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HomeMy WebLinkAboutIS030_YMCA Isoao AIRPORT' LAND. USE *OMMISSION FOR ORANGE COUNTY - 18741 Airport Way North ,Santa Ana, Cal. 92707 Phone: 714 834-6712' j May 24, 1983 Mr. Fred Talarico Environmental Coordinator Newport Beach Planning Dept. 3300 Newport Blvd. Newport Beach, California 92663' Subject: Orange Coast YMCA, Newport Beach Dear Mr. Talarico: During its regular meeting of Thursday, May 19, 1983, the Airport Land Use Commission for Orange County reviewed the subject project. Following dis- cussion of the matter, it was duly moved, seconded, and carried by the Com- mission to find the proposed Orange Coast YMCA project, Newport Beach, con- sistent with the Commission's Airport Environs Land Use Plan subject to the following conditions: 1 . That all structures be sound attenuated according to the Commission standards for the various proposed uses .* 2. That the project conform to the height criteria specified in FAR part 77. FAA approved obstruction lighting shall be installed, as determined by the Commission Secretary. 3. The project shall not emit excessive light or glare, nor produce or cause steam, smoke, dust or electronic interference, so as to interfere with or endanger aeronautical operations . 4. An Avigation Easement shall be granted to the County of Orange, if none presently exists . * Noise sensitive uses require an interior level of 45 CNEL. FOR THE COMMISSION: Al red W dy Secretary/Planner ` r • ` ' v cc: Mr. Tony Banzuelo - Harrison/Lorenzini \�� ;; `'•�4 A,IRPOrW LAND' USE WOMMISSI®N FOR ORANGE COUNTY - 18741 Airport Way North ,Santa Ana, Cal. 92707 Phone: 7141j4•6712 y1 wt2� NOTICE OF MEETING � Q Thursday, May 19, 1983 ' PLACE: Public Administrator/Registrar of Voters Building County Operations Center, Room 208 1300 South Grand Avenue, Santa Ana, CA. TIME: 7:30 p.m. SUBJECT: Regular Meeting AGENDA ROLL CALL: APPROVAL OF MINUTES: Commission Meeting of Thursday, April 21 , 1983. ANNUAL BUSINESS: 1 . ELECTION OF COMMISSION OFFICERS: (ACTION) OLD BUSINESS: 2. KOLL/CENTURY CENTRE, IRVINE: (ACTION) NEW BUSINESS: 3. ORANGE COAST YMCA, NEWPORT BEACH: (ACTION) COMMISSION CORRESPONDENCE/DISCUSSION ITEMS: 4. RESPONSES TO DRAFT AELUP REVISION. 5. UPDATING OF FULLERTON AIRPORT NOISE MAP. 6. STATUS OF CALTRANS/ALUC ASSISTANCE PROGRAM. 7. EXPECTED COMMISSION ACTIVITIES - JUNE THROUGH AUGUST. 8. ANNOUNCEMENTS. Next Regular Meeting _6/16/83 ,A.IRP®Ir LAND USEkOMMISSI®N FOR ORANGE COUNTY - 18741 Airport Way North ,Santa Ana, Cal. 92707 - Phone: 714 834-6712 May 19, 1983 AGENDA ITEM: #3 STAFF REPORT: ORANGE COAST YMCA, NEWPORT BEACH AGENCY: City of Newport Beach Planning Department 3300 Newport Blvd.: Newport Beach, California 92663 "Contact: Mr. Fred Talarico Phone: (714) 640-2197 SPONSOR: Orange Coast YMCA P.O. Box 2567 Newport Beach, California 9,2663 Contact: Mr. Tony Banzuelo Phone: (714) 751-3853 PROJECT DESCRIPTION: Subject project proposes to remodel and expand the current YMCA facility (15,700 sq. ft.) by adding,.45,000 sq. ft. to include a youth and family fitness center, gymnastics center, child care center, gymnasium, community meeting center, family crisis center, offices, and rooftop jogging track. Proposed design calls for masonry or tilt-up concrete construction. Sponsors have received approval of CUP, Traffic Study, and Height Variance from R-1 limit of 24 feet (1 story) . PROJECT LOCATION: Upon the premises of the Orange Coast YMCA, on the north side of University Dr. , easterly of Irvine Ave. , in the City of Newport Beach. Site is approximately 5,700 feet southwest of John Wayne Airport (see attached map) . FINDINGS: 1 . Site is located within the 65 CNEL contour, at about the 67/68 CNEL level , of the 1981 John Wayne Airport noise data (see attached map) . 2. Site is located beneath the FAR. part 77 Approach Surface, and , approximately 500' westerly of the extended centerline, .for runway 19R/1L at John Wayne Airport (see attached map) . 3. Site may be within the Irvine Company Avigation Easement area for John Wayne Airport. 4. Site elevation is approximately 55' ASL, maximum structure elevation is proposed to be approximately 89' ASL. ALUC STAFF REPORT • • Page Two 5. Traditional institutional facilities (hospitals, schools., etc.) are considered to be noise sensitive land uses. 6. Most of the activities listed in the description above have been conducted on site since 1968. The current project intends to provide proper facilities for these uses . CONCLUSION: Subject to conditions, the proposed project will be a compatible land use. RECOMMENDATION: That the Commission find the Orange Coast YMCA expansion consis- tent with the Airport Environs Land Use Plan subject to the follo,,-i- ing conditions: 1 . That all structures be sound attenuated according to the Commission standards for the .various proposed uses. 2. That the project conform to the height criteria specified in FAR part 77. FAA approved obstruction lighting shall be in- stalled, as determined by the Commission Secretary. 3. The project shall not emit excessive light or glare, nor produce or cause steam, smoke, dust or electronic inter- ference, so as to interfere with or endanger aeronautical • operations . 4. An Avigation Easement shall be granted to the County of Orange, if none presently exists. AWB:kw Attachment f 9� Yam, c IT--'1115 -1'4 ky -rV �i 0 M is V;t OP,q- L x • W :�&,nArRg gi- ORANGE COAST YMCA mom 0;.9,0 NEWPORT BEACH 6.1 Zllk N NIT jf��I Plum." 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Ii'.. n 03.1 1 � I•"._ s:T�1 I / I r ORANGE COAST YMCA NEWPORT BEACH \ f 1 A�.iul(r.I'.}/,l,ll�n� � $,Y"- r�� `._. \I. wS•`:� ku1Mi � 1 1 i i=;:}%'iv? d' L I^It 7 8ri�''\l�' 11 ' �.�31/t I�—',-Y �ilcr•^r: �•',!'; i %- 1 \ Cry u ,ML9»O Y COMMISSIONERS MINUTES • May 19, 1983 A � r c w m y. City of Newport Beach ROLL CALL INDEX ADDITIONAL BUSINESS Clarification on the YMCA Project Clarification of Planning Commission acticn from May 5, 1983 - The Planning Commission made the determination that the proposed stairwells on the YMCA project shall not exceed the permitted height of the parapet walls or railings. There being no further business, the Planning Commission adjourned at 9:00 p.m. x x Dave Goff, Secretary Planning Commission City of Newport Beach -34- Planning Commission Meeting May 5, 1983 Agenda Items No. 5, 6, & 7 CITY OF NEWPORT BEACH _ TO: Planning Commission FROM: Planning Department SUBJECT: Traffic Study (Continued Public Hearing) Request to consider a Traffic Study in conjunction with a 45,000 sq.ft. addition to the YMCA facility. AND Use Permit No. 1128(Amended) (Continued Public Hearing) Request to amend a previously approved use permit that permitted the establishment of a YMCA facility in the R-1 District. The proposed amendment is a request to construct a 45,OOOt sq.ft. addition that includes youth and family fitness facilities, a gymnastics center, a child care center, offices, a community meeting center and an illuminated roof top jogging/exercise area. The proposal also includes a modification to the Zoning Code so as to allow a portion of the proposed building, an enclosed trash area, and a 6 foot wall to encroach into the required 20 foot front yard setback, a portion of the required spaces to be compact spaces, and to allow a wall mounted identification sign in excess of 2 sq.ft.; and the acceptance of an environmental document. AND Variance No. 1098 (Continued Public Hearing) Request to allow a portion of the proposed addition to the Orange Coast YMCA to exceed the maximum allowable height in the 24/28 Foot Height Limitation District. LOCATION: Parcel No. 1 of Parcel Map No. 3-35 (Resubdivision No. 215) located at 2300 University Drive, on the northerly side of University Drive, easterly of Tustin Avenue in the West Bay area. ZONE: R-1 APPLICANT: Orange Coast YMCA, Newport Beach OWNER: Same as applicant t Background At the April 21, 1983 Planning Commission meeting, the Commission opened the public hearing on the above subject items, heard those wishing to testify and continue the public hearing to its May 5, 1983 meeting. The purpose of the continuance was to provide for a wider notice of application's than is required and to allow time for the applicant to have a second on-site meeting with adjacent homeowners and interested parties. Notice In accordance with the Planning Commission request, all property owners within the "Four-Fours" residential condominium project adjacent to the YMCA were notified of the continued public hearing. Additionally, the Back Bay Homeowners Association that requested notification of the public hearing was notified. Structure Height The Planning Commission requested that applicant explore lowering the structure. THe applicant has indicated to staff that if the Planning Commission desires, it would be able to lower the gymnasium and gymnastics portion of the building adjacent to the "Four Fours" condominiums as indicated below: Existing Structure Parapet 26'-5" Proposed Gymnasium/Gymnastics Area Original Revised, Parapet 34'-0" 28'-0" Roof 314-0" 28'-10" Corner extension 39'-011 34'-10" The applicant will provide revised drawings for Planning Commission review at the continued public hearing. Additionally, the Planning Commission requested that the YMCA demonstrate the height of the proposed structure, and invite interested parties to the site. The YMCA will hold an open house to accomplish this request on Saturday, April 30, 1983, between the hour of 1:00 p.m. and 2:00 p.m. PLANNING DEPARTMENT JAMES D. HEWICKER, Director By Fred Tcllarfco, Environmental Coordinator FT:tn Attachment: Original Staff Report with attachments dated April 21, 1983. 0 • MAY s, 083 Planning Commission Meeting cif-�4�r983 Agenda Items No. CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT: Traffic Study (Public Hearing) Request to consider a Traffic Study in conjunction with a 45,000 sq. ft. addition to the YMCA facility. AND Use Permit No. 1128 (Amended) (Public Hearing) Request to amend a previously approved use permit that permitted the establishment of a YMCA facility in the R-1 District. The proposed amendment is a request to construct a 45,000 ± sq. ft. addition that includes youth and family fitness facilities, a gymnastics center, a child care center, offices, a community meeting center and an illuminated roof top jogging/exercise area. The proposal also includes a modification to the Zoning Code so as to allow a portion of the proposed building, an enclosed trash area, and a 6 foot wall to encroach into the required 20 foot front yard setback, a portion of the required parking spaces to be compact spaces, and to allow a wall mounted identification sign in excess of 2 sq. ft.; and the acceptance of an environmental document. AND Variance No. 1098 (Public Hearing) Request to allow a portion of the proposed addition to the Orange Coast YMCA to exceed the maximum allowable height in the 24/28 Foot Height Limitation District. LOCATION: Parcel No. 1 of Parcel Map No. 3-35 (Resubdivision No. 215) located at 2300 University Drive, on the northerly side of University Drive, easterly of Tustin Avenue in the West Bay area. ZONE: R-1 APPLICANT: Orange Coast YMCA, Newport Beach OWNER: Same as applicant TO: Planning Commission - 2. Applications The Orange Coast YMCA has proposed the following applications related to the expansion of their existing facilities located at 2300 University Drive: 1) Acceptance of a Traffic Study prepared pursuant to Chapter 15.40 of the Newport Beach Municipal Code ("Traffic Phasing Ordinance") and City Policy S-1 ("Administrative Guidelines for Implementing ( the Traffic Phasing Ordinance") , and the approval of the project based on the data contained therein for the ultimate purposes of issuances of building and grading permits. 2) Acceptance of an Initial Study and Negative Declaration as having been prepared in compliance with the California Environmental Quality Act (CEQA) , the "State CEQA Guidelines" and City Policy K-3, and certification that the data was considered in the final decisions on the project. 3) The approval of an amendment to Use Permit No. 1128 so as to allow the construction of a 45j000 sq. ft. ± addition that includes youth and family fitness facilities, a gymnastics center, a child care center, offices, a community meeting center, and an illuminated roof top jogging/exercise area. The proposal also includes modifications to the Zoning Code so as to allow a portion of the ,proposed building, a new trash enclosure, and a six foot wall to encroach into the required twenty foot front yard setback, a portion of the required parking spaces, to be compact spaces, and to allow a wall mounted identification sign in excess of 2 sq. ft. Use Permit procedures are outlined in Chapter 20.80 of the Newport Beach Municipal Code. Modification procedures are outlined in Chapter 20.81 of the Municipal Code. 4) The approval of variance No. 1098 to allow a portion of the proposed addition to exceed the maximum allowable height in the 24/28 Foot Height Limitation District. variance procedures are 4 outlined in Chapter 20.82 of the Newport Beach Municipal Code. Environmental Significance An Initial Study was, prepared on this project in accordance with the California Environmental Quality Act (CEQA) , the State CEQA Guidelines and City Policy K-3. Based on the information contained in the Initial Study., the City's Environmental Affairs Committee determined that the project will not have a significant effect on the environment. A Negative Declaration for the project was issued. A copy of the Negative Declaration is attached for Commission review. TO: Planniffiommission - 3. • Conformance with General Plan The Land Use Element of the General Plan designates the site for "Governmental, Educational, and Institutional Facilities" uses. The existing YMCA complex on the property in question falls within the uses permitted. Subject Property and Surrounding Land Use The Orange Coast YMCA complex is located on the site. The existing development is constructed on a pad approximately 15 feet above the adjoining properties. To the northeast, is the Anniversary Estates single family residential development; to the southeast, is a recently constructed office complex; to the southwest, across the University right-of-way, is vacant property; and to the northwest, across a 28 foot wide alley, is an attached single family residential complex. Background At its meeting of May 20, 1965, the Planning Commission approved Use Permit No. 1128 that permitted the construction of the existing YMCA facility on the property in question. The following conditions of approval (as amended by the Commission on July 6, 1966) were required in conjunction with the development: 1. That layout be in accordance with plot plan submitted. 2. That there be no outdoor game courts or activities of a noisy nature without first obtaining a use permit. 3. That the parking lot adjoining the Anniversary Lane tract have a 5 foot wall and that screen planting be incorporated as a sound barrier. 4. That parking lot lights be 4 feet or less in height and so directed that they will not disturb the adjoining residential areas. 5. That a screen wall 4 feet in height shall be erected adjacent to ` the alley to the northwest of the site, on top of the bank and to within 20 feet of University Drive. 6. That the entrance to the parking lot be adjoining the side alley. 7. The driveway to the east must be designed to adequately handle anticipated volume of traffic. 8. The building plans must be submitted to the Planning Commission, without charge, prior to issuance of a building permit. 9. A resubdivision map must be submitted to the Planning Commission. Rpsubdivision No. 211 to create the YMCA site was approved by the Planning Commission on September 2, 1965, and was subsequently recorded. s_ TO: Planning Commission - 4. At its meeting of February 9, 1978, the Planning Commission partially approved an amendment to Use Permit No. 1128 to allow the installation of a pool cover consisting of an air supported structure, subject to the following conditions: 1. That development shall be in substantial conformance with the approved plot plan and elevations. 2. That the motors for the proposed air supported structure shall be sound attenuated in such a manner as to achieve a maximum sound level of 55 dBA at the northwesterly side and rear property lines of the site. An acoustical engineer shall certify to the Department of Community Development that the required sound attenuation has been achieved. The amendment to the use permit also included a request for parking lot lights not exceeding 18 feet ± in height where the original approval permitted said fixtures not to exceed 4 feet in height. Following discussion, this issue was removed from the calendar until such time as a final plan for the type and location of the lighting fixtures had been developed. Field inspection of the site has revealed the following inconsistencies with the approved conditions of approval in conjunction with the existing development: a) A 3 foot - 4 foot high masonry wall has been constructed adjacent to the Anniversary Lane tract where ' a 5 foot high wall was required. Some landscaping is located in front of said wall, but { no screen planting as a sound barrier has been established as required. b) An outdoor basketball court and playground, enclosed by 5 foot high fences, exist on the site where "no outdoor game courts or activities of a noisy nature" were to be permitted without first obtaining a use permit. c) 10 to 15 foot high light standards have been installed in the parking lot where said fixtures were not to exceed a height of 4 feet. I� TO: Planning Commission - 5. Traffic Study The applicant has requested the approval of a Traffic Study in accordance with the Traffic Phasing Ordinance (TPO) (Chapter 15.40 of the Newport Beach Municipal Code) and City Policy S-1 ("The Administrative Procedures for Implementing the Traffic Phasing Ordinance (TPO) ) . The Traffic Study was prepared for the City by JEF Engineering. The conclusions of their study are summarized below and the report is attached. The Traffic Study determined that one year after completion of the project, the project will generate one percent or more of the projected traffic volume for certain legs of the intersection of Irvine Avenue/University Drive/Del Mar Avenue, during the 2.5 hour peak period. An ICU analysis was performed for the intersection. The ICU analysis indicated that the existing, plus committed, plus regional growth, plus project traffic will not exceed 0.9000 with the addition of a westbound right turn lane to the intersection. Since the Traffic Study meets the criteria established by the City, it is suggested that the Planning Commission approve the Traffic Study with the Findings and subject to the Conditions indicated in Exhibit nAp Project Characteristics The proposed project consists of a 44,564 sq. ft. ± expansion to the existing 15,769 sq. ft. YMCA facility. The addition will include youth and family fitness facilities, a gymnastics center, a child care center, offices and a community meeting center. The additions will occur to the east and west of the existing facility. The following outline reflects the major characteristics of the proposed development: Lot Size: 358'± x 4941± = 175,677 sq. ft.± ( Building Setbacks Required Proposed Front: 20' min. 8' (at corner of west addition) Sides: 4' 29' and 47' Rear: 10' 1151± Buildable Area: 158,351 sq. ft.± 2 X Buildable Area: 316,702 sq. ft.± (permitted in the R-1 District) Proposed Gross Structural Area: 60,333 sq. ft.± Floor Area Ratio: .38 X Buildable Area f TO: Plann(* Commission - 6. Parking Proposed: 181 spaces (142 standard spaces, 35 compact spaces, 4 handicapped spaces) Required: See below Building Height Maximum Average Permitted: 291 24' Proposed: See below See below Details of Proposed Structural Area EAST ADDITION Sq. Ft. First Floor: Entry and Counter 915 Multi-Purpose Room 5,100 Corridor 540 Day Care (2) 1,365 Nursery 250 Workroom 130 Storage (5 areas) 1,000 Kitchen 676 Meeting Rooms (2) 850 Lobby and Corridor 1,110 Subtotal 11,930 Second Floor: Reception 460 Office 250 Conference Rooms (4) 850 Group Meeting 580 Corridor 220 Storage 90 Subtotal 2,450 sq. ft. TOTAL OF EAST ADDITION: 14,380 sq. ft. WEST ADDITION First Floor: Corridor, Vestibule and Stairs 1,900 Racquet Ball Courts (4) 3,200 Boys, Girls, Mens, Women's Lockers & Showers 2,800 Meeting Rooms 1,200 Fitness Test & First Aid 260 Storage 800 Pool Storage 227 Weight Training 1,080 Gymnastics 3,420 Gymnasium 8,366 Subtotal 23,253 sq. ft. TO: 'Planning Commission - 7. WEST ADDITION (Continued) Sq. Ft. Second Floor: Meeting & Observation 1,456 Men's Fitness Center 1,750 Co-ed Exercise 900 Office 325 Barber 100 Vestibule/Gallery 2,400 Subtotal 6,931 sq. ft. Third Floor: Jogging Track (open) - Exercise Area (open) - Subtotal - TOTAL OF WEST ADDITION: 30,184 sq. ft. EXISTING STRUCTURE: 15,769 sq. ft. EAST ADDITION: 14,380 sq. ft. WEST ADDITION: 30,184 sq. ft. TOTAL: 60,333 sq. ft. The applicant has submitted additional information in conjunction with the proposed development, and is attached for Commission review. Modifications to the Zoning Code The applicant's request for the approval of the amendment to the use permit for the 45,000 sq. ft. t addition also includes modifications to the Zoning Code. Said modifications include a corner of the west addition to encroach to within 8 feet of the front property line along University Drive, a 6 foot high wall that encroaches to within 8 feet { of the front property line, and a trash enclosure that encroaches to within 6 feet of said property line. A 20 foot front yard setback is required in the R-1 District. Staff is of the opinion that the proposed encroachments are minor in nature on the irregularly-shaped parcel and will not obstruct any views from adjacent property. Two 50 sq. ft. t logos depicting a "Y" are proposed to be installed on the front and -westerly side walls of the west addition of the facility where only a 2 sq. ft. identification sign is permitted in the R-1 District. Staff feels that the proposed signs are reasonable for the institutional use on the site. However, staff feels that the signs should not be illuminated, so as to be more compatible to the adjoining residential uses to the west. TO: Planning Commission - 8. Variance Request The YMCA has requested the approval of Variance No. 1098 to allow a portion of the proposed addition to exceed the maximum allowable height in the 24/28 Foot Height Limitation District. The zoning Code requires that in order to grant any variance, the Planning Commission must find that the applicant has established the grounds for a variance set forth in Chapter 20.82 (Section 20.82.020 of the Newport Beach Municipal Code) : 1. That there are exceptional or extraordinary circumstances applying to the land, building or use referred to in the application, which circumstances or conditions do not apply generally to land, buildings and/or uses in the same district. 2. That the granting of the application is necessary for the preservation and enjoyment of substantial property rights of the applicant. 3. That the granting of such application will not, under the circumstances of the particular case, materially affect adversely the health or safety of persons residing or working in the neighborhood of the property of the applicant and will not under the circumstances of the particular case be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood. The applicant has submitted the following statements in support of this request: Hardship Involved? The property is irregularly shaped and alignment of new expansion with existing facility requires one corner of gymnasium to project into front setback. The present R-1 zone is some what unreasonable in its application to an institutional building, especially regarding building height. What exceptional circumstances apply to the property? The required dimensions and height of a regulation size gymnasium are extraordinary to the use of this property and do not apply to other R-1 zoned properties or other properties in the vicinity. Why is a variance necessary to preserve property rights? The height and front setback encroachment cannot be reduced in size without destroying the integrity of the proposed use. Without the development of these facilities the YMCA program could not offer the types of programs required to sustain itself. TO: Planning Commission - 9. Why will the proposal not be detrimental to the neighborhood? The YMCA serves the health and recreation and social needs of the Harbor Area. The setback encroachment is angular and not extensive. The height encroachment does not block any views nor set any precedents. The entire massing of the building is consistent with its function. The front setbacks and heights vary considerably across the site giving a pleasing form and allowing adequate light and ventilation. The highest portion of the proposed west addition will be the stairwells to and parapet walls around the rooftop jogging/exercise area. The maximum height for this area is proposed to be 39 feet above natural grade. The maximum height of the proposed east addition will be 27 feet above grade, measured to the top of the parapet wall, and 32 feet measured to the top of the proposed skylights (see attached elevations and sections) . it is the opinion of staff that the request for the variance related to height is warranted. The proposal does not appear to block any views from adjacent properties and the proposed uses could not reasonably be placed on other portions of the property without exceeding the permitted height limits in the R-1 District. Additionally, the required dimensions and heights of a regulation size gymnasium are extraordinary to the use of this property and do not apply to other adjacent parcels. The proposed structure is located at least 47 feet from the westerly side property line. Additionally, the adjacent residential development to the west of the site is across an alley. Off-Street Parking The Municipal Code has no specific parking requirements for institutions similar to the YMCA. If each space within the expanded facility were calculated on an individual basis, approximately 350 parking spaces would be required. However, it is apparent that the gymnasium, offices, the multi-purpose room, and other facilities will never be occupied to maximum occupancies at the same time. During the week of February 15th to the 21st, staff of the YMCA accomplished an extensive survey of the number of automobiles parking in the on-site parking lot. The parking study indicated that the maximum number of cars parked at an hourly average occurred at the noon hour, with approximately 56 automobiles parking on-site. • (See attached information submitted by the applicant) . TO: Planning Commission - 10. One hundred and eighty-one (181) off-street parking spaces are proposed in conjunction with the proposed development as follows: Spaces Percent Standard 142 79 Compact 35 19 Handicap 4 2 TOTAL 181 100 1 Staff feels that the number of parking spaces is adequate for the proposed expansion, .provided that the applicant monitors its programs in the YMCA so as not to exceed the capacity of the parking. The number of compact spaces (19%) is also consistent with other similar requests that have been approved by the Planning Commission. Recommendation It is the opinion of staff that these requests are reasonable and should be approved, subject to the Conditions as indicated in Exhibit "A". The use of the site was established by the Planning Commission eighteen years ago (1965) and for the most part the structure will expand existing programs as opposed to creating new programs. If, however, based upon testimony presented at the public hearing, the Commission desires to deny the variance request for the height of the structure, an Exhibit "B" with appropriate Findings has been provided and is attached. PLANNING DEPARTMENT JAMES D. HEWICKER, Director By � /fi Ci(/>ucd� Fred Talarico Wit+ Environmental Coordinator FT/pw Attachments: Exhibit "A" Exhibit "B" Vicinity Map Information submitted by the Applicant Traffic Study Negative Declaration Plot Plan, Floor Plans, Elevations and Sections EXHIBIT "A" RECOMMENDED FINDINGS AND CONDITIONS OF APPROVAL OF THE TRAFFIC STUDY, USE PERMIT NO. 1128 (AMENDED), AND VARIANCE NO. 1098 APRIL 21, 1983 A. TRAFFIC STUDY FINDINGS: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the circulation system in accordance with Chapter 15.40 of the Newport Beach Municipal Code and City Policy S-1. 2. That the Traffic Study indicates that the project- generated traffic will be greater than one percent of the existing traffic during the 2.5 hour peak period on any leg of the critical intersections, and will add to an unsatisfactory level of traffic service at critical intersection which will have an Intersection Capacity Utilization of greater than .90. 3, That the Traffic Studies suggest a circulation system improvement which will improve the level of traffic service to an acceptable level at all critical intersections. 4. That the proposed project, including circulation system improvements will neither cause nor make worse an unsatisfactory level of traffic service on any "major", "primary-modified" or "primary" street. CONDITION: 1. That prior to the occupancy of the proposed project the circulation system improvements described in the Traffic Study dated April 1983 on Page 10 prepared by JEF Engineering, Inc. , shall have been accomplished unless subsequent project approvals require modifications thereto. (The ultimate design of the intersection shall be subject to the approval of the City Traffic Engineer) . EXHIBIT "A" - Continued April 21, 1983 Page 2. B. USE PERMIT NO. 1128 (AMENDED) FINDINGS: 1. That an Initial Study and Negative Declaration have been prepared in compliance with the California Environmental Quality Act, and that their contents have been considered in the decisions on this project. 2. That based on the information contained in the Negative Declaration, the project incorporates sufficient mitigation measures to reduce potentially significant environmental effects, and that the project will not result in significant environmental impacts. 3. The project will comply with all applicable City and State Building Codes and Zoning requirements for new building applicable to the district in which the proposed project is located, except those items requested in conjunction with the proposed modifications. 4. That the proposed use is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 5. The project lot size conforms to the Zoning Code area requirements. 6. The Police Department has indicated that it does not contemplate any problems. 7. Adequate off-street parking and related vehicular circulation are being provided in conjunction with the proposed development. 8. The proposed number of compact car spaces constitutes 19 percent of the parking requirements which is within limits generally considered acceptable by the City Traffic Engineer. 9. The approval of Use Permit No. 1128 (Amended) will not, under the circumstances of this case be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general welfare of the City. 12 EXHIBIT "A" - Continued April 21, 1983 Page 3. USE PERMIT NO. 1128 (AMENDED) CONDITIONS: 1. That development shall be in substantial conformance with the approved plot plan, floor i plan, elevations and sections, except as noted below. 2. That all mechanical equipment and trash areas shall be screened from University Drive and adjoining properties. 3. That all improvements be constructed as required by Ordinance and the Public Works Department. 4. That vehicular access be provided to the existing storm drain easement access road located at the northeasterly corner of the parcel to the satisfaction of the Public Works Department. S. That the on-site vehicular and pedestrian circulation systems be subject to further review by the Public Works Department. 6. That the existing deteriorated drive apron and gutter on the University Drive frontage be replaced under an encroachment permit issued by the Public Works Department. 7. That prior to the issuance of a building permit, the applicant shall demonstrate to the satisfaction of the Planning Department and the Public Works Department, that sewer facilities t will be available for the project at the time of occupancy. 8. That arrangements be made with the Public Works Department to guarantee satisfactory completion of the public improvements. 9. That a master plan of sewer, water and storm drain facilities be prepared and approved by the Public Works Department prior to issuance of any building permits. 10. Development of site shall be subject to a grading permit to be approved by the Building and Planning Departments. r EXHIBIT "A" - Continued April 21, 1983 Page 4. 11. That a grading plan, if required, shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. 12. The grading permit shall include, if required, a description of haul routes, access points to the site, watering, and sweeping program designed to 1 minimize impact of haul operations. 13. An erosion, siltation and dust control plan, if required, shall be submitted and be subject to the approval of the Building Department and a copy shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 14. The velocity of concentrated run-off from the project shall be evaluated and erosive velocities controlled as part of the project design. 15. That grading shall be conducted in accordance with plans prepared by a Civil Engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans on standard size sheets shall be furnished to the Building Department. 16. That erosion control measures shall be done on any exposed slopes within thirty days after grading or as. approved by the Grading Engineer. 17. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect. 'The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. (Prior to the occupancy of any structure, the licensed landscape architect shall certify to the Planning Department that the landscaping has been installed in accordance with the prepared plan) . 18. The landscape plan shall be subject to the review of the Parks, Beaches and Recreation Department and approval of the Planning Department. 19. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. i EXHIBIT "A" - Continued April 21, 1983 Page S. 20. The landscape plan shall place heavy emphasis on the use of drought-resistant native vegetation and be irrigated with a system designed to avoid surface runoff and over-watering. 21. The landscape plan shall place heavy emphasis on fire-retardant vegetation. 22. Landscaping shall be regularly maintained free of weeds and debris. All vegetation shall be regularly trimmed and kept in a healthy condition. 23. That any roof top or other mechanical equipment shall be sound attenuated in such a manner as to achieve a maximum sound level of 55 Dba at the property. line. 24. That any mechanical equipment and emergency power generators shall be screened from view and noise associated with said installations shall be sound attenuated to acceptable levels in receptor areas. The latter shall be based upon the recommendations of a qualified acoustical engineer, and be approved by the Planning Department. 25. That all buildings on the project site shall be equipped with fire suppression systems approved by the Fire Department. 26. That all access to the buildings be approved by the Fire Department. 27. That fire vehicle access, including the proposed planter islands, shall be approved by the Fire Department. 28. Final design of the project shall provide for ,the incorporation of water-saving devices for project lavatories and other water-using facilities. 29. That the lighting system within the structure and in the off-street parking lot shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a Licensed Electrical Engineer; with a letter from the Engineer stating that, in his opinion, this requirement has been met. i J EXHIBIT "A" - Continued. April 21, 1983 Page 6. 30. That the final design for the parking area be approved by the City Traffic Engineer. 31. That a minimum of 181 parking spaces be provided on-site at all times. 32. That a maximum of 19% t (35 spaces) of the parking on-site may be compact parking spaces. 33. That no nighttime lighting shall be permitted on the running track/exercise area, except for pacing lights on the running track. 34. That no TA amplified paging systems shall be permitted in any outdoor area on the subject property. 35. That the two proposed wall signs shall not be illuminated. 36. It shall be the responsibility of the YMCA to monitor its programs for the proposed facility so as to not exceed the capacity of the proposed parking lot. If it is determined by the Planning Department that programs exceed the on-site parking spaces, they shall be modified in a manner approved by the Planning Department. 1 EXHIBIT "A" - Continued. April 21, 1983 Page 7. C. VARIANCE NO. 1098 FINDINGS: 1. That there are exceptional or extraordinary circumstances applying to the land, building, and use proposed in this application, which circumstances and conditions do not generally apply to land, building, and/or uses in the same district inasmuch as the YMCA's gymnasium requires specific dimensions and height that do not apply to adjacent properties in the vicinity. 2. That the granting of a variance to the height requirement is necessary for the preservation and enjoyment of substantial property rights of the applicant, inasmuch as without the height, the YMCA could not offer programs necessary to sustain itself and serve the community. 3. That the establishment, maintenance, and operation of the use, property, and building will not, under the circumstances of the 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 detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. CONDITIONS: 1. That development shall be in substantial conformance with the approved plot plan, floor plans, elevations and sections. 2. That all applicable conditions of Use Permit No. 1128 (Amended) shall be fulfilled. L EXHIBIT "8" RECOMMENDED FINDINGS FOR DENIAr, FOR VARIANCE NO. 1098 APRIL 21, 1983 FINDINGS: 1. That there are no exceptional or extraordinary circumstances applying to the land, building, and use proposed in this application, which circumstances and conditions do not - generally apply to land, building, and/or uses in the same district inasmuch as the gymnasium could be constructed without the running track and the site could be graded lower. 2. That the granting of a variance to the height requirement is not necessary for the preservation and enjoyment of substantial property rights of the applicant, inasmuch as the existing use on the site is substantial. 3. That the establishment, maintenance, and operation of the use, property, and building will, under the circumstances of the 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 and be detrimental or injurious to property and improvements in the neighborhood and the general welfare f he o t City. I V � • I la]'\:•i'L•V '��'t�i,r•) �'Jf0 ri:V•.J- ])-r) I N.V t lu[wur r10 fMl I I !]K �))r i<\•%]L.'K{LfAI{)r{r /tLY•Y•r0I-L 1I-If•ll wmfr.:/ fw[.uu er t c.\�Y cf..n nea es <LO\r If/. V/Yi/L.y)L.U(J40W K✓w• /Y Pf !•N•)) y i\+ffJ4�yfYVI• RANT ,flYrl Le LANE R.•!F � >B N1>If Ifu w�i Lwxovffa.of.. w rJn'v:..re,n nG 1rcawY O YR.YN/YJJL•t rYM JM{0Y'.nf (n.fN) ti � F v •V's. J'RV/NE $ ` AVFNfIf �� e[i Jrwo.r U_ R-1-g /AAZA � '• Lrt P-c O v ' � JIf YFR 4NF p P CRE-ZONED Ri•p 2 �\ ORD. Na SO7 z h o Z 1 q / \ R•I-D I \ 2 P C m N,L JEE MA/ NO. 1u JFf A/Av No. as DISTRICTING MAP NEWPORT BEACH - CALIFORNIA R-A I AGRICULTURAL. RESIDENTIAL C-I LIGHT COMMERCIAL f INTERMEDIATE R-1 SINGLE FAMILY RESIDENTIAL C-2 GENERAL COMMERCIAL U UNCLASSIFIED R-2 DUPLEX RESIDENTIAL R-3 RESTDMJI IPLE FAMILY RESIDENTIAL M-I-A CONTROLLED MANUFACTURING -4 MULTIPLE RESIDENTIAL M-1 MANUFACTURING -8-N COMBINING DISTRICTS ORD NO 635 IN FEET DATE DEC. as. nee U SSA Pis M 1r Qo .l1Z. 8 (,Apimbei�, mb Yi-UP�,oJc..F A)o. l098 rRA r-Fic. STAY ' Ac.It ltizl r ZNC. i NEW ADDITION. & ALTERATIONS TO ORANGE COAST YMCA The Orange Coast YMCA seeks to add 45,000 square feet to its existing facility of 16,000 square feet in order to serve our current 13,000 youth and adult members. In 1968 the City of Newport Beach approved a full YMCA facility, but due to lack of funds only 25% of the facility was constructed. This building does not meet the growing program and office space demands that are currently upon us. We propose to add Youth and Family Fitness Facilities, Gymnastics Center, offices for our existing Family Crisis Center staff, Child Care Center and a Community Meeting Center. Currently, over 13;000 members use the existing facilities which include two locker rooms, a weight room, two handball courts, two meeting rooms, one multi-purpose room, a fitness center, outdoor gym, two outdoor pools and eight offices. In order to better serve the program demands of 1983 and forward, we need to add a full gymnasium, gymnastics center, two new locker rooms for boys and girls, four racquetball courts, new weight room, a new Women's Fitness Center, storage space for pool and gym equipment, staff offices for existing staff, a multi-purpose room that would hold 350 youth and adults for meal service, three smaller meeting rooms and office space for our Family Crisis Center which is currently 'housed in the First Methodist Church of Costa Mesa. A full YMCA facility in a community is generally regarded to increase property values do to the easier access to health and recreational activities. �U ORANGE COAST YMCA February 1983 FACILITY EXPANSION PROGRAM DEFINATION The Orange Coast YMCA -seeks to add 45,000 square feet to its existing 16,000 square foot facility which is located at 2300 University Drive, Newport ,Beach. Here below are listed the program spaces along with program defination. GYMNASUIM - primarly to house existing programs such as aerobic fitness which is offered five times a day on the outdoor slab; ski fitness offered twice a week; men's basketball offered twice a week at noon and other times court is vacant; youth phyiscal education offered after school -, YBA league for children currently offered six days a week in afternoons. Gymnasuim would allow us to serve our pre- sent members without concern for weather which causes class loss and income loss. GYMNASTIC CENTER - would take the place of our lobby located multi-purpose room in which we offer movement education for children 3 months and older; gymnastics for older children; self defense, judo, Karate for adults; ballet and dance classes for children and adults. FOUR RACQUETBALL COURTS would allow the YMCA to retain more of its existing members and allow for more youth time on the courts. We would also be able to offer leagues and tournaments on a regular basis plus some new programs such as walleyball . TWO NEW LOCKER ROOMS would allow us to provide seperate change room and shower facilities for our existing members based on age and sex. Currently women and girls have one locker facility and men and boys have another. Seperate facilities for each of the four groups would be provided. WEIGHT ROOM this new room would replace the existing facility which would be turned into a maintance center with shop equipment. The new facility would house CAM 11 and olympic weight room equipment. P.E. STORAGE E OFFICE SPACE would be used to house existing staff and store existing equipment. Some new equipment for gymnastics would be required. TWO P.E. AREA MEETING ROOMS adjacent to the Gym and pool area would house meetings of existing groups such as scuba classes, life saving classes, Healthy Back, lead- ership training near the facility of use rather than in the chapel or ! red room. MEN'S FITNESS CENTER a new facility for our 320 men Fitness Center members while women would use the existing facility. Both groups would have access to their center while the YMCA is open rather than on limited time basis. We would have a shared exercise area and exercise equipment. MULTI-PURPOSE ROOM for large group meetings that are often now held out doors or in a stuffed lobby area. Room would also be available for AYSO, Boy Scouts, etc to use. KITCHEN to replace existing kitchen facility with large, more functional food service preparation and service facility. We would be able to prepare meals and snacks for group which we currently have to buy outside the Y and have brought in. FAMILY CRISIS CENTER OFFICES to house existing staff which is currently located at First Methodist Church in Costa Mesa and will result in a reduction of in and out trips between the existing facilities. .Annual family case load of Center staff is 90 families. . page 2 • MEETING ROOMS b STAFF OFFICES to house existing staff and to provide additional space for groups which currently meet at the YMCA. Currently our parent-child program leadership groups meet at the Y, often tighly scheduled around other meet- ings in the same two rooms, i .e, healthy back class. NURSERY AREA currently we provide care for 40-50 children each day in one of our meeting rooms for parents who wish to have a work out or. participate in a YMCA class. The nusery area would allow for more room for the children as well as an outdoor play area. 1 The YMCA currently has over 12.000 member/ participants on an annual basis partici- pating in a variety of classes, organized programs and drop in activities. We see addititonal participants in such things as aerobic fitness classes, but basically from our existing membership/participants. The new participants will generate in- come to pay for facilities and staffing costs. The amount of time that a person might stay at the YMCA would increase as more programs are offered, but we do not see the same person making more than one trip per day to the YMCA. The avprage length of stay would increase from 1 hour to 1 hour 40 minutes. The only facilities where we would have increase membership in are current members proposed members Men's Fitness Center 330 450 Women's Fitness Center 150 450 The YMCA facilities are crowded now, per our members. If expansion is not done in ' the next 12-18 months, our membership/participation will drop from the 12,000 mark back to the mld-1970's number of 6 to 7,000 people annually. �" TRAFFIC STUDY DAILY L O G DIRECTION DIRECTION TYPE OF VEHICLE FROM GOING Ln N W a z z cn z vc;i z V cn F F K W 2 N J J N J J N S V Z N W QIL K S WC.0 S S U N J J Z Z � Z Z S J � > ¢ • C J Q Q W C 1— DATE c�i Fes- !� We z o H ¢ a t� TUESDAY, FEBRUARY 15, 1983 212 96 308 4-8 128 107 73 111-50 122 81 428 14 0 WEDNESDAY, FEBRUARY 16, 1983 172 1.04276 403 112 102 64 95 116 70 3741 lk 6 THURSDAY, FEBRUARY 17, 1983 230 121 351 477 131 119 91 105F125FI 480 1} 2 FRIDAY, FEBRUARY 18, 1983 146 105 251 318 113 86 71 75 101 71 4101 11 2 fl SATURDAY, FEBRUARY 19, 1983 40 16 56 69 . 21 22 15 15 29 15 100 1 3/4 0 SUNDAY, FEBRUARY 20, 1983 20 18 38 39 13 15 9 12 15 10 62 Il 0 MONDAY, FEBRUARY 21 , 1983 112 72 184 238 71 66 49 57 67 62 356 2 2 �Gj9S7 y/'I�i� �i�ft'K 66 !/ 3`t s�- qs N6 NI, N7. 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Since the Intersection Capacity Utilization at this location already exceeds 0.90 (considering existing plus committed project traffic) the ICU will be further increased unless mitigated. If a right turn lane were to be installed on westbound University Drive, then the resulting intersection ICU would be less than 0.90. I wish to express my appreciation for being selected to perform this study and acknowledge the cooperation and assistance provided by yourself and Mr. Rich Edmunston. Sincerely, Joe E. FoAt, PE California Reg. No. C-20258/T-854 C�I� TABLE OF CONTENTS DESCRIPTION PAGE Project Description . . . . . . . . . . . . . . . . . 1 Trip Generation . . . . . . . . . . . 1' Traffic Distribution and Assignment . . . . . . . . . 7 Critical Intersection Analyzed . . . . . . . . . . . 9 Intersection Capacity Utilization - One Percent Analysis . . . . . . . . . . . . . . . . . . . . . . 9 Conclusion . . . . . . . . . . . . . . . . . . . . . 10 LIST OF FIGURES FIGURE NO. TITLE PAGE 1 Vicinity Map 2 2 Trip Distribution , 8 LIST OF TABLES TABLE NO. TITLE PAGE 1 Project Description . . . . 3 2 Approved Project Volumes 6 APPENDIX One Percent Volume Analysis (6) Intersection Capacity Utilization Analysis (1 ) YMCA Traffic Study (0-D Data) oc Fi PROJECT DESCRIPTION The Orange Coast YMCA is proposing to construct a 45,000 square foot (SF) addition to the existing 16,000 SF on University Drive. Construction is planned to begin and end in 1983 with initial occupancy in 1984 and full occupancy in 1985. The building would be located on University Drive near the City's western boundary. An origin and destination study of existing YMCA patronage shows 27% of the traffic that enters and exits the facility does not impact critical intersections in the City of Newport Beach. A Location Map is shown in Figure 1. A detailed description of the proposed expansion is presented in Table 1 . TRIP GENERATION The primary source utilized for determination of trip rates was Trip Generation Rates �y Land Use, published by Orange County Environmental Management Agency in November, 1977. This reference indicates that a YMCA/YWCA typically produces 6.0 trips per day per 1000 square feet of gross floor area. In addition, the YMCA surveyed their existing patronage for a week in February, 1983 and determined that both the existing daily and hourly trip generation rates and the amount and duration of parking. Copies of this information is presented in the Appendix. Based on existing usage at the YMCA and considering a relatively small facility size of only 16,000 SF, a daily trip generation of 34 trips/KSF was calculated. Similarly, 18.6% of the daily trips arrived during the critical peak 2 1 /2 hour period while 14.8% departed. Since the facility is only expanding its present size to accomodate existing patronage plus a limited growth in new membership (ie 3.5% from a present 12,000 �9 -1- •'t C C� ew«nuu C �• T I_ �. wAzleaufl AG nss oxe • o ,•t :u�YIYI �r / U ` •tnr • 1••�' ! :'yY.u•tu °J '••�N./uay• uwuY'�• (/ o 11 aIt .YIYO ` • 0. / •u ♦L / • .'�♦'♦,aw 7 N A 'a• J •o•+, 1 y^i 5" qu•,°''• • g° S / COUNTY / •Ire ° Yi i is ielu n` So♦ fi • • p �Y / COI ,}WILL at V •, a t M"< NI fCMO 111N{�} �^ r0 •rf ( O.• a0 O♦\ .. — APLINGTOM Itm,YI{{ LL uaO V� 4 f!4 IJ [ / •, ♦4r• ••• "•" . • 'ow.+Na[All IF fAlR■M ui,Ds R : ' 7 ' ,,•'♦ l AIP RT °/•' L O� IO DMIIFCCi w[ll[fl[Tr,M mass / Vrf •1}��yy aI'lIM \ :ion"•' • ° Ox l/ Al . •.. YMI ' OOON.1::• •�.,,Qi� .� • • S i z . :t . $iul{.MtLL__�0 tlx p hJ (i�''Y al]•' 4°,!•°• ♦`a .OY M1 Wea,n.l 'A A♦,yam : :•e•o•' : , r.':•• .:hH�"At, u sc. J� 1.4 • ♦``• 'h ♦` ,Aa :•. ./n 0,. 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J•r �•'t r/•. : ♦♦ ♦ ♦ ' h "♦' ' ''•1 '�'�� .IYY Ir,f� � ••h1 4Y •,� f, �•'[II.1� •t •ir �'♦ + • • • A•, ••h• ♦ �off. i'�i 1C �' s `!I ll' �:•�,a!",.J a0 4 ,i• / • . 1 '' ' !•\�� �f• °1 ° r♦ u`C,�♦ N f'r/ •••ry 'f4 If1"I• •• 1 •,• I '•..4 ^. ' i,.• ♦ • ,�ir i aJEa`♦ /'� 't 1 f. .ov: • ;mu. •muw. " I O ' COSTAv ♦••ti. .�. r". "°t,•(/a.`.i', q�t �,. E • .n,. ./ I ,.:�::.:::.. 4ha'K, ;,p: r Eu;sMR It ♦ ' . ,,4'�i. ,of t.,a 4t�fyQ'So�la /1•r i y - .u.oYs rt '� u....au.. L.S','F ',,'M.'°°. • `.I v • ii _ M1 CIPI��YY1fi•AxtN� •/ ,_e. a g : _ :•; 4�NEWPORT Yo 10.0 j Bonita `�;.- ;!,� .�. °Y,,,� \. ' w. BOAC '• ` ' ` ' �• tl^ i . • ! f•Y•"y'( ie4tl .y4 Y s4 LMAc{,yv.«. D ••• �Y/u� o t`:•••4a. J . r• h .. i it .t •. •.4. •/i' ttyr♦r4 •y e, t ,C 0'M{I gP.� «vaN b. Y, °, •, .!�,. '( ° 4,0! oa ohr ft+ia'a�J J'illlme IIn OP t• 1'• w��',�•,��j''�•�` � . ' Y,4•, .er •' '' ° 'b JOi�% y%OfYha{rN�SA�LN 'r,`a♦•,•of :w. ('@ �A t'1�1a,+t A.�+ . : `11.04 •�' Q• MIND a h' MOAMIMp'■GAtM @ ♦..e/(s f 1Y f •11 GfT ♦ IIR VIIW/ •. , ,twr 1' ^/� , •o A. NEWYORT QVampr ' LEGEND S: J4aARI '�`q ' = YMCA SITE ` O CRITICAL INTER 'JAY as x■T P° 1.♦ i�Att� S iu r,w a \ 4yrDAJ4., iuVp 1 ACON JAY ql J ° 10 r r'3`i \'•" uoo* �°. � ifk�Mc`A c,"Tw AMr'V,1' :ouf < •\ A�r • •z•J'y"^ LL HAw■ AI `rL ]H�•113t p ♦ ♦•reSY OLtT �. �d •1. - NORTH F , ["[Ytrint $��J� t �r4 P JE Fenglneering Traffic & Transportation Consulting VICINITY MAP• FIGURE 1 �� —2— • TABLE 1 • PROTECT DESCRIPTION ORANGE COAST YMCA February 1983 FACILITY EXPANSION PROGRAM DEFINATION The Orange Coast YMCA seeks to add 45,000 square feet to its existing 16,000 square foot facility which is located at 2300 University Drive, Newport Beach. Here below are listed the program spaces along with program defination. GYMNASUIM - primarly to house existing programs such as aerobic fitness which is offered five times a day on the outdoor slab; ski fitness offered twice a week; men's basketball offered twice a week at noon and other times court is vacant; youth phyiscal education offered after school ; YBA league for children currently offered six days a week in afternoons. Gymnasuim would allow us to serve our pre- sent members without concern for weather which causes class loss and income loss. GYMNASTIC CENTER - would take the place of our lobby located multi-purpose room in which we offer movement education for children 3 months and older; gymnastics for older children; self defense, judo, Karate for adults; ballet and dance classes for children and adults. FOUR RACQUETBALL COURTS would allow the YMCA to retain more of its existing members and allow for more youth time on the courts. We would also be able to offer leagues and tournaments on a regular basis plus some new programs such as walleyball . TWO NEW LOCKER ROOMS would allow us to provide seperate change room and shower facilities for our existing members based on age and sex. Currently women and girls have one locker facility and men and boys have another. Seperate facilities for each of the four groups would be provided. WEIGHT ROOM this new room would replace the existing facility which would be turned into a maintance center with shop equipment. The new facility would house CAM II and olympic weight room equipment. P.E. STORAGE b OFFICE SPACE would be used to house existing staff and store existing equipment. Some new equipment for gymnastics would be required. TWO P.E. AREA MEETING ROOMS adjacent to the Gym and pool area would house meetings of existing groups such as scuba classes, life saving classes, Healthy Back, lead- ership training near the facility of use rather than in the chapel or ! red room. MEN'S FITNESS CENTER a new facility for our 320 men Fitness Center members while women would use the existing facility. Both groups would have access to their center while the YMCA is open rather than on limited time basis. We would have a ' shared exercise area and exercise equipment. MULTI-PURPOSE ROOM for large group meetings that are often now held out doors or in a stuffed lobby area. Room would also be available for AYSO, Boy Scouts, etc to use. KITCHEN to replace existing kitchen facility with large, more functional food service preparation and service facility. We would be able to prepare meals and snacks for group which we currently have to buy outside the Y and have brought in. FAMILY CRISIS CENTER OFFICES to house existing staff which is currently located at First Methodist Church in Costa Mesa and will result in a reduction of in and out trips between the existing facilities. Annual family case load of Center staff is 90 families. -3- 3i TABLE 1 (continued) • • MEETING ROOMS b STAFF OFFICES .to house existing staff and to provide additional space for groups which currently meet at the YMCA. Currently our parent-child program leadership groups meet at the Y, often tighly scheduled around other meet- ings in the same two rooms, i .e. healthy back class. NURSERY AREA currently we provide care for 40-50 children each day in one of our meeting rooms for parents who wish to have a work out or participate in a YMCA class. The nusery area would allow for more room for the children as well as an outdoor play area. The YMCA currently has over 12,000 member/ participants on an annual basis partici- pating in a variety of classes, organized programs and drop in activities. We tee addititonal participants in such things as aerobic fitness classes, but basically from our existing membership/participants. The new participants will generate in- come to pay for facilities and staffing costs. The amount of time that a person might stay at the YMCA would increase as more programs are offered, but we do not see the same person making more than one trip per day to the YMCA. The avprage length -of stay would increase from I hour to l hour 40 minutes. The only facilities where we would have increase membership in are current members ro os20d members Men's Fitness Center 330 Women's Fitness Center 150 450 The YMCA facilities are crowded now, per our members. If expansion is not done in the next 12-18 months, our membership/participation will drop from the 12,000 mark back to the mid-1970's number of 6 to 7,000 people annually. -4- to 12,400) it appears reasonable to apply the "average" YMCA trip generation rate of 6 trips/KSF to the entire 45,000 SF expansion rather than modifying the prevailing rate of 34 trips/KSF. This presumes the facility usage will increase by 270 trips per day in addition to the existing 548 average daily trips. For purposes of estimating future traffic growth, an annual growth rate of 2.4% for 1983 and 2.3% per year thereafter was utilized. All critical intersection utilized 1982 traffic counts with the base year for analysis taken as 1985. This required projecting three years' growth at all intersections. Regional traffic factors provided by the Forecast Analysis Center of the Orange County Adminstrative Office were utilized. The trip generation attributable to committed but as yet uncompleted projects was added to 1982 traffic for purposes of the one percent test and calculation of ICUs. A listing of these projects is presented in Table 2. 5 -5- a , TABLE 2 TRAFFIC PHASING ORDINANCE REPORT ON APPROVED PROJECT VOLUMES ALL PROJECTS ON FILE: PERCENT OCCUPANCY: HUGHES AIRCRAFT #1 1 .00 HOAG HOSPITAL 0.00 FAR WEST SAVINGS AND LOAN 0.00 PACESETTER HOMES 0.00 AERONUTONIC FORD 0.00 BACK BAY OFFICE 0.00 BOYLE ENGINEERING 1 .00 CAL CANADIAN BANK 1.00 CIVIC PLAZA 0.00 CORPORATE PLAZA 0.00 KOLL CENTER NEWPORT Q.00 CAMPUS/MACARTHUR 0.00 NATIONAL EDUCATION OFFICE 0.00 ORCHARD OFFICE 1.00 PACIFIC MUTUAL PLAZA 0.00 3701 BIRCH STREET 1 .00 SHOKRIAN 0.00 BANK OF NEWPORT 0.00 BAYSIDE SQUARE 1 .00 SEA ISLAND 0.00 BAYWOOD APARTMENTS 0.00 HARBOR POINT 0.00 ROGER'S GARDENS 0.00 SEAVIEW LUTHERAN PLAZA 0.00 RUDY BARON 0.00 QUAIL BUSINESS CENTER 1.00 411 NEWPORT BOULEVARD 0.00 VALDEZ - 3101 W COAST HWY 0.00 COAST BUSINESS CENTER 0.00 ROSS MOLLARD 0.00 BANNING - NEWPORT RANCH 0.00 PARK LIDO 0.00 HUGHES AIRCRAFT NO.2 0.00 HERITAGE BANK 0.00 FLAGSHIP HOSPITAL 0.00 BIG CANYON 10 0.00 FUN ZONE 0.00 J� -6- • TRAFFIC DISTRIBUTION AND ASSIGNMENT The directional distribution of traffic generated by the expanded YMCA faciliy was assumed to resemble that which presently exists. A week long origin and destination survey of traffic entering and and exiting the parking lot was conducted to provide an indication of the directional orientation of travel patterns. The results showed a 33% northerly, 27% westerly and 40% southerly orientation. This same directional distribution was assumed for the future trip generation of the expanded facility. The results of a trip generation distribution and assignment for the critical 2 1/2 hour peak period (which includes only increased traffic attributable to the expansion) are shown in Figure 2. The project produces 40 exiting and 50 entering vehicles during the peak 2 1/2 hour period. Of this volume, 27% utilizes Del Mar Avenue to the west of the City of Newport Beach and does not impact any critical intersection other than Irvine Avenue at University Drive. The critical traffic utilizes Irvine Avenue northerly and southerly of the site and amounts to 17 vehicles southbound and 20 vehicles northbound entering as well as 16 vehicles southbound an 13 vehicles northbound exiting during the peak 2 1 /2 hour period. The details of the distribution and assignment of this traffic is depicted in Figure 2. 1 FIGURE 2 SUBJECT NEWPORT BEACH PHASING ORDINCE SHEET No. PROPOSED 45,000 SF YMCA EXPANSION JOB No.-by- TRIP DISTRIBUTION DATE MARCH 27, 1983 CALCULATION REF. 2/(5%) 4/0 0%) 5/(10%) W/B BRISTOL ST. (N TH) LEGEND 17- ACTUAL ASSIGN-veh/ ii hrs BMW n ` /(33k)= DIR. DISTR. 6/(15+t) 4/(10+s) E/B BRISTOL ST. L1 NORTH (No Scale) 13/(25%) 10/(25%) 2/(38) MESA DR. YMCA '� SITE 1 TRIP GENERATION ADT = 45,000 SF X 6TE/jsF H17/(33 ) = 270 veh/3ay 11/(2 40/(100,tt— PEAK 2� HRS 13/(27%) UNIVERSITY DR. ARRIVALS = 18% X ADT 50/0'00+k = 50 veh/2� IRS 16/(40%) DEPARTURES - 15% X AD 20/�) - 40 veh/2A HRS EXISTING Aril 16,000SF 548 TE/da 2/(5%) 2/(5%) SANTIAGO DR./22nd ST. 3/(S%) 15/2/(54) (30%) 12/(30 ) 5/(30%) a 12/( 0 ) H 6/(15%) 5/(10%) WESTCLIFF DR./17th S . 8/(15k 4/(10t) 2ft) 7 V 2/(S%) _8- CRITICAL INTERSECTIONS ANALYZED The project site lies within Area and a total of 6 critical intersections were examined. These 6 are: 1 . Irvine Avenue at 17th Street/Westeliff Drive 2. Irvine Avenue at Santiago Drive/22nd Street 3. Irvine Avenue at University Drive/Del Mar 'Avenue 4. Irvine Avenue at Mesa Drive 5. Irvine Avenue at Bristol Street (eastbound) 6. Bristol Street (North) at Campus Drive INTERSECTION CAPACITY UTILIZATION - ONE PERCENT ANALYSIS The analysis revealed one intersection exceeded the one percent test. This location is: 1 . Irvine Avenue at University Drive/Del Mar Avenue The intersection of Irvine Avenue and University Drive/Del Mar Avenue will have two approaches substantially exceeding the one percent limit (eastbound and westbound). The predicted traffic volumes on the individual approaches to the remaining five critical intersections were substantially below the one percent limit. The intersection at Irvine Avenue and Santiago Drive/22nd Street is sensitive to the traffic distribution. This intersection could have exceeded the one percent limit had a higher trip generation rate been used or a higher than 5% distribution assigned to the eastbound left turn movement. 37 -9- INTERSECTION CAPACITY UTILIZATION - ANALYSIS The intersection of Irvine Avenue and Un-iversity Drive/Del, Mar Avenue already has an ICU with committed projects exceeding 0,90. This ICU will be further increased by the YMCA expansion. Consequently, some mitigation will be required. INTERSECTION CAPACITY UTILIZATION - MITIGATION ANALYSIS The one location requiring mitigation, Irvine Avenue at University Drive/Del Mar Avenue, can be mitigated to reduce the resulting committed project ICU to less than 0.9000 by addition of a westbound right turn lane. Sufficient roadway pavements presently exist on the westbound approach to permit re-striping the lanes without significant reconstruction. Some signal loops may have to be repositioned but given this mitigation, the project Y/C ratio will be reduced to less than 0.90. CONCLUSION One intersection, Irvine Avenue at University Drive/Del Mar Avenue will require mitigation as a result of the construction of a 45,000 SF expansion of the existing YMCA on University Drive. Although the traffic generated by the project itself will have a relatively minor impact on the critical movements in the intersection, nevertheless, existing plus committed traffic will cause the ICU to be above 0.90 (actual ICU = 0.9131 ). Consequently, some mitigation of the intersection will be required of this or any other project which exceeds the one percent test and superimposes additional traffic on the critical -10- movements within the intersection. w - -11- j 1% Traffic Volume Analysis Intersection - IRVINE AVE. @ 17TH ST. WESTCLIFF DRIVE (Existing Traffic Volumes ase on Average winter/Spring ig 82 Peak 21S Hour Approved i Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2t Hour Growth Peak 2$ Hour Peak 231 Hour Peak 2s Hour Peak 2� Hour Volume Volume Volume Volume Volume Volume Northbound 1628 23 0 1651 16 2 South bound 2582 36 0 1 2618 1 26 12 Eastbound 2311 — 0 2311 23 8 Westbound 1735 — 0 1735 17 5 D Project Traffic is estimated to be less than 1% of Projected Peak 2k Hour Traffic Volume o Project Traffic is estimated to be greater than 1% of Projected Peak 2k Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. YMCA EXPANSION DATE: APRIL 1 , 1983 PROJECT: �f/ FORM I r � 1% Traffic Volume Analysis Intersection IRVINE AVENUE @ SANTIAGO DRIVE/22ND STREET (Existing Traffic Volumes based on Average Winter/Spring 19 g� Peak 2y Hour Approved Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2� Hour Growth Peak 2k Hour Peak 2h Hour Peak 2k Hour Peak 2� Hour Volume Volume Volume Volume Volume Volume Northbound 2128 30 40 2198 21 15 I i Southbound 4243 50 81 4383 43 16 Eastbound 391 — — 391 j 3 3 1 Westbound 237 - - 237 2 2 ' i Q Project Traffic is estimated to be less than 1% of Projected Peak 2k Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected [] Peak 2h Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. YMCA EXPANSION DATE: APRIL 1 1983 PROJECT: 4f Z FORM I '• II I • • l 1% Traffic Volume Analysis Intersection IRVINE AVENUE @ UNIVERSITY DRIVE (Existing Traffic Volumes based on Average Winter/Spring 19 82 Peak 211 Hour Approved —1 Approach Existing Regional Projects Projected 1 of Projected Project Direction Peak 2� Hour Growth Peak 2y Hour Peak 2� Hour Peak 2 Hour j Peak 2� Hour I' Volume Volume Volume I Volume Volume Volume I Northbound 1814 25 370 2209 22 � 20 � Southbound 4814 6 :::::j 211 5092 50 17 Eastbound I 62 I j Westbound ' 64 — 240 304 3 40 ® Project Traffic is estimated to be less than 1% of Projected Peak 2k Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected [] Peak 2h Hour Traffic Volume. Intersection Capacity Utilization (I.C.U. ) Analysis is required. YMCA EXPANSION DATE: APRIL 1 , 1983 PROJECT: Lf3 FORM• I INMOTION CAPACITY UTILIZATION ANAO S Intersection IRVINE AVENUE @ UNIVERSITY DRIVE ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1932 ) EXIST. EXIST. REGIONAL COMMITTED PROJECTEDo PROJECT PROJECT EXISTING PROPOSED V/C Rati Movement Lanes Cap. Lanes Cap. PX.HR. V/C GROWTH PROJECT Vol. Ratio Volume Volume P w/o roJcet Yol6ine V/C Ratio Vol Pr NL 1600 89 .0556* * * NT 3200 630 .2031 9 179 .2638 0 2641 NR 20 6 10 SL 1600 29 .0181 18 .0294 8 .0344 ST 3200 1821 .5691 25, 4 .5781* _ 0 .5781 * SR 1600 216 .1350 0 .1350 0 .1350 EL 96 01 0 ET 1600 18 .0713 16 .0813 7 .0856 ER 1600 147 .0919* 0 .0919* o .0919* WL 11 18 8 WT 1600 1600 3 .0125* 4 87 * WR 1600 6 54 7 1 .0419 VELLOWTIME 1000* .1000* i i ,1000* EXISTING INTERSECTION CAPACITY UTILIZATION .8291 Jj EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. ** ; EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. .8837 ** Does not include W/H RTL proposed by YMCA Expansion ❑ Projected plus project traffic I.C.U. will 'be less than or equal to 0.90 ❑ Projected plus project traffic I .C.U. will be greater than 0.90 Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ` Description of system improvement: Add W/8 Right Turn Lane YMCA EXPANSION DATE: APRIL 1 , 1983 PROJECT FORM I'1 1% Traffic Volume Analysis Intersection IRVINE AVENUE @ MESA DRIVE (Existing Traffic Volumes based on Average Winter/Spring 19 _ Peak 211 Hour Approved Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2� Hour Growth Peak 21, Hour Peak 2k Hour Peak 2� Hour Peak 2, Hour Volume Volume Volume Volume Volume Volume Northbound 1896 27 352 2275 22 13 Southbound 4016 56 212 6559 65 13 Eastbound 632 - - 632 6 2 Westbound 711 — — 711 7 2 ® Project Traffic is estimated to be less than 1% of Projected Peak 21� Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected [] Peak 23, Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. YMCA EXPANSION DATE: APRIL 1 , 1983 PROJECT: �5- FORM I r 1% Traffic Volume Analysis Intersection BRISTOL STREET @ IRVINE AVENUE (Existing Traffic Volumes based on Average Winter/Spring 19 82 Peak 21, Hour Approved j Approach Existing Regional Projects Projected 10 of Projected Project Direction Peak 2h Hour Growth Peak 2k Hour Peak 2$ Hour Peak 2h Hour Peak 2� Hour ' Volume Volume Volume Volume Volume Volume Northbound 2072 51 210 2333 23 10 Southbound 3218 79 146 3443 34 8 Eastbound 9464 119 1392 10975 i 109 5 Westbound i Q Project Traffic is estimated to be less than 1% of Projected Peak 22 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. YMCA EXPANSION DATE: APRIL 1$ 1'983 PROJECT: �U FORM I 1% Traffic Volume Analysis Intersection BIRSTOL STREET NORTH @ CAMPUS DRIVE (Existing Traffic Volumes based on Average- Winter/Spring 19 $Z Peak 21, Hour Approved Approach Existing Regional Projects Projected 1� of Projected Project Direction Peak 2� Hour Growth Peak 211 Hour Peak 2� Hour Peak 2� Hour Peak 2� Hour Volume Volume Volume Volume Volume Volune Northbound 2427 59 520 3006 30 6 Southbound 8718 91 896 4705 47 3 Eastbound Westbound 10,075 27 2416 12618 126 5 MX Project Traffic is estimated to be less than 1% of Projected Peak 21� Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected [] Peak 2� Hour Traffic Volume. intersection Capacity Utilization (I.C.U. ) Analysis is required. VM(�A EXPAN4TON DATE: nnnrr t, 1aA� PROJECT: z17 FORM I r 1 1 I l 1 TRAFFIC STUDY DAILY LOG DIRECTION DIRECTION TYPE OF VEHICLE FROM GOING ,o CI 0 N : h W c a a J Z Z (AZ N K U U N F- I- K O -1 O r N � d m m � m m c S W S S U #A W W Q W W Q C7 W Lu CC DATE cam, LL F0 I0- atw0 — ofc F a IL !0- TUESDAY, FEBRUARY 15, 1983 212 96 308 458 1-28 l07 73 105 122 81 428 1- o WEDNESDAY, FEBRUARY 16, 1983 172 104 276 403 112 102 64 95 116 70 3741 1 6 THURSDAY, FEBRUARY 17, 1983 230 121 351 477 131 119 91 105 125 95 480 14 2 FRIDAY, FEBRUARY 18, 1983 146 1 05 251 318 113 86 71 75 101 71 4101 11 2 SATURDAY, FEBRUARY 19, 1983 40 16 56 69 21 22 15 15 29 15 Too 1 3/4 0 SUNDAY, FEBRUARY 20, 1983 20 18 38 39 15 15 9 12 15 1-0 62 1} 0 MONDAY, FEBRUARY 21 , 1983 112 72184 238 71 66 49 57 67 62 356 2 2 " I i ORANGE COAST YMCA TRAFFIC STUDY 80 25 -A IVAI WE a 20 x J AR RA = t5 ' u 0 to 6-4 x 5 w 0 if IT IT a z to N m 0) •• a m v* to to n m CD o TIME OF DAY r s I Attachment No. 3 NEGATIVE DECLARATION • I Secretary for Resources FROM: Planning Department 1400 Tenth Street City of Newport Beach Sacramento, CA 95814 3300 Newport Boulevard County Clerk Newport Beach, CA 92663 M Public Services Division P.O., Eox 838 Santa Ana, CA 92702 NAME OF PROJECT: ORANGE COAST YMCA PROJECT LOCATION: 2300 University Drive Newport Beach, California PROJECT DESCRIPTION: The proposed expansion of an existing YMCA that includes youth and family fitness facilities, a gymnastics center, a child care center, offices, a community meeting center and associated facilities and services. FINDING: Pursuant to the provisions of City Council Policy K-3 pertaining to procedures and guidelines to implement the California Environmental Quality Act, the Environmental Affairs Committee has evaluated the proposed project .and determined that the proposed project will not have a significant effect on the environment. MITIGATION MEASURES: See attached list. INITIAL STUDY' PREPARED BY: City of Newport Beach INITIAL STUDY AVAILABLE FOR REVIEW AT: 3300 Newport Boulevard, Newport Beach, CA DATE RECEIVED FOR FILING: q �� Fred Talarico Environmental Coordinator �� Date: April 1, 1983 f MITIGATION MEASURES FOR THE ORANGE COAST YMCA 2300 University Drive, Newport Beach Use Permit No. 1128 (Amended) (Attachment to Negative Declaration dated April 1, 1983) 1. That development shall be in substantial conformance with the approved plot plan, floor plan, elevations and sections, except as noted below. 2. That all mechanical equipment and trash areas shall be screened from University Drive and adjoining properties. 3. That all improvements be constructed as required by Ordinance and the Public Works Department. 4. That vehicular access be provided to the existing storm drain easement access road located at the northeasterly corner of the parcel to the satisfaction of the Public Works Department. 5. That the on-site vehicular and pedestrian circulation systems be subject to further review by the Public Works Department. 6. That the existing deteriorated drive apron and gutter on the University Drive frontage be replaced under an encroachment permit issued by the Public Works Department. 7. That prior to the issuance of a building permit, the applicant shall demonstrate to the satisfaction of the Planning Department and the Public Works Department, that sewer facilities will be available for the project at the time of occupancy. 8. That arrangements be made with the Public Works Department to guarantee satisfactory completion of the public improvements. 9. That a master plan of sewer, water and storm drain facilities be prepared and approved by the Public Works Department prior to issuance of any building permits. 10. Development of site shall be subject to a grading permit to be approved by the Building and Planning Departments. 11. That a grading plan, if required, shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. 12. The grading permit shall include, if required, a description of haul routes, access points to the site, watering, and sweeping program designed to minimize impact of haul operations. 13. An erosion, siltation and dust control plan, if required, shall be submitted and be subject to the approval of the Building Department and a copy shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. J G MITIGATION MEASURES ORANGE COAST YMCA Page 2. 14. The velocity of concentrated run-off from the project shall be evaluated and erosive velocities controlled as part of the project design. 15. That grading shall be conducted in accordance with plans prepared by a Civil Engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans on standard size sheets shall be furnished to the Building Department. 16. That erosion control measures shall be done on any exposed slopes within thirty days after grading or as approved by the Grading Engineer. 17. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. (Prior to the occupancy of any structure, the licensed landscape architect shall certify to the Planning Department that the landscaping has been installed in accordance with the prepared plan) . 18. The landscape plan shall be subject to the review of the Parks, Beaches and Recreation Department and approval of the Planning Department. 19. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. 20. The landscape plan shall place heavy emphasis on the use of drought-resistant native vegetation and be irrigated with a system designed to avoid surface runoff and over-watering. 21. The landscape plan shall place heavy emphasis on fire-retardant vegetation. 22. Landscaping shall be regularly maintained free of weeds and debris. All vegetation shall be regularly trimmed and kept in a healthy condition. 23. That any roof top or other mechanical equipment shall be sound attenuated in such a manner as to achieve a maximum sound level of 55 Dba at the property line. MITIGATION MEASURES ORANGE COAST YMCA Page 3. 24. That any mechanical equipment and emergency power generators shall be screened from view and noise associated with said installations shall be sound attenuated to acceptable levels in receptor areas. The latter shall be based upon the recommendations of a qualified acoustical engineer, and be approved by the Planning Department. 25. That all buildings on the project site shall be equipped with fire suppression systems approved by the Fire Department. 26. That all access to the buildings be approved by the Fire Department. 27. That fire vehicle access, including the proposed planter islands, shall be approved by the Fire Department. 28. Final design of the project shall provide for the incorporation of water-saving devices for project lavatories and other water- using facilities. 29. That the lighting system shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a Licensed Electrical Engineer; with a letter from the Engineer stating that, in his opinion, this requirement has been met. 30. That the final design for the parking area be approved by the City Traffic Engineer. 31. That a minimum of 181 parking spaces be provided on-site at all times. 32. That a maximum of 19% ± (35 spaces) of the parking on-site may be compact parking spaces. 33. That no nighttime lighting shall be permitted on the running track/exercise area, except for pacing lights on the running track. 34. That no amplified paging systems shall be permitted in any outdoor area on the subject property. 35. That the two proposed wall signs shall not be illuminated. 36. It shall be the responsibility of the YMCA to monitor its programs for the proposed facility so as to not exceed the capacity of the proposed off-street parking lot. If it is determined by the Planning Department that programs exceed the on-site parking spaces, they shall be modified in a manner approved by the Planning Department. CITY OF NEWPORT BEACH PLANNING DEPARTMENT PLAN REVIEW REQUEST Date March 29, 1983 .XADVANCE PLANNING DIVISION 7<PUBLIC WORKS DEPARTMENT X PLANS ATTACHED (PLEASE RETURN) TRAFFIC ENGINEER r FIRE DEPARTMENT _PLANS ON FILE IN PLANNING DEPT. PLAN REVIEW DIVISION PARKS & RECREATION �j lyC, jwm),t r �2 CCj`/U1eVWk4ej ;(POLICE DEPARTMENT v�✓v MARINE SAFETY !GRADING APPLICATION OF FOR UP1128 Amended, Variance 1098, Taffic Study Request to amend a previously approved use permit that permitted the establishment of a YMCA facility in the R-1 District. The proposed amendment is a request to construct a 45,000# sq.ft, addition that include youth and family fitness facilities, a gymnastics center, a child care center, offices and a community meeting center. The proposal also includes a variance to allow a portion of the proposed addition to exceed the maximum allowable height in the 24/28 Foot Height Limitation District; modifications to the Zoning Code so as to allow a portion of the proposed building and a 6 foot wall to encroach into the required 20 foot front yard setback and to allow a wall mounted identification sign in excess of 2 sq.ft. ; and the approval of a traffic study. LOCATION: 2300 University Dr. Parcel 1 of Parcel Map 3-35 (Resub. 211) REPORT REQUESTED BY: 4-6-83 COMMISSION REVIEW: 4-21-83 COMMENTS: Lo A ". RECEIVED g ' DEPARTMENT CITY OF n • i c i.. CALIF. DATE ° SIGNATURE CITY OF NEWPORT BEACH ' PLANNING DEPARTMENT PLAN REVIEW REQUEST Date March 29, 1983 z . ? s /<ADVANCE PLANNING DIVISION ,:{PUBLIC WORKS DEPARTMENT X PLANS ATTACHED (PLEASE RETURN) :{TRAFFIC ENGINEER nFIRE DEPARTMENT —PLANS ON FILE,,•I$ PP12MIING,DEPT, %,� PLAN REVIEW DIVISION A a _PARKS & RECREATION '•'POLICE DEPARTMENT MARINE SAFETY 1 1g$3 L} . ,GRADING 10� APPLICATION OF J• FOR UP1128 Amended, Variance 1098, Taffic Study Request to amend a previously approved use permit that permitted the establishment of a YMCA facility in the R-1 District. The proposed amendment is a request to construct a 45,000i sq.ft. addition that include youth and family fitness facilities a gymnastics center, a child care center, offices and a community meeting center. The proposal also includes a variance to allow a portion of the proposed addition to exceed the maximum allowable height in the 24/28 Foot Height Limitation District; modifications to the Zoning Code so as to allow a portion of the proposed building and a 6 foot wall to encroach• into the required 20 foot front yard setback and to allow a wall mounted identification sign in excess of 2 sq.ft.; and the approval of a traffic study. LOCATION: 2300 University Dr. Parcel 1 of Parcel Map 3-35 (Resub. 211) REPORT REQUESTED BY: 4-6-83 COMMISSION REVIEW: 4-21-83 COMMENTS: �c��i�J ilrt9i- J� = /� f�/7//J '/ f i1/ �/��i -� /%✓ = 1:'/i1T �� r /�=9J�20/�='F� ,= re r r i /�i�/ i ice^i, r.Ti`•J� .4 ca.�.� • /�� n/IO�ni/.d /i J nii7 �q-.e%" /����r� �l.J�/i�t l� =/Jeri 7�-r�I�i�7- 1 1 ?sJa(T /�f/✓/�/ r-r - /r45- f�il.�,i"!2'- 223 �rS' /./.J/' /J .C�Crr+=•%J •(�T ,-r--��Lc ;C , J.'•Q i'i,il r n �i r i, ./,-. 7!n ri r•L ?2 �'!.r S%�?i!f'1 G Tio•�,J O� ?'�=- �-/� it /.r7�J'',c�f /7f•'/J,� rla.-'-/r . S u�._' io / � .r i.--�Ji' 'T -�J /�ii' - .•!' .�--[/iJ=r,.J J'1•J •Y.: ' •�F . !1;/.r.,7` d AT�e.'r��xJT� DATE SIGNATURE i _�_ G,7hic.�s�L=/J,o�T�ra_.r�✓. 1�•-z—�1%��_,s�_J�-�z - -.. _��s:/��<�� c:/f. _��� ._ �l�/.=.,r�i/✓fir ✓ �-.�Z✓y�?�-...f� --- CITY OF NEWPORT BEACH PLANNING DEPARTMENT PLAN REVIEW REQUEST Date March 29, 1983 ,-'<ADVANCE PLANNING DIVISION :a PUBLIC WORKS DEPARTMENT X PLANS ATTAC A TURN) `_'TRAFFIC ENGINEER / _iFIRE DEPARTMENT _PLANS ON ER=P� 1{IjI g PT. K' PLAN REVIEW DIVISION PLANNING PARKS & RECREATION JJ DEPARTMENT 7{POLICE DEPARTMENT V APR 7983� MARINE SAFETY OITY OF GRAD NG �+• N 0%1F rs� APPLICATION OF FOR UP1128 Amended, Variance 1098, Taffic Study Request to amend a previously approved use permit that permitted the establishment of a YMCA facility in the R-1 District. The proposed amendment is a request to construct a 45,000i sq.ft. addition that include youth and family fitness facilities, a gymnastics center, a child care center, offices and a community meeting center. The proposal also includes a variance to allow a portion of the proposed addition to exceed the maximum allowable height in the 24/28 Foot Height Limitation District; modifications to the Zoning Code so as to allow a portion of the proposed building and a 6 foot wall to encroach into the required 20 foot front yard setback and to allow a wall mounted identification sign in excess of 2 sq.ft.; and the approval of a traffic study. LOCATION: 2300 University Dr. Parcel 1 of Parcel Map 3-35 (Resub. 211) REPORT REQUESTED BY: 4-6-83 COMMISSION REVIEW: 4-21-83 COMMENTS: r �. WYwedcC " SQ0..CES am ylo� C"YLN tMIcWt e0( lovi 412S.GY � 6Ne,64.- +' psc AA;,tm i {u Q¢aY o& Qe k Adt- 3176 o� jA YW� ay. 0MV10,5"L. pMe; J-g.te. 6UJr +1AC 66ulo/(� 64- y1wtoYt \g�ftyvnriwkIJ4 tVC419_4 . S/pa/reS (i- �T N�a+�lFXSf�) LG-ci ba47ot• dw�r�in.c --Sh.aX-r �/x. �'-Jb1Ra7" 7D -fU�itLt�� 1'EVtEw �n�( G.OAYOv�_'�.o_ _I G Y(rtQ(iriCQ.V DATE SIGNATURE CITY OF NEWPORT BEACH • PLANNING DEPARTMENT • PLAN REVIEW REQUEST Date March 29, 1983 ,XADVANCE PLANNING DIVISION T4PUBLIC WORKS DEPARTMENT X PLANS ATTACHED (PLEASE RETURN) ��TRAFFIC ENGINEER ZFIRE DEPARTMENT _PLANS ON FILE IN PLANNING DEPT. N PLAN REVIEW DIVISION PARKS & RECREATION '4POLICE DEPARTMENT MARINE SAFETY ':GRADING APPLICATION OF y`PI FOR UP1128 Amended, Variance 1098, Taffic Study Request to amend a previously approved use permit that permitted the establishment of a YMCA facility in the R-1 District. The proposed amendment is a request to construct a 45,000t sq.ft. addition that include youth and family fitness facilities, a gymnastics center, a child care center, offices and a community meeting center. The proposal also includes a variance to allow a portion of the proposed addition to exceed the maximum allowable height in the 24/28 Foot Height Limitation District; modifications to the Zoning Code so as to allow a portion of the proposed building and a 6 foot wall to encroach into the required 20 foot front yard setback and to allow a wall mounted identification sign in excess of 2 sq.ft.; and the approval of a traffic study. LOCATION: 2300 University Dr. Parcel 1 of Parcel Map 3-35 (Resub. 211) REPORT REQUESTED BY: 4-6-83 COMMISSION REVIEW: 4-21-83 COMMENTS: I. CU riR nc �oN $�; I1 ,�eer kAr Rey k:ae "e.vrs aE' drr' ( C2(�1 /rF• /qa.•�.t..-rs•r/nan,:e Cede: rrrlrs 14 eiY '-✓r:u,t CiJ•� r17:r (/'+� � �,7.7.n�,d>•T.< S fro Cu nirr�u�. y P F,vF J DF LgNN D I rn Ol nR on DATE UGIGNATUREU CITY OF NEWPORT BEACH • • PLANNING DEPARTMENT PLAN REVIEW REQUEST Date March 29, 1983 i<RDVANCE PLANNING DIVISION `fPUBLIC WORKS DEPARTMENT X PLANS ATTACHED (PLEASE RETURN) (TRAFFIC ENGINEER XPIRE DEPARTMENT _PLANS ON FILE IN PLANNING DEPT. t PLAN REVIEW DIVISION PARKS & RECREATION {POLICE DEPARTMENT MARINE SAFETY X GRADING APPLICATION OF FOR UP1128 Amended, Variance 1098, Taffic Study Request to amend a previously approved use permit that permitted the establishment of a YMCA facility in the R-1 District. The proposed amendment is a request to construct a 45,000i sq.ft. addition that include youth and family fitness facilities, a gymnastics center, a child care center, offices and a community meeting center. The proposal also includes a variance to allow a portion of the proposed addition to exceed the maximum allowable height in the 24/28 Foot Height Limitation District; modifications to the Zoning Code so as to allow a portion of the proposed building and a 6 foot wall to encroach into the required 20 foot front yard setback and to allow a wall mounted identification sign in excess of 2 sq.ft.; and the approval of a traffic study. LOCATION: 2300 University Dr. Parcel 1 of Parcel Map 3-35 (Resub. 211) REPORT REQUESTED BY: 4-6-83 COMMISSION REVIEW: 4-21-83 COMMENTS: � e DATE SIGNATURE CITY OF NEWPORT BEACH • . PLANNING DEPARTMENT PLAN REVIEW REQUEST Date March 29, 1983 .XADVANCE PLANNING DIVISION ,(PUBLIC WORKS DEPARTMENT X PLANS ATTACHED (PLEASE RETURN) \'TRAFFIC ENGINEER ;FIRE DEPARTMENT _PLANS ON FILE IN PLANNING DEPT. PLAN REVIEW DIVISION 'PARKS & RECREATION i ,:,POLICE DEPARTMENT MARINE SAFETY X GRADING APPLICATION OF FOR UP1128 Amended, Variance 1098, Taffic Study Request to amend a previously approved use permit that permitted the establishment of a YMCA facility in the R-1 District. The proposed amendment is a request to construct a 45,000i sq.ft. addition that include youth and family fitness facilities, a gymnastics center, a child care center, offices and a community meeting center. The proposal also includes a variance to allow a portion of the proposed addition to exceed the maximum allowable height in the 24/28 Foot Height Limitation District; modifications to the Zoning Code so as to allow a portion of the proposed building and a 6 foot wall to encroach into the required 20 foot front yard setback and to allow a wall mounted identification sign in excess of 2 sq.ft.; and the approval of a traffic study. LOCATION: 2300 University Dr. Parcel 1 of Parcel Map 3-35 (Resub. 211) REPORT REQUESTED BY: 4-6-83 COMMISSION REVIEW: 4-21-83 COMMENTS: �LlG� QL� •- y ^� Py DATE GNA7RE CITY OF NEWPORT BEACH • • PLANNING DEPARTMENT PLAN REVIEW REQUEST Date March 29, 1983 �<ADVANCE PLANNING DIVISION X PUBLIC WORKS DEPARTMENT X PLANS ATTACHED (PLEASE RETURN) `TRAFFIC ENGINEER FIRE DEPARTMENT _PLANS ON FILE IN PLANNING DEPT. X PLAN REVIEW DIVISION •--- 'PARKS & RECREATION XPOLICE DEPARTMENT MARINE SAFETY GRADING APPLICATION OF YMCA FOR UP1128 Amended, Variance 1098, Taffic Study Request to amend a previously approved use permit that permitted the establishment of a YMCA facility in the R-1 District. The proposed amendment is a request to construct a 45,OOOt sq.ft. addition that include youth and family fitness facilities, a gymnastics center, a child care center, offices and a community meeting center. The proposal also includes a variance to allow a portion of the proposed addition to exceed the maximum allowable height in the 24/28 Foot Height Limitation District; modifications to the Zoning Code so as to allow a portion of the proposed building and a 6 foot wall to encroach into the required 20 foot front yard setback and to allow a wall mounted identification sign in excess of 2 sq.ft.; and the approval of a traffic study. LOCATION: 2300 University Dr. Parcel 1 of Parcel Map 3-35 (Resub. 211) REPORT REQUESTED BY: 4-6-83 COMMISSION REVIEW: 4-21-83 COMMENTS: -1 96 t DATE / /" SIGNATURE NOTICE OF PUBLIC HEARING Notice is hereby given that the Planning Commission of the City of Newport Beach will hold a public hearing on the application of Orange Coast YMCA for Use Permit No. 1128 (Amended) , Variance No. 1098 and a Traffic Study on property located at 2300 University Drive. Request to amend a previously approved use permit that permitted the establishment of a YMCA facility in the R-1 District. The proposed amendment is a request to construct a 45,000± sq.ft. addition that include youth and family fitness facilities, a gymnastics center, a child care center, offices, a community meeting center and an illuminated roof top jogging/exercise area. The proposal also includes a variance to allow a portion of the proposed addition to exceed the maximum allowable height in the 24/28 Foot Height Limitation District; modifications to the Zoning Code so as to allow a portion of the proposed building and a 6 foot wall to encroach into the required 20 foot front yard setback and to allow a wall mounted identification sign in excess of 2 sq.ft.; and the approval of a traffic study. NOTICE IS HEREBY FURTHER GIVEN that a Negative Declaration has been prepared by the City of Newport Beach in connection with the application noted above. It is the present intention of the City to accept the Negative Declaration and supporting documents. The City encourages members of the general public to review and comment on this documentation. Copies of the Negative Declaration and supporting documents are available for public review and inspection at the Planning Department, City of Newport Beach, 3300 West Newport Boulevard, Newport Beach, California, 92663, (714) 640-2197. Notice is hereby further given that said public hearing will be held on the 21st day of April 1983, at the hour of 7:30 p.m. in the Council Chambers of the Newport Beach City Hall, at which time and place any and all persons interested may appear and be heard thereon. Dave Goff, Secretary, Planning Commission, City of Newport Beach NOTE: The expense of this notice is paid from a filing fee collected from the applicant. NOTICE OF PUBLIC HEARING Notice is hereby given that the Planning Commission of the City of Newport Beach will hold a public hearing on the application of Orange Coast YMCA for Use Permit No. 1128 (Amended) , Variance No. 1098 and a Traffic Study on property located at 2300 University Drive. Request to amend a previously approved use permit that permitted the establishment of a YMCA facility in the R-1 District. The proposed amendment is a request to construct a 45,000± sq.ft. addition that include youth and family fitness facilities, a gymnastics center, a child care center, offices, a community meeting center and an illuminated roof top jogging/exercise area. The proposal also includes a variance to allow a portion of the proposed addition to exceed the maximum allowable height in the 24/28 Foot Height Limitation District; modifications to the Zoning Code so as to allow a portion of the proposed building and a 6 foot wall to encroach into the required 20 foot front yard setback and to allow a wall mounted identification sign in excess of 2 sq.ft.; and the approval of a traffic study. NOTICE IS HEREBY FURTHER GIVEN that a Negative Declaration has been prepared by the City of Newport Beach in connection with the application noted above. It is the present intention of the City to accept the Negative Declaration and supporting documents. The City encourages members of the general public to review and comment on this documentation. Copies of the Negative Declaration and supporting documents are available for public review and inspection at the Planning Department, City of Newport Beach, 3300 West Newport Boulevard, Newport Beach, California, 92663, (714) 640-2197. Notice is hereby further given that said public hearing will be held on the 21st day of April 1983, at the hour of 7:30 p.m. in the Council Chambers of the Newport Beach City Hall, at which time and place any and all persons interested may appear and be heard thereon. Dave Goff, Secretary, Planning Commission, City of Newport Beach NOTE: The expense of this notice is paid from a filing fee collected from the applicant. I y I S ORANGE COAST YMCA February 1983 FACILITY EXPANSION PROGRAM DEFINATION The Orange Coast YMCA seeks to add 45,000 square feet to its existing 16,000 square foot facility which is located at 2300 University Drive, Newport Beach. Here below are listed the program spaces along with program defination. GYMNASUIM - primarly to house existing programs such as aerobic fitness which is offered five times a day on the outdoor slab; ski fitness offered twice a week; men's basketball offered twice a week at noon and other times court is vacant; youth phyiscal education offered after school ; YBA league for children currently offered six days a week in afternoons. Gymnasuim would allow us to serve our pre- sent members without concern for weather which causes class loss and income loss. GYMNASTIC CENTER - would take the place of our lobby located multipurpose room in which we offer movement education for children 3 months and older; gymnastics for older children; self defense, judo, Karate for adults; ballet and dance classes for children and adults. FOUR RACQUETBALL COURTS would allow the YMCA to retain more of its existing members and allow for more youth time on the courts. We would also be able to offer leagues and tournaments on a regular basis plus some new programs such as walleyball . TWO NEW LOCKER ROOMS would allow us to provide seperate change room and shower facilities for our existing members based on age and sex. Currently women and girls have one locker facility and men and boys have another. Separate facilities for each of the four groups would be provided. WEIGHT ROOM this new room would replace the existing facility which would be turned into a maintance center with shop equipment. The new facility would house CAM II and olympic weight room equipment. P.E. STORAGE b OFFICE SPACE would be used to house existing staff and store existing equipment. Some new equipment for gymnastics would be required. TWO P.E. AREA MEETI.NG ROOMS adjacent.to the Gym and pool area would house meetings of existing groups such as scuba classes, life saving classes, Healthy Back, lead- ership training near the facility of use rather than in the chapel or.: red room. MEN'S FITNESS CENTER a new facility for our 320 men Fitness Center members while women would use the existing facility. Both groups would have access to their center while the YMCA is open rather than on limited time basis. We would have a shared exercise area and exercise equipment. MULTI-PURPOSE ROOM for large group meetings that are often now held out doors or in a stuffed lobby area. Room would also be available for AYSO, Boy Scouts, etc to use. KITCHEN to replace existing kitchen facility with large, more functional food service preparation and service facility. We would -be able to prepare meals and snacks for group which we currently have to buy outside the Y and have brought in. FAMILY CRISIS CENTER OFFICES to house existing staff which is currently located at First Methodist Church in Costa Mesa and will result in -a reduction of in and out trips between the existing facilities. Annual family case load of Center staff is 90 families. I S 1 page 2 MEETING ROOMS "S STAFF OFFICES to house existing staff and to provide additional space for groups which currently meet at the YMCA. Currently our parent-child program leadership groups meet at the Y, often tighly scheduled around other meet- ings in the same two rooms, i .e. healthy back class. NURSERY AREA currently we provide care for 40-50 children each day in one of our meeting rooms for parents who wish to have a work out or participate in a YMCA class. The nusery area would allow for more room for the children as well as an outdoor play area. The YMCA currently has over 12,000 member/ participants on an annual basis partici- pating in a variety of classes, organized programs and drop in activities. We see addititonal participants in such things as aerobic fitness classes, but basically- from our existing membership/participants. The new participants will generate in- come to pay for facilities and staffing costs. The amount of time that a person might stay at the YMCA would increase as more programs are offered, but we do not see the same person making more than one trip per day to the YMCA. The average length -of stay would increase from 1 hour to 1 hour 40 minutes. i The only facilities where we would have increase membership in are current members ro osed members Men's Fitness Center 330 450 Women's Fitness Center 150 450 The YMCA facilities are crowded now, per our members. If expansion is not done in the next 12-18 months, our membership/participation will drop from the 12,000 mark back to the mid-1970's number of 6 to 7,000 people annually. 111 TRAFFIC STUDY DAILY L O G DIRECTION DIRECTION TYPE OF VEHICLE FROM GOING 0- J Z Z to Z to K t¢.l I U W N =D W • - w = N J J N _1 -J N � Z U Z _ Lu cc w U N > 1 W W Q W •W Q C W • 1 J ¢ J¢ Z Z Y Z Z E J Q > J • S -i F F- > > J > ! J K Q DATE chi FQ �a z z wo o o > w o t- ¢ a 1— TUESDAY, FEBRUARY 15, 1983 212 96 308 458 128 107 73 105 122 81 428 1 0 WEDNESDAY, FEBRUARY 16, 1983 172 l04 276 403 112 102 64 95 116 70 3741 14 6 THURSDAY, FEBRUARY 17, 1983 230 121 351 477 131 119 91 105 125 95 480 1k" 2 FRIDAY, FEBRUARY 18, 1983 146 105 251 318 113 86 7.1 75 101 71 4101 11 2 SATURDAY, FEBRUARY 19, 1983 40 16 56 69 21 22 15 15 29 15 l00 1 3/4 .0 SUNDAY, FEBRUARY 20, 1983 20 18 38 ' 39 13 15 9 12 15 10 62 11 0 MONDAY, FEBRUARY 21 , 1983 112 72184 239 71 66 49 57 67 62 356 2 2 - 66 -50 tic Nt! . � � CARS. sy � t � ;.. 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