
Planning Commission Resolution No.
Page 2 of 5
WHEREAS, all comments received during the public review period for the Draft
EIR were responded to in the Response to Comments (RTC) document dated June
2003. Subsequent to the preparation of the responses to comments, the Planning
Commission directed staff to prepare responses to additional comments received during
the process of evaluating the Draft EIR. The additional responses were presented in
staff reports and testimony by City staff and consultants who prepared the Draft EIR and
were considered by the Planning Commission. These additional responses to
comments augment the Response to Comments document and are incorporated
therein. The augmented Response to Comment document has been distributed
separately due to bulk and is hereby designated as EXHIBIT EIR -2 of this Resolution as
if fully set herein. The Planning Commission considered all comments and responses
during its review of the Environmental Impact Report and project; and
WHEREAS, on May 20, 2004, August 19, 2004, October 21, 2004, November
18, 2004 and December 9, 2004, the Planning Commission held noticed public hearings
at which time the Environmental Impact Report, comments received and responses
prepared, as well as the overall project application and architectural plans was
considered. Notice of time, place and purpose of the public hearings was given in
accordance with applicable laws and testimony was presented to and considered by the
Planning Commission at the hearings. Responsible and trustee agencies and the public
have been given an opportunity to review and comment on the adequacy of the final
EIR; and
WHEREAS, the draft and final. EIR analyzes project — related impacts, potential
cumulative impacts, identifies feasible mitigation measures and discusses project
alternatives as required by CEQA.
WHEREAS, the Final Environmental Impact Report identifies potential significant
impacts to the environment and certain mitigation measures designed to reduce or
avoid these impacts to a less than significant level. The applicant revised the application
during the public review process by reducing the requested increase in gross floor area
from 36,948 to 21,741 square feet to promote the compatibility of the project and reduce
impacts of the project. Additionally, proposed parking for the project was changed to
reduce on -site parking within the a proposed underground parking garage and increase
off - street parking at Newport Harbor High School;
Now therefore, the Planning Commission hereby resolves as follows:
1. The Saint Andrews Environmental Impact Report (State Clearinghouse No.
2003081065) attached to this Resolution by reference has been prepared in
compliance with the California Environmental Quality Act (CEQA) and the CEQA
Guidelines.
City of Newport Beach
Planning Commission Resolution No. _
Page 3 of 5
2. The final EIR was presented to the Planning Commission and the Commission
reviewed and considered the information contained in the final EIR.
3. The final EIR reflects the independent judgment of the Planning Commission.
4. The Planning Commission recommends that the Saint Andrew's Environmental
Impact Report (State Clearinghouse No. 2003081065) be certified by the Newport
Beach City Council provided that the conditions of approval attached to Planning
Commission Resolution No. are applied to the project.
ADOPTED THIS 9h DAY OF DECEMBER 2004.
BY:
Larry Tucker, Chairman
L�
Jeffrey Cole, Secretary
AYES: Cole, Eaton, Hawkins, McDaniel,
Selich, Toerne, Tucker
NOES:
ABSENT:
City of Newport Beach
Planning Commission Resolution No. _
Page 4 of 5
EIR -1
Draft Environmental Impact Report
for St. Andrew's Presbyterian Church
including the Technical Appendix
(SCH #2003081065)
11
City of Newport Beach
Planning Commission Resolution No.
Page 5 of 5
EIR -2
Final Environmental Impact Report
Responses to Comments
on the Draft Environmental Impact Report
for St. Andrew's Presbyterian Church
(SCH #2003081065)
P1
Please note that this page is blank.
EXHIBIT No. 2
St. Andrew's Church
Project resolution
l�
Please note that this page is blank.
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING THAT THE CITY COUNCIL
APPROVE GENERAL PLAN AMENDMENT NO. 2003 -001, CODE
AMENDMENT NO. 2003 -002 AND USE PERMIT NO. 2002 -056 FOR
PROPERTY LOCATED AT 600 ST. ANDREWS ROAD (PA2002 -285).
WHEREAS, an application was filed by St. Andrews Presbyterian Church for
property identified as 600 St. Andrews Road located at the northwesterly comer of the
intersection of 15th Street and St. Andrews Road. The application requests approval of a
General Plan Amendment to increase the maximum allowable gross floor area that can be
developed at the site. The application also includes a request to change the zoning district
of the site from R -1 and R -2 to GEIF (Government, Educational and Institutional
Facilities). Finally, the application includes a Use Permit to allow the demolition and
replacement of church buildings and the construction of a new Youth and Family Center
with a gymnasium; and
WHEREAS, in accordance with California Environmental Quality Act (CEQA)
requirements, an Environmental Impact Report (State Clearinghouse No. 2003081065)
was prepared and evaluated during the review of the proposed project; and
WHEREAS, the Planning Commission adopted Resolution No. making
certifying that the Environmental Impact Report (EIR) was prepared in accordance with
applicable law with a recommendation that the City Council certify the EIR; and
WHEREAS, on May 20, 2004, August 19, 2004, October 21, 2004, November
18, 2004 and December 9, 2004, the Planning Commission held public hearings at
which time as the overall project application, supplemental materials, technical reports,
architectural plans and final EIR were considered. Notice of time, place and purpose of
the public hearings was given in accordance with applicable laws and testimony was
presented to and considered by the Planning Commission at the hearings;
Now therefore, the Planning Commission hereby resolves as follows:
Section No. 1: The Planning Commission makes the following findings:
1. As part of the development and implementation of the Newport Beach General Plan,
the Land Use Element has been prepared which, sets forth objectives, supporting
policies and limitations for development in the City of Newport Beach and designates
the general distribution and general location and extent of the uses of land and
building intensities in a number of ways, including floor area limitations.
2. The General Plan provides for a sufficient. diversity of land uses so that schools,
employment, recreation areas, public facilities, churches and neighborhood
shopping centers are in close proximity to each resident of the community. The
proposed General Plan Amendment does not impact the diversity of land uses as it
p-
City of Newport Beach
Planning Commission Resolution No. _
Page 2 of 22
only requests an increase in gross floor area to be used for religious assembly,
incidental religious education and youth programs that presently occur at the site.
The application does not include the introduction of new uses inconsistent with the
Governmental, Educational and Institutional Facilities land use designation of the
site.
3. The City's General Plan dictates that the City insure redevelopment of older or
underutilized properties and preserve the value of property by allowing for some
modest growth, while maintaining acceptable levels of traffic service. The project
consists of an increase in the development allocation of 21,741 gross square feet,
which will not result in undesirable levels of service of the circulation: system based
upon the traffic study prepared for the project.
4. The 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 the site.
5. The City's General Plan indicates that the City shall maintain suitable and adequate
development standards to ensure that the quality character of residential
neighborhoods are maintained and that non - residential projects are aesthetically
pleasing and compatible with surrounding land uses. The City maintains and
implements development standards through the Zoning Ordinance and Zoning Map.
The proposed project includes the rezoning of the site from R -1 & R -2 to GEIF. This
change will eliminate residential development standards presently applicable to the
institutional uses and buildings that are developed and proposed for the site.
Residential development standards are not appropriate nor are they intended to be
applicable to institutional uses and the GEIF (Governmental, Educational and
Institutional Facilities) zone is intended to implement the General Plan land use
designation applicable to the site of Governmental, Educational and Institutional
Facilities.
6. The 21,741 gross square foot expansion of the religious institutional buildings and
use as proposed while operating under the proposed conditions it would be operated
and /or maintained will be 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 based upon the following parameters:
a) The project does not provide sufficient off - street parking at the project site in
accordance with the Municipal Code if the various buildings are used for
assembly or other functions concurrently. The applicant desires to have
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City of Newport Beach
Planning Commission Resolution No. _
Page 3 of 22
concurrent occupancy of various buildings and rooms within the overall campus.
Limits on the overall site occupancy based upon parking availability are
absolutely necessary to find that the expanded facility is compatible with the
community.
b) St. Andrew's Church has offered overall campus occupancy limitations that
fluctuate during the week to promote neighborhood compatibility by reducing
traffic and parking demands while providing sufficient flexibility for continued use
and prosperity of the congregation. At times, these occupancy limits are less than
the available parking might otherwise allow using a 3 persons per parked vehicle
ratio based upon the parking standard for religious assembly uses within the
Municipal Code. The reduced occupancy standards will reduce intensity of
activity during the evening hours to be more compatible with the surrounding
residential neighborhood.
c) Notwithstanding the occupancy limits and resulting reduced parking demand, the
project site can generate a need for parking that exceeds available off- street
supply as evidence in on- street parking conflicts experienced in the area for
many years. Therefore, the project must provide a minimum of 600 off - street
parking spaces for the use of which a minimum of 280 spaces and no more than
290 spaces will be on site. The balance of the parking spaces (a minimum of
315) must be developed within the 15th Street parking lot at Newport Harbor High
School for the use of Newport Mesa School District and St. Andrews Church.
d) The additional entitlement of 21,741 square feet of gross floor area would not be
recommended for approval without the provision of parking as described in this
resolution and as required pursuant to the conditions of approval.
e) The reduction of on -site parking spaces reduces the amount of grading
associated with the excavation of the proposed subterranean garage. This
change in the project reduces air emissions and potential air quality impacts
associated with the project even though the original project did not create a
potential environmental impact with respect to air quality.
f) The parking arrangement described herein must be accompanied with a written
parking agreement with the Newport Mesa School District for a term of no less
than 30 years. Additionally, the parking agreement must be in place prior to
approval of the General Plan Amendment, or if it is not, the General Plan
entitlement, and consequently the Use Permit, must not be effective without first
obtaining a Development Agreement ensuring that a satisfactory parking
agreement with the School District is obtained prior to issuing any building
permits for the expansion project. The parking agreement must include the
increased parking within the 15th Street parking lot at Newport Harbor High
School as noted above.
g) The project as conditioned will provide better parking management and
monitoring provisions, which should increase the efficient use of off- street
City of Newport Beach
Planning Commission Resolution No. _
Page 4 of 22
parking facilities, reduce on- street parking demands, re- direct traffic generated by
the church away from sensitive residential streets and reduce parking conflicts
created by traffic and parked vehicles from both the Church and Newport Harbor
High School. These factors are considered beneficial and will help preserve and
enhance the single family residential area abutting the project site and would not
otherwise be realized without project approval.
h) The existing use of the site as authorized and regulated by Use Permit No. 822
generates neighborhood compatibility issues due to the intensity of use of the
site. Specifically, noise, traffic and parking on streets in the residential area
impact area residents negatively from time to time. Conditions of approval within
the existing use permit are not adequate to ensure neighborhood compatibility at
all times. Although the proposed project is larger in area and will likely lead to
increased use of the site that will affect the neighborhood, the project as
conditioned will be a benefit to the community and improve the compatibility of
the project due to the imposition of the proposed conditions that are believed to
be superior to those of Use Permit No. 822. Operational limitations coupled with
enhanced reporting /monitoring provisions, increase parking supply available to
the broader neighborhood and physical changes to the site (including the
gymnasium to enclosed outdoor activities, lighting subject to current regulations
and the Clay Street wall to discourage street parking and improve sound
attenuation) will mitigate existing conditions and the impact of future activities.
7. The Final EIR includes responses to comments received on the Draft EIR and all
comments and responses have been considered by the Planning Commission
throughout the evaluation of the proposed project. The issues raised by the
comment and responses to comments process did not identify substantial evidence
of a significant environmental impact that would warrant revision of the EIR or
recirculation of the EIR for additional public input and /or comment.
10. Conditions of project approval attached include the mitigation measures identified in
the EIR. Several mitigation measures were modified and /or replaced during the
public review process. In each instance where a mitigation measure was replaced,
the replacement condition provides no less protection of the environment and all are
considered feasible to implement. Several mitigation measures were amended as
the project evolved during the public review process to reflect reductions in area and
increases in overall parking supply. For instance, the occupancy level of the campus
at limited times was increased commensurate with the increase in available parking.
The amended mitigation measures as reflected in the final conditions of approval
provide the same level of environmental protection and are no less feasible to
implement. The replacement and changes to the mitigation measures, and
comments related thereto, were evaluated by the Commission during noticed public
hearings and it was determined that the changed mitigation measures would not
increase the severity of potential environmental impacts nor create any, therefore,
recirculation of the EIR was not necessary.
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City of Newport Beach
Planning Commission Resolution No.
Page 5 of 22
11.A Traffic Study was prepared by Kimley Horn and Associates under the direction
and supervision of the City Transportation /Development Services Manager (City
Traffic Engineer) in accordance with the requirements of the Traffic Phasing
Ordinance (TPO). The study found that the originally proposed project consisting of
approximately 36,000 gross square feet would not cause the Level of Service of the
study intersections to deteriorate below a Level of Service D. The reduction of the
proposed project to no more than 21,741 gross square feet generates fewer trips
and since the project average daily trip increase attributable to the smaller project is
below 300, the project is exempt from the TPO.
12.Charter Section 423 and Council Policy A -18 requires all proposed General Plan
Amendments to be reviewed to determine if the square footage, peak hour vehicle
trip or dwelling unit thresholds have been exceeded and a vote by the public is
required. Voter approval project is not required as the project represents a projected
increase of 15 — A.M. and 15— P.M. peak hour trips, 21,741 gross square feet of
non- residential floor area and zero residential units. These increases do not
cumulatively exceed Charter Section 423 thresholds for a vote as there are no
previous amendments approved for Statistical Area H -3. The project will be tracked
as a prior amendment per Charter Section 423 and Council Policy A -18.
Section No. 2: Based on the aforementioned findings and the administrative record
including the testimony presented during the public review process, the Planning
Commission hereby recommends the City Council approve General Plan Amendment No.
2003 -001 per Exhibit "A ", Code Amendment No. 2003 -002 per Exhibit "B" and Use Permit
No. 2002 -056 subject to the conditions of approval set forth in Exhibit "C.
ADOPTED THIS 9h DAY OF DECEMBER 2004.
F-31
Larry Tucker, Chairman
M
Jeffrey Cole, Secretary
AYES: Cole, Eaton, Hawkins, McDaniel.
Selich, Tucker
NOES: Toerge
ABSENT:
Jb
City of Newport Beach
Planning Commission Resolution No.
Page 6 of 22
Exhibit "A"
One of the following options should be added to the Land Use Element and all other
provisions of the Land Use Element of the General Plan shall remain unchanged:
Option No.1
This option is only recommended should the St. Andrew's Church possess an executed
parking agreement consistent with this approval prior to adoption of the proposed
General Plan Amendment.
"Cliff Haven Area (Statistical Area 1-13)
3. Church Site at 15th Street and St. Andrew's Road. . This site
is designated for Governmental, Educational and Institutional Facilities. The site is
allocated 126.181 gross square feet sq. #"
Option No. 2
This option is recommended should approval of the proposed General Plan Amendment
be desired by the City Council prior to having an executed written agreement for off -site
parking for the 15th Street parking lot at Newport Harbor High School.
"Cliff Haven Area (Statistical Area 1-13)
3. Church Site at 15th Street and St. Andrew's Road. . This site
is designated for Governmental, Educational and Institutional Facilities. site is
allesated 100,428 sq. . The site has a base allocation of 104,440 sq. ft. of gross
development agreement with the City. The development agreement, among other
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City of Newport Beach
Planning Commission Resolution No.
Page 7 of 22
Exhibit "B"
I
City of Newport Beach
Planning Commission Resolution No.
Page 8 of 22
Exhibit "C"
Conditions of Approval
Use Permit No. 2002 -056
Operational Conditions
The hours of operation for the entire church campus shall be between the hours of
7AM to 10PM daily except that the Youth and Family Center (Building E) may be
open till 11 PM Friday and Saturday. With a few exceptions for holiday programs and
special events, program events of more than 400 persons shall not start later than
8PM and shall be scheduled to end at least 30 minutes prior to the normal end of
operation hours. Administrative meetings, prayer groups and custodial activities may
occasionally occur before or after these hours and shall be limited to not more than
40 persons.
2. Concurrent occupancy of the church property shall not exceed, at any one time, the
number of parking spaces available for use by the Church on its own property plus
the number of parking spaces in the 15th Street parking lot at Newport Harbor High
School to which the Church has the legal right of use pursuant to the off -site parking
agreement, at that time, times 3. For example, if the Church has 285 parking spaces
on its property, and is entitled to use 100 spaces in the 15th Street parking lot at
Newport Harbor High School, the maximum concurrent occupancy of the site would
be limited to 385 x 3, or 1155 people.
Notwithstanding the general occupancy restriction described in the preceding
paragraph, the following additional restrictions shall apply:
a. Evening maximum concurrent occupancy: two evenings per week at 500 people
(one of which shall be Sunday); two evenings per week at 750 people; two
evenings per week at 1,200 people; and one evening per week at 1,300 people.
The Church shall, by July 31st of each year for the coming year beginning on
September 13t, file with the Planning Director a written notice as to which
evenings of each week of such year will be subject to which occupancy
limitations described herein.
Daytime maximum concurrent occupancy: Sundays at 1,800 people; all days
during which Newport Harbor High School is not in session (other than Sundays)
and anytime after school hours 1,200 people; during school hours, concurrent
occupancy shall conform to the formula set forth above.
c. The occupancy restrictions shall not apply to memorial services and weekday
memorial services with expected attendance over 250 shall not be scheduled
before 1 PM when parking is not available at the 15th Street parking lot at NHHS..
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City of Newport Beach
Planning Commission Resolution No. _
Page 9 of 22
Evenings are defined as the time after 6PM any given day. Notwithstanding these
occupancy limitations, concurrent site occupancy within various buildings may
exceed the established limits on no more than 8 holidays and special days of
worship per year.
3. The applicant shall provide on -site a number of parking spaces equal to 600 spaces,
less the number of parking spaces to which the Church is entitled to use in the 15th
Street parking facility at Newport Harbor High School, but not more than 290 spaces,
nor less than 250 spaces. Therefore, the applicant shall enter into an off -site parking
agreement guaranteeing not less than 315 parking spaces in the 15th Street parking
lot at Newport Harbor High School for the project site for a minimum duration of 30
years. The form and content of such an agreement shall be subject to the review
and approval of the City Attorney and the Planning Commission. The agreement
shall be executed prior to the issuance of any building permits for the construction of
the St. Andrews Expansion project. Furthermore, either the 15th Street parking lot at
Newport Harbor High School or the on -site parking lot shall be available for use by
the Church at all times during construction. Occupancy of the project site during
construction shall be limited to the number of on -site and off -site parking spaces that
the Church has the right to use pursuant to the approved traffic management plan
for construction times 3 people.
4. In the event that the Church should lose the right to use parking within the 15th
Street parking lot at Newport Harbor High School, the church shall immediately
modify its activities and occupancy to reduce overall parking demand to that
commensurate with available off- street parking and may file for an amendment to
this use permit to provide alternate, adequate and comparably convenient off - street
parking at a separate location.
5. No private school from above kindergarten shall be operated on -site without an
amendment to the Use Permit. The maximum concurrent occupancy of the
preschool and kindergarten shall be 240 children.
6. Coach bus pick -up and drop -off shall occur at curbside on 150 Street at the
perimeter of the church property. School bus pick -up and drop -off shall occur within
the parking lot at one of the designated drop off points.
7. The storage of Church busses shall be offsite at a location that will not interfere with
available on -site or off -site Church parking. No such storage shall result in the bus or
other Church vehicles used for the transportation of 10 or more people being in
public view on the Campus.
8. The on -site parking facilities shall not be used for activities other than parking and
loading /unloading. Notwithstanding this limitation, use of the parking facility on a day
to day basis as a children's play area in conjunction with the preschool, kindergarten
is permitted to the extent that the parking spaces are not otherwise needed. Subject
City of Newport Beach
Planning Commission Resolution No. _
Page 10 of 22
to the occupancy limitation described above, use of the parking facility for other
events is allowed and is limited to three (3) afternoons per calendar year and five 5
mornings per calendar year when school is not in session at Newport Harbor High
School. Use of the parking facility for any use other than parking shall be properly
supervised and must not create any hazardous conditions. No amplified sound shall
be allowed at events held in the parking facility. Uses and attendance of the parking
facility shall be reported to the City in accordance required monitoring provisions of
this Use Permit.
9. A minimum of 40 minutes shall be maintained between worship services or special
events that are expected to have more than 800 participants.
10. The additional total gross floor area (exclusive of the parking structure) that may be
developed on the project site shall not exceed 21,741 square feet in accordance with
the plans stamped 'Revised" and marked 'Received on October 21, 2004. ".
11. Use of the gymnasium shall be limited to church sponsored events. Church
sponsored events are defined as events whose primary focus is an activity for the
members of the church. It does not include youth or adult recreational events which
are open to members of the general public, such as basketball or volleyball
tournaments or leagues or similar types of events. Use of the gymnasium as a
venue concurrent with other assembly spaces within the entire campus shall be
subject to the overall site occupancy limitations.
12.Youth events shall be properly supervised to discourage youth from loitering or
making excessive noise on the site. The church shall encourage the use of the
below grade lobby circulation area of Building E for access to below grade parking
areas for entering and exiting the Youth and Family Center for all youth events.
Youth events shall be given priority parking in the lower level of the parking facility.
13. Limited indoor overnight use is permitted for church youth programs. The number of
events shall not exceed 12 per calendar year. The church shall notify, 24 hours in
advance of such overnight events, any resident residing within 300 feet of the project
site who has specifically requested such notification. The notice shall include the
supervisors name and the phone number where the supervisor can be reached
during the event to report noise or conduct issues. No event shall exceed one (1)
night in duration, and no group shall exceed 200 people in the aggregate.
14. Weekday parking during business hours in the lower level parking facility will be
assigned to staff and to NHHS students (by permit) to the extent available, except
during worship services or special events.
15. During worship services or special events with over 800 persons in attendance, the
Church shall direct event participants (such as choir members and other staff as
opposed to typical congregants) to park within the NHHS 15th Street parking lot to
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City of Newport Beach
Planning Commission Resolution No.
Page 11 of 22
the extent they are allowed to do so under the terms of an agreement with the
Newport Mesa School District. Additionally, other attendees shall be directed to this
lot as provided for in the approved Traffic Management Plan for the expansion
project as required in other conditions of approval. Ministers, special guest speakers
or disabled participants are exempt from this condition.
16.A 6 -foot high screen wall shall be constructed along Clay Street and shall be made
of decorative concrete block and shall wrap around both 15th Street and St. Andrews
Road per the revised plan dated October 21, 2004. No portion of the wall shall
encroach within the public right of way. Landscaping and a permanent irrigation
system shall be installed between the wall and the sidewalk. The width of this
planting area shall be a minimum of 4 feet wide. The planting area shall provide
adequate area for trees and plantings to screen or soften the wall in an aesthetically
pleasing manner. The design of the wall and the landscaping between the wall and
the sidewalk shall be subject to the review and approval by the Planning
Commission prior to the issuance of a building permit. Should any portion of the
landscape planting area be within the public right of way, the applicant shall be
responsible for maintenance of all improvements in the planting area.
17. The applicant shall implement all measures contained within the Traffic Management
Plan (TMP) for Construction and the Traffic Management Plan for the St. Andrew's
Expansion Project both prepared by Linscott Law .,_),Greenspan and dated
November 24, 2004. These TMPs shall be subject to further review and revision by
the City Traffic Engineer prior to the issuance of a building permit. Thereafter,
modifications of the TMPs 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 TMPs or implementing new or altered traffic or parking
management techniques that improve traffic and parking management. Should any
conflicts between the TMPs and these conditions of approval, the conditions of
approval shall take precedence.
18.The project shall provide emergency access to and from Clay Street as required by
the Building Code and the Fire Marshal. Each of these access points, including the
driveway from Clay Street to the on -site parking lot, shall be gated and shall be
available for emergency access only. Each access point shall not be designed or
otherwise used for non - emergency vehicular or pedestrian ingress /egress to the site.
The Building Department and Fire Department shall review and approve the access
points and gates prior to the approval of a building permit for the project.
19.The St. Andrews Road driveway accessing the parking lot shall be a left in and right
out only and be closed (except for emergency exittentrance) after 5:OOPM. The
applicant shall make necessary changes to the configuration of the driveway on the
site plan to discourage other turning movements. The applicant shall install proper
regulatory signs accordingly. The design of the driveway and the location and
City of Newport Beach
Planning Commission Resolution No. _
Page 12 of 22
content of signs shall be subject to the review and approval of the City Traffic
Engineer.
20.The church shall monitor daily attendance of the entire church campus and shall file
a written report of the occupancy with the Planning Director on a quarterly basis. The
content of the monitoring reports shall be specified by the Planning Director and
shall be sufficiently detailed to document compliance with the maximum concurrent
occupancy limits for the various daily time periods established in these conditions.
The Director can, at any time, increase the reporting requirements beyond those
initially established as needed to document compliance.
21.Corridors, vestibules, foyers and storage areas as shown on the floor plans for
Building E shall not be used as meeting space/area and shall not have seats.
Standard Conditions
Planning Department
The development shall be in substantial conformance with the plans stamped
"Revised" and marked "Received on October 21, 2004" except as modified by other
conditions.
2. The project is subject to all applicable City ordinances, policies, and standards,
unless specifically waived or modified by the conditions of approval.
3. Project approvals shall expire unless exercised within 36 months from the effective
date of approval as specified in Section 20.91.050A of the Newport Beach Municipal
Code. Reasonable extensions may be granted by the Planning Director in
accordance with applicable regulations.
4. 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.
5. 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.
6. The applicant shall submit a landscape and irrigation plan prepared by a licensed
landscape architect or licensed architect for on -site and 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
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City of Newport Beach
Planning Commission Resolution No. _
Page 13 of 22
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.
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.
7. 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.
8. 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.
9. The applicant shall be responsible for the payment of all applicable City plan check
and inspection fees.
10. 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.
This condition shall not apply to the lighting of the existing cross.
11. 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.
12.All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach
Municipal Code. Vacuum/sweeping trucks shall be prohibited in the on -site parking
facility between the hours of 10PM and 6AM.
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City of Newport Beach
Planning Commission Resolution No. _
Page 14 of 22
Planning Department - Mitigation Measures
13.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.
14.A six -foot high screen and security fence shall be placed around the parking lot at the
property line during construction.
15. Construction equipment and materials shall be properly stored on the site when not in
use.
16.The project shall comply with SCAQMD Rule 403, which requires that, "... every
reasonable precaution (is taken) to minimize fugitive dust emissions ..." from grading
operations to control particulate emissions, shall be implemented during the grading
and construction phase.
17. The project shall comply with SCAQMD Rules 431.1 and 431.2, which require the use
of low sulfur fuel for stationary construction equipment.
18. The project shall comply with Title 24 energy - efficient design regulations as well as the
provision of window glazing, wall insulation, and efficient ventilation methods in
accordance with Uniform Building Code requirements.
19. During demolition and excavation, daily total haul trucks shall travel no more than a
cumulative 2005 miles per day hauling materials from the site to and from the dumping
site.
20. Prior to commencement of demolition and grading the project applicant shall submit to
the city maps and/or calculations showing the proposed travel route for haul trucks, the
distance traveled, and how many daily truck trips that can be accommodated while
keeping the cumulative miles traveled to below 2005 miles each day. The daily haul
truck trips shall not exceed 2005 miles during demolition and excavation activities.
21.The applicant shall submit written evidence to the satisfaction of the Director of
Planning that a certified paleontologist and archaeologist have been retained to
observe grading activities and salvage and catalogue fossils and artifacts as
necessary. The paleontologist and archaeologist shall be present at the pre -grade
conference, shall establish procedures for paleontological and archaeological resource
surveillance and shall establish, in cooperation with the City, procedures for temporarily
halting or redirecting work to pen-nit sampling, identification and evaluation of the
findings. If archaeological and/or paleontological resources are discovered, which
require long -term halting or redirecting of grading, the archaeologist/paleontologist shall
report such findings to the applicant and City. The archaeologist/paleontologist shall
determine appropriate actions, in cooperation with the applicant, which ensure proper
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City of Newport Beach
Planning Commission Resolution No. _
Page 15 of 22
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
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.
il
22.A site - specific foundation subsurface investigation for planned structures shall be
prepared by the applicant and submitted to the City for review and approval prior to
issuance of the grading permit to verify subsidence and liquefaction potential. The
foundation subsurface investigation shall identify specific measures to ensure that
proposed structures are designed to withstand the potential secondary seismic effects.
23.All construction shall conform to the 1997 edition of the Standard Specifications for
Public Works Construction except as specifically amended by the Contract Documents.
All work shall be done in accordance with: (1) the Special Provisions; (2) the Plans for
this project; (3) the latest 1997 American Public Works Association Standard Plans as
amended; (4) the Newport Beach Standard Drawings; and (5) the most current locally
adopted version of the California Building Code.
24. The removal of asbestos containing materials shall be performed in accordance with
methods specified in 8 CCR 1529, SCAQMD Rule 1403.
25. Friable asbestos containing materials (e.g., pipe insulation material, spray- applied
ceiling texture material, etc.) removal shall be conducted in strict accordance with
Class I asbestos work requirements set for in Cal -OSHA regulations.
26. Non - friable asbestos containing materials (e.g., floor tile and mastic, window putty,
roofing materials, joint compound, linoleum, etc.) removal shall be conducted in strict
accordance with Class II asbestos work requirements as set forth in Cal -OSHA
regulations.
27.Any demolition refuse that contains contaminated materials (e.g., asbestos - containing
materials) shall be transported in an appropriate manner to a landfill that is certified to
receive such waste.
28.A Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to
comply with the General Permit for Construction Activities shall be prepared, submitted
to the State Water Quality Control Board for approval and made part of the
construction program. The project applicant shall provide the City with a copy of the
NOI and their application check as proof of filing with the State Water Quality Control
Board. This plan shall detail measures and practices that will be in effect during
construction to minimize the project's impact on water quality.
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City of Newport Beach
Planning Commission Resolution No. _
Page 16 of 22
29.All development proposed for St. Andrew's Presbyterian Church shall be reviewed for
consistency with applicable provisions of the Building Code, Noise Ordinance and
other applicable codes and ordinances prior to issuance of building permits.
30. The applicant shall post signs, prior to demolition work, along 15th Street and cross
streets in the vicinity of the property that provide adequate warning to motorists,
construction workers and heavy truck drivers, and bicyclists warning each of the
potential increased hazards. Upon completion of the construction, the signs shall be
removed.
31. The applicant shall submit a Construction Traffic Control Plan (including a bike lane
detour plan if determined necessary by the City's Traffic Engineer), which shall be
prepared by a registered traffic engineer. The Construction Traffic Control Plan shall
also identify the need for flagmen to direct traffic, if determined necessary. This plan
shall be approved by the City's Traffic Engineer prior to issuance of the demolition
permit.
32. Construction activities shall comply with Section 10.28.040 of the Newport Municipal
Code, which restricts hours of noise - generating construction activities that produce
noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and
8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction activities are not
allowed on Sundays or Holidays.
33. A noise study shall be prepared and submitted to the City for review prior to issuance
of building permits. This noise study shall estimate noise levels generated by the
proposed mechanical equipment at the closest residence. Compliance with the Noise
Ordinance limits shall be demonstrated, including the provision of any measures
determined necessary to meet the limits specified. The mechanical equipment shall not
generate an A- weighted average (Leq) noise level of greater than 55 dBA during the
daytime (7:00 a.m. to 10:00 p.m.) and 50 dBA during the nighttime (10:00 p.m. to 7:00
a.m.). If the nighttime noise limit cannot be achieved a timer can be used to limit the
operation of the system to the daytime hours. The study shall be prepared by a
qualified acoustical engineer and submitted to the City of Newport Beach for approval
prior to the issuance of building permits. This will ensure that the mechanical
equipment constructed with the project does not result in a significant noise impact.
34. The final proposed site plan shall be subject to review and approval by the Newport
Beach Police Department prior to the issuance of a building permit.
35. The structures shall be constructed so that the subterranean parking lot can be closed
off to vehicular and pedestrian traffic when not in use (i.e., automatic or manual gate).
36. The subterranean parking structure shall be well lit during the day and night. In addition
to the subterranean lot, the ground level parking shall be lit at night to allow individuals
the ability to identify someone from 100 feet away. The final photometric plan shall be
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City of Newport Beach
Planning Commission Resolution No. _
Page 17 of 22
subject to the review by the Newport Beach Police Department to verify compliance
prior to the issuance of a building permit.
37. Convex mirrors shall be used to eliminate hiding places within the subterranean
parking structure. The number and location of such mirrors shall be subject to the
review and approval of the City Traffic Engineer and Newport Beach Police
Department.
38. If Newport Harbor High School students are given a permit or are allowed to park in at
the St. Andrews site during school, the church shall establish on -site student parking
regulations and may revoke a student permit at will
39. Prior to issuance of the demolition permit, the church or contractor shall submit a
Construction Traffic Control Plan (including a bike lane detour plan), to be prepared by
a registered traffic engineer and submitted to the City of Newport Beach for approval.
Approval shall be required prior to issuance of the authorization to proceed. All traffic
control work for construction shall conform to the requirements as stipulated by the City
of Newport Beach, including lane reductions, use of flagmen, etc.
40. Heavy construction vehicles, including trucks hauling construction equipment, dirt,
debris and other materials, shall be limited to non -peak hours during the construction
phase when those activities occur during the school year.
41.The design of the parking facilities, including the parking structure, shall incorporate
features to facilitate the movement of vehicles and pedestrians, and to encourage full
use of the on -site parking spaces. Such design features would include: (1) the
installation of adequate lighting and light - colored paint in all parking aisles corridors,
elevators and stairwells; (2) convenient access to stairs and elevators from all areas of
the structure; and clear signage to direct drivers and pedestrians to their desired
destinations.
42.Once a successful circulation and parking procedure is developed, it shall be
communicated regularly to the Church membership through church bulletins and the
church website. The applicant shall make an announcement during of Sunday services
no less than once per month requesting that congregants not park on the residential
streets surrounding the church and that they park in available off - street locations.
43. Consideration shall be given to adding services at alternative times, such as Sunday
afternoon, to disperse parking demands.
44. All church staff shall park on -site during the weekdays, and not use the street parking,
thereby not adding to the on -street parking demand on school days.
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City of Newport Beach
Planning Commission Resolution No. _
Page 18 of 22
45. St. Andrews Presbyterian Church shall consider issuing a greater number of parking
permits to Newport Harbor High School to reduce the need for neighborhood street
parking by students and staff on school days.
Police Department
46. Directional signage shall be provided throughout the parking structure.
a) Signs shall indicate stairwell and elevator locations, and exit paths for both
vehicle and pedestrian traffic.
b) Signage shall be a minimum of 12 inches in height with a contrasting
background.
c) All signs shall be displayed no less than 60 inches from the parking surface and
be highly visible from within any portion of the structure.
47.All enclosed stairwells accessing the parking structure shall have the following
design features:
a) Shatter resistant mirrors or other equally reflective material shall be placed at
each level and landing to provide visibility around corners.
b) Open areas below the stairwells shall be fully enclosed, therefore restricting
access to these locations.
c) Stairwells shall be illuminated at all times with a minimum maintained two foot -
candies of light on the landings and stair treads.
48.All exterior doors leading to stairwell access throughout the facility including the
subterranean parking structure shall have window glazing panels with a minimum
five -inch width and 20 -inch height and shall meet the requirements of the Uniform
Building Code. This requirement shall also apply to the doors from the underground
parking area to the elevator lobby.
49. Elevators located within the parking structure shall be designed with the following
features:
a) The elevators shall remain illuminated at all times with a minimum maintained
two foot - candles of light at floor level.
b) All emergency stop buttons shall be installed and connected to an alarm that
would activate when the button is pressed.
c) All elevator interiors shall have shatter resistant mirrors or other equally reflective
material making visible the entire elevator cab prior to an individual entering.
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City of Newport Beach
Planning Commission Resolution No.
Page 19 of 22
Building Department
50. Prior to the issuance of a certificate of occupancy permit, all improvements shall be
constructed in a manner consistent with these conditions and meeting the approval
of the Building Department.
51. The proposed project shall conform to the requirements of the California Building
Code including any local amendments and State Disabled Access requirements,
unless otherwise approved by the Building Department.
Fire
52. Each individual building, including the parking garage, shall be protected with an
automatic fire suppression sprinkler and alarm system subject to the review and
approval of the Newport Beach Fire Department. The sprinkler system shall be
monitored by a UL certified alarm service company if required by the Fire
Department.
53. Approved address numbers shall be placed on all new and existing buildings in such a
position that is plainly visible and legible from the street or road fronting the property.
Said numbers shall be of made of non - combustible materials, shall contrast with their
background, and shall be either internally or externally illuminated to be visible at night.
Number shall be no less than six inches in height with a one -inch stroke.
54. The project shall include all requirements identified in "Modification Request Case No.
2003 -135.
Public Works Department
55.All improvements within the public right of way shall be constructed as required by
Ordinance and the Public Works Department.
56. Disruption caused by construction work along roadways and by movement of
construction vehicles shall be minimized by proper use of traffic control equipment
and flagmen. Traffic control and transportation of equipment and materials shall be
conducted in accordance with state and local requirements. The applicant shall
prepare a construction phasing plan and construction delivery plan that includes
routing of large vehicles prior to the issuance of building permits for new
construction. Large construction vehicles shall not be permitted to travel narrow
streets and alleys as determined by the Public Works Department.
57.Arrangements shall be made with the Public Works Department in order to
guarantee satisfactory completion of the public improvements, if it is desired to
obtain a building permit prior to completion of the public improvements.
58. Utility connections for new buildings and the parking garage shall be underground to
City of Newport Beach
Planning Commission Resolution No. _
Page 20 of 22
the nearest appropriate pole.
59. Each building shall be served by an individual water and sewer connection. The
water meter and sewer clean out, if located within a proposed driveway or parking
area, shall have a traffic -grade box and cover.
60. In accordance with the provisions of Chapter 13 of the Newport Beach Municipal
Code or other applicable section or chapter, street trees shall be required and shall
be subject to the review and approval of the General Services and Public Works
Departments.
61. Fair Share traffic mitigation fees shall be paid to the City prior to the issuance of any
building or grading permit for construction of the project.
62. The on -site parking, vehicular circulation and pedestrian circulation systems shall be
subject to further review and approval by the Traffic Engineer prior to the issuance of
a building permit. A minimum of 250 parking spaces shall be provided on -site.
Numerous dead end areas within the parking lot hinder circulation and shall be
eliminated or provided with designated turnaround areas to the satisfaction of the
Traffic Engineer.
63.All parking areas shall conform to City Standard 805 -L -A. The plans shall be revised
to conform and shall be subject to final approval of the Traffic Engineer prior to the
issuance of a building or grading permit for new construction.
64.Widen sidewalks and planters to act as wheel stops as directed by the Traffic
Engineer. The maximum allowable overhang is 2.5 feet.
65. Disabled parking shall be redistributed such that Buildings C, D & E each have
disabled parking located in close proximity to entrances.
66.The project shall conform to sight distance standard 110 -L contained within the
Newport Beach Design Criteria, Standard Special Provisions & Standard Drawings
for Public Works Construction. Final designs shall be reviewed and approved by the
City Traffic Engineer.
67.AII landscape planter noses within the parking lot shall be reduced in length by 2 feet
as directed by the Traffic Engineer.
68.The final plans shall provide information detailing the closure of the Clay Street
driveway for normal vehicular traffic. The information shall specify all devices and
treatment of parking isles adjacent to the driveway.
69.The existing patio area and stairs within the St. Andrews Road right of way shall be
eliminated or the applicant shall apply for an Encroachment Permit and receive
approval to maintain these structures.
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City of Newport Beach
Planning Commission Resolution No. _
Page 21 of 22
70.The two existing driveways cuts (St. Andrews Road & 15th Street) as shown on the
plans do not align with on -site driveways. On -site driveways shall align with the top
of the "driveway x." The plans shall be revised to conform and shall be subject to
final approval of the Traffic Engineer prior to the issuance of a building or grading
permit for new construction.
71.A drainage plan shall be submitted and approved prior to the issuance of a Building
Permit showing the method for control and disposal of all waters flowing into, across
and from the building site and statement setting forth the method by which facilities
shall be maintained.
72. Street, drainage and utility improvements shall be shown of standard improvement
plans prepared by a licensed civil engineer and approved by the City Engineer. All
non - standard improvements shall be shown on standard improvement plans
prepared by a licensed civil engineer and shall be separately reviewed by the Public
Works Department pursuant to applicable standards and procedures.
73.The on -site storm drain system shall be privately maintained. Fossil filters or
equivalent measures shall be included as part of the design of catch basins and curb
inlets. An on -site clarifier shall be provided.
74. Prior to the issuance of a grading permit, a complete hydrology and hydraulic study
(include off -site areas affecting the development) shall be prepared by a qualified
engineer and approved by the Building Department. The report shall include a
drainage plan and detailed drainage studies indicating how the grading, in
conjunction with the drainage conveyance systems including applicable swales,
channels, street flows, catch basins, storm drains, and flood water retarding, will
allow building pads to be safe from inundation from rainfall runoff which may be
expected from all storms up to and including the theoretical 100 -year flood. Any
modifications or extensions to the existing storm drain, water and sewer systems
shown to be required by the study shall be the responsibility of the developer.
75. Prior to issuance of a grading permit, the applicant shall submit an erosion/siltation
control plan to the Building Department for review and approval. The plan shall
incorporate storm water pollutant control.
76. Prior to initiation of any earthwork activities or issuances of any grading permit, the
applicant shall submit a Storm Water Pollution Prevention Plan to the City for review
and approval (Building & Public Works Department). The Storm Water Pollution
Prevention Plan shall be maintained on -site throughout the construction phase and
shall be made available to the public for review, upon request.
77. Prior to the issuance of a grading permit, the applicant shall obtain a NPDES
(National Pollution Discharge Elimination System) permit. The applicant shall
incorporate storm water pollutant control into erosion control plans using Best
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City of Newport Beach
Planning Commission Resolution No.
Page 22 of 22
Management Practices to the maximum extent possible. Evidence that proper
clearances have been obtained through the State Water Resources Control Board
(SWRCB) shall be given to the Building Department prior to issuance of a grading
permits.
78. Prior to the issuance of a grading permit, the applicant shall prepare a Water Quality
Management Plan (WQMP) specifically identifying the Best Management Practices
(BMP's) that will be used on site to control predictable pollutant runoff. The plan shall
identify the types of structural and non - structural measures to be used. The plan
shall comply with the Orange County Drainage Area Management Plan (DAMP).
Particular attention should be addressed to the appendix section "Best Management
Practices for New Development." The WQMP shall clearly show the locations of
structural BMP's, and assignment of long term maintenance responsibilities (which
shall also be included in the Maintenance Agreement). The plan shall be prepared to
the format shown in "Attachment C" of the DAMP title "Water Quality Management
Plan Outline" and be subject to the approval of the Building Department.
79. Prior to the issuance of a grading permit, the following improvements shall be
designed in a manner meeting the approval of the Building Department:
a) All provisions for surface drainage.
b) All necessary storm drain facilities extending to a satisfactory point of disposal for
the proper control and disposal of storm runoff.
c) Where determined necessary by the Building Department, associated public
street and utility easements shall be dedicated to the City of Newport Beach.
80.Applicant shall ensure that all construction contractor and subcontractor personnel
are made aware of the required best management practices and good housekeeping
measures for the project site and any associated construction lay -down areas.
81. During the construction phase the project applicant shall exercise special care to
prevent any offsite siltation. Project applicant shall properly maintain all temporary
erosion and sediment control measures until the Building Department approves the
removal of said measures.
82. During the construction phase, the applicant shall comply with the following
requirements:
a) No construction materials, debris, or waste shall be placed or stored where it
may enter a storm drain or be subject to tidal erosion or dispersion.
b) All construction materials, wastes, grading or demolition debris, and stockpiles of
soil, aggregates, soil amendments, etc. shall be properly covered, stored, and
secured to prevent transport into coastal waters by wind, rain, or tracking.
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