HomeMy WebLinkAboutZA2016-040 - MINOR SITE DEVELOPMENT REVIEW FOR A NEW MAINT. FACILITY AT THE BIG CANYON COUNTRY CLUB - 1901 MACARTHUR BLVD RESOLUTION NO. ZA2016-040
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR SITE
DEVELOPMENT REVIEW NO. SD2015-008 FOR THE BIG
CANYON COUNTRY CLUB PERMANENT MAINTENANCE
FACILITY LOCATED AT 1850 JAMBOREE ROAD AND LIMITED
TERM PERMIT NO. XP2016-002 FOR A TEMPORARY
MAINTENANCE FACILITY LOCATED AT 1901 MACARTHUR
BOULEVARD (PA2015.212)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Jeff Beardsley on behalf of the Big Canyon Country Club, with
respect to properties located at 1850 Jamboree Road and 1901 MacArthur Boulevard,
and legally described as Portion of Block 56 of Tract No. 361 and Lot 2 of Tract No.
12105, respectively, requesting approval of a minor site development review and a
limited term permit.
2. The applicant proposes the construction of a new 19,305-square-foot, two-story golf
course maintenance facility to replace the existing facility that serves the Big Canyon
Country Club. The facility will include a 35-space surface parking lot, storage areas for
equipment, tools, and supplies, a washout area, and employee office areas. Also
included in the request is a limited term permit for greater than 90 days to construct and
operate a temporary maintenance facility at 1901 MacArthur Boulevard for use during the
construction of the permanent facility.
3. The General Plan Land Use Element categories for the properties are Parks and
Recreation (PR) for the permanent facility location and Open Space (OS) for the
temporary facility location. The Zoning District is Big Canyon Planned Community(PC-8).
4. The subject properties are not located within the coastal zone.
5. A public hearing was held on June 30, 2016, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15332 under Class 32 (In-Fill Development) of the CEQA Guidelines, California
Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant
effect on the environment.
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2. In this case, both components of the project are consistent with the General Plan Land
Use Element categories of Parks and Recreation (PR) and Open Space (OS) as well as
the Big Canyon Planned Community (PC-8) Zoning District. A golf course is an allowed
use in either land use category designation as well as in PC-8. Maintenance of the golf
course is accessory and would also be allowed. The aggregate project site area is less
than five acres and both lots are generally surrounded by a golf course, highly traveled
streets and single-family residential development. The lots are substantially developed
and are not within environmentally sensitive areas. The proposed project was reviewed
by the Public Works Department and concerns with traffic were not found. Further, a
traffic study was not required under the City's Traffic Phasing Ordinance (TPO). No
significant effects are anticipated for either lot with regard to noise or air quality as the
permanent maintenance facility is replacing and improving the existing permanent
maintenance facility and the temporary facility will be in place for a limited duration on a
previously developed site. A preliminary water quality management plan (WQMP) was
reviewed and approved for both lots to address water quality issues. The project was
also reviewed by the Public Works and Fire Departments and it was determined both lots
maintain adequate access to both utilities and public services.
SECTION 3. REQUIRED FINDINGS.
Site Development Review— Permanent Maintenance Facility
In accordance with Section 20.52.080.F (Findings and Decision) of the Newport Beach
Municipal Code, the following findings and facts in support of such findings are set forth:
Finding:
A. Allowed within the subject zoning district.
Facts in Support of Finding:
1. The subject property is located within the Golf Course subarea of the Big Canyon
Planned Community (PC-8) Zoning District, which principally allows a golf course,
tennis courts, practice golf range, clubhouse and ancillary uses and related facilities
accessory to any of the aforementioned permitted uses. The proposed permanent
maintenance facility is replacing and improving an existing maintenance facility.
2. The maintenance facility is a related accessory facility to the golf course operation and
is, therefore, a permitted use in this zoning district.
Finding:
B. In compliance with all of the applicable criteria identified subsection
[20.52.080](C)(2)(c):
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a. Compliance with this Section, the General Plan, the Zoning Code, any
applicable specific plan, and other applicable criteria and policies related to the
use or structure;
b. The efficient arrangement of structures on the site and the harmonious
relationship of the structures to one another and to other adjacent development;
and whether the relationship is based on standards of good design;
C. The compatibility in terms of bulk, scale, and aesthetic treatment of structures
on the site and adjacent developments and public areas;
d. The adequacy, efficiency, and safety of pedestrian and vehicular access,
including drive aisles, driveways, and parking and loading spaces;
e. The adequacy and efficiency of landscaping and open space areas and the use
of water efficient plant and irrigation materials; and
f. The protection of significant views from public right(s)-of-way and compliance
with Section 20.30.100 (Public View Protections).
Facts in Support of Finding:
1. The Land Use Element of the General Plan designates the subject property as Parks
and Recreation (PR), which applies to land used or proposed for active public or
private recreational use. Permitted uses include parks (both active and passive), golf
courses, marina support facilities, aquatic facilities, tennis clubs and courts, private
recreation and similar facilities. The proposed maintenance facility is consistent with
the General Plan designation in that it is accessory and integral to the golf course use.
3. The proposed development complies with the development standards of the Golf
Couse subarea of the Big Canyon Planned Community (PC-8) Zoning District. The
proposed building is approximately 35 feet tall and well within the maximum allowance
of 50 feet. The two-story portion of the building is also set back approximately 113 feet
from the front property line on Jamboree Road. The increased setback coupled with
the larger landscaping area with tall plantings will help screen the facility and keep it
from dominating the site as viewed from the street.
4. The proposed development will incorporate consistent architectural design such that
all structures of the maintenance facility are unified. Architectural treatment will
harmonize with the existing water pump station at the forefront of the property.
5. Thirty-five parking spaces are proposed on the project site and will adequately serve
the existing employees working at the facility. No increases in the number of
employees are anticipated. Areas for the loading and unloading of materials and
supplies for golf course maintenance are provided within the proposed site plan.
6. The proposed site layout provides efficient vehicular access from Jamboree Road and
maintains an existing access driveway located behind the subject property leading into
the private golf course area thereby avoiding the need for maintenance vehicles to use
public streets. The parking lot and site layout allow vehicles sufficient space to turn
around on-site and avoid the need to create an additional driveway or back out onto
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Jamboree Road. Pedestrian access to the site is available from Jamboree Road from
an existing public sidewalk as well as from the rear outlet into the golf course.
7. The Public Works Department has reviewed and approved the site plan, proposed
improvements, parking configuration, and access driveway subject to the conditions of
approval.
8. The increased setback and site layout provide for additional landscaping opportunities
immediately adjacent to the street. As conditioned, all landscaping will comply with
Newport Beach Municipal Code Chapter 14.17 (Water-Efficient Landscaping).
9. The subject property is not located at or near a public view point or corridor as
identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in
compliance with Section 20.30.100 (Public View Protections).
Finding:
C. Not detrimental to the harmonious and orderly growth of the City, or endanger,
jeopardize, or otherwise constitute a hazard to the public convenience, health, interest,
safety, or general welfare of persons residing or working in the neighborhood of the
proposed development.
Facts in Support of Finding:
1. A similar maintenance facility has existed at this location since 1971. The proposed
maintenance facility will replace and improve the existing facility such that it will better
serve the maintenance demands of the golf course and its staff. The amount of traffic
to and from the site will not change given that the golf course is not expanding in terms
of area or number of holes.
2. The proposed development will comply with all Building, Public Works, and Fire
Codes. The project will also comply with all City ordinances and conditions of
approval.
3. The project has been conditioned to ensure that potential conflicts with surrounding
land uses are minimized to the extent possible to maintain a healthy environment.
4. The increased setback coupled with the larger landscaping area with tall plantings will
help screen the facility and keep it from dominating the site as viewed from the street.
Reference additional facts in support of this finding beneath Finding B above.
Limited Term Permit— Temporary Maintenance Facility
In accordance with Section 20.52.040.G (Findings and Decision) of the Newport Beach
Municipal Code, the following findings and facts in support of such findings are set forth:
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Finding:
A. The operation of the requested limited duration use at the location proposed and within
the time period specified would not be detrimental to the harmonious and orderly
growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the
public convenience, health, interest, safety, or general welfare of persons residing or
working in the neighborhood of the requested limited duration use.
Facts in Support of Finding:
1. The property has previously been utilized as a staging and storage area for various
golf course improvement projects in the proximate area and this activity has not
proven detrimental.
2. Internal access will be provided from the temporary facility to the golf course such that
maintenance vehicles will not need to access public streets. Employees arrive at the
site at 6:00 a.m. and leave by approximately 2:30 p.m., which is outside of peak hours
when traffic on MacArthur Boulevard is greatest.
3. As proposed, minor grading of the site will allow for the temporary facility to be located
at a greater distance from MacArthur Boulevard. The setback and existing sloped
areas and landscaping will reduce visibility of the site from the public street.
4. There are no conflicting temporary uses taking place on this portion of the property
currently and any future use will be subject to review and approval by the Planning
Division. The temporary maintenance facility will be in use only during construction of
the permanent facility, which is expected to be completed within 11 months.
Finding:
B. The subject lot is adequate in size and shape to accommodate the limited duration use
without material detriment to the use and enjoyment of other properties located
adjacent to and in the vicinity of the lot.
Facts in Support of Finding:
1. The subject lot is approximately 1.33 acres in size. Based upon the site plan, there is
adequate area to accommodate the proposed limited duration use as a temporary
facility with temporary modular buildings and a surface parking area with
approximately 47 spaces. The parking lot and site layout allow vehicles sufficient
space to turn around on-site and avoid the need to create an additional driveway or
back out onto MacArthur Boulevard. The site is also large enough to provide an
approximate 100-foot setback to the temporary buildings from MacArthur Boulevard as
well as the vehicle access gate allowing vehicles to pull off the road to access the site.
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2. The lot is bound by MacArthur Boulevard to the east and the Big Canyon Country Club
golf course to the west, which will both serve as a buffer between the nearby
residential properties.
3. The lot is abutting a property with a medium-density residential development to the
north within the Big Canyon Planned Community (PC-8) Zoning District. The
temporary use, however, will maintain a distance of at least 500 feet from residential
uses in this development.
Finding:
C. The subject lot is adequately served by streets or highways having sufficient width and
improvements to accommodate the kind and quantity of traffic that the limited duration
use would or could reasonably be expected to generate.
Facts in Support of Finding:
1. The subject lot has one direct driveway approach taken from southbound MacArthur
Boulevard. Internal access is provided to the golf course by way of an access road
towards the rear of the property.
2. The vehicles would typically access the site early morning prior to peak hour and mid-
late afternoon prior to peak hour; therefore, there is no traffic issue anticipated.
3. The limited duration use is a temporary maintenance facility for the Big Canyon
Country Club golf course. All maintenance activities will occur within the golf course
area; therefore, heavy entering-and-exiting traffic is not anticipated.
4. The Public Works and Fire Departments have reviewed the site plan for adequate
circulation and access for emergency services vehicles.
Finding:
D. Adequate temporary parking to accommodate vehicular traffic to be generated by the
limited duration use would be available either on-site or at alternate locations
acceptable to the Zoning Administrator.
Facts in Support of Finding:
1. The proposed limited duration use includes a parking area for approximately 47
vehicles on-site, which is anticipated to adequately serve the temporary maintenance
facility and its employees.
Finding:
E. The limited duration use is consistent with all applicable provisions of the General
Plan, any applicable specific plan, the Municipal Code, and other City regulations.
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Facts in Support of Finding:
1. The Open Space (OS) designation of the Land Use Element of the General Plan is
intended to provide for areas for a range of public and private uses to protect,
maintain, and enhance the community's natural resources. The site is already
developed. Limited duration use as a temporary maintenance facility will not have a
negative impact on natural resources nor will it compromise the purpose of the OS
designation.
2. The subject property is not identified as being within any specific subarea of the Big
Canyon Planned Community (PC-8) Zoning District; however, it is immediately
adjacent to the Golf Course subarea and has generally served as a supporting lot in
some capacity. The proposed limited duration use is consistent with the previous use
of the site and is also in furtherance of the purpose of this zoning district and its
subareas.
3. Pursuant to Zoning Code Section 20.52.040.D (Allowed Limited Duration Uses),
limited duration work trailers are permitted with approval of a limited term permit and in
conjunction with the issuance of a valid building permit for the construction of a
permanent commercial, industrial and mixed-use structure. The proposed temporary
facility will coincide with the development of the permanent facility at the Jamboree
Road property.
4. The site is not located within a specific plan area.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED;
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Site
Development Review No. SD2015-008 and Limited Term Permit No. XP2016-002,
subject to the conditions set forth in Exhibit "A," which is attached hereto and
incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20
(Planning and Zoning) of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 30T" DAY OF JUNE, 2016.
h
re d Wisneski,Al P, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this
Limited Term Permit.
4. This approval may be modified or revoked by the Zoning Administrator if determined
the proposed uses 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.
5. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require subsequent review by the Planning Division and may
require the processing of a new site development review.
6. A copy of the Resolution, including conditions of approval Exhibit "A" shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
7. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Site
Development Review file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include
architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The
plans shall accurately depict the elements approved by this Site Development Review
and shall highlight the approved elements such that they are readily discernible from
other elements of the plans.
8. Prior to the issuance of building permits, the applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall
incorporate drought tolerant plantings and water efficient irrigation practices, and the
plans shall be approved by the Planning Division.
9. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy
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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.
10. The site shall not be excessively illuminated based on the luminance
recommendations of the Illuminating Engineering Society of North America, or, if in the
opinion of the Director of Community Development, the illumination creates an
unacceptable negative impact on surrounding land uses or environmental resources.
The Director may order the dimming of light sources or other remediation upon finding
that the site is excessively illuminated.
11. Prior to the issuance of building permits, the applicant shall prepare a photometric
study in conjunction with a final lighting plan for approval by the Planning Division. The
survey shall show that lighting values are "l" or less at all property lines.
12. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
Between the hours of 7:OOAM Between the hours of
and 10:OOPM 10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within 45dBA 60dBA 45dBA 50dBA
100 feet of a commercial ro ert
Mixed Use Property 450A 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
13. 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 either the
current business owner, property owner or the leasing agent.
14. Construction activities shall comply with Section 10.28.040 of the Newport Beach
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.
15. No outside paging system shall be utilized in conjunction with this establishment.
16. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
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17. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-
way.
18. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water
Quality related requirements).
19. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 9:00 a.m., daily, unless otherwise approved by the Director of
Community Development.
20. Storage outside of the buildings shall be prohibited, with the exception of the required
trash container enclosure.
21. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved
in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach
Municipal Code.
22. This Limited Term Permit shall expire 12 months from the issuance of building permits.
23. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the Big Canyon Country Club Maintenance Facility
including, but not limited to Minor Site Development Review No. SD2015-008 and
Limited Term Permit No. XP2016-002. This indemnification shall include, but not be
limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and
other expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
Fire Department
24. Fire hydrants shall be provided and located within 400 feet of all portions of the
building. The 400 feet shall be measured by an approved route around the exterior of
the building pursuant to California Fire Code Section 507.1.
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25. Fire access shall be provided and shall extend to within 150 feet of all portions of the
facility and all portions of the exterior walls of the first story of the building as
measured by an approved route around the exterior of the building pursuant to
California Fire Code Section 503.1.1.
26. Fuel storage relocation shall require a plan review from Orange County Environmental
Health.
27. Dumpsters and trash containers shall be kept a minimum of five feet from the building
pursuant to California Fire Code Section 304.3.3.
28. Knox boxes shall be installed for buildings and gates and their locations shall be
subject to review by the Fire Department.
29. All chemical and oil drum storage shall comply with California Fire Code Chapter 50
(Hazardous Materials).
30. Any and all cart and battery recharging shall meet ventilation requirements pursuant to
California Fire Code Section 309.3 as well as Section 608 requirements for
construction and spill control.
31. General and equipment storage shall meet the storage requirements pursuant to
California Fire Code Section 315.
Building Division
32. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements.
33. The applicant shall employ the following best available control measures ("BACMs") to
reduce construction-related air quality impacts:
Dust Control
• Water all active construction areas at least twice daily.
• Cover all haul trucks or maintain at least two feet of freeboard.
• Pave or apply water four times daily to all unpaved parking or staging areas.
• Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway.
• Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
• Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
• Require 90-day low-NOx tune-ups for off road equipment.
• Limit allowable idling to 30 minutes for trucks and heavy equipment.
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Off-Site Impacts
• Encourage carpooling for construction workers.
• Limit lane closures to off-peak travel periods.
• Park construction vehicles off traveled roadways.
• Wet down or cover dirt hauled off-site.
• Sweep access points daily.
• Encourage receipt of materials during non-peak traffic hours.
• Sandbag construction sites for erosion control.
Fill Placement
• The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
• Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture content in the
top six-inch surface layer, subject to review/discretion of the geotechnical
engineer.
Public Works Department
34. All parking lot improvements shall be per City Standards STD-805-L-(A & B).
35. Driveways shall be designed to comply with City Standard STD-110-L.
36. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
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