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Home My WebLink About28 - Harbor Day School - 3443 Pacific View Drive; GPA 99-1(E)4AE`��Rr O B, i'n J _ CITY OF NEWPORT BEACH COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DEPARTMENT 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 (949) 644 -3200; FAX (949) 644 -3250 Hearing Date: Agenda Item No.: Staff Person: REPORT TO THE MAYOR AND CITY COUNCIL PROJECT: Harbor Day School 3443 Pacific View Drive April 12, 1999 28 Marc Myers (949) 644 -3210 PURPOSE OF APPLICATION: Request to permit the construction of a 12,750 square foot gymnasium building and interior remodel of the existing gymnasium/multi- purpose building to allow for theatrical productions and various other school functions in conjunction with an existing school facility. The project involves the approval of: a General Plan Amendment to permit additional development beyond the current General Plan Floor Area limitation of 0. 15, and; an amendment to Use Permit No. 1546 to permit expansion of the school facility to accommodate the constnuction of a gymnasium and remodel the existing gymnasium into an auditorium. Also included in the application is a request to exceed the 32 foot height limit for the District. ACTION: Conduct public hearing; and: • Adopt Resolution 99 -__, approving General Plan Amendment No. 99- 1(E); and Sustain the action of the Planning Commission and approve the application related to the General Plan Amendment, subject to the Findings and Conditions as modified by the Planning Commission: • Use Permit No. 1546 Amended Planning Commission Recommendation At its meeting of March 18, 1999, the Planning Commission voted (all ayes) to recommend approval of the applications related to the gymnasium addition to Harbor Day School. At the applicant's request, the Planning Commission changed Condition No. 7, which limits the overall height of the gymnasium building, from 40 feet, to 41 feet 6 inches. Condition No. 5 was also changed to permit various special events to occur simultaneously in the auditorium and the new gymnasium provided the overall attendance for both events does not exceed the occupancy limitation of the existing gymnasium/multi- purpose room (600 persons). The revised conditions are in the excerpt Planning Commission's meeting minutes attached for the Council's review, and a copy of the staff report prepared for the Planning Commission is also attached. Submitted by: Prepared by: SHARON Z. WOOD MARC W. MYERS As ' t t City managf7 AsAociateTJanner Attachments: Resolution Excerpts of March 18, 1999 Planning Commission eeting Minutes Staff Report to the Planning Commission Site Plan, Floor Plan and Elevations RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT TO THE LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN. WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy A, since the gymnasium is a support or ancillary use to the primary school use, and is in close proximity to residential areas of the City and supports community needs; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy B, since the proposed gymnasium development does not have an ADT rate of more than 300 daily trips and will not result in an increase in traffic; and 0 WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy D, since the location of the new structure will not adversely affect public views, natural resources nor will it impact environmentally sensitive habitat; and WHEREAS, on March 18, 1999, the Planning Commission of the City of Newport Beach conducted a public hearing regarding General Plan Amendment 99 -1(E) at which time this amendment to the Land Use Element was discussed and determined to be consistent with the goals of the Newport Beach General Plan; and therefore, recommended for approval to City Council; and WHEREAS, pursuant to the California Environmental Quality Act, it has been determined that the project is categorically exempt under Class 14 (Minor Additions to Schools) 0 Page 2 requirements of the California Environmental Quality Act and the project would not have a 0 significant effect on the environment. • NOW THEREFORE BE IT RESOLVED, that the City Council of the City of Newport Beach does hereby amend the Land Use Element, Statistical Area M3 (Pacific View Area) Harbor Day School, and the Estimated Growth for Statistical Area M3 Table of the General Plan to read as follows: Pacific View Area (Statistical Area _N1 13) 11. Harbor Day School. This site is located easterly of the Marguerite Apartments and is designated for Governmental, Educational and Institutional Facilities. The maximum allowed development is 0-1-5 0.30 FAR. Page 3 ESTIMATED GROWTH FOR STATISTICAL AREA M3 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 111187 Projection Growth 111187 Projection Growth i. Baywood 388 388 -0- -0- -0- -0- 2. Harbor View Center -0- -0- -0- 78,823 79,453 5,630 3. Bayport 104 104 -0- -0- -0- -0- 4. Lincoln School -0- -0- -0- 89,489 123,427 33,938 5. Churches 101 101 -0- 114,656 158,535 43,879 6. Reservoir -0- -0- -0- -0- -0- -0- 7. Pacific View Park -0- -0- -0- 45,404 213,680 168,276 8. Harbor Woods 52 52 -0- -0- -0- -0- 9. Canyon Crest 42 42 -0- -0- -0- -0- 10. Marguerite Apts. 64 89 25 -0- -0- -o- il. Harbor Day School -0- -0- -0- 52,260 85,645 33,385 12. Baywood Day Care -0- -0- -0- 6,620 8,486 1,866 TOTAL 751 776 25 382,252 669,226 286,974 Population 1,487 4,536 49 Revised 3118199 Page 3 ADOPTED this 12th day of April 1999. MAYOR ATTEST: City Clerk Page 4 0 City of Newport Beach • Planning Commission Minutes March 18, 1999 L J 2. proposed office building and related parking structure shall confo to the requirements of the Uniform Building Code. 3. The project shat m\ply \with State Disabled Access requirements. 4. The on -site parking, vehic7lar circulation and pedestrian circulation systems be subject to further revie-Q�- raffic Engi neer. 5. This Modification shall expire unless th n 24 months from the date of approval as specified in Section 20.93. 55A of the Newport Beach Municipal Code. \\ INDEX 1 r 1, 1 SUBJECT: Harbor Day School Item No. 3 3443 Pacific View Drive GPA No. 99 -1(E) UP No. 1546 A • General Plan Amendment No. 99 -1(E), and • Use Permit No. 1546 Amended Request to permit the construction of a 12,750 square foot gymnasium building Recommended for and interior remodel of the existing gymnasium /multi - purpose building to allow Approval for theatrical productions and various other school functions in conjunction with an existing school facility. The project involves the approval of: • a General Plan Amendment to permit additional development beyond the current General Plan Floor Area limitation of 0.15, and: • an amendment to Use Permit No. 1546 to permit expansion of the school facility to accommodate the construction of a gymnasium and remodel the existing gymnasium into an auditorium. Also included in the application is a request to exceed the 32 foot height limit for the District. Marc Myers, Associate Plannernoted the following: • As a clarification, the 40 -foot height limit of the proposed gymnasium building is measured from the lowest grade around the building. Since the lot slopes slightly towards San Joaquin Hills Rd and the building has a flat roof; the height of the building on the south side is approximately 40 feet above grade. However, because the grade elevation rises towards the north, away from San Joaquin Hills Road, the height of the balance of the building is approximately35 feet. • A change in the operational characteristicswould require a Use Permit. • Per the site plan, the line of the existing chain link fence appears to extend 10 feet beyond the proposed building and will abut the building itself on eitherside. City of Newport Beach Planning Commission Minutes March 18, 1999 Public commentwas opened. Sid DuPont, Headmaster at Harbor Day School, 27 Avignon, Newport Coast spoke in support of this application. He seeks approval of the General Plan Amendmentand the Use Permit and noted that he agrees to and understands the findings and conditions attached to the staff report. At Commission inquiry, Mr. DuPont stated that the capacity of the auditorium is approximately 685. With both facilities in use, the parking need will not exceed the available parking on site. There will be no additional faculty members or students with this new building and at this time there is no additional parking proposed. There is, should the need arise, additional parking available at the Christian Science Church, at the cemetery next door when there is not an event, as well as at the United Methodist Church (shuttle would be provided). Bill Skinner, Architect at 3185 F Airway Avenue, Costa Mesa stated that the building has been moved north to avoid an easement condition. The fence will now be at the edge of the building. The height of 40 feet shown on the elevation may go up another 18 inches depending on the roof structure. They are trying to maintain a 30 -foot clear space in the building for the use of volleyball and ask fora bit of latitude to allow for the growth of the project. The existing mature landscaping will be maintained. It is outside of the fence line and will obscure much of the building. Any landscape that is damaged during the building process will be replaced and will be part of the landscape submittalwhen the time comes. Public commentwas closed. Motion was made by Commissioner Kranzley to adopt Resolution No. 1495 recommending approval of General Plan Amendment No. 99 -1 (E) and Use Permit No. 1546 A modifying Condition 7 to a height limit 41 1/2 feet. Commissioner Tucker asked (and was granted) to include in the motion, modification of Condition 5 to allow simultaneous events but only within the occupancy of the existing multi - purpose room as determined by the Fire Department. Ayes: Tucker, Ashley, Selich, Gifford, Kranzley and Hoglund Noes: None Absent: Fuller Abstain: None Findings and Conditions of Approval for General Plan Amendment No. 99 -1 (E) and Use Permit No. 1546 A INDEX I J City of Newport Beach . Planning Commission Minutes March 18, 1999 A. Generol Pion Amendment (Attoched) recommending to Pion Amendment No. 99 -1(E). B. Use Permit No. 1546 Amended Findinas: No. 99 -1(E): Adopt Resolution No. 1495 the City Council the odoption of Generol The Lond Use Element of the Generol Pion designotes the site for "Governmentol, Educotionol and Institutionol" uses and o school gymnosium is o permitted use within this designotion. The proposed development is consistentwith the Generol Pion and is compotible with surrounding lond uses. 2. This project hos been reviewed, and it hos been determined thot it is cotegoricolly exempt under Closs 14 (Minor Additions to Schools) requirements of the Colifornio Environmentol Quolity Act. 3. The height of the gymnosium building is oppropriote in this cose becouse: . The increosed building height results in more public visuol open spoce by incorporoting oil of the desired othletic courts into one focility rother thon two or three buildings and by mointoining odequote setbocks. • The increosed building height results in o more desiroble orchitecturol treotment since the verticol dimension of the gymnosium is proportionol to the horizontol dimension of the building. • The increosed building height does not creote obrupt scole relotionships between the proposed structure and the existing development becouse the existing buildings on site ore of similor size and proportion. • The structure hos no more floor oreo thon could hove been ochieved without the use permit since the gymnosium building is o single level building which provides the some omount of floor oreo thot o building of the some dimensions, but of o lower building heightwould provide. • The gymnosium building requires odditionol height becouse of the octivities thot it is used for. 4. The opprovol of Use Permit No. 1546 Amended will not, under the circumstonces of the cose be detrimentol to the heolth, sofety, peoce, morols, comfort and generol welfore of persons residing or working in the neighborhood or be detrimentol or injurious to property or improvements in the neighborhood or the generol welfore of the City, 9 TUPI�F1 I City of Newport Beach Planning Commission Minutes • March 18, 1999 INDEX and further, the proposed use permit related to the proposed school gymnasium use is consistent with the legislative intent of Title 20 of this Code for the following reasons: • The gymnasium use is compatible with the surrounding uses in the area since the gymnasium use is typically a support use of the primary school use. • The gymnasium addition is an extension of the existing school operation that is compatible with the character of the neighborhood since surrounding uses are residential. • The proposed development fully conforms to the established development standards of Chapter 20 of the Municipal Code with the exception of height. • Adequate on -site parking is available for the existing and proposed uses, and conditions of approval limit uses of the site that would exceed the parking supply. • The designs of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of propertywithin the proposed development. • Adequate provision for vehicular traffic circulation is being made for the gymnasium facility. Conditions: 1. The development shall be in substantial conformance with the approved site plan, floor plan and elevations, except as noted below. 2. All previous Conditions of Approval of Use Permit No. 1546 shall remain in effect, except as noted below. 3. The number of students enrolled at the school shall not exceed 408 students at any time. 4. One parking space for each full -time faculty member (36 spaces) shall be provided on -site. 5. Special events including, but not limited to, theatrical presentations and athletic events which involve the attendance of parents and visitors shall Pet be permitted to occur simultaneouslyin the auditorium and the new gymnasium but only within the occupancy of the existing multi- purpose room as determined by the Fire Department. 6. The approval of Use Permit No. 1546 Amended is subject to City Council's final approval of GPA 97 -3 (D). 7. The new gymnasium building shall be limited to a maximum overall 10 r/ b City of Newport Beach Planning Commission Minutes March 18, 1999 height of 40 fee # 41 feet 6 inches. 8. The Headmasterof the school facility shall be responsible for the control of noise generated by the subject facility. The use of outside loudspeakers, paging system or sound system shall be included within this requirement. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code. Upon evidence that noise generated by the project exceeds the noise standards established by Chapter 20.26 (Community Noise Control) of the Municipal Code, the Planning Director may require that the applicant or successor retain a qualified engineer specializing in noiselacoustics to monitor the sound generated by the use and to develop a set of corrective measures necessary in order to insure compliance. 9. The project shall be designed to eliminate light and glare onto adjacent properties or uses. The plans shall be prepared and signed by a licensed Electrical Engineer acceptable to the City. Prior to the issuance of any building permit the applicant shall provide to the Planning Department, in conjunction with the lighting system plan, lighting fixture product types and technical specifications, including photometric information, to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building permit. Prior to issuance of the certificate of occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this condition of approval. 10. No outdoor loudspeaker or paging system shall be permitted in conjunctionwith the gymnasium operation. Standard Requirements: The project shall complywith State Disabled Access requirements. 2. All signs shall conform to the provisions of Chapter20.06 of the Municipal Code. 3. All improvements shall be constructed as required by Ordinance and the Public Works Department. 4. Public improvements may be required of a developer per Section 20.80.060 of the Municipal Code. 5. The proposed gymnasium facility and related structures shall conform to INDEX I City of Newport Beach Planning Commission Minutes March 18, 1999 INDEX is the requirements of the Uniform Building Code. 6. The on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer. The Planning Commission may add to or modify conditions of approval to this Use Permit or recommend to the City Council the revocation of this Use Permit, upon a determination that the operation which is the subject of this Use Permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 8. That this Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050A of the Newport Beach Municipal Code. Fletcher Jones Motorcars Employee Parking Lot I Item No. 4 3300 Jamboree Road • Use Permit No. 3565 Amended The projec�i volves the construction of an off -site parking lot for employees on Approved vacant land b neath the State Route 73 (San Joaquin Hills Tollway) bridges spanning San Di o Creek along the future extension of Bayview Way. The construction consist fan access road from the dealership,a parking lot and a new riding and hikin trail. The surface parking lot will accommodate approximately 238 parkin spaces. The parking lot will be used for employee parking only, and is not inten ed to be used for inventory storage. Marc Myers noted the additional Fletcher Jones currently leases 200 arking spaces in the Bayview Plaza parking garage across Jamboree F or employee parking. Include two additional conditionsof appr al as follows: a. The color of the light pole standa s and light fixtures shall be painted a dark, non - reflective color suc s green, gray or black. b. In the morning hours before daylight, but earlier than 5:00 a.m., the parking lot lights maybe illuminated only b use of the actuation device required per Condition No. 13. At Commission inquiry, Mr. Myers noted that some of the emplo es arrive in the early morning hours and depending on the time of year, it may dark so they would need to actuate the lights in the parking lot. Staff sugg ted a condition that would require that the lights come on when needed, but Iso turned off. The actuation device would be like a key card. 12 i() 0 �E`>'POgr CITY OF NEWPORT BEACH COMMUNITY and ECONOMIC DEVELOPMENT PLANNING DEPARTMENT 3300 NEWPORT BOULEVARD NEWPORT BEACH. CA 92658 (949) 644 -3200: FAX (949) 644 -3250 Hearing Date: Agenda Item No.: Staff Person: Period: REPORT TO THE PLANNING COMMISSION PROJECT: Harbor Day School 3443 Pacific View Drive March 18, 1999 3 Marc Myers (949) 644 -3210 14 days PURPOSE OF APPLICATION: Request to permit the construction of a 12,750 square foot gymnasium building and interior remodel of the existing gymnasium/multi - purpose building to allow for theatrical productions and various other school functions in conjunction with an existing school facility. The project involves the approval of: • a General Plan Amendment to permit additional development beyond the current General Plan Floor Area limitation of 0. 15, and; • an amendment to Use Permit No. 1546 to permit expansion of the school facility to accommodate the construction of a gymnasium and remodel the existing gymnasium into an auditorium. Also included in the application is a request to exceed the 32 foot height limit for the District. ACTION: Recommend to City Council approval of: • General Plmz Amendment No. 99 -1(E), and • Use Permit No. 1546 Amended LEGAL DESCRIPTION: Portion of Block 96 of Irvine's Subdivision, As shown on a map recorded in Book 1, Page 88 of Miscellaneous Maps Records of Orange County. ZONE: GEIF (Governmental, Educational, and Institutional Facilities) OWNER: Harbor Day School Board of Trustees, Corona Del Mar Points and Authority • Conformance with the General Plan and Zoning The Land Use Element of the General Plan designates the site for "Governmental, Educational and Institutional Facilities" (GEIF) uses. A private school is a permitted use within this designation. The Land Use Element allocates a maximum square footage based on 0.15 FAR for the school facility. The additional floor area of the proposed gymnasium will increase the square footage of the school facility above that which is allocated by the Land Use Element. The applicant is therefore proposing a General Plan Amendment to increase the permitted FAR on the school site. • Environmental Compliance (California Environmental Quality Act) It has been determined that the project is categorically exempt under Class 14 (Minor Additions to Schools). • Use permit procedures and requirements are set forth in Chapters 20.91 of the Municipal Code. 0 GPA 99 -1(E) Use Permit No. 1546 A March 18, 1999 Page .2' `� L, El VICINITY MAP General Plan Amendment No. 99 -1(E)1 I Subiect Property and Surrondine Land Uses Current Development: A multi - building K -8 private school facility with related off - street parking. To the north: Across Pacific View Drive is the Big Canyon Reservoir. To the east: Is Pacific View Memorial Park. To the south: Across San Joaquin Hills Road are single family residential uses. To the west: Is the Ba view Apartment Complex. GPA 99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 3 15 Background The Harbor Day School facility was established in 1971 by the approval of a use pemtit. Since 1971, the City has processed a number of Use Permits to allow the expansion of the school facility. Expanded background is in the Appendix of this report. _ The primary concerns addressed in the prior approvals were the parking demand generated by the school, traffic circulation, especially student drop -off and pick -up patterns, and student population. The City Traffic Engineer suggested a number of remedies to the circulation problems. As a result, the Planning Commission imposed conditions requiring one parking space for each full -time employee, limited enrollment, and required faculty to direct moming and afternoon traffic activities. Implementation of these requirements has been effective in controlling problems with regard to circulation during peak drop -off and pick -up times, since to our knowledge, there have been no recent complaints or problems with regard to the circulation, traffic or parking. Analysis The proposed gymnasium facility will be located in the rear portion of the site in approximately the same location as the existing outdoor hardcourts which are adjacent to the existing rear classroom building. The proposed gymnasium building contains a gross square footage of approximately 12,742 sq. ft., is approximately 144 feet long by 86 feet wide and approximately 40 feet tall. As shown on the floor plan, along with the 9,003 square foot gym floor, the building includes a 565 square foot storage room and a 415 square foot weight room, with the remaining 2,759 square feet • devoted to locker rooms, coaches' offices, a lobby, concession stand/ticket booth, and a storage room. General Plan Amendment The Land Use Element of the General Plan is a long range planning document setting forth the City's policies for the use of land. The Land Use Element designates the site as "Governmental, Educational and Institutional Facilities" and limits the site to a maximum gross floor area of 0.15 FAR. This land use category is applied to areas developed with uses which form the physical and social infrastructure of the community. The adopted development limits for Pacific View Area (Statistical Area M3) do not provide for sufficient further growth on this site to accommodate the proposed development. However, amendments to the General Plan may be approved with the finding that the amendment is consistent with the intent and policies of the General Plan. General Plan Policy A provides for a 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 existing school is in close proximity to residential areas of the City and supports community needs. Additionally, the school site is located near other institutional uses GPA99 -1(E) • Use Permit No. 1546 A March 18, 1999 Page 4 along Pacific View Drive. Because the proposed gymnasium is support or ancillary to the existing primary school use, which is typically found in or near residential areas, the approval of this amendment is consistent with this General Plan. policy. General Plan Policy B allows for some modest growth provided that traffic does not exceed the level of service desired by the City. The Average Daily Trip (ADT) generation rate for a private school is 1 trip per student. Since the proposed gymnasium does not represent an increase in the number of students, the project's traffic generation is not expected to change. Since the project will not result in an increase in traffic, intersections will stay within the predicted Level of Service contained in the Circulation Element. Therefore, approval of this amendment would be consistent with this policy. General Plan Policy D requires that the siting of new buildings and structures shall be controlled and regulated to preserve, to the extent practical, public views and unique natural resources. While the City remains committed to protect private property rights, it is also committed to regulate the placement of buildings in areas adjacent to valuable natural resources and environmentally sensitive habitats. The new gymnasium building is within the existing school site, will be developed on the interior rear portion of the site, and will be integrated into the existing school campus. The gymnasium building is not expected to impede views since the Big Canyon Reservoir and the Pacific View Cemetery are on one side and the front of the subject property, and tall trees and a large playfield buffer the gymnasium building from the adjacent residential apartments. Additionally, the location of the new structure will be on an already developed site. Therefore, it will not adversely affect natural resources nor will it impact environmentally sensitive habitat. The proposed amendment therefore meets the intent of General Plan Policy D. Floor Area Ratio The General Plan Amendment is required to increase the floor area ratio to accommodate the proposed gymnasium. The General Plan Land Use Element currently limits development on the school site to 0.15 FAR (42,823 sq. ft.). Chapter 20.63, Floor Area Ratios and Building Bulk, classifies public or private schools as a Base Use which allows a floor area ratio up to 0.50. Establishment of a FAR limitation of 0.50 would be consistent with the limitation set forth in the Zoning Code, but would allow a floor area ratio more than three times the existing limit (142,742 sq. ft.). Therefore, staff is suggesting the FAR be set at 0.3 (85,645 sq. ft.). This new FAR limitation will accommodate the project, as well as provide for a limited amount of future growth On the site subject to the approval of a use permit. Use Permit The project site is in the GEIF Zoning District, consistent with the General Plan land use designation. This district allows private schools with the approval of a use permit. The proposed . GPA 99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 5 �5 school gymnasium addition complies with all GE1F District property development regulations with the exception of height limit requirements, which are discussed later in this report. Approval of this use permit will allow the construction of 12,750 square foot gymnasium and remodel of the existing gymnasium into a school theaterlauditorium. The remodel includes a 400 square foot addition to enclose an existing covered entry to create an interior lobby for.-the theaterlauditorium building. The use permit will also allow new ancillary uses by reconfiguration and expansion of the existing multi- purpose gym room which will be reconfigured to accommodate theatrical productions and various other school functions. Off - Street Parkin° The Municipal Code does not provide a parking requirement for school uses, but requires the parking requirement to be established through the use permit procedure. Previous amendments to Use Permit No. 1546 have required parking based on the number of full -time employees serving the school, since the facility serves only school age children, in kindergarten through 8'h grade. The subject site currently contains 36 parking spaces. Staff is of the opinion that parking demand will not be increased by the proposed gymnasium addition since student enrollment will remain unchanged. Staff has suggested conditions of approval which limit the number of school faculty and requires the same number of on -site parking spaces. A second issue related to parking is the use of the assembly and athletic facilities for special events involving parents and visitors (plays, games). Currently, an informal parking arrangement exists with St. Michael's Church to provide additional parking during regularly scheduled special events at the school. Upon reviewing the school's yearly schedule of events, staff found no scheduling conflicts regarding the parking arrangement with the church. Since there have been no complaints regarding the existing parking arrangement, and there does not appear to be scheduling conflicts with the church, staff is of the opinion that the informal parking arrangement is adequate to serve the needs of the school. However, it is possible that the school could host simultaneous special events in the auditorium and the new gymnasium, potentially increasing parking demands beyond that currently experienced when the single assembly facility is used for an event. To address this concern, staff has included a condition which prohibits special events involving parents and visitors in the auditorium and gymnasium from occurring simultaneously. With the suggested conditions, staff is of the opinion that the on -site parking and available on- street parking is adequate to accommodate the current enrollment and staffing level, and that the parking requirement for special events will be similar to the current operation. Vehicular Access and On -Site Circulation The site plan shows a passenger drop -off aisle through the existing parking lot with entry from Pacific View Drive. Arriving automobiles pull directly into the existing parking lot, make the pick- up or drop -off, and continue through the lot to the exit drive at the other end of the lot. The driveway and drive aisle through the parking lot provides sufficient space to stack approximately 14 GPA99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 6 J vehicles. The pick -up /drop -off pattern consists of a right turn into the parking lot, and a left turn exiting the driveway onto Pacific View Drive. Additionally, school staff assists in directing traffic to facilitate circulation during the peak drop -off and pick -up times. Since the parking lot is configuration and drop- off /pick -up pattern is established and operating without problems, no significant conflicts are anticipated due to the addition of the gymnasium building. In the past, the school facility has had problems with regard to traffic and pedestrian circulation during peak periods when students are dropped off or picked up. The City Traffic Engineer has indicated that there have been no recent problems with regard to circulation during these peak traffic periods. The City Traffic Engineer and the Planning Department are of the opinion that the proposed gymnasium addition will not itself significantly impact the existing traffic and pedestrian circulation in and around the subject property. Height Chapter 20.65.055 (Required Findings to Exceed Height Limits) of the Municipal Code allows the Planning Commission or City Council to approve structures in excess of the permitted height limits subject to four specific findings of approval. The Planning Commission or City Council, in approving any planned community district, any specific plan, or in granting any use permit for structures in excess of the basic height limit in any district, shall find that each of the following four criteria have been complied with: A. The increased building height would result in more public visual open space and views than is required by the basic height limit in any zone. Particular attention shall be given to the location of the structure on the lot, the percentage of ground cover, and the treatment of all setback and open areas. B. The increased building height would result in a more desirable architectural treatment of the building and a stronger and more appealing visual character of the area than is required by the basic height limit in any zone. C. The increased height would not result in undesirable or abrupt scale relationships being created between the structure and the existing development or public spaces. Particular attention shall be given to the total bulk of the structure including both horizontal and vertical dimensions. D. The structure shall have no more floor area than could have been achieved without the use permit. The applicant is proposing the construction of a 40 -foot tall new school gymnasium which will serve as a multi - purpose activity room for various athletic activities and events. Utilizing one structure for all of the individual activities and events precludes the need to construct additional buildings to house the specific activity courts school facilities typically require. By incorporating GPA 99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 7 I all of the desired athletic courts into one facility rather than two or three buildings, more visual open space is provided than by several separate buildings in compliance with the height limit, particularly due to the size of the various athletic courts, the size of the site, and the open area remaining for outdoor activities. The location of the gymnasium building is such that it is integrated into the site layout with the other existing buildings and positioned towards the read of the site, maintaining a 28 foot setback from San Joaquin Hills Road at the closest point to a property line. The building in this location allows the school to maintain a large open playfield on the west side of the site providing a buffer from the adjacent residential apartments. These facts support the finding of compliance with the criteria in item A. In this case, it is the opinion of staff that the increased building height results in a more desirable architectural treatment of the building and a stronger and more appealing visual character since the building is in scale, balance and harmony with the character and massing of the other buildings on the campus, particularly when considered in relation to the size of the parcel. Also, the vertical dimension of the gymnasium structure is proportional to the horizontal dimension of the structure. These factors support the finding of compliance with item B. The existing main school building on site is larger than the proposed gymnasium building and there is an existing multi - purpose building on site which currently also serves as the gymnasium. Because these existing buildings are of similar size and proportion, abrupt scale relationships are not created by the height of the proposed gymnasium building. Therefore, it is of the opinion of staff that the project meets the criteria of item C. A gymnasium building requires the additional height because of the use it is created for. The proposed gymnasium building is a single level building which provides the same amount of floor area that a building of the same dimensions, but at a lower building height would provide. Therefore, the structure has no more floor area than could have been achieved without the use permit and meets the criteria of item D. Recommendations The adoption and amendment of the General Plan is considered a legislative act on the part of the City, and State Planning Law does not set forth any required findings for either approval or denial of a General Plan Amendment. The existing school is consistent with the General Plan and the added gymnasium is accessory to the principal use. The proposed increase in permitted floor area is consistent with General Plan policies because adverse traffic impacts are not anticipated in association with the project, adequate parking is provided and the project will not affect public views or unique natural resources. Section 20.91.035 of the Newport Beach Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the GPA 99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 8 f, neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Based on the analysis contained in this report, staff is of the opinion that findings for approval of the use permit can be made for the school gymnasium since the proposed gymnasium facility.Evill be integrated into the existing school site development and will comply with the objectives of the City's Zoning Code. The parking requirement and demand of the site can be adequately met by the parking provided on site. Issues related to access and site circulation have been addressed by the previously approved conditions of approval. Additionally, due to the highly developed character of the surrounding land uses and the number of school classroom buildings on site, the development will not change the character of the existing development on the neighborhood. Furthermore, staff is of the opinion that the findings required to exceed the height limit can be made, since the gymnasium building is located at the rear portion of the site while maintaining a significant setback from San Joaquin Hills Road and adjoining development, and is in balance, scale and harmony with other buildings on campus. Also it is in scale with the size of the property, and has no more floor area than could have been achieved without the Use Permit. Should the Planning Commission wish to approve Use Permit No. 1546 Amended, the findings and conditions of approval set forth in the attached Exhibit "A" are suggested. Staff cannot reasonably conceive of findings for denial since the proposed gymnasium use conforms to the requirements of the Title 20 of the Municipal Code and does not appear to have any detrimental effect on the surrounding neighborhood. However, should information be presented at the public hearing which would warrant the denial of this application, the Planning Commission may wish to take such action. Submitted by: PATRICIA L. TEMPLE Planning Director Attachments: Exhibit "A" Appendix Resolution Prepared by: MARC W. MYERS Associate Planner Letter from Harbor Day School Excerpts of Planning Commission Meeting Minutes Dated: September 2, 1971; September 21, 1972; May 19, 1983; January 4, 1990; and March 21, 1996 Site Plan, Floor Plan and Elevations F:\USERS\PLMSHAREDU PLANCOW 999 \03- 18 \GPA99- I E • GPA 99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 9 1 EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR General Plan Amendment No. 99 -1(E), and Use Permit No. 1546 Amended A. General Plan Amendment No. 99 -1(E): Adopt Resolution No. (Attached) recommending to the City Council the adoption of General Plan Amendment No. 99 -1(E). B. Use Permit No. 1546 Amended Findings: 1. The Land Use Element of the General Plan designates the site for "Governmental, Educational and Institutional' uses and a school gymnasium is a permitted use within this designation. The proposed development is consistent with the General Plan and is compatible with surrounding land uses. 2. This project has been reviewed, and it has been determined that it is categorically exempt tinder Class 14 (Minor Additions to Schools) requirements of the California Environmental Quality Act. 3. The height of the gymnasium building is appropriate in this case because: • The increased building height results in more public visual open space by incorporating all of the desired athletic courts into one facility rather than two or three buildings and by maintaining adequate setbacks. • The increased building height results in a more desirable architectural treatment since the vertical dimension of the gymnasium is proportional to the horizontal dimension of the building. • The increased building height does not create abrupt scale relationships between the proposed structure and the existing development because the existing buildings on site are of similar size and proportion. • The structure has no more floor area than could have been achieved without the use permit since the gymnasium building is a single level building which provides the same amount of floor area that a building of the same dimensions, but at a lower building height would provide. • The gymnasium building requires additional height because of the activities which it is used for. 4. The approval of Use Permit No. 1546 Amended will not, under the circumstances of the case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City, and further, the proposed use permit related to the proposed school gymnasium use is consistent with the legislative intent of Title 20 of this Code for the following reasons: GPA 99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 10 �� • The gymnasium use is compatible with the surrounding uses in the area since the gymnasium use is typically a support use of the primary school use. • The gymnasium addition is an extension of the existing school operation which is compatible with the character of the neighborhood since surrounding uses are residential. _ • The proposed development fully conforms to the established development standards of Chapter 20 of the Municipal Code with the exception of height. • Adequate on -site parking is available for the existing and proposed uses, and conditions of approval limit uses of the site that would exceed the parking supply. • The design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. • Adequate provision for vehicular traffic circulation is being made for the gymnasium facility. Conditions: The development shall be in substantial conformance with the approved site plan, floor plan and elevations, except as noted below. 2. All previous Conditions of Approval of Use Permit No. 1546 shall remain in effect, except as noted below. 3. The number of students enrolled at the school shall not exceed 408 students at any time. 4. One parking space for each fall -time faculty member (36 spaces) shall be provided on -site. 5. Special events including, but not limited to, theatrical presentations and athletic events which involve the attendance of parents and visitors shall not be permitted to occur simultaneously in the auditorium and the new gymnasium. 6. The approval of Use Permit No. 1546 Amended is subject to City Council's final approval of GPA 97 -3 (D). 7. The new gymnasium building shall be limited to a maximum overall height of 40 feet. 8. The Headmaster of the school facility shall be responsible for the control of noise generated by the subject facility. The use of outside loudspeakers, paging system or sound system shall be included within this requirement. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code. Upon evidence that noise generated by the project exceeds the noise standards established by Chapter 20.26 (Community Noise Control) of the Municipal Code, the Planning Director may require that the applicant or successor retain a qualified engineer GPA 99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 11 �l specializing in noise /acoustics to monitor the sound generated by the use and to develop a set of corrective measures necessary in order to insure compliance. 9. The project shall be designed to eliminate light and glare onto adjacent properties or uses. The plans shall be prepared and signed by a licensed Electrical Engineer acceptable toJhe City. Prior to the issuance of any building permit the applicant shall provide to the Planning Department, in conjunction with the lighting system plan, lighting Fixture product types and technical specifications, including photometric information, to determine the extent of light spillage or glare which can be anticipated. This information shall be made a part of the building set of plans for issuance of the building permit. Prior to issuance of the certificate of occupancy or Final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified by this condition of approval. 10. No outdoor loudspeaker or paging system shall be permitted in conjunction with the gymnasium operation. Standard Requirements: The project shall comply with State Disabled Access requirements. 2. All signs shall conform to the provisions of Chapter 20.06 of the Municipal Code. 3. All improvements shall be constructed as required by Ordinance and the Public Works Department. 4. Public improvements may be required of a developer per Section 20.80.060 of the Municipal Code. 5. The proposed gymnasium facility and related structures shall conform to the requirements of the Uniform Building Code. 6. The on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the City Traffic Engineer. 7. The Planning Commission may add to or modify conditions of approval to this Use Permit or recommend to the City Council the revocation of this Use Permit, upon a determination that the operation which is the subject of this Use Permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 8. That this Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050A of the Newport Beach Municipal Code. GPA 99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 12 0 9 0 �a APPENDIX "A" Background At its meeting of September 2, 1971, the Planning Commission approved Use Permit No. 1546, a request to permit the establishment of Harbor Day School Facility, originally master planned for a maximum enrollment of 360 elementary and junior high school aged students. An excerpt of the Planning Commission minutes dated September 2, 1971 is attached for Commission review. On September 21, 1972, the Planning Commission approved Use Permit No. 1546 Amended, a request to permit the installation of two temporary relocatable buildings on the school campus. Subsequent construction of the buildings on permanent foundations resulted in the structures being of a permanent nature. An excerpt of the Planning Commission minutes dated September 21, 1972 is also attached for the Commission's information. At its meeting of May 19, 1983, the Planning Commission approved Use Permit No. 1546 Amended, a request to permit the constriction of additional administrative offices and to allow the retention of the temporary structures mentioned previously, as permanent buildings. An excerpt of the Planning Commission minutes of that meeting are also attached for the Commission's information. On January 4, 1990, the Planning Commission approved an amendment to Use Permit No. 1546, a request to permit the construction of three new classrooms, the expansion of two existing classrooms, and the expansion of an existing storage room. An excerpt of the Planning Commission minutes dated January 4, 1990 is attached for the Commission's information. On March 21, 1996, the Planning Commission approved Use Permit No. 1546 Amended, a request to permit the construction of a new building with additional classrooms. No increase in enrollment was realized in conjunction with the building and classroom additions. An excerpt of the Planning Commission minutes of that meeting are attached for the Commission's information. . GPA 99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 13 �3 RESOLUTION NO._ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING TO THE CITY COUNCIL AN AMENDMENT TO THE , LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, the proposed amendments would allow the expansion of the existing school development with the construction of a gymnasium building which is consistent with the policies of the Zoning and the General Plan; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy A, since the gymnasium is a support or ancillary use to the primary school use, and is in close proximity to residential areas of the City and supports community needs;and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy B, since the proposed gymnasium development does not have an ADT rate of more than 300 daily trips and will not result in an increase in traffic; and WHEREAS, it has been determined that the proposed development is consistent with General Plan Policy D, since the location of the new structure will not adversely affect public views, natural resources nor will it impact environmentally sensitive habitat; and WHEREAS, on March 18, 1999, the Planning Commission of the City of Newport Beach conducted a public hearing regarding General Plan Amendment 99 -1(E) at which GPA99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 14 a� time this amendment to the Land Use Element was discussed and determined to be consistent with the goals of the Newport Beach General Plan; and WHEREAS, pursuant to the California Environmental Quality Act, it has been determined that the project is categorically exempt under Class 14 (Minor Additions to Schools) requirements of the California Environmental Quality Act and the project would not have a significant effect on the environment; and NOW THEREFORE BE IT RESOLVED, that the Planning Commission of the City of Newport Beach does hereby recommend that the City Council of the City of Newport Beach amend the Land Use Element, Statistical Area M3 (Pacific View Area) Harbor Day School, and the Estimated Growth for Statistical Area M3 Table of the General Plan to read as follows: 0 . GPA 99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 15 2� Pacific View Area (Statistical Area M3) 11. Harbor Day School. This site is located easterly of the Marguerite Apartments and is designated for Governmental, Educational and Institutional Facilities. The maximum allowed development is ASS 0.30 FAR. BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 3443 Pacific View Drive, Newport Beach. • I GPA 99 -1(E) • Use Permit No. 1546 A March 18, 1999 Page 16 ESTIMATED GROWTH FOR STATISTICAL AREA M3 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 111187 Projection Growth 111187 Projection Growth 1. Baywood 388 388 -0- -0- -0- -0- 2. Harbor View Center -0- -0- -0- 78,823 79,453 5,630 3. Bayport 104 104 -0- -0- -0- -0- 4. Lincoln School -0- -0- -0- 89,489 123,427 33,938 5. Churches 101 101 -0- 114,656 158,535 43,879 6. Reservoir -0- -0- -0- -0- -0- -0- 7. Pacific View Park -0- -0- -0- 45,404 213,680 168,276 8. Harbor Woods 52 52 -0- -0- -0- -0- 9. Canyon Crest 42 42 -0- -0- -0- -0- io. Marguerite Apts. 64 89 25 -0- -0- -o- il. Harbor Day School -0- -0- -0- 52,260 85,645 33,385 12. Baywood Day Care -0- -0- -0- 6,620 8,486 1,866 TOTAL 751 776 25 382,252 669,226 286,974 Population 1,487 4,536 49 Revised 3118199 BE IT FURTHER RESOLVED that the development authorized by this action is allocated to 3443 Pacific View Drive, Newport Beach. • I GPA 99 -1(E) • Use Permit No. 1546 A March 18, 1999 Page 16 ADOPTED this 18th day of March 1999, by the following vote, to wit: AYES NOES ABSENT BY Edward Selich, Chairman BY Richard A. Fuller, Secretary GPA 99 -1(E) Use Permit No. 1546 A March 18, 1999 Page 17 MAR 12 '55 Sidney I. DuPont. Ph.D. Xeadmtuler 08:37Ari HARBOR DAY SCHOOL P.2 January 22, 1999 HARBOR DAY SCHOOL 3443 Pacific View Drive. Corona dci Mar. California 92625 • (949) 640 -1410 • FAX (949) 640.0908 Ms. Janet L. Divan Associate Civil Engineer Public Works Department City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92658 -8915 Dear Ms. Divan: As requested at our meeting on January 21, with Director Patricia L. Temple and others in the Newport Beach Planning Department, I submit the following information for your review. During the 1998 -99 school year we have 402 students enrolled in grades kindergarten through grade eight. Our Board of Trustees policy is that the maximum enrollment will be no more than 44 students in grade levels K through 5 and no more than 48 students in grade 6,7 or 8 or an upper limit of 408 students. Additionally, during the 1998 -99 school year we are employing 49 individuals. Five members of our staff are part -time. The part- timers work either two and one half days per week or between 9:00 a.m. and 2:00 p.m. We have one custodial staff member that arrives in the afternoon and works through until 8 :00 or 9:00 p.m. School is in session 172 days per year. We begin the Monday after Labor Day and end in mid - June. Our school office hours are from 7:00 a.m. until 5:00 p.m. with students expected to be in class at 8:00 a.m. and afternoon dismissal at 3:00 p.m. Our morning drop off begins at about 7:40 a.m. and is completed by 8:00 a.m., except for a handful of late families. ( Lincoln school begins at 8:20 a.m. and releases at 2:20 p.m.) Currently our 402 students come from 30' ) families and come to us from 29 zip codes, 228 of which or 75.2% are residents of Newport Beach or Newport Coast. MEMBER OF NATIONAL ASSOCIAT1O.V OF INDEPENDENT SCHOOLS THE CALIFORNIA ASSOCIAT1OtV OF INDEPENDENT SCHOOLS 0 L_� MAR 12 '99 E8 ;38AM HARBOR DAY SCHOOL P.3 In the morning carpool drop off we have 102 cars coming through the parking lot between 7:40 and 8:00 am. In the afternoon carpool we release students from Pacific View Drive and San Joaquin Hills Road. On a typical day (Thursday, January 21 data) in the Pacific View Drive carpool we have 57 cars coming through from 3:05 until 3:13.30 cars picked up just one student and 23 cars picked up three or more children. In the San Joaquin Hills Road carpool we have 55 cars coming through from 3:05 until 3:16. 20 cars picked upjust one student and 18 cars picked up three or more children. At 3:00 p.m., 26 cars were waiting in the Pacific View parking lot, 13 were queued up on Pacific View and five were queued up on Marguerite. On San Joaquin Hills Road thirty -four cars were in line at 3:00 p.m. It is the intent of the Harbor Day School Board of Trustees to not add additional staff with the addition of a new gymnasium. It is also our intent to not add additional. staff with the modification of the current gym/multi- purpose facility or at anytime use either the proposed gymnasium or the modified ayrn/multi• purpose facility as additional student classrooms. It is the intent of Harbor Day School to never exceed the Board of Trustees policy on student enrollment of 408 total students on this site. Sincerely, idney I. DuPont, Ph.D. Headmaster Enc: Students enrolled at Harbor Day School by zip code Schedule of events with attendance of fifty or more people 0 /, f MAR 12 '99 03 :32AM HARBOR DAY SCHOOL September October October November November December Events at Harbor Day School that would attract 50 or more "ParentNisitors" Opening Day 8 a.m. - 9 a.m. Parking, St. Michael's Open House K-4 7:30 p.m. -9 p.m. Parking, St. Michael's Open House 5 -7 7:30 p.m. -9 p.m. Parking, St. Michael's Sec. School Info 7 P.M. - 9 P.M. Night Fall Benefit Auction 6 p.m. -10 p.m. Thanksgiving 9:30 a,m. -Noon. Program Christmas 7:30 p.m. - 9 p.m. Parking, St. Michael's Program 5 -8 Christmas 10 a.m. - Noon Program K -4 Parking, St. Michael's Parking, St. Michael's United Methodist Parking, St. Michael's January Prospective 7:30 - 9 p.m. Kindergarten Parent Meeting March Grade 8 Play 7:30 - 9 p.m. May Grandparent's Day 10 a.m. - 2 p.m. May Grade 4 State Fair 7 p.m. - 9 p.rA. June Track Meet 10 a.m. - 2 p.m. June Graduation Day 10 a.m. - Noon Parking, St. Michael's Parking, St. Michael's Parking. St. Michael's Parking, St. Michael's United Methodist Christian Science Parking, St. Michael's Parking, St. Michael's Parking, St. Michael. Is P.4 0 0 0 36 .")P. 0 11Hk 1C 'Sy 4JL�:. 8H[I Kiknuk DAY SCHOOL From Group: C.PARENT Zip Code 90808 91720 92604 92606 92612 2614 92618 92625 .92627- 92629 92630 92646 92649 .92651 - 92653 92656 92657 'J .. 92658 92660 r 92661 .92662 — E 92677 92707 92718 92869 94941 97212 Unknown Harbor Day School P.5 Tally by Zip Code CURRENT FAMILIES BY ZIP CODE % Of Total Total 1 0.33% 1 0.33% 4 1.32% 2 0.66% 10 3.30% 1 0.33% 1 0.33% 46 15.18% 4 1.32% 1 0.33% 1 0.33% 1 0.33% 1 0.33% 27 8.91% 2 0.66% 1 0.33% 27 8.91% 1 0.33% 119 39.27% 4 1.32% 4 1.32% 32 10.56% 4 1.32% 1 0.33% 1 0.33% 2 0.66% 1 0.33% 1 0.33 %' 2 0.66% 303 i lVP /,hVI�., I.11JLRb !� CITY OF NEWPORT 136.CH a Y y H n MINUTES Santamhar 9. 1971 INDEX ' 11 L J �1. Highway on the northerly side of Hest Coast Highway easterly of Tustin Avenue. one: C -1 -H and "U" Aoo ant: Balboa Bay Club, Newport Beach Enoineer_ Raub, Bein, Frost E Assoc., Costa Mesp Owner: me as applicant. Zoning Administra r Laycock presented this applic�- Lion to the Commiss There was a discussion a to whether or not a cur I gutter and sidewalk should a re0uired along this property inasmuch as there w quite a lot of foot traffic along this portion f Coast Highway and this was Ih4 only property wi out a sidewalk in the area. Assistant City Engineer Perry was quest ed as to whether a sidewalk could be put along this nim- proved area, and he stated It would have to deferred until the Public Works Department had opportunity to look'at the property. Motion x Resubdivision No. 314 was continued until Septembe Second x 16, 1971. All Y Item 7_ USE 1 Request to permit a private school in an R -3 -B District. T54t AFb— Location: Portion of Block 96 of Irvine's - • Subdtvisiort,.located at 3443 Pacific CDNDITIDI. View Drive on the southerly side of ALLY Pacific View Drive, easterly of APMVEt Marguerite Avenue. Zone: R -3 -8 Applicant: Harbor Day School, Corona dal Mar t Owner: Sama.as applicant. Zoning Administrator Laycock presented this applic - tion to the•Commission and answered•questions re- garding it. '1.4 "c Papa 13. 11 L J �1. 0 • I I C� CITY OF NEWPORT BECH r 1: n N om, rs, `7mSn 1'O1� Sentemher 2. 1971 MINUTES INDEX O Mr. William B1urvck, Architect, represented the Harbor Day School and stated they had resubmitted landscape plans which were now in :onformity with the staff recommendations. He questioned Conditio No. 6 regarding landscaping the center divider strip in San Joaquin Hills Road 'since there was an Edison Company easement between the subject property and the street, and they had no access to San Joaquin Hills Road. if it were a require - ment, however, they would conform. Acting Community Development Director Hewicker noted that if this area were not landscaped by the adjoining property owner, it would not not be landscaped at all. The right -of -way existing on the southerly side of San Joaquin Hills Road would eventually be improved and would include the northerly side, and although the landscaping would cot have to go in at the present time, there would be a need for landscaping after the road Improve- ' ments were completed. Motion x Use Permit Application No. 1546 was approved, Second x subject to the following conditions: All Aye 1. The landscape plans, as submitted, be amended to provide for suitable ground cover within the Southern California . Edison Company easement adjacent to San Joaquin Hills Road. 2. That an adequate number'of bicycle storage racks be provided. 3. All illumination shall be shielded or directed so as to confine direct rays to the subject property. A. That a separate.-plan showing 0e details of the water service connection in Pacific View Drive and the sewer lateral connec- tion in San Joaquin Hills Road be sub- mitted to the Public:Works Department for review and approval. 6. That parkway trail be planted along the Pacific Ytew Orive frontage in accordance with the requirements and specifications of the Parks, Beaches.and Recreation Department; that:the standard street tree inspection,fea of $3;per:tree•be paid; and" that a'rsatisfactory parkway :prinktar system be installod„ Page 14. O , •10 :... aas CH Y OF NEWPORT BER-H L N 1 ROLL CALL"�eVtenm er c. lull - 6. That separate arrangements be made with the Parks, Beaches -and Recreation Depart- ment for the future planting of parkway trees and installat.ion.of a parkway sprinkler system along the San Joaorin Hills Road frontage.:.. 7. That a 20- foot.wide- s.torm.drain easement be dedicated to the City covering the new 42 -inch R.C.P. storm drain that was con- structed recently in conjunction with the site grading. 8. That no trues or large shrubs be planted In the existing 15 -foot wide water ease- ment of the 20 -foot wide storm drain ease- ment required in the previous condition of approval. IJ I 9. That no surface and landscaping improve- 1!!! ments be placed in the 1S -foot wife water easement along the northeasterly edge of the site unti the 16 -inch "Zone tY xater main proposed for construction by the City In the near future has been completed. f Item B. Request to permit a 220 room, 12 story (plus mezzo -USE I+I nine) hotel to be constructed as part of "The FUMIT Newport Project ". W. —T547 Location: Lot 4, Tentative Map Tract 7382, CONTINUE_ located at the southwesterly corner o UNTIL MacArthur Boulevard and Birch Straet. S,�FTi 1.• Zon P -C ADO11can Emkay Development Company, export Beach Owner: Sam • s applicant Zoning Administrator eock.Presented the appllca Lion to the Lommtsston.n ng that the proposed hotel does meat all of the C District require- ments, but the staff felt tam f the off - street parking spaces might be too far y.from the hotel complex itself. .r.'' Acting Community "1avelopment.Director .He cker pointed•out•thatt,the conditions of. approva Page 15. u E 34 r - f Ah qqw 35 COMMISSIONERS �&-iTY OF NEWPORT ACH '! SPI tPmh Pr 91. I 79 MINUTES IFWe 4 I] M 0 3( �, except for minor modifications approved by the Department of Community Development. 2. That the relocatable building ;hall be in com- pliance with all requirements of the Uniform Building Code. i I 3: This approval for the relocatable building shall be for a three (3) year period. Any extension of time beyond the three (3) year period shall be reviewed by the Hodifications Committee. Item 1: USE PITKI T I Request to permit the construction of a 9 unit con- dominium to the C -T -Z District. Location: Lots 9, 10 and 11, Block 10, Balboa 1 Tract, located at the northeast cor ner of Washington Street and Ocean - front Walk in Central Balboa, CONT. 7 b =. one: C -1 -Z Aoo cant: Allen - Wallace Corporation, Glendora ' Owner: Virginia D. Fields, Balboa Hbtion At the requ t of the Applicant, the Planning Sbcond Al Ayes IX i X Commission cc tinued this matt'r to October 5, 1972 , Item R: Request to permit a re cetable building for the sale of residentfal unit at "Newport Crest" condo - USE CWHIT iniums for a period of tx oars. _ Location: Portion of Lot , Tract 7852, APPROVE located at 618 on Court, in Newport Crest Con fniuns on the bluffs to Weot .4 LL Zone: R -3 a Grant Company, Anaheim wnar: Grant Corporation, Newport Beac Chairman Glass reviewed the application and staff repport With the Planning Commission and opened the ubtie Hearing. \ pill 411, 4 I] M 0 3( �, 1 i i E CGAAMSS+G<RE 1 .. _..—.....,,._:..,u....v. uaP-L.... cairAakSiLtiQn3� [iESfLafivat,,.+..e........ MINUl f S 31 c t � : m o _ City of New ort Beach IOU cAU INDEX Request to amend a previously approved use permit which Itce, s6 penitted the establishment of the Harbor Day School. a - private elementary school. on properv/ located in the P -1 -R District. the proposed sme.ndment is a request to oor.etruct additional Administrative and mffice 5p6cc and to include the ratnnrion of two previously oppruvad prefabricated buildings on a pe r..vnent baniq. USE PERM:T NO. 1546 Anondedl LOCATION: Parcel No. 2 of Parcel Map No. 15 -2 (Peedbdivisien No. 287), located at 1441 Parifie View Drive, on the southerly side of Pacific View Drive. easterly of Marguerite AVenue and westerly of Pacific Vie.. Manorial Park in Corona de: Mar. APPROVED ZONE, R -3 -8 CONDI TIONAtiY APPLICA \:. Harbor Day School. Corona dal Me[ I CwNEP, Same as applicant 'the public hearing open4d in connection with this item and Mr. Eric Walton, repreaenting Harbor Day Sehoo). appeared before the. Coaission and requested Approval of the amended use pe mit. Notion X Potion was made for approval of Use Permit No. 1546 All Ayes X X X X X • X IAmend.dl. ,.h t.r.t to the foil. wing findings .nd rondttlone• which MOTION CAPnIFAIi F:NDINOS. 1. That the proponod expanded use does not conflict with the Land Use El.m4nt of thA fwnnr4l Plan and in compatible with surrounding 14M ux44. .. The prolaet will not have any significant 4nvirmsmntal impact. 1. Thu a4aqu4t• p4tking PP.ese And related vehlevia[ circulation will be provided in eonlunetion with the proposed axpanded uAe. -la• 31 0 0 0 3� COMMISSIONERS OA �OpN \X CITY OF NEWPORT BEACH January 4, 1990 MINUTES ' ROLL CALL INDEX along with a master plan of water, sewer and storm drai facilities for the on -site improvements prior to recor ' g of the parcel map. Any modifications or extensions the existing storm drain, water and sewer systems sho to be required by the study shall be the responsib' ity of the developer. 18. That an agreement for maintenanc of non - standard improvements be executed by the eveloper if special textured sidewalk or other non -st dard improvements are proposed to be constructed wi in the public right -of -way around the development, a design of all non - standard improvements shall be proved by the Public Works Department. 19. That a maximum f two driveways shall be permitted on each of the rthbound and southbound frontages of Newport B evard and no driveways shall be permitted on 28th eet. 20. Tha II access and parking for the proposed development s I be subject to further review of the City Traffic ngineer. That this resubdivision shall expire if the map has not been recorded within 3 years of the date of approval, unless an extension is granted by the Planning Commission. Use Permit No. 1546 (Amended)(Public Hearing) Item No.6 Request to amend a previously approved use permit which UP1546 (A) allowed the establishment of the Harbor Day School, on property located in the R -3 -B District. The proposed amendment involves Approved a request to permit the construction of three new classrooms, the expansion of two existing classrooms, the construction of a new storage room, the expansion of an existing storage room, and the construction of various mechanical rooms. LOCATION: Parcel No. 2, Parcel Map 35 -2 (Resubdivision No. 287), located at 3443 Pacific View Drive on the southerly side of Pacific View Drive, easterly of Marguerite Avenue, in Corona del Mar. J 20- COMMISSIONERS 4s 110, January 4, 1990 MINUTES CITY OF NEWPORT BEACH T ROLL CALL INDEX There being no others desiring to appear and be heard, the public hearing was closed at this time, Motion Motion was made to approve Use Permit No. 1546 (Amended) subject to the findings and conditions in Exhibit "A ". Commissioner Pers6n stated that it would be difficult to monitor the number of students attending the school, and he referred to Condition No. 8 which gives the Planning Commission an opportunity to review the use permit if there are problems concerning Harbor Day School that would be detrimental to the community. Commissioner Edwards supported the motion and he concurred with Commissioner Pers6n's foregoing statement. Chairman Pomeroy stated that the public record indicates that the facility has agreed to limit the number of students, and he agreed with Commissioner Pers6n that it would be difficult to monitor the number of students. Commissioner Glover supported the motion on the basis that the school is an asset to the community, and she said the number of students should not be restricted. Ayes * Motion was voted on to approve Use Permit No. 1546 Absent (Amended) subject to the findings and conditions in Exhibit "A ". MOTION CARRIED. Findings: I. That the proposed use is consistent with the Land Use Element of the General Plan and is compatible with surrounding land uses. 2. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 3. That the use of on- street parking for some of the school staff and visitors will not adversely affect surrounding properties inasmuch as they are uses (Pacific View Memorial Park and Bayport Apartments) which have a very low parking demand during the day. -22- l ��. COMMISSIONERS January 4, 1990 MINUTES, N CITY OF NEWPORT BEACH ROLL CALL INDEX 4. That the proposed additions to the subject property will not result in the increase of any staff or students at the facility. 5. That public improvements may be required of the applicant per Section 20.80.060 of the Municipal Code. Conditions: I. That the proposed development shall be in substantial conformance with the approved plot plan, floor plans, elevations and sections, except as noted below. 2. That all previous applicable conditions of approval of Use Permit No. 1546 and subsequent amendments approved on September 21, 1972, and May 17, 1983 shall remain in effect. 3. That all outdoor storage and trash areas shall be screened from view from Pacific View Drive and adjoining properties. 4. That a minimum of 29 standard size parking spaces and I handicapped parking space shall be provided on -site. The required handicapped parking space shall be used solely for handicapped self - parking and shall be identified by a handicapped sign on a post and a handicapped sign on the pavement. 5. That all improvements be constructed as required by Ordinance and the Public Works Department. 6. That arrangements 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. 7. That the displaced and tree damaged portions of sidewalk be reconstructed and the tree roots pruned along the Pacific View Drive frontage under encroachment permit issued by the Public Works Department. 8. That the Planning Commission may add to or modify conditions of approval to this Use Permit or recommend -23- ? January 4, 1990 COMMISSIONERS MINUTES 1'0 t N , x CITY OF NEWPORT BEACH � ROLL CALL - INDEX to the City Council the revocation of this Use Permit, upon a determination that the operation which is the subject of this Use Permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 9. That this Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. Use Permit No 1977 (Amended)(Public Hearing) Item No.7 Amend a previously approved use permit which permitte the P1977A expansion of an existing restaurant with on -sale al holic beverages, tandem parking spaces and a valet parking s 'ce, on Proved property located in the "Retail and Service Commerc' I" area of the Mariner's Mile Specific Plan Area. e proposed amendment involves a request to change t e operational characteristics of the restaurant so as include live entertainment. Said live entertainment will ' dude a 3-4 piece calypso style group on weekend afternoo and a 3 piece group on a nightly basis. LOCATION: A portion of A, Tract No. 919, located at 2332 We Coast Highway, on the northerly s' e of West Coast Highway, easterly o Tustin Avenue, in the Mariner's Mile S cific Plan Area. ZONE: SP- APPLICANT: obert D. Harritt Jr., Huntington Beach OWNER: Sadie M. Stegman, Newport Beach The publi caring was opened in connection with this item, and Mr. Ro ert D. Harritt, Jr., applicant, appeared before the Pla g Commission wherein he concurred with the findings and con ' ions in Exhibit "A ". ere being no others desiring to appear and be heard, the public hearing was closed at this time. 0 LI a -24- COMMISSIONERS MINUTES 4 4 10 s.yFF.9 \G�p2i CITY OF NEWPORT BEACH March 21, 1996 ROLL CALL INDEX r , cation of this Use Permit, upon a determination that the operation whic is the subject of this Use Permit, causes injury, or is detrimenta the health, safety, peace, morals, comfort, or general welfare of the co unity. B. That this Use Permit shall expi nless exercised within 24 months from the date of approval as specifie ection 20.80.090A of the Newport Beach Municipal Code. SUBJECT: Harbor Day School item 3 3.43 Pacific View Drive Use Permit No. 146 (Amended) UP 1546 1 Staff reported that this is a requested amendment to the Use Permit which would allow an expansion of their facilities on site. The primary issue Approve( associated with this application is the onsite parking supply which currently does not adequately provide onsite parking for all of the employees and teachers. Those employees currently park in the street on Pacific View Drive. From Staffs standpoint, expansion of uses is not usually allowed when there is onsite parking deficiency, however, in this particular situation there is public street, legal parking which has served this use for quite some time. There have been no complaints regarding this parking, however, this is the key issue which is present within the application before the Commission tonight. Chairperson Ridgeway stated, from the viewpoint of a shopping center developer, that he has never been given credit for off street parking, ever. He has been told he must "self contain'. He is familiar with this site as a result of the Pacific View expansion process. In driving by the school to enter Pacific View, on a number of occasions, he determined that there was a bit of a conflict. When funerals were being held, there were cars parked on the street right outside Pacific View. He went on to say he is bothered by the report but is willing to listen to all sides, but, in looking / g L`� COMMISSIONERS • T�sF�9a\� Aso o�9y 0Ao r -- MINUTES CITY OF NEWPORT BEACH March 21, 1996 0 ROLL CALL INDEX at the amount of land available, an architect could design additional onsite parking. Staff pointed out that there is a suggested additional condition that would require onsite parking. Commissioner Selich asked Mr. Edmonston about afternoon parking on San Joaquin Hills Road for picking students up, and wanted to know if . there have been any problems related to that. Mr. Edmonston answered no, and that it has been monitored on a number of occasions by City staff. They observed that school staff control the students very strictly. School staff limit a certain amount of students outside the property on the sidewalk at any given time. No problems have been experienced that he is aware of. Ms. Temple added that at Commission's chair, there is an additional ' condition suggested by Traffic Engineering regarding the street signage. Mr. Edmonston has discussed this condition with the Principal of the School before this meeting and he has agreed to it. Public Hearing was opened. Mr. Sid Dupont, Head Master of Harbor Day School, 3443 Pacific View Drive - was available to answer Commission's questions and also referenced that Mr. Bill Stambley of the Board of Trustees and Mr. John Golmer of the Bluerock Partnership firm were available for comments. Chairperson Ridgeway asked the applicant if any study had been done to show additional parking on the school site. Mr. Dupont replied that the request has been reviewed. During his tenure of 31 months, he has not witnessed any problems with parking on the adjacent cul -de -sac. Whenever there is a "parent event" the school gets permission from and are granted parking both at St. Michael's Church 9 U 10 COMMISSIONERS s � s� or�h� CITY OF NEWPORT BEACH MINUTES March 21, 1996 ROLL CALL INDEX and United Methodist and, more recently the cemetery if there is no service. In response to Chairman Ridgeway's statement of inadequate on site employee parking, Mr. Dupont agreed. Chairman Ridgeway stated that he has no problem with the request but does have a problem with the parking provided. Mr. Dupont said he would be happy to put in additional parking spaces by taking away some of the green area but perhaps that may impede the efficiency of the drop off and pick up procedure on the Pacific View side of the school. In response to a question from Commissioner Thomson, Mr. Dupont ( stated that the school is in the process of a student reduction, current enrollment is 410 which will be reduced to 402 at Board direction. One I additional part time teacher will be added to staff. I Commissioner Thomson stated that the parking impact will be negligible. Mr. John Golmer, Bluerock Partnership, 2300 Newport Blvd., in response to Commission inquiry, stated that site planning on this property for additional parking had been attempted. He stated his firm'had i provided two alternatives (and provided copies to Commission). He recommended one that did not interfere with the "drop off' area. Chairperson Ridgeway asked about the school's compliance with the Americans with Disabilities Act (ADA). Handicap stalls are supposed to be readily accessible to the building. Discussion ensued with curb cuts, problems and/or lack thereof. Chairperson Ridgeway stated that his question is directed to the Uniform Building Code and the application of the new standards for ADA. Staff reported that since new construction is occurring on site, should the Commission determine to request additional parking, then the Building Department would review the proposed layout for ADA compliance and that would be worked out in the Plan Check process. 10 ' COMMISSIONERS Tod <�ti0ti��o9� CITY OF NEWPORT BEACH MINUTES March 21, 1996 0 ROLL CALL - INDEX Commissioner Adams stated that the parking lot design could be re- designed in such a way that it would be better than presently shown. He suggested using 90 degree stalls on the aisle parallel to Pacific View Drive adding it looks like it might have enough width. It may enable the applicant to pick up at least five (5) parking spaces without any impact to the "drop off' zone or providing spaces in the awkward space by the exit aisle. He recommends this project be conditioned to add at least five (5) parking spaces to get the parking up to one (1) parking space per employee. Even if there is no problem now, since this runs with the land and the school is underparked for its size and use, it should have more parking spaces. Mr. Dupont asked if they could reconfigure with some compact stalls also. City staff answered that was no problem. Public Hearing was closed. ' Motion * Motion was made for approval of Use Permit No. 1546 (Amended) with the inclusion of substitute condition number three (3) amended as recommended by staff and an added condition number eight (8). Ayes * * * * * MOTION CARRIED - 6 Ayes, 1 Absent. Absent 3. That a minimum of one parking space shall be provided for each full -time employee and faculty member (35 spaces plus 1 handicap space) and that the on site parking spaces shall be available for use by the full -time teachers, administrative faculty and employees at all times. That prior to issuance of building permits, the final parking lot striping plan shall be approved by the City Traffic Engineer. 8. That prior to issuance of building permits, the applicant shall correct the signage on the overhead-sign located on San Joaquin Hills Road by replacing the "SCHOOL XING' sign with a "SCHOOL" sign. 11 �I 0 COMMISSIONERS t} MINUTES l �� <iy�C \�9y� 0y2iJ' CITY OF NEWPORT BEACH March 21, 1996 ROLL CALL _ INDEX Findings: I. That the proposed development is consistent with the Land Use Element of the General Plan and is compatible with the surrounding land uses. 2. That the project will not have any significant environmental impact and has been determined to be categorically exempt from CEQA under Class I (Existing Facilities). J. That the number of parking spaces required to be provided on site is adequate to accommodate the existing private school facility; and the proposed new building will not increase the parking demand for the site. 4. That the establishment, maintenance or operation of the use of the I property or building will not, under the circumstances of this particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Conditions I. That the proposed development shall be in substantial conformance with the approved site plan, floor plans and elevations, except as noted in the following conditions of approval. 2. That all previous applicable conditions of approval of Use Permit No. 1546 and subsequent amendments approved on September 12 ar COMMISSIONERS RN 0 io" CITY OF NEWPORT BEACH MINUTES March 21, 1996 a ROLL CALL INDEX 21. 1972, May 19, 1983 and January 4, 1990 shall remain in effect. 3. That a minimum of one parking space shall be provided for each full -time employee and faculty member (35 spaces plus 1 handicap space) and that the on site parking spaces shall be available for use by the full -time teachers, administrative faculty and employees at all times. That prior to issuance of building permits, the final parking lot striping plan shall be approved by the City Traffic Engineer. 4. That prior to issuance of building permits, the applicant shall provide information to the City Traffic Engineer establishing the traffic and pedestrian circulation with regard to student drop -off and pick -up. Also, should problems arise in the future with regard to the student drop -off and pick -up, that the applicant shall work directly with the City Traffic Engineer to resolve said problems and concerns. 5. That the proposed new structure shall be equipped with an automatic fire sprinkler system and fire alarm system to the satisfaction of the Fire Department and in accordance with Fire Code requirements. 6. That the Planning Commission may add to or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. 7. This use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. 13 (/ �I b 0 COMMISSIONERS °0`�RNO\111_1�\�Rkx \ s CITY OF NEWPORT BEACH MINUTES March 21, 1996 ROLL INDEX CALL 8. That prior to issuance of building permits, the applicant shall correct the signage on the overhead sign located on San Joaquin Hills Road by replacing the "SCHOOL XING" sign with a "SCHOOL" sign. UBJECT: Accessory Outdoor Dining on Public item 4 Sidewalks Staff re rted that this qualifies as a non - substantive housecleaning item. Approved The issue outdoor dining originated with the Economic Development Committee a d the Restaurant Industry. This constitutes a minor revision to the rtion of the zoning code addressing accessory outdoor dining. The Si walk Cafe Ordinance that was approved by City Council, last week, dresses only outdoor dining on public property. This is phase two of e outdoor dining issue. Phase one was the Accessory Outdoor Dini Amendment addressing sidewalk cafes on private property in malls a the like. This would add a clarification section to the accessory outd r dining section that says if a sidewalk cafe is on public property, t, an Accessory Outdoor Dining Permit plus an Encroachment Pe it. The Encroachment Permit would not become effective until an Ace ssory Outdoor Dining Permit was received. Commissioner Selich asked staff if you h ve outdoor dining on private property as well as public property, woul the total area devoted to outdoor dining be limited to the maximum that' stated in the Code? Staff answered that it would be subject to the Ace sory Outdoor Dining limit which is twenty -five (25) percent of the interio et public area, and that this limitation applies to the combined total of tdoor dining on public and private areas Public Hearing was opened and closed. • 14 �C