HomeMy WebLinkAboutSt. Andrews Presbyterian Church (PA2002-265)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item# 7
December 9, 2004
TO: Planning Commission
FROM: James Campbell, Senior Planner, (949) 644 -3210
4campbellCo)city newport- beach.ca.us
SUBJECT: St. Andrew's Presbyterian Church Expansion (PA2002 -265)
General Plan Amendment, Zone Change & Use Permit
600 St. Andrews Road
DISCUSSION
At the conclusion of the November 18, 2004 meeting, the Commission appeared to
reach a consensus on the details of a project they could consider recommending to the
City Council. Staff has revised the operating and standard conditions to reflect the
Commission's directive. Several items were also requested and are attached to the
report for consideration.
Conditions of approval
Staff has made every effort to revise the conditions of approval in accordance with the
direction given and a revised draft is attached to the report.
Operational Condition No. 16 relates to limited overnight use of the facility and
notification of residents of these events. Staff is concerned about the limited ability of
the City to enforce this condition.
Operational Condition No. 19 was not discussed at the last meeting in detail since there
was general agreement between the neighborhood associations and the applicant on its
content. The proposed condition relates to changing the on- street parking limitations in
the area around the church to "I hour" on Sunday mornings. The ability to change the
parking regulations rests with the City Council and cannot be a condition of approval.
The suggested change in parking restrictions can be a recommendation that can be
forwarded to the City Council with Commission's overall recommendation on the project.
Site Occupancy
Occupancy of the campus was a central focus of the previous discussion. Based upon
the City's standard parking ratio for religious assembly of 1 space for every 3 people,
the project does not provide sufficient on site parking. The applicant clearly indicates
St. Andrews Church Expansion
December 9, 2004
Page 2
that they desire concurrent occupancy for religious assembly of the various rooms
within the campus. Occupancy limits are necessary given the fact that should the
various rooms within the existing and proposed buildings be occupied to capacity, total
parking need will far exceed proposed on -site and off -site parking supply. The following
table shows the total occupancy of major assembly rooms and resulting required
parking. This table does not include potential occupancy of the variety of other rooms
within the overall campus.
Space
People
Sanctuary
1.387
Chapel
126
Fellowship Hall
912
Y &FC Lounge & cafe
268
Y &FC multi - purpose
300
Gymnasium
416
Total People
3,409
Required Parking
1,137
@ 1 space per 3 people
Staff acknowledges that not all of these rooms will be occupied at the same time and
there is a current prohibition of concurrent assembly occupancy between the sanctuary
and the chapel. Based upon the discussion at the last meeting and the use information
presented with the application, Sunday occupancy is the greatest and is expected to be
as follows:
Spacelactivity
People
Sanctuary
1,387
Sunday school
200
Adult education
150
Jr. high age programs
100
High school age programs
100
Total people
1,937
Staff was asked to arrive at a parking ratio for this level of occupancy knowing that not
all of these activities will likely generate a separate vehicle to be parked. Staff believes
that the people identified as participants in the Sunday school, the Jr. high age
programs and half of the high school age programs are not driving themselves. The
following table shows the resulting parking need using the Zoning Code ratio of 1 space
per every 3 people for religious assembly:
Space/activity
People
Sanctuary
1,387
Sunday school
0
Adult education
150
Jr. high age programs
0
High school age programs
50
Total people
1,587
Parking required
529
St. Andrews Church Expansion
December 8, 2004
Page 3
As noted, these calculations do not account for occupancy of other areas that might
increase parking demand within the campus (i.e. administrative, custodial or setup
activities) that might occur at the same time as religious assembly. Staff believes that
the 600 space supply, as a minimum target, identified at the last meeting should provide
sufficient spaces for the current activities when demand is the highest. Growth in
attendance and programs is likely to occur with project implementation. Therefore,
occupancy limitations, or limitations on concurrent assembly functions, should be
applied to avoid parking conflicts with the neighborhood given that parking supply falls
short of what would be required by the Code. Staff recommends that all occupancy
limitations be directly related to available parking supply.
Off-Site Parking
Among the conditions of approval discussed with St. Andrew's Church and
neighborhood representatives is one that requires a parking agreement with the
Newport Mesa Unified School District. The goals of a parking agreement would be to
provide adequate parking for the Church expansion, and additional and improved
parking at Newport Harbor High School.. If the Commission determines that a parking
agreement is necessary to support the requested increased development on the site
and to achieve sufficient parking for the land use and operational issues presented by
the General Plan amendment, then staff recommends the parking agreement be
addressed directly in the General Plan amendment rather than the Use Permit. The
provision of improved High School parking for students would provide relief to the
neighborhood from the current impacts of students parking on residential streets in the
area. This improved parking may be viewed as a public benefit sufficient to justify St.
Andrew's increased development entitlement in the General Plan. A development
agreement is the tool provided by State Planning and Zoning Law to address situations
in which development might not be approved, but for a public benefit that would not
otherwise be available to the community. Staff believes that is the situation in this case,
and a development agreement would be appropriate.
Staff has provided suggested language to include in the proposed General Plan
Amendment that would address both the public benefit and direct parking requirements
with the use of a required Development Agreement. The amended General Plan
language discussed in the following section reflects this approach. The attached draft
Parking Conditions are a good framework for a development agreement, and staff
expects a development agreement to include, at a minimum, the following provisions.
1. Entitlement authorized by development agreement, and term during which
changes may not be made without approval of both parties.
2. Parking Agreement between St. Andrew's and the School District to be reviewed
and approved by the Planning Commission prior to issuance of building permit
for St. Andrew's expansion.
3. At least 70 spaces to be added to High School parking lot at 15t" Street.
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December 9, 2004
Page 4
4. St. Andrew's ability to use specified number of 15th Street parking spaces at
specified times.
5. Minimum term of Parking Agreement.
6. Project phasing, especially timing of improvements to 15th Street parking lot in
relation to issuance of building permit and certificate of occupancy for St.
Andrew's expansion.
7. Limits on St. Andrew's occupancy based on parking available on and off site.
8. Reduction in St. Andrew's occupancy related to loss of 15th Street parking
spaces.
A development agreement must be reviewed by both the Planning Commission and City
Council, and is adopted by ordinance.
General Plan Amendment
Staff has prepared the following changes to the Land Use Element, taking into
consideration the Commission's desire to ensure that additional parking at Newport
Harbor High Schools is secured and following the approach discussed in the previous
section. The existing gross floor area is the base development allocation and the higher
gross floor area reflects the applicant's proposal to increase the area by 21,741 square
feet.
"Cliff Haven Area (Statistical Area H3)
3. Church Site at 15th Street and St. Andrew's Road. . This site
is designated for Governmental, Educational and Institutional Facilities. site is
allanated 400,428 sq. . The site has a base allocation of104 440 so. ft. of gross
floor area The site may be developed with up to a total of 126,181 so. ft. of gross
floor area. provided that the property owner enters into a development agreement
70 parking spaces to contain no fewer than 322 total spaces."
Charter Section 423 Analysis
Council Policy A -18 requires that proposed General Plan amendments be reviewed to
determine if the 100 peak hour trip, 40,000 square foot or 100 dwelling unit thresholds
are exceeded. Eighty percent of floor area, units and peak hour trips attributable to prior
amendments adopted after December 15, 2001 within the same General Plan statistical
area are added to amounts calculated for the proposed GPA.
The project site is within Statistical Area H3 — Cliff Haven Area. No prior amendments
have been adopted by the City after December 15, 2001. The proposed amendment
St. Andrews Church Expansion
December 9, 2004
Page 5
requests approval of 21,741 square feet of entitlement and does not include any
dwelling units; therefore voter approval is not required based on these two Charter
criteria. However, an analysis of peak hour trips is required.
City Council Policy A -18 requires that morning (AM) and evening (PM) peak hour
vehicle trips be determined for the use accommodated by the proposed increase in
entitlement. The total peak hour trips for 21,741 square feet of church use is 15 AM and
15 PM trips. Therefore, the proposed project does not exceed the 100 peak hour trip
threshold specified by Council Policy A -18 and a vote is not required. Should this project
be approved, 80% of the building area and traffic increase will be tracked for ten years,
as required by Section 423.
RECOMMENDATION
Based upon the direction given at the prior meeting, staff recommends adoption of a
resolution recommending that the City Council certify the Environmental Impact Report
and approve General Plan Amendment No. 2003 -001, Code Amendment No. 2003 -002
and Use Permit No. 2002 -056. Staff was unable to prepare a draft resolution prior to
publishing this report and one will be provided in advance of the meeting.
Prepared by: Submitted by:
Exhibits
4
inner Sharon Z. Woo sistant City Manager
1. Revised Traffic Management Plans
2. Revised draft conditions
3. Parking condition
4. Additional correspondence received
Exhibit No. 1
Traffic Management Plans Separate
1
Draft Conditions of Approval
Use Permit No. 2002 -056
Operational Conditions
1. 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 as defined in other conditions, 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. Occu ancy of the entire church campus shall not exceed people on Sundays,
people on Wednesday evenings and flo people on all other evenings.
Evenings are defined as the time after 6PM any given day. At other times, overall
concurrent site occupancy (including children) shall not exceed the maximum
number of persons using a 3 persons per parked vehicle ratio taking into account
available parking over time authorized by the City. For example, if 250 off -street
parking spaces are available at a given time or day, 750 people is the maximum total
site occupancy. Notwithstanding these occupancy limitations, concurrent site
occupancy within various buildings may exceed the established limits on the
f 1 owin holidays and special days of worship:
3. Weekday memorial services shall not be scheduled before 1 PM when school is in
session at Newport Harbor High School.
4. No private school from above kindergarten shall be operated on -site without an
amendment to the Use Permit. The maximum concurrent occu anc of the
reschool and kindergarten shall be children.
5. Coach bus pick -up and drop -off shall occur at curbside either on 15th Street at the
church 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.
6. 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.
7. The on -site parking facilities shall not be used for activities other than parking and
loading /unloading of for events. 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. Use of the parking facility for other events is
allowed and is limited to three (3) times per calendar year. 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
Draft Conditions of Approval
Use Permit No. 2002 -056
parking facility. Uses and attendance of the parking facility shall be reported to the
City in accordance required monitoring provisions of this Use Permit.
8. A minimum of 40 minutes shall be maintained between worship services or special
events that are expected to have more than 800 participants.
9. Total gross floor area that may be developed on the project site shall not exceed
21,741 square feet.
10. 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.
11.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.
12. Limited 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. (It is anticipated that each event shall not exceed
one (1) night in duration, and no group will exceed 200 in the aggregate.)
13.Weekday parking during business hours in the lower level parking facility will be
assigned to staff and NHHS students (by permit).
14. During worship services or special events with over 800 persons in attendance,
worship service or event participants and youth workers and other staff shall park
within the NHHS 15th Street parking lot subject to the terms of an agreement with the
Newport Mesa School District.
16. The Clay Street entrance /exit to the St. Andrew's parking lot shall be closed except
for emergency vehicle access. A gate shall be provided which shall meet all fire
safety standards and shall be constructed of a material and of a design to prevent
vehicular or pedestrian access, except in an emergency. A 6 -foot high screen wall
shall be constructed along Clay Street made of decorative concrete block.
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Draft Conditions of Approval
Use Permit No. 2002 -056
Landscaping and a permanent irrigation system shall be installed between the wall
and the sidewalk. The width of this planter shall be sufficient to provide adequate
area for plantings to screen or soften the wall in an aesthetically pleasing manner.
The design of the wall and the landscaping shall be reviewed and approved by the
Planning Commission prior to the issuance of a building permit.
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 correction
by the City Traffic Engineer. 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.
18. Pedestrian openings from Clay Street to the church campus shall be provided as
required by the Building Code and Fire Marshal. These openings shall be for
emergency access only and access points shall not be otherwise used for access to
the site.
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 these turning movements. The applicant shall install proper
regulator signs accordingly. The design of the driveway and the location and content
of signs shall be subject to the review and approval of the City Traffic Engineer.
20.The applicant shall enter into an off -site parking agreement guaranteeing that an
adequate number of off - street parking spaces shall be provided 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.
21. In the event that the Church should lose the right to use parking at within the 15th
Street parking lot at Newport Harbor High School, the church shall immediately file
for an amendment to this use permit to provide alternate and adequate off - street
parking at a separate location, or the church shall modify its activities to reduce
overall parking demand to that commensurate with available off- street parking.
22.The church shall monitor attendance of the entire church campus and shall file a
written report of the occupancy to the Planning Director on a quarterly basis.
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Draft Conditions of Approval
Use Permit No. 2002 -056
Standard Conditions
Planning Department
1. 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 24 months from the effective
date of approval as specked 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 conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained so as to constitute a public nuisance.
6. 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, and the 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.
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Draft Conditions of Approval
Use Permit No. 2002 -056
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.
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Draft Conditions of Approval
Use Permit No. 2002 -056
20. The project shall comply with Adherence to SCAQMD Rules 431.1 and 431.2, which
require the use of low sulfur fuel for stationary construction equipment.
21. 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.
22. 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.
23. Prior to commencement of demolition and grading the project applicant shall submit to
the city 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.
24. 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 permit 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
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.
26.A site - speck foundation subsurface investigation for planned structures shall be
prepared by the City 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 withstand the potential secondary
seismic effects.
27. 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
1-�
Draft Conditions of Approval
Use Permit No. 2002 -056
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.
28. The removal of asbestos containing materials shall be performed in accordance with
methods specified in 8 CCR 1529, SCAQMD Rule 1403.
29. 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.
30. Non - friable asbestos containing materials (e.g., floor the 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.
31. 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.
32.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.
34. 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.
35. 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.
36. 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.
11
Draft Conditions of Approval
Use Permit No. 2002 -056
37. 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.
38. 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 worst -case 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 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.
39. The final proposed site plan shall be subject to review by the Newport Beach Police
Department prior to the issuance of a building permit.
40. 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).
41.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 subject to the review by the Newport Beach Police Department to verify
compliance prior to the issuance of a building permit.
42. Convex mirrors shall be used
parking structure. The number
review and approval of the
Department.
to eliminate hiding places within the
and location of such mirrors shall be
City Traffic Engineer and Newport
subterranean
subject to the
Beach Police
43. If Newport Harbor High School students are given a permit and are allowed to park in
at the St. Andrews site during school, the church shall be responsible for an negative
issues that arise, which can lead to revoking permission to park at the site of any
offending student.
44. Prior to issuance of the demolition permit, St. Andrews Presbyterian Church shall
submit an off -site parking management program that identifies parking and shuttle
arrangements to accommodate the continued typical weekday use of the property as
well as use of the facilities on weekends. The parking management program shall also
address the construction phase and shall identify the manner in which construction
i
Draft Conditions of Approval
Use Permit No. 2002 -056
parking will be accommodated without utilizing on- street parking in the adjacent
residential neighborhood.
45. 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.
46. Heavy construction vehicles, including trucks hauling construction equipment and
materials, shall be limited to non -peak hours during the construction phase when those
activities occur during the school year.
47. St. Andrew's Church shall continue its arrangement with the Newport-Mesa Unified
School District that allows the church to utilize on -site parking at Newport Harbor High
School for overflow parking during Sunday services and any other large- attendance
functions.
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Draft Conditions of Approval
Use Permit No. 2002 -056
56. Consideration shall be given to adding services at alternative times, such as Sunday
afternoon, to disperse parking demands.
57. Require all church staff to park on -site during the weekdays, and not use the street
parking, thereby not adding to the on- street parking demand on school days.
58. St. Andrew's 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
59. 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 should be displayed no less than 60 inches from the parking surface
and be highly visible from within any portion of the structure.
60. All enclosed stairwells accessing the parking structure shall have the following
design features:
a) Shaffer 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 -
candles of light on the landings and stair treads.
61. All exterior doors leading to stairwell access throughout the facility including the
subterranean parking structure should 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.
62. 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.
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Draft Conditions of Aaproval
Use Permit No. 2002 -056
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.
Building Department
63. Prior to the issuance of a certificate of occupancy permit, all improvements shall be
constructed in a manner meeting the approval of the Building Department.
64. 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
65.The plan shall provide emergency access to and from Clay Street as shown on the
site plan. The plan shall provide additional emergency access point within the
parking garage to the stairwell located near the intersection of 15th Street and Clay
Street. Should these emergency access points be gated to prohibit non - emergency
ingress, all gates or doors shall have fitted with Knox key access (or an approved
equivalent) and panic hardware for emergency egress. All of these features shall be
subject to the review and approval of the Fire Marshal prior to the issuance of a
building permit.
66. 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.
67. 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 intemally or externally illuminated to be visible at night.
Number shall be no less than six inches in height with a one -inch stroke.
68. The project shall include all requirements identified in "Modification Request Case No.
2003 -135.
Public Works Department
69.All improvements within the public right of way shall be constructed as required by
Ordinance and the Public Works Department.
It
Draft Conditions of Approval
Use Permit No. 2002 -056
70. 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.
71.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.
72. Utility connections for new buildings and the parking garage shall be underground to
the nearest appropriate pole.
73. 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.
74. 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.
75. 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.
76. The on -site parking, vehicular circulation and pedestrian circulation systems shall be
subject to further review by the Traffic Engineer. A minimum of 400 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.
77. 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.
78. Widen sidewalks and planters to act as wheel stops as directed by the Traffic
Engineer. The maximum allowable overhang is 2.5 feet.
79. Disabled parking shall be redistributed such that Buildings C, D & E each have
disabled parking located in close proximity to entrances.
80.The project shall conform to sight distance standard 110 -L contained within the
Newport Beach Design Criteria, Standard Special Provisions & Standard Drawings
ZZ
Draft Conditions of Approval
Use Permit No. 2002 -056
for Public Works Construction. Final designs shall be reviewed and approved by the
City Traffic Engineer.
81. All landscape planter noses within the parking lot shall be reduced in length by 2 feet
as directed by the Traffic Engineer.
82.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.
83. 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.
84.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.
85.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.
86. 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.
87.The on -site storm drain system shall be privately maintained. Fossil fitters or
equivalent measures shall be included as part of the design of catch basins and curb
inlets. An on -site clarifier shall be provided.
88. 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.
23
Draft Conditions of Approval
Use Permit No. 2002 -056
89. 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.
90. 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. 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.
91. 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
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.
92. 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.
93. Prior to the issuance of a grading permit, the following improvements shall be
designed in a manner meeting the approval of the Building Department:
■ All provisions for surface drainage.
■ All necessary storm drain facilities extending to a satisfactory point of disposal for
the proper control and disposal of storm runoff.
Where determined necessary by the Building Department, associated public
street and utility easements shall be dedicated to the City of Newport Beach.
94.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.
�A
Draft Conditions of Approval
Use Permit No. 2002 -056
95. 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.
96. 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.
2-1�
St. Andrews DRAFT
Parking Conditions
Prior to issuance of a building permit, the Applicant shall enter into an off -site
parking agreement (the "Parking Agreement ") with the Newport-Mesa Unified School
District (the "District ") in a form acceptable to the Planning Commission and the City
Attorney. The Parking Agreement shall contain the following provisions or reasonable
variations thereof, and other such provisions as may be required by the Planning
Commission:
(a) As described in the Parking Agreement, the Applicant shall have the duty to
reconfigure, repair and refurbish the parking lot owned by the District directly north of
15th Street, across from the Applicant's property (the "15th Street Lot") to add at least 70
parking spaces the majority of which will be 8'6" standard size parking spaces to the 15th
Street Lot (the "Added Spaces "). With the Added Spaces, the 15th Street Lot shall have
at least 322 parking spaces which are approved by the City Traffic Engineer as meeting,
at a minimum, the City's standards for parking space size, aisle width, ingress and egress.
(b) The Parking Agreement shall provide that the Applicant shall have the right to use
all of the 15th Street Lot during weekday non - school and non - school event hours and on
all days when school is not in session, for parking for at least 322 vehicles, for no or
nominal consideration;
(c) The Parking Agreement shall allow the Applicant's employees, volunteers,
members, guests and other users affiliated with Applicant (the "Church Parkers') to use
the 15th Street Lot; and
C:\Documents and Settings \jcampbell\Local Settings \Temporary Internet Files \OLKSF\St Andrews
Parkingldoc
[SI
(d) The term of the Parking Agreement shall be for a period of "at least thirty (30)
years. The Applicant shall have the right to automatically extend the Parking Agreement
for consecutive two (2) year periods if the 15th Street Lot is then in existence, and no
plans to redevelop the 15th Street Lot, or to sell or ground lease the 15th Street Lot, have
been adopted by the District as of the effective date of each such extension.
2. Until the 15th Street Lot, including the Added Spaces, is improved with 322
spaces and is available to be used in its entirety by the Church Parkers pursuant to the
Parking Agreement, no building permit for the expansion of the Applicant's facilities
shall be issued. The right of the Applicant to occupy Applicant's entire expansion area
shall at all times be conditioned on the availability of at least 322 parking spaces in the
15th Street Lot for use by the Church Parkers pursuant to the Parking Agreement.
3. If any of the 322 spaces in the 15th Street Lot is not available for use by the
Church Parkers pursuant to the Parking Agreement (the "Lost Spaces "), then the
Applicant shall not be entitled to occupy any of the expansion area until the Applicant
has provided alternative parking spaces to take the place of the Lost Spaces (the
"Alternative Spaces "). Acceptance by the City of the location of the Alternative Spaces
shall be subject first to a finding by the Planning Commission that the Alternative Spaces
are comparably convenient to the Lost Spaces in the 15th Street Lot.
4. References to the Planning Commission shall be deemed to mean the City
Council if any determination of the Planning Commission is appealed to the City
Council
C:\Documents and Settings\jcampbell\Local Settings \Temporary Internet Files \OLKSF\St Andrews
ParkingZdoc
3�
Q rA
Memo
Date: November 17, 2004
RECEIVED BY
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
NOV 17 2004 PM
7171 g 19 11 0 11 1 11 2 11 12 13141516
To: Don Krotee, Newport Heights Improvement Association
From: Joann Lombardo
Re: Preliminary Reply to City Response to Comments dated 11/11/04
St. Andrews Church Expansion EIR
Thanks for providing me a copy of the 11/18 Planning Commission Staff
Report, which included a response to my July 16, 2004 comment letter.
Typically, public agencies send response to comments directly to the
commenter. Having just received the staff report, my replies to the City
responses are preliminary. These preliminary replies are provided below;
following the listing of my original comment as included in my July 16th
letter. Please let me know if you have any questions.
Construction Impacts:
... According to the California Air Resources Board approved URBEMIS
2002 air quality model, project construction would continue to exceed
SCAQMD thresholds for reactive organic gases. Further, unavoidable
significant adverse affects on sensitive receptors (i.e., adjacent students
and residents) would occur as the prolonged construction creates heavy
emissions of dust and pollutants. The EIR must revise the air quality analysis
and include all calculations within the EIR document. Similarly, the EIR
must revise the traffic and noise analyses to account for the impacts of
the extended construction period on the neighborhood and schools.
Preliminary Reply:
The City response does not address:
1. Significant adverse affects on sensitive receptors (i.e., adjacent
students and residents)
2. Short term noise and traffic impacts should the
grading /excavation /construction spill into the school year.
P 0 Box 15592 Newpod Beach CA 92659 Tel: 949 650 3206 Fax: 949 648 6981 a -mail: joann@jalcps.com
3. The expected excedence of SCAQMD thresholds related to
reactive organic gases.
Traffic Counts: ...But based on the apparent subjective determination of
which intersections to include in the analysis, we again request that the
EIR traffic study be revised to include impacts on Clay Street.
Preliminary Reply:
The comment letter provides no response to this comment.
Best Efforts to Predict Impacts: Our comment letter of April 26 points out
that pursuant to Section 15144 of the CEQA Guidelines, the lead agency
must use its best efforts to find out and disclose all that it reasonably can
about a project...
Preliminary Reply:
The response does not adequately address this issue. If the church's
current operations exceed a maximum of 1,387 persons during Sunday
services, and they are admittedly creating thousands of square feet of
"multi- purpose" areas, certainly more than 1,387 visitors at any one time
can be expected. In fact the City response goes on to state that the
"DEIR acknowledges that the proposed construction can accommodate
a wider range of activities due to the design of the buildings, which will
likely lead to increased use and activity at the site over time." Again, the
DER needs to examine this reasonable worst case of increased use and
activity over time. Again, the current mitigation measure limiting
maximum attendance to 1,387 persons, can only mitigate impacts if the
precise operations of monitoring are spelled out, and the precise
consequences of the church exceeding that capacity is also spelled out.
General Plan Compliance:
Our comment letter of April 26 points out that existing General Plan
policies require sufficient diversity to allow schools, employment,
recreation areas, public facilities, churches and neighborhood shopping
centers in close proximity to each resident; and requires that floor area
limits provide for moderate redevelopment and for preservation of
property values...
Preliminary Reply:
The comment letter provides no response to this comment.
Realonal Facility:
...The church as proposed would be one of the largest religious facilities in
the state. Certainly, the project would create a regionally sized facility.
Page 2 of 3
3W
Appropriate alternative sites would be those served by arterial and
collector streets. The Draft EIR needs to be revised to adequately examine
such alternative sites.
Preliminary Reply:
The response does not adequately address this issue. In terms of square
footage, the church is a regionally sized facility. The church in fact
recognizes itself as drawing members from outside the community (i.e.,
regionally,) and being a leader in worldwide missionary efforts.
Unavoidable Adverse Impacts:
...Our comment letter of April 26 points out that mitigation measures MM
4.3-1 and 4.3-2 do not work. As explained above, if the amount of haul
truck miles traveled per day is reduced, the excavation period would
likely extend from 1.5 days to 11 months, and the project would continue
to have unavoidable significant adverse impacts relative to air quality.
Project construction would continue to exceed SCAQMD thresholds for
reactive organic gases, and unavoidable significant adverse affects on
sensitive receptors (i.e., adjacent students and residents) would occur as
the prolonged construction creates heavy emissions of dust and
pollutants. In addition, short-term traffic and noise impacts would likely
occur. Pursuant to CEQA, whether or not impacts are short-term is
irrelevant to determining significance.
Preliminary Reply:
As noted above, the response does not address:
1. Significant adverse affects on sensitive receptors (i.e., adjacent
students and residents)
2. Short term noise and traffic impacts should the
grading /excavation /construction spill into the school year.
P O Box 15592 Newport Beach CA 92659 Tel: 949 650 3206 Fax: 949 548 6981 e-mail: loann@jaicpr,.com
3
ROBERT S. COLDREN
605 Kings Place
Newport Beach, CA 92663
(949) 642 -8449
November 17, 2004
VIA FACSIMILE AND U.S. MAIL
(949) 644 -3008
Honorable Mayor Ridgeway
Council Members
3300 Newport Blvd.
Newport Beach, CA 92663
Re: St. Andrews Expansion
Dear Honorable Mayor and Council Members:
I am writing to you on my own behalf, and on behalf of my family.
RECEIVED
'04 NOV 22 A 9 :35
OFFICE OF THE CITY CLERK
rlry Cr �;�;+4pORT BEACH
Date `O
Copies Sent To:
tayor
uncii Member
'If T—Manager
,,E7'kttorn
❑
We have lived in Cliff Haven for 20 years. Both of my children attended St. Andrews preschool,
and I have a junior at Newport Harbor High School now. My wife and I vote at St. Andrews.
My wife, Brooke and I oppose the St. Andrews expansions. We would urge you to invite the
church to make full use of its existing facilities in order to continue its very good, commendable,
and admirable works.
We live about two blocks from the church, and yet church parking still makes its way down to
our street. I have not conducted a formal survey, but I can tell you that, of the neighbors I have
spoken with, virtually all of them are opposed to any expansion at St. Andrews (excepting, of
course, some church members). I have researched the issue of the St. Andrews expansion, have
read the DEIR and many letters and staff reports, etc., and this mountain of paperwork simply
buttresses what I believe to be the overriding consideration; St. Andrews has been built out to its
absolute maximum capacity for the neighborhood (and perhaps beyond) as a result of the
expansion in the early 80's, and thus, absolutely no additional revisions to the entitlements, and
certainly no amendment to our general plan, is in order in order to accommodate yet more
extensive development on the site.
St. Andrews was envisioned as a community church (e.g. neighborhood church). The proposed
expansion is designed to serve perceived outreach needs. Such a facility would be far better
suited to another location.
R013COL.000 /260.0
Honorable Mayor Ridgeway
Council Members
November 17, 2004
Page 2
A few specific points of a rather technical nature I wanted to be sure where on the record:
I believe that the letter of April 26, 2004, of Joanne Lombardo, addressing the
DEK raises very good concerns about the sufficiency of the DEK concerns
which to this day have not been addressed adequately. I would like to raise
objection to the DEIR, and to incorporate by reference all of the points made in
,that letter.
2. It is my understanding that the CC &R's (Conditions, Covenants and Restrictions)
for the Cliff Haven tract were specifically modified by the then property owners
in order to allow the original neighborhood church to be constructed. The
proposed expansion of St. Andrews would, however, violate the still existing
terms of those CC &R's respecting restrictions such as set backs, etc. While I
understand it is not the province of the City to enforce private restrictions, in the
context of the DEIR, the City must be satisfied that the project as conceived can
be constructed, and that the project mitigations are feasible. It is in this
connection that I raise this objection.
3. I have seen the letter from ex -Mayor Evelyn Hart, and have heard from others
involved during the entitlement hearings of the early 80's expansion, and I have
come to the conclusion, based upon this information, that St. Andrews made a
commitment at the time to the neighborhood that it would not seek any further
expansions in the future. I would appreciate hearing a response directly from
John Huffman, who was the chief representative of the church at that time. I
believe that the City is entitled to a response, since otherwise, the City, having
brokered a peace in the early 80's, would find itself complicit in approving a
project that violates a central pillar of that earlier resolution.
4. I understand that one proposed traffic mitigation consists in binding reciprocal
agreements between Newport Mesa School District and the church respecting
shared parking. Parking is already shared, and yet parking remains a
neighborhood wide issue during church events. Additional parking, of course,
simply exacerbates traffic issues. I question whether a formal agreement granting
reciprocal parking easements would be lawful, given the constitutional and
statutory restrictions not only on use of school district property, but on school
sponsored parking offsite as well.
ROBCOL.000/2640
3�
Honorable Mayor Ridgeway
Council Members
November 17, 2004
Page 3
In conclusion, my family urges you not to sacrifice the quality of our neighborhood in some
misguided effort to "force a square peg into a round hole ". Please deny the St. Andrew.
expansion.
RSC /nb
cc: Larry Tucker, Chairman
Barry Eaton
ROBCOL.000/2640
--Zg
PLAN RECEIVED By
November 22, 2004 CITY OF NEWPORT BEACH
NOV 2 2 2004
7181911011 M
Staff / Planning Commission/ Mayor Ridgeway and Council 1 112111213141516
City of Newport Beach
3300 Newport Boulevard
Newport Beads, California 92663
Re: St. Andrews Expansion
Dear Sirs and Madams:
Thank you for your hard work and endurance.
We would be remiss not to say that the neighborhoods feel quite a resounding defeat. Our constituents
keep calling and asking, 'What were the Planning Commission they thinking of?" .In hearing our
neighbors' concerns, please allow us to address a few of the decisions that might bear modification
before a vote is taken.
First, in regard to the size of the facility, the Commission seems to be of the thinking that the size of
these programs and their square footage won't matter. That particular intuition seems flawed when one
considers that St. Andrews now has more than 3 times St. Marks Presbyterian size, and operates /exists in
our small neighborhood under the special arrangement, on R -1 zoned property, care of the admittedly
flawed and current CUP. We are hopeful that the Commission is serious about'making a current bad
situation in the neighborhoods, better'. However, in regard to establishing occupancy maximums, the
neighbors find it very troublesome that the 600 max occupants (defined by St. Andrews themselves as
the existing Wednesday occupancy peak) would be doubled to offer a 'limit of occupancy' of 1200 for
Wednesdays and Fridays. This certainly seems to say to the neighborhoods, 'ft's ok if these two days of
the week are twice as bad as the already busy Wednesday'.
The parking shortage and the hopes of a resolution to that shortage, pinned on a joint use agreement
with Newport Mesa Unified School District, would not seem to improve traffic flow, now open to
enormous increase due to the Commission buying off on St. Andrew's new and aggressive occupancy
limits. These occupancy limits were arrived at, unfortunately, by discarding the more
reasonable occupancy limits proposed by the neighbors, A planning decision to create more parking is
great for the current parking problems, but increasing the traffic into the neighborhood (by allowing
greater occupancy limits), even if the pilots eventually find a place to land, is disruptive to the peace and
tranquility we all enjoy in our neighborhoods.
We know you all must think at some point, 'what would I want for my own home and neighborhood ?"
And, we hope you challenge that insight in your future decisions for our Community. This is especially
true where underground- parking garages might be placed in single - family neighborhoods to
allow applicants to secure their development wishes for a project that no one wants.
In regard to the condition of approval requiring the church to build a wall separating itself from the
neighboring residential community, we are grateful for the opportunity to provide input into the design of
the wall. However, you are poised to accept a plan offering a reduction in the reduced landscape setback
left us by the applicant. We ask that you condition this Clay Street side with a setback equal to the width
of the current landscaping. This compensatory wall treatment offered by the Commission will not be
sufficient to compensate us for accepting a larger development and years of occupancy limits increased.
3`3
Council and Commission
November 22, 2004
Page 2 of 2
In regard to the staff researching a parking ratio that will be suitable for St. Andrews large development,
when Commissioner Eaton's colleagues researched and found a ratio 'below 2.0 for similar planning at St.
Marks', in that there was no opportunity for on -street parking, the immediate suggestion of 2.5 for our
neighborhood was made, presumably since Cliff Haven has plenty of space in front of its homes for St.
Andrews to continue to park.
In regard to the Planning Commission feeling that'it is too late for alternative planning', we want to say
that we hope it is never too late to protect a neighborhood from the affect of over - development. This
facility is too large for its neighborhood setting today. It has a CUP now. Allowing it to amend a general
plan on the way to doubling its occupancy is an exercise in poor planning. Perhaps the Planning
Commission may feel, as they stated In the November 18, 2004 meeting, that there has been plenty of
consideration of the neighborhoods' wishes and that St. Andrews can be 'taken at their word' in regard to
their vast spatial needs in their Needs Assessment. The neighborhoods are anxious to remind the
Planning Commission, and eventually to City Council that "it is never'too late' for reasonable planning'.
Yours truly,
Original signed and sent
Donald Krotee AIA
President, Newport Heights Improvement Association
Original signed and sent
Brian Brooks
President, Cliff Haven Community Association
qd
November 26, 2004
Staff! Planning Commission/ Council
City of Newport Beach
3300 Newport Boulevard
Newport Beach, California 92663
Re: St. Andrews Expansion
Dear Ladies and Gentleman:
PLAIVNII CEIVEp 8Y
CITYO N PORR E NT
78DEC 0 2 2004
19110111112111213141 16
A historic context of promises not kept for this unprecedented church expansion has been bantered about,
but notdarified. We need the public record dear. This is the plain truth and my personal testimony.
Twenty -two years ago, during the St. Andrews first huge expansion, the City accepted volunteers to a
committee to work out planning differences between St. Andrews and it's community. During this approval
process, the neighbors received at first, a very large multi story tower for the senior minister and a huge
parking garage. This proposal, much like today, was being noshed through City Halt, despite the repeated
objections from its neighbors. After several months, on September 27, 1982, on the late afternoon of a
Council vote, the church, who was supposed to be gaining consensus 'of the neighbors' (sound familiar?),
had stuck to its guns and pushed the City fathers to their knees and carefully counted the Council votes to
shove through the St. Andrews parking garage and a 7- story ocean view complex. Sometime during the
late afternoon St. Andrews had, through the usual back room maneuvering, found that they didn't have the
Council votes for the mega church. This made a last ditch planning revision necessary for Dr. Huffman and
the leaders of the church. Myself, Pete Gendron, as the key committee members and officers of the Cliff
Haven Community Association, accompanied Dr. Huffman to St. Andrews, where, behind closed doors, St.
Andrews decided to make the necessary abbreviation and changes to their plans.
NS
Council and Commission
November 22, 2004
Page 2 of 2
When Dr. Huffman and the building heavyweights had paired back the tower, abandoned the underground
parking Garage and reduced the plan to the size that is today constructed, he presented it to Pete and I. It
was at this time that he promised, if we let him build this, and make this presentation to the City Council, he
could 'save face and would never again expand. Pete and I, for Cliff Haven, personally accepted this
promise. The neighborhood Association was simple then and this Adhoc committee kept no minutes. This
is why staff could find no public record of such a promise, when they were asked by today's Planning
Commission to'check into the making of 'a promise' during today's St. Andrews General Plan assault.
However, the promise was common knowledge among the players; this is why Evelyn Hart feels the same
way as many, as she states in her letter of March 6, 2003, when she says, her impression °was that
approval would be the final straw of development".
These are arguments for Council, but it is important to have this statement in the Planning Commission
package in that this City is on the cusp of a terrible public approval. The people of this City should know
that this approval could kick open the door for oversized churches and under parked facilities every where,
that General Plans are nothing when it comes to 'church applicants' and promises, made by powerful
church players, mean nothing in regard to protection of a community.
Everyone in that room is dead except for Dr. Huffman, Milan Dostal, Pete Gendron and myself and I invite
Dr. Huffman's testimony, on the floor of City Council, to refute these facts. As the Commission and Council
continue to ask themselves about the issue of genuine trust, it is important that the applicant be seen as
'having a record in regard to obtaining 'trust'. And, it is not a record that speaks positively for the applicant.
Wake up City of Newport.
% rs ly,
Barbara'Corki' Rawlings
Secretary Newport Heights Improvement Association
Past president 1980's Cliff Haven Community Association
is true' n d correct Peter Gendron
Past President, Cliff Haven Community Association
Lt2
RECEIVED BY
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH November 18, 2004
DEC 0 3 2004 Kevin Healy
PM 464 Santa Ana Ave.
718911011111211 1213141516 Newport Beach, CA 92663
Staff, Planning Commission, Mayor Ridgeway and Council
City of Newport Beach
3300 Newport Boulevard
Newport Beach, California 92663
Re: St. Andrews Presbyterian Church — A 2.5 size Super Church who wants to
expand ? ??
Dear Staff, Honorable Sirs/ madams:
The proposal by St. Andrews Presbyterian Church is ludicrous. They are already
considered a "Super Church" in size and in fact are 2.5 Super Churches in )our small
neighborhood) membership alone. Therefore, I ask that the City deny any expansion
on this site. On behalf of my neighbors and my family, I ask you to deny this
application.
The neighborhood leaders have been basically stonewalled by St. Andrews who want to
appear as though they have listened, but all they have done to date is revise their plan
downward to and area that is slightly higher to whatever area requirement the Planning
Commission has, arbitrarily selected.
Second, as keepers of the City, we want better for our neighborhoods than what 'CEQA
will allow'. I understand the DEIR suggests little impact. I ask that you do not certify
this. I voice strong disagreement using fundamental logic, history and seeing the
present traffic and parking conditions. If St. Andrews wants to expand further they
should consider an off site facility- it is what every super- church does. They are all
successfully relocated in an area having better access. For the value and the well being
of the community, to which the church is an interregnal part, have St. Andrews remodel
their building without significant expansion or move. In this way St. Andrew's simply
needs to remodel and "have a less impactful net gain of area and no parking garage ".
There are now alternative building studies that show this- this is the way to go.
Please ask St. Andrews to improve their quality and not there size. The current CUP
should indicate, "they are big enough ". Thank you.
Yours truly,
l
q3