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HomeMy WebLinkAbout13_Gordon Preschool Minor Use Permit_PA2021-244CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT December 16, 2021 Agenda Item No. 13 SUBJECT: Gordon Preschool (PA2021-244) ▪Minor Use Permit No. UP2021-040 SITE LOCATION: 1126 Goldenrod Avenue APPLICANT: Gordon Preschool OWNER: Jacqui and Brad Gordon PLANNER: David Lee, Associate Planner 949-644-3225, dlee@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN •General Plan: RS-D (Single Unit Residential Detached) •Zoning District: R-1-6000 (Single-Unit Residential) PROJECT SUMMARY A minor use permit to increase the capacity of an existing child day care home from 8 to 14 children. The hours of operation are from 9:00 a.m. to 1:00 p.m., Monday through Friday. No physical changes are proposed to the existing residence, which includes three existing open parking spaces on the driveway. The proposed development complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment; and 3)Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No. UP2021-040 (Attachment No. ZA 1). 1 Gordon Preschool (PA2021-244) Zoning Administrator, December 16, 2021 Page 2 Tmplt: 02/08/19 DISCUSSION • The subject property is located in the Harbor View Community Association on Goldenrod Avenue, which is between Crown Drive and Harbor View Drive. The property is surrounded by residential uses on all sides. • The property is developed with an existing 6,227-square-foot, single-unit residence which includes a subterranean-level, three-car garage. The proposed project is for an increase in capacity from a small child day care home (eight or fewer) to a large child day care (nine to fourteen). The applicant proposes to have a maximum of 14 children at any time. • The General Plan Land Use Element and Zoning Code designate the site as Single Unit Residential, which is intended for a range of detached single-family residential dwelling units on a single legal lot and does not include condominiums or cooperative housing. The proposed child day care home is compatible with the surrounding neighborhood, which is comprised of single-family residences. The use provides child-care services for the surrounding neighborhood. Additionally, the limited hours of operation from 9:00 a.m. to 1:00 p.m. reduce the opportunity for negative impact to the residential neighborhood. There are no day care facilities located within 500 feet of the subject property. • Large child day care faculties are permitted in the Single-Unit Residential zone with approval of a Minor Use Permit. Conditions of approval have been incorporated into the draft resolution (Attachment No. ZA 1) to minimize potential impacts to the surrounding neighborhood. • The operator of the child day care home currently has an active license from the California Department of Social Services for a maximum capacity of 8 children. The operator is in process of obtaining a license to increase the capacity to 14 children. • The existing dwelling provides three open parking spaces on the existing driveway, where the Municipal Code requires two spaces for a child day care home use. Additionally, street parking is available on Goldenrod Avenue. The project has been reviewed by the Public Works Department, and there are no improvements necessary for traffic and pedestrian safety considerations. • The existing residence has been reviewed to ensure adequate public and emergency vehicle access, public services, and utilities are provided for on-site. The existing plans of the residence were reviewed for compliance with applicable building and fire codes. 2 Gordon Preschool (PA2021-244) Zoning Administrator, December 16, 2021 Page 3 Tmplt: 02/08/19 ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) 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. The proposed project consists of the increase in occupancy for an existing child day care home use from 8 to 14 children without any physical changes to the existing dwelling. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: __________________________ David S. Lee, Assistant Planner MS/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 3 Attachment No. ZA 1 Draft Resolution 4 RESOLUTION NO. ZA2021-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2021-040 TO INCREASE THE CAPACITY OF AN EXISTING CHILD DAY CARE HOME FROM EIGHT (8) TO FOURTEEN CHILDREN AT 1126 GOLDENROD AVENUE (PA2021-244) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Gordon Preschool, with respect to property located at 1126 Goldenrod Avenue, and legally described as Lot 67 of Tract 2202, requesting approval of a minor use permit. 2. The applicant proposes to increase the capacity of an existing child day care home from (eight) 8 to 14 children. The hours of operation are from 9:00 a.m. to 1:00 p.m., Monday through Friday. No physical changes are proposed to the existing residence, which includes three (3) existing open parking spaces on the driveway. The proposed development complies with all applicable development standards and no deviations are requested. 3. The subject property is designated Single Unit Residential Detached (RS-D) by the General Plan Land Use Element and is located within the Single-Unit Residential (R-1- 6000) Zoning District. 4. The subject property is not located within the coastal zone. 5. A public hearing was held on December 16, 2021, online via Zoom. A notice of time, place and purpose of the hearing 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 hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Section 15301 of the California Code of Regulations (Title 14, Division 6 Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). 2. Class 1 exempts the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The proposed project consists of the increase in occupancy for an existing child day care home use from (eight) 8 to 14 children without any physical changes to the existing dwelling. 5 Zoning Administrator Resolution No. ZA2021-### Page 2 of 8 01-25-19 SECTION 3. REQUIRED FINDINGS. Child Day Care Facilities In accordance with Section 20.48.070 (Day Care Facilities) of the Newport Beach Municipal Code, the following standards are set forth for child day care facilities: Standard: A. The operator of a small or large adult or child day care home shall obtain a license from the California Department of Social Services. Fact in Support of Standard: 1. The operator of the child day care home currently has an active license from the California Department of Social Services for a maximum capacity of eight (8) children. The operator is in process of obtaining a license to increase the capacity to 14 children. Standard: B. The single-family dwelling in which each small and large adult or child day care home is located shall be the principal residence of the care provider, and the use shall be clearly residential in character, and shall be accessory to the use of the property as a residence. Facts in Support of Standard: 1. The single-family dwelling is the principal residence of the care provider. The dwelling includes 5,442 square feet of living area and a three (3)-car garage. The dwelling includes a kitchen, four (4) bedrooms, an upstairs study area, and a subterranean-level garage, which are off-limits to children and not a part of the day care facility. 2. The hours of operation of the child day care home use is from 9:00 a.m. to 1:00 p.m. and is limited in nature as an accessory use to the residence. Standard: C. A large adult or child day care home within a residential zoning district shall not be located within five hundred (500) feet of another day care home. Fact in Support of Standard: 1. There are no day care facilities located within five hundred (500) feet of the subject property. 6 Zoning Administrator Resolution No. ZA2021-### Page 3 of 8 01-25-19 Standard: D. A minimum of two off-street parking spaces as a drop-off and pick-up area shall be provided, in addition to the spaces required for the dwelling unit. A driveway may be used to provide these spaces, subject to approval by the Traffic Engineer based on traffic and pedestrian safety considerations. Fact in Support of Standard: 1. The existing dwelling provides three (3) open parking spaces on the existing driveway. Additionally, street parking is available on Goldenrod Avenue. The project has been reviewed by the Public Works Department and there are no improvements necessary for traffic and pedestrian safety considerations. Standard: E. In order to protect adjacent residential dwellings from noise impacts, a day care home within a residential zoning district shall only operate a maximum of fourteen (14) hours for each day between the hours of 6:00 a.m. and 8:00 p.m. and shall only conduct outdoor activities between the hours of 7:00 a.m. and 7:00 p.m. Fact in Support of Standard: 1. The existing hours of operation are from 9:00 a.m. to 1:00 p.m., Monday through Friday and are proposed to remain. The child day care home has previously operated with these hours without negative impacts to the surrounding neighborhood. Minor Use Permit In accordance with Section 20.52.020.F (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of the findings for a minor use permit are set forth: Finding: F. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The General Plan Land Use Element designates the site as Single Unit Residential Detached (RS-D), which is intended for a range of detached single-family residential dwelling units on a single legal lot and does not include condominiums or cooperative housing. 2. The lot currently consists of a single-family residence with an accessory small child day care home. The proposed project is for an increase in capacity from a small child day care home (eight [8] or fewer) to a large child day care (nine [9] to fourteen [14]). The applicant proposes to have a maximum of 14 children at any time. 7 Zoning Administrator Resolution No. ZA2021-### Page 4 of 8 01-25-19 3.The child day care home is compatible with the surrounding neighborhood, which is comprised of single-family residences. The use provides child-care services for the surrounding neighborhood. Additionally, the limited hours of operation from 9:00 a.m. to 1:00 p.m. reduce the opportunity for negative impact to the residential neighborhood. 4.The subject property is not part of a specific plan area. Finding: G.The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1.The zoning designation for the subject property is Single-Unit Residential (R-1-6000), which is intended to provide for areas appropriate for a range of detached single-family residential dwelling units, each located on a single legal lot, and does not include condominiums or cooperative housing. Pursuant to Zoning Code Section 20.18.020 (Residential Zoning Districts Land Uses and Permit Requirements), large child day care uses (nine [9] to 14 children) are permitted subject to the approval of a minor use permit. 2.The Zoning Code requires a three (3)-car garage for the single-unit residence. The existing three (3)-car garage complies with the requirements of the Zoning Code. Finding: H.The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1.The subject lot is located within the Harbor View Hills Community Association, which is a residential community comprised of single-family residences. The child day care home is an accessory use to the single-unit residence, which is the primary use on the property. 2.The proposed child day care home will continue to have operating hours from 9:00 a.m. to 1:00 p.m., daily and has been conditioned to comply with the City’s noise ordinance. Finding: I.The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 8 Zoning Administrator Resolution No. ZA2021-### Page 5 of 8 01-25-19 Facts in Support of Finding: 1. The project site consists of a single-unit residence which operates an existing child day care home as an accessory use. The proposed project is for the expansion of capacity from eight (8) to 14 children and does not include any physical changes to the residence which would prohibit access. 2. The existing residence has been reviewed to ensure adequate public and emergency vehicle access, public services, and utilities were provided for on-site. The existing plans of the residence were reviewed for compliance with applicable building and fire codes. Finding: J. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, and safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The existing child day care home has operated without being detrimental to the surrounding neighborhood. There is not another child day care home within 500 feet of the subject property to cause an overconcentration of this use for the neighborhood. 2. The child day care home has limited hours of operation between 9:00 a.m. and 1:00 p.m. 3. The subject property includes three (3) driveway parking spaces for drop-offs. The child care home use is not expected to create a parking issue within the neighborhood. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2021-040, 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. 9 Zoning Administrator Resolution No. ZA2021-### Page 6 of 8 01-25-19 PASSED, APPROVED, AND ADOPTED THIS 16TH DAY OF DECEMBER, 2021. ____________________________ Jaime Murillo, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2021-### Page 7 of 8 01-25-19 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) 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 Use Permit. 4. This Use Permit may be modified or revoked by the Zoning Administrator if determined that 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 an amendment to this Use Permit or the processing of a new Use Permit. 6. The applicant shall obtain a building permit to add a large day care home use to the existing single-family residence. 7. There shall be a maximum of 14 children for the child day care home use at any given time during operation hours. 8. The hours of operation are limited from 9:00 a.m. to 1:00 p.m., Monday through Friday. 9. The home day care use shall comply with California Building Code Section 455 (Large Family Day-Care Homes). 10. The residence shall maintain a minimum of two (2) off-street parking spaces as a drop- off and pick-up area. A driveway may be used to provide these spaces. 11. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 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: 11 Zoning Administrator Resolution No. ZA2021-### Page 8 of 8 01-25-19 Between the hours of 7:00AM and 10:00PM Between the hours of 10:00PM and 7:00AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 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.The exterior of the residence shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 15.Storage outside of the building in the front of the property shall be prohibited. 16.A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 17.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. 18.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 Gordon Preschool including, but not limited to, Minor Use Permit No. UP2021- 040 (PA2021-244). 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. 12 Attachment No. ZA 2 Vicinity Map 13 VICINITY MAP Minor Use Permit No. UP2021-040 PA2021-244 1126 Goldenrod Avenue Subject Property 14 Attachment No. ZA 3 Project Plans 15 PA2021-24416 PA2021-24417 PA2021-24418 PA2021-24419 PA2021-24420 PA2021-24421 From: Kendall Young <kendallkyoungs@gmail.com> Sent: December 14, 2021 3:44 PM To: Lee, David <dlee@newportbeachca.gov> Subject: Gordon Preschool - December 16, 2021 Public Hearing [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Mr. Lee, I am the owner of the residence at 1133 Goldenrod which is across the street from the Gordon residence. I have a few concerns about the proposed increase in students: Inadequate Parking: The house next door to us just completed construction. During the construction, the construction workers and also the parents dropping-off children to the Gordon Preschool would park in front of our house. Daily, that forced me to have to park on Crown. All of the pre-school kids are dropped off at the same time so having 2 spaces in their driveway does not accommodate the parking needs. And the preschool workers also park on the street in front of the Gordon residence limiting the drop-off parking..There are 2 houses on Goldenrod that are, or shortly will be, under-construction. So parking will once again be limited (even without the expansion of the pre-school). The pre-school expansion will have an adverse impact on my ability to park in front of my house at certain times of the day. I do not think that is fair given the prices we pay for our homes. Impact on the value of my home: The presence of the school is something I will have to disclose to potential buyers if I ever choose to sell my home. My concern is there could be an adverse impact on the value of my home. Generally, being close to a school does have a negative impact on values. They are nearly doubling the number of students and I am concerned that could have an impact on the value of my home. I tried to call you to discuss and left you a voicemail. Regards, Kendall Young 1133 Goldenrod Ave 562-253-9868 Zoning Administrator - December 16, 2021 Item No. 13a Additional Materials Received Gordon Preschool Minor Use Permit (PA2021-244) From:Mary Ann Soden To:CDD Cc:Brenner, Joy Subject:Input for 12-16-21 Hearing, Item #13 / Project File No.: PA2021-244 Date:December 15, 2021 11:34:41 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Zoning Administrator Community Development Department City of Newport Beach, Permit Center jmurillo@newportbeachca.gov Hearing Date: December 16, 2021 Gordon Preschool /Project File No.: PA2021-244 To the Zoning Administrator: I am responding to the Public Notice published in the Daily Pilot on the application by the Gordon Preschool to increase the size of their preschool from 8 children ages 1.5 - 4 years to 14 children. Fourteen children seems oversized for the Harbor View Hills community and detrimental to residents who work from home. I understand state law has defined a family home childcare business was a “residential use” of the property, overriding the Association’s CC&Rs which prohibited commercial businesses. I ask that you consider the needs of residents who work from home in considering what is reasonable before setting a precedent that will impact the entire community. Given the modest size of our lots and the 6-foot side yard setback, I do not believe 14toddlers enjoying play outside will meet the residential noise standards set by the Cityof Newport Beach at 45 db inside and 55 db outside during the daytime (proposed Conditions of Approval #12). Various studies measure playground noise at 80 – 115 db[1]. Increasing from 8 to 14 children nearly doubles the voices and volume. I do not agree with the Staff Report, Finding J. I believe the large facility will “endanger,jeopardize, or otherwise constitute a hazard to the public convenience, health, interest,and safety, or general welfare of persons residing or working in the neighborhood ofthe proposed use. As someone who works from home, I cannot imagine trying toconcentrate on a project or manage a meeting on Zoom with a yard full of toddlers playing right next door for 4 to 6 hours[2] during the business day. Unlike a family with8 -14 children where over time the children will grow up, a business of toddlers doesnot offer any hope for a return to “quiet enjoyment” of one’s yard and home. A large family home childcare serving 14 children is extreme for this quiet residential community and diminishes the ability of neighbors to enjoy the full use of their own home and yard for work or personal activities. If you have any discretion regarding the size of this childcare business, I ask that you deny this permit request for a large childcare facility and retain the conditional use as a small facility of no more than 8 Zoning Administrator - December 16, 2021 Item No. 13a Additional Materials Received Gordon Preschool Minor Use Permit (PA2021-244) children. I appreciate your consideration of the needs of all the neighbors in your assessment of this application. Thank you. Sincerely, Mary Ann Soden Mary Ann Soden 2801 Ebbtide Road, CDM 92625 [1] The National Hearing Conservation Association reported that in a survey of 110 children, ages six to 14, the average noise level during the day was 90 decibels, about the level of city traffic. On the playground, these levels reached 115 decibels, similar to that of a noisy subway or rock music. [2] The Gordon Preschool website states, “Our hours are Mon-Fri 9am to 1pm with extended care until 3pm.” Zoning Administrator - December 16, 2021 Item No. 13a Additional Materials Received Gordon Preschool Minor Use Permit (PA2021-244) From:Lee, David To:Lee, Amanda Subject:FW: 1126 Goldenrod/ Gordon preschool Date:December 15, 2021 12:32:52 PM FYI -----Original Message----- From: Michael Rose <mrose40253@gmail.com> Sent: December 15, 2021 11:29 AM To: Lee, David <dlee@newportbeachca.gov> Subject: 1126 Goldenrod/ Gordon preschool [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Mr.Lee, Please accept this email as a letter of opposition to the request of Gordon preschool for a use permit in order to increase their capacity. My oppostion is based on the following concerns : The additional 6 children represent a 75% increase in enrollment which will in turn generate an additional 75% traffic flow when the children are dropped off and picked up. This additional traffic flow will impact both the harmony of our quiet residential neighborhood and the safety of other children and pets in our community. There is inadequate parking for the both the exsisting and additional enrollment request.The current 3 spaces in the driveway is not capable of handling the number of cars associated with 14 children. An increase in enrollment will most likely necessitate the hiring of additional employees which will require additional parking for the duration of the operating hours. I would encourage the denial of this permit and at the minimum a traffic flow study prior to approval. Thank you for your consideration. Warmest Regards, Michael Rose 1100 Goldenrod Ave Corona Del Mar, CA 92625 949)933-1599 Sent from my iPhone Zoning Administrator - December 16, 2021 Item No. 13a Additional Materials Received Gordon Preschool Minor Use Permit (PA2021-244) From: Flora Camaj <floracamaj@gmail.com> Sent: December 16, 2021 12:10 AM To: Lee, David <dlee@newportbeachca.gov> Subject: Preschool (PA2021-244) Minor Use Permit No. UP2021-040 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Zoning Administrator, The Gordon Preschool has been a Godsend to our local community. I know, because two of my children have attended and we would like our third child to attend. Our local community has families with young children and we are fortunate that the Gordon Preschool is willing to share their home to help local families and do so with such passion for teaching. Please consider the benefits to the local families with children in the area. Increasing the size to allow between 9-14 will have no real impact to the neighborhood but will allow siblings and others in the community to attend. I read the staff report and agree wholeheartedly that the Minor Use Permit should be approved. Never has parking been an issue. There are three spots in the drive way and several spots directly in front of the house. I have never ever had to park outside of these spots. Notably, some parents live so close they walk their children to the daycare. There have been several sets of siblings, which minimizes cars. There is no other day care around and I am told there cannot be within 500 feet. Plus, the daycare hours of operation are so limited. There is no real detriment to the neighborhood, but there is a huge benefit for local families. I must also add, the operator of the daycare has a deep respect for the local community and is very mindful of the local neighbors. This is a passion project that serves the community with really no detriment to neighbors. I hope for our community that the application is approved as proposed. Flora Camaj Newport Beach, Ca. 949-274-6143 Zoning Administrator - December 16, 2021 Item No. 13b Additional Materials Received After Deadline Gordon Preschool Minor Use Permit (PA2021-244)