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HomeMy WebLinkAbout20171005_PC Staff ReportCITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT October 5, 2017 Agenda Item No. 3 SUBJECT: Pacifica Christian High School (PA2017-066) SITE LOCATION: 883 W. 15TH Street and 1499 Monrovia Avenue Conditional Use Permit No. UP2017-008 APPLICANT: Pacifica Christian High School OWNERS: City of Newport Beach (883 W. 15th Street)Pacifica Christian High School (1499 Monrovia Avenue) PLANNER: Rosalinh Ung, Associate Planner (949) 644-3208, rung@newportbeachca.gov PROJECT SUMMARY Request by Pacifica Christian High School (Pacifica), located at 883 W 15th Street, to increase the enrollment by 60 students, from 125 to 185, and an increase of staff/administration from 15 to 18 employees. The application also includes a request for off-site parking (25 parking spaces) at 1499 Monrovia Avenue. The total combined parking at both locations would be 65 spaces. The additional students and staff will be accommodated within the existing school facility on 15th Street. RECOMMENDATION 1) Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA)pursuant to Section 15301, Class 1 (Existing Facilities) and 15311, Class 11 (Accessory Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. _ approving Conditional Use Permit No. UP2017-008 .(Attachment No. PC 1). 1 IN T E N T I O N A L L Y BL A N K PA G E Pacifica Christian High School, Expansion and Off-site Parking October 5, 2017 Page 2 VICINITY MAP Pacifica School (883 W. 15 St.) Proposed Off- site Parking Lot (1499 Monrovia) 2 Pacifica Christian High School, Expansion and Off-site Parking October 5, 2017 Page 3 GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE 881 W. 15th: 1499 Monrovia: Public Facilities Multiple-Unit Residential Public Facilities Multiple-Unit Residential Pacifica High School Vacant Office Development NORTH 881 W. 15th: 1499 Monrovia Multiple-Unit Residential Multiple-Unit Residential Seacliff Mobil Home Park & Coastline Community College Campus SOUTH 881 W. 15th: 1499 Monrovia: Multiple-Unit Residential Multiple-Unit Residential Townhomes EAST 881 W. 15th: 1499 Monrovia Multiple-Unit Residential Multiple-Unit Residential Townhomes WEST 881 W. 15th: 1499 Monrovia Multiple-Unit Residential Open Space (Residential Village) Multiple-Unit Residential PC 25 Banning Newport Ranch Townhomes Vacant Land 3 Pacifica Christian High School, Expansion and Off-site Parking October 5, 2017 Page 4 INTRODUCTION Project Setting/Background Pacifica Christian High School at 883 W. 15 Street Pacifica is located on the south side of 15th Street and west of Monrovia Avenue and is surrounded by Seacliff Mobile Home Park to the north, Coastline Community College Campus to the northwest, and townhome developments to the south, east and west. The property was once the West Newport Community Center and the property is owned by the City. The site provides 40 parking spaces. On August 14, 2014, the Zoning Administrator approved Use Permit No. UP2013-024 (Attachment No. PC 2), to allow Pacifica to convert the West Newport Community Center to a private school for grades 9 through 12. Enrollment and staff was capped at 125 students and 15 staff based upon the availability of parking. On September 26, 2014, Pacifica entered in a 10-year lease agreement with the City for the use of property with options for renewal and purchase. The school has expanded over the past 3 years and is presently operating within the established limits. Current attendance is at 125 students and 15 faculty and staff. Instruction hours are from 7:30 a.m. to 3:00 p.m., Monday through Friday, August to June. From all accounts, Pacificahas operated in compliance with their permit and they have been responsive to neighbor concerns. Proposed Off-Site Parking Lot at 1499 Monrovia Avenue Property The off-site parking would be located on the southwest corner of 15th Street and Monrovia Avenue, which was recently purchased by the applicant. The property was developed in 1957 and is improved with a two-story, 17,000 square-foot office building and parking areas located on the north and south sides of the property. The building is presently vacant and fenced for security purposes. The lot is approximately a 500-foot walk along public sidewalks to the school campus. Students and faculty that use the off-site lot would walk near residential apartments as shown in Figure 1. 4 Pacifica Christian High School, Expansion and Off-site Parking October 5, 2017 Page 5 Figure 1 Project Description Pacifica is proposing to increase the school enrollment by 60 students, from 125 to 185, and an increase of faculty/staff from 15 to 18 employes with no physcial improvement or expansion of the existing school campus. If approved, the additional students would be served at the 15th Street campus starting in the fall of 2018. Pacifica proposes to have their staff and students use the off-site parking lot during the regular school hours and after hours for school-related activities, in addition to the parking available at the school campus. Student and staff parking for both lots will be by permit only and parking spaces will be numbered accordingly. Student drivers who are parking at the off-site parking lot will arrive early before school starts and will not be allowed to travel back to the off-site lot until the end of school day as Pacifica is closed campus during school hours. The students will cross the street at the intersection 15th Street and Monrovia Avenue. Pacifica will be making minor improvements to the off-site parking lot. The improvements include restriping of the existing drive aisles and parking stalls and reconstructing several Off-site parking Walking path School Residences 5 Pacifica Christian High School, Expansion and Off-site Parking October 5, 2017 Page 6 landscape planters. With the proposed improvements, the parking lot south of the building will yield a total of 25 parking spaces to be used by the students and faculty/staff. No physical improvements are proposed for the existing office building at this time. The building will remain fenced with no access availble to faculty/staff and students. Attachment No. PC 3 is the detail project description submitted by the applicant. The proposed increase in school enrollment and administrative staff requires an amendment to Use Permit No. UP2013-024, pursuant to the Zoning Code Section 20.54.070.C (Changes Approved by Original Review Authority). A conditional use permit is also required for required parking to be located off-site pursuant to Section 20.40.100 (Off-Site Parking). DISCUSSION Analysis General Plan The 15th Street property (school) is designated Public Facility (PF) by the General Plan Land Use Element. This designation is intended to provide public schools, cultural institutions, government facilities, community centers, public hospitals, and public facilities. The “private school” land use was determined consistent with the PF land use category with the Zoning Code that was updated in 2010. The existing school use is similar to the instructional programs and classes that were being provided by the City at this facility and it was found consistent with the PF designation in 2014. The use is not changing with the subject application. The Monrovia Avenue property (off-site parking) is designated RM (Multi-Unit Residential, 18 dwelling units per acre). The residential designation primarily supports multi-family residential development containing attached or detached dwelling units. The nonconforming office building is allowed to continue until February 2022, under an approved extension of the abatement period. The proposed use of the property is limited to off-site parking within the existing developed parking lots. The “parking facility” land use was also determined consistent with the RM land use category with the Zoning Code that was updated in 2010, and the off-site parking request is similar. Zoning Code The school property is zoned Public Facilities (PF), which allows private schools with the approval of a minor use permit pursuant to Section 20.26.020 (Special Purpose Zoning Districts Land Uses and Permit Requirements). As mentioned above, Minor Use Permit No. UP2014-008 was approved for the current private high school. As noted, the use is not changing and it would remain consistent with uses permitted by the PF zone. 6 Pacifica Christian High School, Expansion and Off-site Parking October 5, 2017 Page 7 The off-site parking property is zoned Multi-Unit Residential (RM). The existing office building is a nonconforming use subject to abatement pursuant to Section 20.38.100 (Abatement Periods). An abatement period extension was approved by a Hearing Officer on February 1, 2012, authorizing a 10-year extension of the nonconforming office use until February 1, 2022. Use of the existing parking lot is requested and no academic use of the building is requested. Increase in Student Enrollment and Parking Demand With regard to the proposed increase in student enrollment, Pacifica states that the existing school facility has the physical classroom capacity to absorb the proposed increase of 60 students. The Zoning Code does not provide a parking requirement for school uses, but requires the parking requirement to be established through the use permit procedure. Pacifica’s student population was “phased in” by of Use Permit No. UP2014-008 over a 4 year period with a maximum enrollment of 125 students and 15 employees: Year Freshmen Sophomore Junior Senior Total Students 1 (2014-15) 0 0 0 0 0 2 (2015-16) 42 33 0 0 75 3 (2016-17) 45 40 35 0 120 4 (2017-18) 38 31 28 28 125 Pacifica was initially authorized to use 25 of the 40 on-site parking spaces because the City continued to provide recreational programing during the first two years. The City discontinued most activities at the site after the second year and the school was give full use of the 40 parking spaces. The use permit includes conditions requiring parking management and student pick-up and drop-off in a coordinated fashion. City retains access to the gymnasium and 25 spaces for public recreational activities only after school hours. Pacifica cannot schedule school athletic events on days when the City is using the gymnasium for exercise/recreational classes. The shared use of the lot is working effectively based upon staff observations and consultation with Recreation staff. Presently, Pacifica is on its fourth year of operation and has reached its maximum student enrollment and because of increased demand for services, the applicant is seeking this application. In order to accommodate the proposed increase of student enrollment and employees, a parking management plan was prepared by Kunzman Associates, Inc. and it is attached to this report (Attachment PC No. 4). The report concludes that with the combined on- and off-site parking spaces, 65 total, adequate parking will be provided to support the proposed increase in enrollment (185 students) and 18 faculty/staff with the implementation of the revised parking management plan. 7 Pacifica Christian High School, Expansion and Off-site Parking October 5, 2017 Page 8 School Parking and Drop-Off/Pick-Up Student drop-off and pick-up is the primary way students get to school and this mode of transportation is not expected to change with increased enrollment. According to the Kunzman parking management plan, the existing drop-off/pick-up layout and ushering program can accommodate the increased number of vehicles (16) anticipated with the increased enrollment. Pacifica will continue to implement its existing school parking policy that bans employees and students from parking on 15th Street and Monrovia Ave. The school assigns parking spaces with a permit and they provide oversight from 30 minutes before the beginning of each school day until 15 minutes after classes begin. The applicant will expand the assigned parking permit system to the off-site lot so everyone knows precisely where to park to increase efficiency. After-school activities will require students to park at the off-site parking lot. Pacifica also has parking arrangements with Coastline Community College and Carden Hall on an as-need basis for special events when larger attendance is anticipated. The school drop-off/pick-up activities will be limited to the 15th Street school campus only. Staff supervision to direct morning and afternoon traffic, and pick-up and drop-off activities will be continued. The school will be implementing a bus service with pickup locations in north Huntington Beach and in Newport Beach, at St. Matthew’s Church located at 2300 Ford Road to further reduce vehicle trips to the area. Pacific implements a highly managed parking and drop-off/pick-up scheme to minimize parking and vehicle maneuvering conflicts. They monitor operations daily and can respond to issues as they occur. Lastly, violators of the parking management plan or parking policies are subject to the school disciplinary process including suspension or expulsion. In this way, the school is better able to control the situation than a typical commercial use with off-site parking where there is no established relationship between the patron and the use. The proposed design and traffic circulation on the proposed off-site lot and the adjustment of queuing at the school campus to accommodate the increased drop-offs and pick-ups and the parking management plan have been reviewed and approved by City Traffic Engineer. Use Permit Amendment - School Expansion The following findings are required for the approval of the amended use permit. Facts in support of each finding is provided. A. The use is consistent with the General Plan and any applicable specific plan. 8 Pacifica Christian High School, Expansion and Off-site Parking October 5, 2017 Page 9 The school property is designated Public Facility (PF) by the General Plan Land Use Element and schools both public and private are allowed. The school use is not changing with the subject application. The site is not subject to any specific plan. B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. The zoning of the property is PF (Public Facilities) and private schools are allowed with a minor use permit. The existing school operates pursuant to UP2014-008 and the use is not changing. The minor use permit establishes required parking for schools. The Kunzman parking demand and parking management plan supports the finding that 65 total spaces between the two lots is adequate for the requested increase in enrollment with the implementation of the revised parking management plan. C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. The school presently operates at the 15th Street lot and is similar to that of the community center, with instructional classes, administrative offices and a gymnasium. With the implementation of a parking management plan, the school has proven compatible with surrounding residential and educational uses taking into account its existing operational characteristics including the hours, days, and months of operation. The basic operational characteristics of the school are not changing and the increased enrollment can be accommodated with the implementation of a revised parking management plan dated August 16, 2017. In this way, the expanded school will remain compatible with nearby uses. The subject property has a total of forty (40) parking spaces and an additional 25 spaces located approximately 500-feet away that will be sufficient to serve the use with the implementation of a parking management plan. The proposed parking management plan has been reviewed and approved by the City traffic engineer. It includes assigned parking, a prohibition of on-street parking, implementation of drop-off, pick-up and queuing plan, Implementation of transportation demand program to reduce number of vehicle trips generated (i.e. carpooling, school busing, bicycling). Finally, a list of conditions has been included in the draft resolution to ensure that Pacifica will operate in a functional and compatible manner with the existing uses in the vicinity. D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. The existing building is large enough to accommodate the increased enrollment and staff without any physical modification of the building. With the implementation of a 9 Pacifica Christian High School, Expansion and Off-site Parking October 5, 2017 Page 10 parking management plan, the high school will have adequate parking for their staff members and students with on-site and off-site parking areas. All student pick-up and drop-off will be done within the school’s parking lot on 15th Street. Physical access for emergency vehicles will be provided by the existing driveways within the subject property from 15th Street. The City traffic engineer has reviewed the revised parking management plan and is supportive of the proposed traffic queuing arrangement of the school parking lot. With the proposed conditions of approval, no conflicts in traffic circulation or queuing problems are anticipated and the existing driveways can accommodate vehicle access. The minor modifications to the Monrovia Avenue parking lot allow will bring the lot into conformance with parking lot design standards. All utilities to the school are presently provided and the increased enrollment will not necessitate expanding services. E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. The expanded school activities can be physically accommodated within the existing building without making modification of the existing building or site, no construction is proposed. Off-site parking at the existing office parking lot at 1499 Monrovia Avenue will generate increased pedestrian traffic between the lots passing residential uses at the beginning and end of each school day. Given no instructional activities at the Monrovia Avenue property and a “closed” campus, there will be minimal foot traffic between the sites during instructional periods. With the implementation of the revised parking management plan student drop-off/pick-up and parking at both lots will support the expanded enrollment. The draft resolution includes conditions to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to ensure the operation of the high school will not create a nuisance to the surrounding uses. Use Permit Off-Site Parking The following findings are required for the approval of off-site required parking. Facts in support of each finding are provided. A. The parking facility is located within a convenient distance to the use it is intended to serve. The off-site parking lot is approximately a 500-foot walk from the school property when crossing Monrovia Ave. at 15th Street. The parking lot is approximately a 1,200-foot walk to the school if students use the continuous sidewalk on Monrovia from the lot to the cul-de-sac at the end of Monrovia back to 15th Street and the school. These distances are convenient for students and staff to walk. 10 Pacifica Christian High School, Expansion and Off-site Parking October 5, 2017 Page 11 B. On-street parking is not being counted towards meeting parking requirements. No on-street parking was counted towards meeting the school’s off-street parking requirements. C. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area. The existing off-site parking lot will be modified to meet current dimensional standards. There is a limited number of spaces (25) and its use will not generate a significant number of trips. It will be used only for parking of passenger vehicles with a permit system. Spaces will be assigned to promote parking efficiency and the off-site lot will not be used for student drop-off or pick-up. As a result, the use of the off-site parking lot will not create an undue traffic conflict or affect the area negatively. D. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. Pacifica owns the off-site parking lot and a parking agreement is required to be recorded to ensure the parking is maintained for the use it is intended to serve. Summary Staff believes all of the findings necessary for project approval included in the Draft Resolution can be made with the implementation of the recommended conditions of approval. With the provision of adequate parking and implementation of the parking management plan as required by the conditions of approval, staff believes the expanded school and off-site parking will not prove detrimental to the surrounding neighborhood that includes residential uses. All applicable conditions of approval from Use Permit No. UP2014-008 have been carried forward and incorporated into the Draft Resolution, and approval of the subject application (Use Permit No. UP2017-008) will supersede the previous approval. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Class 1, Existing Facilities) and Section 15311 (Class 11, Accessory Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 1 exemption consists of the operation or minor alteration of existing public and private structures involving negligible expansion of use. The existing school building can accommodate the increased enrollment without modification. The off-site parking lot presently exists and is not presently in use. The Class 11 exemption consists of construction, or replacement of minor structures accessory to commercial, industrial, or institutional facilities, including small parking lots. The proposed minor improvements to the 11 Pacifica Christian High School, Expansion and Off-site Parking October 5, 2017 Page 12 existing off-site parking lot consist of modifying existing parking lot landscape planters and restriping the existing lot to meet current parking lot dimensional standards. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 UP2014-008 Resolution No. ZA2014-031 PC 3 Project Description PC 4 Parking Management Plan by Kunzman Associates, Inc. PC 5 Project plans :\USERS\PLN\Shared\PA's\PAs - 2017\PA2017-066\Staff_Report.docx11/18/16 12 IN T E N T I O N A L L Y BL A N K PA G E Attachment No. PC 1 Draft Resolution 13 IN T E N T I O N A L L Y BL A N K PA G E RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2017-008 AND REPEALING USE PERMIT UP2014-024 FOR PACIFICA CHRISTIAN HIGH SCHOOL LOCATED AT 883 W. 15TH STREET WITH OFF-SITE PARKNG LOCATED AT 1499 MONROVIA AVENUE (PA2017-066) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. Pacifica Christian (Applicant or Pacifica) operates a private high school at 883 W. 15th Street (school site). The Zoning Administrator authorized the school by approving Use Permit UP2014-024 on August 14, 2014, by Resolution ZA2014-031. 2. The Applicant filed an application with respect to the school site requesting approval of an amendment to Use Permit UP2014-14 to expand enrollment and staff. The application also requests approval of a conditional use permit for off-site required parking to be located at 1499 Monrovia Avenue (off-site parking site). 3. The Applicant proposes to increase the enrollment by 60 students, from 125 to 185, and an increase of staff/administration from 15 to 18 employees. The additional students and staff will be accommodated within the existing school site. Twenty-five parking spaces located at the off-site parking site would be provided for the expanded school. The total combined parking at both locations would be 65 spaces. No academic activities would occur at the off-site parking site as part of this application. 4. The Applicant leases the school site from the City of Newport Beach and the Applicant owns the off-site parking site. 5. The school site has a General Plan land use designation of Public Facilities (PF). The zoning of the school site is consistent with the General Plan land use category and is Public Facilities (PF). 6. The off-site parking site has a General Plan land use designation of RM (Multi-Unit Residential, 18DU/AC). The zoning of the off-site parking site is consistent with the General Plan land use category and is RM (Multi-Unit Residential). 7. Both subject properties are located outside of the coastal zone. 8. A public hearing was held on October 5, 2017, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 14 DR A F T Planning Commission Resolution No. #### Page 2 of 13 07-11-17 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Class 1, Existing Facilities) and Section 15311 (Class 11, Accessory Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Class 1 exemption consists of the operation or minor alteration of existing public and private structures involving negligible expansion of use. The existing school building can accommodate the increased enrollment without modification. The off-site parking lot presently exists and is not presently in use. 3. The Class 11 exemption consists of construction, or replacement of minor structures accessory to commercial, industrial, or institutional facilities, including small parking lots. The proposed minor improvements to the existing off-site parking lot consist of modifying existing parking lot landscape planters and restriping the existing lot to meet current parking lot dimensional standards. SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Section 20.52.020(F), the following findings and facts in support of the findings for a use permit are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The school site is designated Public Facility (PF) by the General Plan Land Use Element. This designation is intended to provide public schools, cultural institutions, government facilities, community centers, public hospitals, and public facilities. The “private school” land use was determined consistent with the PF land use category with the Zoning Code was updated in 2010. The existing school use is similar to the instructional programs and classes that were being provided by the City at this facility and it was found consistent with PF designation in 2014. The use is not changing with the subject application. 2. The off-site parking site is designated RM (Multi-Unit Residential, 18 dwelling units per acre). The residential designation primarily supports multi-family residential development containing attached or detached dwelling units. The nonconforming office building is allowed to continue until February 2022, under an approved extension of the abatement period. The proposed use of the property is limited to off-site parking within the existing developed parking lots. The “parking facility” land use was also determined consistent with the RM land use category with the Zoning Code was updated in 2010, and the off-site parking request is similar. Finding: 15 DR A F T Planning Commission Resolution No. #### Page 3 of 13 07-11-17 B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The school property is zoned Public Facilities (PF), which allows private schools with the approval of a minor use permit pursuant to NBMC Section 20.26.020 (Special Purpose Zoning Districts Land Uses and Permit Requirements). The school presently operates pursuant to Minor Use Permit No. UP2014-008 that was approved on August 14, 2014. The use is not changing and it would remain consistent with uses permitted by the PF zone. 2. The minor use permit establishes required parking for schools. The August 2017, Kunzman parking demand and parking management plan supports the finding that 65 total spaces between the on-site and off-site parking areas is adequate for the requested increase in enrollment with the implementation of the revised parking management plan. 3. The off-site parking property is zoned Multi-Unit Residential (RM). The existing office building is a nonconforming use subject to abatement pursuant to NBMC Section 20.38.100 (Abatement Periods). An abatement period extension was approved by a Hearing Officer on February 1, 2012, authorizing a 10-year extension of the nonconforming office use until February 1, 2022. Use of the existing parking lot is requested and no academic use of the building is authorized. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The school presently operates at the 15th Street lot and is similar to that of the community center, with instructional classes, administrative offices and a gymnasium. With the implementation of a parking management plan, the school has proven compatible with surrounding residential and educational uses taking into account its existing operational characteristics including the hours, days, and months of operation. The school primarily operates between 7:30 a.m. and 3:00 p.m. weekdays, August to June. The basic operational characteristics of the school are not changing and the increased enrollment can be accommodated with the implementation of a revised parking management plan dated August 16, 2017. 2. The subject property has a total of forty (40) parking spaces and an additional 25 spaces located approximately 500-feet away that will be sufficient to serve the use with the implementation of a parking management plan. The proposed parking management plan has been reviewed and approved by the City traffic engineer. It includes assigned parking, a prohibition of on-street parking, implementation of drop-off, pick-up and queuing plan. 16 DR A F T Planning Commission Resolution No. #### Page 4 of 13 07-11-17 Implementation of transportation demand program to reduce number of vehicle trips generated (i.e. carpooling, school busing, bicycling). 3. Conditions of approval are required to ensure that Pacifica Christian High School will operate in a functional and compatible manner with the existing uses in the vicinity. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The existing building is large enough to accommodate the increased enrollment and staff without any physical modification of the building. 2. With the implementation of the August 2017 parking management plan (revised), the high school will have adequate parking for their staff members and students with on-site and off- site parking areas. 3. All student pick-up and drop-off will be done within the school’s parking lot on 15th Street. Physical access for emergency vehicles will be provided by the existing driveways within the subject property from 15th Street. 4. The City traffic engineer has reviewed and approved the revised parking management plan and supports the proposed traffic queuing arrangement of the on-site and off-site parking lots. With the proposed conditions of approval, no conflicts in traffic circulation or queuing problems are anticipated and the existing driveways can accommodate vehicle access. 5. The minor modifications to the Monrovia Avenue parking lot will bring it into conformance with parking lot design standards. 6. All utilities to the school are presently provided and the increased enrollment will not necessitate expanding services. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The facts in support of Findings A, B, C and D are incorporated herein by reference. 17 DR A F T Planning Commission Resolution No. #### Page 5 of 13 07-11-17 2. The facts in support of the required findings to approve off-site parking set forth below are incorporated herein by reference. 3. The expanded school activities can be physically accommodated within the existing building without making modifications to the existing building or site and no construction is proposed or necessary to accommodate the increased school enrollment and staff. 4. Pedestrian traffic will occur between the school and off-site parking sites that will pass by residential uses. The traffic will generally occur at the beginning and end of each school day because there will be no instructional activities at the off-site parking site and the school operates a “closed” campus. The amount of foot traffic is expected to be minimal and the students and faculty are subject to school oversite 5. The revised parking management plan shows that the sites will support the expanded enrollment with implementation of the provisions of the plan. The draft resolution includes conditions to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to ensure the operation of the high school will not create a nuisance to the surrounding uses. In accordance with NBMC Section 20.40.100(B), the following findings and facts in support of such findings are set forth related to off-site parking: Finding: A. The parking facility is located within a convenient distance to the use it is intended to serve. Fact in Support of Finding: The off-site parking lot is approximately a 500-foot walk from the school property when crossing Monrovia Ave. at 15th Street. The parking lot is approximately a 1,200-foot walk to the school if students use the continuous sidewalk on Monrovia from the lot to the cul-de- sac at the end of Monrovia back to 15th Street and the school. These distances are convenient for students and staff to walk. Finding: B. On-street parking is not being counted towards meeting parking requirements. Fact in Support of Finding: On-street parking along 15th Street and Monrovia Avenue is not being counted towards meeting requirements for the existing school. The total combined parking at the existing school and proposed off-site parking lot would be 65 spaces, which is adequate to accommodate the proposed increase in student enrollment and staff/administration with the implementation of the revise parking management plan. 18 DR A F T Planning Commission Resolution No. #### Page 6 of 13 07-11-17 Finding: C. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area. Facts in Support of Finding: 1. The existing off-site parking lot will be modified to meet current dimensional standards. 2. There is a limited number of spaces (25) and its use will not generate a significant number of trips. 3. It will be used only for parking of passenger vehicles with a permit system. Spaces will be assigned to promote parking efficiency and the off-site lot will not be used for student drop- off or pick-up. Finding: D. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. Facts in Support of Finding: The Applicant owns the off-site parking lot and a parking agreement is required to be recorded to ensure the parking is maintained for the use it is intended to serve. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves this resolution and UP2017-008, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 3. This resolution supersedes Zoning Administrator Resolution No. ZA2014-031 and repeals Use Permit 2014-024, which upon vesting of the rights authorized by Use Permit No. 2017-008, shall become null and void. 19 DR A F T Planning Commission Resolution No. #### Page 7 of 13 07-11-17 PASSED, APPROVED, AND ADOPTED THIS 5th DAY OF OCTOBER, 2017. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ Peter Koetting, Chairman BY:_________________________ Erik Weigand, Secretary 20 DR A F T Planning Commission Resolution No. #### Page 8 of 13 07-11-17 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) PLANNING 1. The development shall be in substantial conformance with the approved site plan stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Use Permit No. UP2017-008 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 20.54.060, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The Applicant shall comply with all federal, state, and local laws. Violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 5. This Use Permit may be modified or revoked by the Planning Commission or City Council should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new Use Permit. 7. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 8. Prior to the use of the off-site parking lot at 1499 Monrovia Avenue, Pacifica shall submit a landscape and irrigation plan prepared by a licensed landscape architect for the off- site parking lot. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 9. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 21 DR A F T Planning Commission Resolution No. #### Page 9 of 13 07-11-17 10. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 11. All noise generated by the proposed use shall comply with the provisions of NBMC Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of 7:00AM and 10:00PM Between the hours of 10:00PM and 7:00AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 12. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 13. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 14. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 15. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 16. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 17. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds (open house, back-to-school nights, etc.), include any form of on- 22 DR A F T Planning Commission Resolution No. #### Page 10 of 13 07-11-17 site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 18.Student enrollment shall be restricted to 185 students. 19.Administration/faculty shall be restricted to 18 persons. 20.A minimum of one parking space shall be provided for each administration/faculty member at all times. 21.A total of forty (40) parking spaces shall be maintained at the school property and available for Pacifica during the regular school hours; twenty-five (25) of those spaces shall be allocated for the use of City’s programs and activities in the gymnasium after the regular school hours, unless the City discontinues all use and the school shall have exclusive useof the entire property and all forty (40) parking spaces. 22.A total of twenty-five (25) parking spaces shall be maintained at the 1499 Monrovia Avenue parking lot for the use of Pacifica High School. 23.A parking agreement or covenant, in a form approved by the City Attorney and the Director, that guarantees the availability of the required off-site parking at the approved off-site location shall be recorded with the County Recorder’s Office against the properties located at 883 W. 15th Street and 1499 Monrovia Avenue. The agreement or covenant shall require the owner and operator of the project to immediately notify the Director of any change of ownership or use of the property where the required off-site parking is located, or changes in the use or availability of the required off-site parking, or of any termination or default concerning the agreement. Upon notification that the required off- site parking is otherwise unavailable for the use authorized by Conditional Use Permit UP2017-008, the Director shall establish a period of time in which one of the following shall occur: 1) Substitute parking is provided that is acceptable to the Director; or 2) the size or intensity of use authorized by Conditional Use Permit UP2017-008 is reduced in proportion to the parking spaces lost; or 3) the owner or operator of the project must obtain a parking reduction pursuant to Newport Beach NBMC Section 20.40.110, or any successor statute, rendering the required off-site parking unnecessary. 24.A total combined 65 parking spaces shall be maintained for Pacifica to have the enrollment of 185 students and 18 administration/faculty members. 25.An adequate number of bicycle storage racks shall be provided at the school facility. 26.No outside paging system shall be utilized at the school campus and off-site parking lot. 27.Pacifica shall be responsible for the control of noise generated by the subject facility. The use of outside loudspeakers, a paging system or a sound system shall be included within this requirement. The noise generated by the proposed use shall comply with theprovisions of Chapter 10.26 of the Newport Beach Municipal Code. Upon evidence that 23 DR A F T Planning Commission Resolution No. #### Page 11 of 13 07-11-17 noise generated by the project exceeds the noise standards established by Chapter 10.26 of the Municipal Code, the community development director may require that the applicant or successor retain a qualified engineer specializing in noise/acoustics to monitor the sound generated by the use and to develop a set of corrective measures necessary in order to ensure compliance. 28. The student classroom hours during the school year (August to June) shall be from 7:30 a.m. to 3:00 p.m., Monday through Friday. Board/staff meetings, parent/teacher conferences, and student extra curriculum (sports, theater, etc.) are permitted before or after classroom hours as long as adequate on-site parking is provided, except between the hours of 10:00 p.m. and 7:00 a.m. Office/administrative functions are permitted outside of the classroom hours and during the summer months. 29. All proposed signs shall be in conformance with the provisions of Chapter 20.42 (Sign Standards) of the Newport Beach Municipal Code. 30. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Pacifica Christian High School including, but not limited to, Use Permit No. UP2017-008 (PA2017-066). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department Conditions 31. Every room with an occupant load of three hundred (300) or more shall have one (1) of its exits or exit-access doorways lead directly into a separate means of egress system that consists of no less than two (2) paths of exit travel which are separated by a smoke barrier in accordance with Section 710 in such a manner to provide an atmospheric separation that precludes contamination of both paths of exit travel by the same fire. Not more than two (2) required exits or exit-access doorways shall enter into the same means of egress system per California Building Code Section 442.1.2. 32. Fire Sprinklers shall be required as per California Fire Code Section 903.2., for the E and A-3 occupancies. 33. A manual and automatic fire alarm system that initiates the occupant notification signal utilizing an emergency voice/alarm communication system meeting the requirements of 24 DR A F T Planning Commission Resolution No. #### Page 12 of 13 07-11-17 Section 907.5.2.2 and installed in accordance with Section 907.6 shall be installed in Group E occupancies (school) with an occupant load of fifty (50) or more persons or containing more than one (1) classroom per California Fire Code Sec. 907.2.3. 34. A fire alarm system shall be required for the A occupancy (gym) as per California Fire Code Sec. 907.2.1. 35. Emergency access to the existing office building located at the 1499 Monrovia Avenue property shall be provided. Building Division Conditions 36. Prior to issuance of permits at the 1499 Monrovia Avenue property, the Applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the parking lot improvements, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. 37. The existing handicap parking stalls located at the north side of the 1499 Monrovia Avenue property shall be available for use by students, staff and general public. 38. Obtain a building permit for all proposed improvements and change in uses. 39. For any proposed improvement to the existing facility, accessibility upgrades to the existing facility shall be required as specified in Section 11B-202.4 of the 2013 California Building Code. 40. A new Certificate of Occupancy shall be obtained from the City and posted prior to occupancy of the school. Public Works Conditions 41. Off-site parking lot at 1499 Monrovia Avenue shall be reconfigured to comply with City Standard STD-805-L-A and STD-805-L-A. All dead-end drive aisles shall have a dedicated turnaround area and a 5-foot minimum drive aisle extension. 42. The parking layout at 883 West 15th Street shall comply with City Standard STD-805-L- A and STD-805-L-B. The parking layout shall be reviewed and approved by the City traffic engineer. 43. Student drop-off and pick-up shall be prohibited at the off-site parking lot. 44. Student and staff parking permits shall be assigned to a specific parking space at the school campus and off-site parking lot. 45. The final parking management plan shall be reviewed and approved by the City traffic engineer. The requirements of the parking management plan shall be implemented. 25 DR A F T Planning Commission Resolution No. #### Page 13 of 13 07-11-17 46. Students shall be prohibited from parking within the public right-of-way. School staff shall monitor the public streets adjacent to the school and off-site parking lot (i.e. Monrovia Avenue and West 15th Street) at least thirty (30) minutes prior to the start of school and at least fifteen (15) minutes after school begins to ensure that students do not park off-site. 47. School staff shall only be allowed to direct traffic queuing within the school’s parking lot and off-site parking lot. School staff shall not direct traffic within the public right-of-way. 48. No traffic control devices (i.e. cones, signage) shall be allowed within the public right-of- way. 49. The Applicant shall provide a busing service to and from the high school. 50. The Applicant shall monitor the drop off/pick up queues to ensure that the queues do not impact/impede traffic in the public right-of-way. 51. If parking demand exceeds capacity or student parking on public streets becomes an issue, the applicant shall secure additional off-street parking. Any off-street parking arrangement shall require the approval of a conditional use permit in accordance with NBMC Section 20.40.100 (Off-Site Parking). 52. If issues/problems arise with the Parking Management Plan (i.e. school drop-off/pick- up, parking queuing within the public right of way, etc.), the applicant shall modify the Parking Management Plan to the satisfaction of the City traffic engineer and Community Development Director. Implementation of the modified Parking Management Plan shall occur immediately upon approval of the City. 26 DR A F T IN T E N T I O N A L L Y BL A N K PA G E Attachment No. PC 2 UP2014-024 Resolution ZA2014-031 27 IN T E N T I O N A L L Y BL A N K PA G E RESOLUTION NO. ZA2014-031 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2014-008 FOR PACIFICA CHRISTIAN HIGH SCHOOL LOCATED AT 883 WEST 15TH STREET (PA2014-045) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Pacifica Christian High School, with respect to property located at 883 West 15th Street, and legally described as Parcel 2 of Parcel Map 88-285 requesting approval of a Minor Use Permit. 2. The applicant proposes to operate a private high school for grades 9 through 12 at the West Newport Community Center. 3. The subject property is located within the Public Facilities (PF) Zoning District and the General Plan Land Use Element category is Public Facilities (PF). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on August 14, 2014, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). Class 1 exempts the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency’s determination. The use of the high school will be similar to the existing instructional programs that are currently being provided by the City at this facility. The operational characteristics of the proposed school, including classroom occupancy, hours of operation, parking needs, and traffic demand are similar to the existing City’s classes. Parking will be provided on-site and the implementation of a parking management plan and school busing program will mitigate any traffic impact to the area. 2. The Zoning Administrator finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In 28 Zoning Administrator Resolution No. ZA2014-031 Page 2 of 9 05-20-2014 addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. SECTION 3. REQUIRED FINDINGS. Minor Use Permit In accordance with Section 20.52.020.F of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The property is designated PF by the General Plan. It allows for public schools, cultural institutions, government facilities, community centers, public hospitals, and public facilities. The use of the high school will be similar to the existing instructional programs and classes that are currently being provided by the City at this facility and thereby consistent with the General Plan Land Use designation. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. A private school is permitted in the Public Facility (PF) Zoning District with the approval of a Minor Use Permit per Section 20.26.020 (Special Purpose Zoning Districts Land Uses and Permit Requirements). Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The high school use is similar to that of the existing community center, with instructional classes, administrative offices and a gymnasium. Additionally, the operating characteristics of the use are compatible with existing educational institutions and residential uses in the immediate area. 29 Zoning Administrator Resolution No. ZA2014-031 Page 3 of 9 05-20-2014 2. The subject property has a total of forty (40) parking spaces. Pacifica will be obligated to provide twenty-five (25) parking spaces to be used by the City for community programs during the first two (2) years of school operation and the school will have exclusive use of fifteen (15) parking spaces. Alternative options are placed in the event that the City will continue the programs and activities beyond Year 2 to ensure there would be adequate on-site parking provided. 3. A parking management plan has been prepared to ensure that adequate parking will be provided for the City’s programs and proposed school use. It contains the following stipulations: a. Designation of twenty-five (25) spaces for City programs during first two (2) years of school operation and alternative options should City programs will continue beyond Year 2 b. Implementation of transportation demand program to reduce number of vehicle trips generated (i.e. carpooling, school busing, bicycling) c. Implementation of drop-off, pick-up and queuing plan d. Implementation of on-site parking policy for students e. Implementation of on-street parking policy including enforcement and oversight 4. The proposed parking management plan has been reviewed and approved by the City traffic engineer. A list of conditions has been included in the draft resolution to ensure that Pacifica will be operated in a functional manner and compatible with the existing uses in the vicinity. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. With the implementation of a parking management plan, the high school will have adequate parking for their staff members and students. All student pick-up and drop- off will be done within the school’s parking lot. Physical access for emergency vehicles will be provided along the existing driveways within the subject property. 2. The City traffic engineer has reviewed the plan and is supportive of the proposed traffic queuing arrangement of the school parking lot. With the proposed conditions of approval, no conflicts in traffic circulation or queuing problems are anticipated and the current locations and design of the driveways can accommodate the vehicle movements. E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. 30 Zoning Administrator Resolution No. ZA2014-031 Page 4 of 9 05-20-2014 Facts in Support of Finding: 1. The proposed high school has been reviewed and this approval includes conditions to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to ensure the operation of the high school will not create a nuisance to the surrounding uses. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2014-008, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the community development director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 14th DAY OF AUGUST, 2014. 31 Zoning Administrator Resolution No. ZA2014-031 Page 5 of 9 05-20-2014 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) PLANNING 1. The development shall be in substantial conformance with the approved site plan and floor plans stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Use Permit No. UP2014-008 shall expire unless exercised within twenty-four (24) months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 5. This Use Permit may be modified or revoked by the City if: (i) the Conditions of Approval are violated; (ii) it is determined that the proposed uses or conditions under which the Use Permit is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity; or (iii) if the property is operated or maintained so as to constitute a public nuisance. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new use permit. 7. A copy of the Resolution, including conditions of approval (Exhibit “A”) shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 9. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the director of community development, and may require an amendment to this Use Permit. 10. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal 32 Zoning Administrator Resolution No. ZA2014-031 Page 6 of 9 05-20-2014 Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of 7:00 a.m. and 10:00 p.m. Between the hours of 10:00 p.m. and 7:00 a.m. Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed-Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 11. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three (3) walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 12. Storage outside of the building in the front of the property shall be prohibited, with the exception of the required trash container enclosure. 13. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds (open house, back-to-school night, etc.), include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 14. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of the Pacifica Christian High School including, but not limited to, Minor Use Permit No. UP2014-008. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 15. Prior to issuance of building permits, the lease agreement between Pacifica and the City for the improvement and use of the property shall be executed. 16. Student enrollment shall be restricted as follows: 33 Zoning Administrator Resolution No. ZA2014-031 Page 7 of 9 05-20-2014 a. Year 1: No students b. Year 2: Seventy-five (75) students maximum c. Year 3: One hundred and twenty (120) students maximum d. Year 4 and Beyond: One hundred twenty-five (125) students maximum Year Total Students Freshmen Sophomore Junior Senior 1 0 0 0 0 0 2 75 42 33 3 120 45 40 35 4 125 38 31 28 28 17. Administration/faculty shall be restricted as follows: a. Years 1 through 3: Ten (10) persons b. Year 4 and Beyond: Fifteen (15) persons 18. A minimum of one (1) parking space shall be provided for each administration/faculty member (ten (10) spaces for Years 1 through 3 and fifteen (15) spaces for Year 4 and beyond). 19. A total of forty (40) parking spaces shall be maintained within the subject property; twenty-five (25) of those spaces shall be allocated for the use of City programs and activities during the first two (2) years of school operation while the school shall have exclusive use of fifteen (15) parking spaces. After the second year, provided the City discontinues all use and the school shall have exclusive use of the entire property and all forty (40) parking spaces. 20. In the event that the City continues its programs and activities and require parking spaces at the subject property beyond Year 2, the applicant shall be required to pursue one of the following alternatives: a. Secure additional off-street parking. Any off-street parking arrangement shall require the approval of a conditional use permit in accordance with Section 20.40.100 (Off-Site Parking) of the Municipal Code; b. Reduce the student enrollment and administration/faculty consistent with the approved parking management plan; or c. Obtain a parking waiver pursuant to Section 20.40.110 (Adjustment to Off- Street Parking). 21. An adequate number of bicycle storage racks shall be provided at the school facility. 22. Pacifica shall be responsible for the control of noise generated by the subject facility. The use of outside loudspeakers, a paging system or a sound system shall be included within this requirement. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code. 34 Zoning Administrator Resolution No. ZA2014-031 Page 8 of 9 05-20-2014 Upon evidence that noise generated by the project exceeds the noise standards established by Chapter 10.26 of the Municipal Code, the community development director may require that the applicant or successor retain a qualified engineer specializing in noise/acoustics to monitor the sound generated by the use and to develop a set of corrective measures necessary in order to ensure compliance. 23. All proposed signs shall be in conformance with the provisions of Chapter 20.42 (Sign Standards) of the Newport Beach Municipal Code. 24. No outside paging system shall be utilized in conjunction with this establishment. 25. The student classroom hours during the school year (August to June) shall be from 7:30 a.m. to 3:00 p.m., Monday through Friday. Board/staff meetings, parent/teach conferences, and student extra curriculum (sports, theater, etc.) are permitted before or after classroom hours as long as adequate on-site parking is provided. Office/administrative functions are permitted outside of the classroom hours and during the summer months. Fire Department Conditions 26. Every room with an occupant load of three hundred (300) or more shall have one (1) of its exits or exit-access doorways lead directly into a separate means of egress system that consists of no less than two (2) paths of exit travel which are separated by a smoke barrier in accordance with Section 710 in such a manner to provide an atmospheric separation that precludes contamination of both paths of exit travel by the same fire. Not more than two (2) required exits or exit-access doorways shall enter into the same means of egress system per California Building Code Section 442.1.2. 27. Fire Sprinklers shall be required as per California Fire Code Section 903.2., for the E and A-3 occupancies. 28. A manual and automatic fire alarm system that initiates the occupant notification signal utilizing an emergency voice/alarm communication system meeting the requirements of Section 907.5.2.2 and installed in accordance with Section 907.6 shall be installed in Group E occupancies (school) with an occupant load of fifty (50) or more persons or containing more than one (1) classroom per California Fire Code Sec. 907.2.3. 29. A fire alarm system shall be required for the A occupancy (gym) as per California Fire Code Sec. 907.2.1. Building Division Conditions 30. Obtain a building permit for all proposed improvements and change in uses. 31. For any proposed improvement to the existing facility, accessibility upgrades to the existing facility shall be required as specified in Section 11B-202.4 of the 2013 California Building Code. 35 Zoning Administrator Resolution No. ZA2014-031 Page 9 of 9 05-20-2014 32. A new Certificate of Occupancy shall be obtained from the City and posted prior to occupancy of the school. Public Works Conditions 33. The parking layout shall comply with City Standard STD-805-L-A and STD-805-L-B. The parking layout shall be reviewed and approved by the City traffic engineer. 34. The project driveway shall be designed to accommodate adequate sight distance per City Standard STD-110-L. 35. The final parking management plan shall be reviewed and approved by the City traffic engineer. The requirements of the parking management plan shall be implemented. 36. Students shall be prohibited from parking within the public right-of-way. School staff shall monitor the public streets adjacent to the school (i.e. Monrovia Avenue and West 15th Street) at least thirty (30) minutes prior to the start of school and at least fifteen (15) minutes after school begins to ensure that students do not park off-site. 37. School staff shall only be allowed to direct traffic queuing within the school’s parking lot. School staff shall not direct traffic within the public right-of-way. 38. No traffic control devices (i.e. cones, signage) shall be allowed within the public right- of-way. 39. The applicant shall monitor the drop off/pick up queues to ensure that the queues do not impact/impede traffic in the public right-of-way. 40. The applicant shall provide busing service to and from the high school starting at the 3rd year of school operation. 41. If parking demand exceeds capacity or student parking on public streets becomes an issue, the applicant shall secure additional off-street parking. Any off-street parking arrangement shall require the approval of a conditional use permit in accordance with Section 20.40.100 (Off-Site Parking) of the Municipal Code. 42. If issues/problems arise with the Parking Management Plan (i.e. school drop-off/pick- up, parking queuing within the public right of way, etc.), the applicant shall modify the Parking Management Plan to the satisfaction of the City traffic engineer and community development director. Implementation of the modified Parking Management Plan shall occur immediately upon approval of the City. 36 IN T E N T I O N A L L Y BL A N K PA G E Attachment No. PC 3 Project Description 37 IN T E N T I O N A L L Y BL A N K PA G E September 14, 2017 Mr. Seimone Jurjis Community Development Director City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 RE: CondiKonal Use Permit ApplicaKon for Pacifica ChrisKan High School-Orange County Project Descrip-on for Pacifica Chris-an High School Pacifica ChrisKan High School ("PCHS") desires to increase their maximum student count and uKlize off-site parking for their private high school use at 883 West 15th Street ("Property"). The Property is currently owned by the City of Newport Beach and leased to PCHS. ResoluKon No. ZA2014-031 approved PCHS's use at the Property with certain condiKons including a schedule of student enrollment (CondiKon 16) and staff (CondiKon 17) as follows: Year Total Students Freshmen Sophomore Junior Senior Staff 1 0 0 0 0 0 10 2 75 42 33 0 0 10 3 120 45 40 35 0 10 4 & Beyond 125 38 31 28 28 15 1 883 W 15th Street, Newport Beach, California 92663 T 949.887.2070 F 949.887.2620 www.pacificaoc.org 38 PCHS would like this new CondiKonal Use Permit to increase the maximum student enrollment and staff numbers as follows: Under the exisKng Minor Use Permit, the City of Newport Beach has the right to conKnue to use a porKon of the Property and parking. We understand that the City of Newport Beach no longer has a need to uKlize the Property and parking during school hours and PCHS would like the new CondiKonal Use Permit to reflect that. Parking under the new CondiKonal Use Permit will consist of forty (40) parking spaces at the Property and twenty-five (25) off-site parking spaces at 1499 Monrovia Avenue aber the parking lot at 1499 Monrovia is re-striped to conform to parking regulaKons. A new parking management plan has been prepared to analyze the addiKonal student and faculty numbers as well as the uKlizaKon of on and off-site parking. PCHS has recently acquired 1499 Monrovia Avenue. AddiKonal parking spaces on the north side of the property (actual number to be determined) are also available. PCHS proposes to have guests, staff and some student parking in the 883 W 15th St parking lot with the remaining students and staff parking in the 1499 Monrovia Ave parking lot. Student and staff parking for both lots will be by permit only and each permit will be assigned a specific parking space so that all permit holders will know exactly where they are to park. Parking spaces will be numbered accordingly. Two designated school Administrators will park in the Monrovia parking lot to insure oversight of the area. Student drivers who are parking in the Monrovia Avenue lot will be arriving between 7:30am and 7:50am and will cross the street at the southern intersecKon of 15th and Monrovia. Pacifica has a closed campus so students will not be traveling back to the Monrovia parking lot unKl the end of the school day at 2:40pm. Aber school co-curricular programs such as AthleKcs, Arts, and student government will naturally stagger the number of student drivers traveling to their vehicles at any one Kme in the abernoon. Year Total Students Freshmen Sophomore Junior Senior Staff 4 149 50 36 45 18 16 5 181 50 50 36 45 18 6 185 50 50 49 36 18 7 & Beyond 185 50 50 45 40 18 2 883 W 15th Street, Newport Beach, California 92663 T 949.887.2070 F 949.887.2620 www.pacificaoc.org 39 Pacifica cooperates with neighboring Coastline Community College and Carden Hall School when overflow parking is needed for larger school events and games. In addiKon, certain school events, such as the annual school dedicaKon and the upcoming graduaKon (June 2018), are held at offsite locaKons that are able to accommodate larger aeendance. Finally, Pacifica acknowledges that, should addiKonal off-site parking be lost at any point in the future, Pacifica will need to roll back enrollment to the original enrollment approved under ResoluKon No. ZA2014-031. 3 883 W 15th Street, Newport Beach, California 92663 T 949.887.2070 F 949.887.2620 www.pacificaoc.org 40 IN T E N T I O N A L L Y BL A N K PA G E Attachment No. PC 4 Parking Management Plan 41 IN T E N T I O N A L L Y BL A N K PA G E Traffic Engineering | Transportation Planning | Parking | Noise/Vibration | Expert Witness Air Quality | Global Climate Change | Health Risk Assessment PACIFICA CHRISTIAN HIGH SCHOOL (REVISED) PARKING MANAGEMENT PLAN August 16, 2017 42                    PACIFICA CHRISTIAN HIGH SCHOOL    PARKING MANAGEMENT PLAN (REVISED)    August 16, 2017        Prepared by:    Perrie Ilercil, P.E.  ■  Carl Ballard, LEED GA  ■  William Kunzman, P.E.                        Kunzman Associates, Inc. 1111 Town & Country Road, Suite 34  ■  Orange, California 92868  5005 La Mart Drive, Suite 201  ■  Riverside, California 92507  (714) 973‐8383  ■ www.traffic‐engineer.com  JN 5639a 03/31/2018 43 EXECUTIVE SUMMARY    The purpose of this report is to update the parking management plan and traffic circulation  review for the Pacifica Christian High School located at 883 West 15th Street in the City of  Newport Beach.  The school proposes an increase from the currently approved student  enrollment of 125 with staffing of 15 to a maximum student enrollment of 185 students with  staffing of 18.    1. Project Parking and Circulation    The 40 parking spaces at the main campus currently provides for the schools parking demand.   To meet the increased parking demand for this proposed student enrollment increase, the  school has secured the rights for additional off‐site parking (25 parking spaces) at 1499  Monrovia Avenue.  The school drop off zone will continue to operate at the main campus.      Site Description Address Zoning  Drop off  Location  Parking  Spaces  Existing Main Campus 883 West 15th Street PF* Yes 40  Proposed Offsite Parking 1499 Monrovia Avenue RM‐H** No 25  Combined Total Parking Spaces 65   *PF= Public Facilities  ** (3100 / 2420 – Multifamily Dwelling limits)    2. Parking Demand    Based on the existing parking usage at the main campus, the projected parking demand for  the student enrollment and staffing increase to 185 students with 18 staff will be 65 parking  spaces.  The Pacifica Christian High School main campus and the auxiliary offsite parking  location provides a combined total of 65 parking spaces that are projected to provide  sufficient parking for the anticipated number of students and staff.      3. Transportation Demand and Parking Management    The applicant will promote the use of ride‐share and alternate transportation to and from the  site as well as require permit permission for students to park at the school to insure adequate  parking on the campus and offsite parking locations.  The Pacifica Christian High School shall  continue to have several staff members directing the flow of traffic on the campus with the  safety of the students and the quick turn over of vehicles during the drop‐off/pick‐up times as  the key issues.The school shall provide oversight at the offsite parking lot such that students  do not linger off campus and vehicles do not drop off students at the offsite parking lot.       4. School Drop Off/ Pick Up Zone    Based on the drop off zone configuration, the number of vehicles which can be  accommodated at the main campus drop off location and the projected number of students  which will be dropped off, the main campus drop off location can accommodate the increased  enrollment to 185 students with clearance of the area within 15.9 minutes at the beginning  and ending of the school day.  44   1111 Town & Country Road, Suite 34 (714) 973-8383 5005 La Mart Drive, Suite 201 Orange, California 92868 www.traffic-engineer.com Riverside, California 92507   August 16, 2017        Mr. Tim Strader Jr., President  STARPOINTE VENTURES  19700 Fairchild Road, Suite 240  Irvine, CA 92612    Dear Mr. Strader:    INTRODUCTION    The firm of Kunzman Associates, Inc. is pleased to provide this parking management plan and traffic  circulation review for the Pacifica Christian High School project in the City of Newport Beach.  The  purpose of the parking management plan is to review existing conditions, anticipate peak parking  demand, and describe the implementation of a parking management strategy that will develop optimal  parking conditions at the Pacifica Christian High School main campus and the auxiliary off‐site parking  location.  The purpose of the traffic circulation review is to recommend the most efficient drop‐off/pick‐ up procedure for the school and to review the number of vehicles, which can be processed at the school  during these times.    This report summarizes our methodology, analysis, and findings.  Although this is a technical report,  every effort has been made to write the report clearly and concisely.  To assist the reader with those  terms unique to transportation engineering, a glossary of terms is provided within Appendix A.    PROPOSED PROJECT    The Pacifica Christian High School is currently located at 883 West 15th Street in the City of Newport  Beach.  The school proposes an enrollment plan to allow the maximum student enrollment to increase  from 125 to 185 students and an increase from 15 to 18 staff members.  To meet the increased parking  demand for this proposed student enrollment increase, the school has secured the rights for additional  off‐site parking spaces at 1499 Monrovia Avenue.  Figure 1 shows the school site and the proposed off‐ site parking location.    This parking management plan, for the proposed increase student enrollment (+60 students) and  staffing increase (+3 staff), reviewed the maximum student and staffing level for both parking demand  and queueing of vehicles at the drop‐off/pick‐up location on the main campus   Information on the  applicant proposal is located in Appendix B.    EXISTING CONDITIONS    In 2014, the Pacifica Christian High School obtained a minor use permit to occupy an existing building at  883 West 15th Street in the City of Newport Beach.  The existing building is also currently utilized by the  45   Mr. Tim Strader Jr., President  STARPOINTE VENTURES  August 16, 2017    www.traffic-engineer.com 2  City of Newport Beach exercise/recreational program.  The school’s minor use permit is for approval to  occupy this site for a total student enrollment of 125 students and 15 staff members with a total parking  space allotment of 40 parking spaces.  See Appendix C for the Minor Use Permit for Pacifica Christian  High School Zoning Resolution No. ZA2014‐031.    In the vicinity of the project site, there are on‐street parking spaces with parking restrictions from 8:30  AM to 12:00 PM for street sweeping.  The parking on the south side of West 15th Street is prohibited on  Fridays and the parking on the north side of West 15th Street is prohibited on Tuesdays (see Figure 1).   The school main campus currently provides 40 on‐site parking spaces as shown on Figure 2.  The  proposed auxiliary off‐site parking spaces are located at 1499 Monrovia, and the property currently has  29 parking spaces, and will be reconfigured to meet City code with 25 parking spaces as shown on Figure  3.    EXISTING PARKING MANAGEMENT PLAN IMPLEMENTATION AT MAIN CAMPUS    The goal of any parking management plan is to develop policies or programs that utilize parking  resources in a more efficient manner.  The majority of the parking management strategies  recommended with the 2014 application were implemented such that the parking spaces at the main  campus have met the parking demand.    Implemented Strategies    1. On‐street parking is not being counted towards meeting parking requirements.    2. Develop a transportation demand program to reduce the number of vehicle trips generated.  One  or all of these items can be utilized to help reduce trips and parking to and from the school.    a. Have a bulletin board with transit information to promote the use of public transit (see  Appendix F).  b. Provide bike rack for cyclists to utilize to encourage ridership.    3. Develop an official drop‐off/pick‐up policy for parents to increase the speed and efficiency of the  traffic flow at these times (see Figure 4).    a. Drop‐off location is for the loading and unloading of students only.  b. Parents should remain in vehicle with the vehicle running at this location.  c. Encourage parents to network and form carpools to reduce traffic congestion.  d. Provide supervision of the traffic flow and personnel assisting with drop‐off/pick‐up times.  e. Provide staff to direct traffic at the campus drop‐off location during the peak drop‐off/pick‐ up times.    4. Develop an official parking policy for permitting of parking spaces on‐campus.  See Appendix E.    a. The school will monitor demand with the parking permit application process and be  proactive in increased enforcement or obtaining off‐site parking as necessary.    46   Mr. Tim Strader Jr., President  STARPOINTE VENTURES  August 16, 2017    www.traffic-engineer.com 3  5. Enforce school parking policy and oversight.  a. Provide written parking policy and drop‐off procedure reminders to parents/students at the  start of each semester.  b. Have personnel to monitor parking at the beginning of each school day.    Some of the parking management strategies recommended with the 2014 application, were specified to  be implemented when the school reached full student capacity.  Beginning in the Fall 2017 to Spring  2018 school year, the Pacifica Christian High School will provide the following items as specified on the  minor use permit:    2c. Provide bus service during the third1 year of the school operation which is 2017‐2018.  4b. Students must apply to receive a parking permit.  4c. Students who do not follow the parking guidelines will be towed at the owner’s  expense.  4d. The school parking policy prohibits freshmen students from parking on‐campus.  5c. Install and enforce parking regulation signs, such as “School Parking Only”, to prevent  spillover from adjacent land uses.  Parking regulations, such as tow‐away, should be  enforced to be effective.    PARKING CODE    The City of Newport Beach Parking Code requirements are included in Appendix D.  The requirement for  “Schools, Public and Private” is “as required by conditional / minor use permit”.  The following section  contains information on the existing parking conditional use permit with the City of Newport Beach.    PARKING AGREEMENT WITH THE CITY OF NEWPORT BEACH FOR USE OF PARKING LOT    For the first two years of operation (2014 to 2016), the school was obligated to provide 25 parking  spaces to the City of Newport Beach in association with the use of the facilities as an  exercise/recreational facility.  See Appendix C for the Minor Use Permit for Pacifica Christian High School  Zoning Resolution No. ZA2014‐031.  During after school hours, the school continues to be obligated to  provide parking spaces to the City of Newport Beach in association with the use of the gymnasium as an  exercise/recreational facility.    The shared use of the main campus parking lot at 883 West 15th Street between the school and the City  can be achieved as the use of the exercise/recreational facility occurs after school hours and does not  affect the school parking demand during the school hours of 7:30 AM to 3:00 PM during the months of  August to June.  The City’s Basketball program operates from 6:00 PM to 11:00 PM Monday to Thursday  with the option of Friday.  All on‐campus after‐school activities are scheduled to allow access to the City  programs on the days and times allocated to the City.  The school use of the parking lot is substantially  reduced after school hours and shall not exceed 15 parking spaces on the days and times that the City’s  recreational program operates.  If that happens, the school will need to accommodate the parking  requirements with one of three options:  1 The school took possession of 883 W 15th Street in October of 2014 but did not begin operations until August of 2015.  The  2017‐2018 school year will be the third year of school operation.    47   Mr. Tim Strader Jr., President  STARPOINTE VENTURES  August 16, 2017    www.traffic-engineer.com 4    ■ Apply for parking variance with the City;  ■ Obtain an off‐site parking agreement;  ■ Reduce proposed enrollment to limit student drivers.    TRANSPORTATION MODE SURVEY    The previously approved parking management plan was based upon discussions with the City of  Newport Beach staff and the applicant’s parking rate of students was based on a high school with similar  characteristics.  Brethren Christian High School is located in Huntington Beach and is a private Christian  high school.  To quantify the existing transportation mode for students at the school, the current  student population was surveyed in May 2017.  While the results of the previously used transportation  modes are similar, there are slight variations based on the location and student population at this  school.  There is a slightly lower percentage of walk/bike/bus students at this school, which is in keeping  with the fact that the vanpool service was only recently available.  However, Pacifica Christian High  School does have an active ride‐share program for families to find or provide transportation to and from  the school.  A total of 28 percent of the families participate in some form of multi‐student ridership  either sibling or carpool.  In addition, of the students that drive to school roughly 75 percent also bring a  younger sibling to school as well.  The remaining students were dropped‐off at the school designated  drop‐off area.    As indicated in Table 1, data from the schools transportation mode survey conducted in May 2017 is  disaggregated to determine the various transportation modes of the students.  Of the 96 students  enrolled, there were responses from 93 students, which accounts for 97 percent of the student  enrollment.  All eligible to drive students responded to the survey and are included in the student drive  rate.  The percent of students using each mode of transportation is used for projections of future  demand of each mode.      Based on the transportation mode survey, 3 percent of the student body will walk, ride a bike or use  mass transit to and from the school.  This is a conservative estimate as the percentage of students who  walk, ride bike or use transit should increase with the school provided bus service beginning in the Fall  2017 to Spring 2018 school year.    Based on the transportation mode survey, 16 out of 93 students, or approximately 17 percent, drive  themselves to school.  All students of driving age who are eligible to drive (i.e., 100 percent of the  seniors and juniors, and 50 percent of the sophomores) are included in the student driver estimate of  the student drive rate.  Currently, of the 40 students who are eligible to drive (0 seniors + 18 juniors + 43  sophomores), a total of 16 students actually drive and park at school, which equates to a 40% (16/40)  student drive rate among the eligible students (see Table 2).    Based on the transportation mode survey, 27 percent of the students ride‐share with another family or  have multi‐sibling ridership ((13 drop‐off passenger + 12 sibling with student driver)/93 = 27%).    To calculate a conservative value of the drop‐off vehicles, it is assumed that families that carpool carry  only two students such that half of the percentage that carpools also contributes to the drop‐off vehicle  count.  For the purposes of this analysis, this data is representative of the future school demand.  48   Mr. Tim Strader Jr., President  STARPOINTE VENTURES  August 16, 2017    www.traffic-engineer.com 5  MAXIMUM LIKELY PARKING DEMAND    Parking Demand During School Hours    The main campus parking lot at 883 West 15th Street and the auxiliary off‐site parking lot located at  1499 Monrovia provides 65 parking spaces (40 + 25 = 65). Both will be used to service the school parking  demand during the school hours of 7:30 AM to 3:00 PM during the months of August to June.    As indicated in Table 3, the expected parking demand is based on one parking space per school staff and  one parking space per student driver (as calculated based on data from the schools transportation mode  survey conducted in May 2017).  Currently, with an enrollment of 96 students and 15 staff, Pacifica  Christian High School requires 15 parking spaces for staff and 16 parking spaces for students.  The  parking lot currently has a 77.5 percent occupancy rate.    The school has approximately 40 students that are eligible to drive.  The approximate number of  students eligible to drive was determined based on age.  Based on the transportation mode survey, 16  students indicated that they drive themselves to school, thus yielding a student driver rate of 40 percent  (16 actual student drivers / 40 eligible student drivers = 40%).  These two factors yield the likely parking  demand for student drivers that is depicted in Table 3.    The Pacifica Christian High School proposes an increased enrollment from the permitted 125 students  and 15 staff members with a total parking space allotment of 40 parking spaces to 185 students and 18  staff members with a total parking space allotment of 65 parking spaces on the main campus and the  auxiliary parking lot (40 + 25 = 65).  In the subsequent years of operation when the student enrollment  reaches 185 students, approximately 115 students (40 seniors + 45 juniors + 25 sophomores) will be  eligible to drive, thus increasing the student parking demand to 44 parking spaces (110 eligible student  drivers * 40% student driver rate = 44 parking spaces).  When parking spaces for the 18 staff members  are added to the student demand and one parking space is reserved for the vanpool/bus service, the  resulting parking demand for the school is 65 parking spaces (18 staff + 44 student drivers + 1  bus/vanpool + 2 guess).    As shown in Table 4, the school year 2016‐2017 had a student enrollment of 96 students and 15 staff  and main campus parking lot had an occupancy rate of 77.5 percent.  With the additional parking spaces  in the auxiliary parking lot, the school is projected to have adequate parking available for the currently  permitted fourth year enrollment (2017‐2018) of 125 students, 15 staff and 1 van with a combined  parking occupancy of 69.2 percent with the two parking lots.  With the proposed fourth year enrollment  (2017‐2018) increase to up to 149 students, 16 staff 1 vanpool and 2 guess, the combined parking  occupancy of 78.5 percent with the two parking lots.  With the proposed maximum student enrollment  increase to 185 students, 18 staff, 1 vanpool and 2 guess, the combined parking occupancy of 100.0  percent between the main campus and auxiliary parking lot.    Parking Demand After School    The school parking demand at the main campus parking lot at 883 West 15th Street is substantially  reduced after school hours and shall not exceed 15 parking spaces after 3:30 PM on school days.  If that  happens, the school will need to accommodate the parking requirements with one of three options.   49   Mr. Tim Strader Jr., President  STARPOINTE VENTURES  August 16, 2017    www.traffic-engineer.com 6  The shared use between the school and the City exercise/recreational program can be achieved as use  of the exercise/recreational facility occurs after school hours and does not affect the school parking  demand during the school hours of 7:30 AM to 3:00 PM during the months of (August to June).    Parking Demand During After School Activities and Special Events    After school activities primarly include athletic events, which use the school gymasium.  While the  school must provide parking to the City after school hours, school athletic events are not scheduled on  days when the City is using the gymnasium for exercise/recreational purposes.  Other after school  activities or clubs will require students to move vehicles to the off‐site parking, so that the City has  access to the 25 parking spaces allocated for City use during after school hours.    For special events which are anticipated to draw a larger percentage of the school population (such as  an open house), the school has a parking “as needed” arrangement and schedules events in conjunction  with the availablity of parking at the community college at the northwest corner of Monrovia Avenue  and 15th Street.    PARKING ALLOCATION    On‐Site Parking Main Campus    The Pacifica Christian High School main campus is located at 883 West 15th Street in the City of Newport  Beach.  This site provides parking for school student drivers and staff members with a total parking  space allotment of 40 parking spaces.    Off‐Site Parking Agreement ‐ Auxilary Parking Lot    With the proposed increase in enrollment, the Pacifica Christian High School has obtained a parking  agreement for the use of additional parking spaces for use by student drivers and staff members with a  neighboring facility.  The auxiliary parking lot is located at 1499 Monrovia Avenue (see Figure 3) and  currently provides 29 parking spaces.  This parking lot will be reconfigured to meet the City of Newport  Beach parking code requirements and will provide 25 parking spaces2.  The location of the 1499  Monrovia Avenue parking lot with relation to the school grounds is illustrated on Figure 4.  The distance  from the Monrovia parking lot to the school is approximately 500 feet when crossing at the cross‐street  stop at Monrovia Avenue and West 15th Street and is 1,200 feet when using the contiguous sidewalk  from the 1499 Monrovia Avenue parking lot to the cul‐de‐sac at the end of Monrovia Avenue then back  to West 15th Street.    SCHOOL PARKING POLICY    The Pacifica Christian High School shall continue to provide oversight from 30 minutes prior to the  beginning of the school day until 15 minutes after the beginning of each school day, to reinforce the ban  on student parking on West 15th Street or Monrovia Avenue.  Violators of any aspect of the school  parking policy will be subject to school discipline, including potential suspension and even expulsion.  As  2  Source: Pacifica Christian School Code Analysis Plan A0.021 by Gensler dated August 14, 2017.  50   Mr. Tim Strader Jr., President  STARPOINTE VENTURES  August 16, 2017    www.traffic-engineer.com 7  the school is aware of the City’s concern over the possibility of off‐site parking and complaints by the  neighbors, the school will enforce a strict NO on‐street parking policy with the students.    The school shall have the discretion to set eligibility for parking on‐campus, and provide oversight to  insure that the students do not park on West 15th Street or Monrovia Avenue.  During the first three  years of operation, the number of eligible student drivers has increased with the addition of sophomore  and junior classes that are eligible to drive.  During the fourth year of operation (Fall 2017 to Spring  2018), the school will establish a permitting system so that students will need a permit to park at the  main campus and at the auxiliary off‐site parking lot.  The school policy guidelines allow the school to  monitor the parking demand and provide on‐site and off‐site enforcement of parking by the students.   See the School Parking Policy provided in Appendix E.    SCHOOL BUS SERVICE    The Pacifica Christian High School shall provide bus service to students in the 2017‐2018 school year,  which is the third year of the school's operation.  Bus service will drop students off at Pacifica Christian  High School no earlier than 7:15 AM in the morning, Monday through Friday during the school year.  Bus  service will pick students up no later than 3:30 PM, Monday through Friday during the school year.      Bus stop locations have been selected based on the school population to maximize the number of  students which can utilize the service.  Bus service will pick up students at two locations: north  Huntington Beach and Newport Beach at St. Matthew's Church.  Additional bus stops will be added if  student demand is sufficient.    PARKING MANAGEMENT PLAN    The goal of any parking management plan is to develop policies or programs that utilize parking  resources in a more efficient manner.  Many of the following parking management strategies were  previously recommended and implemented with the 2014 application to ensure demand was met at the  main campus site.  The following parking management strategies are recommended to ensure that the  needs of the proposed land use are met without impacting on‐street parking and to ensure the City’s  requirements are satisfied:    1. On‐street parking is not being counted towards meeting parking requirements.    2. The school shall continue to utilize a transportation demand program to reduce the number of  vehicle trips generated.  One or all of these items can be utilized to help reduce trips and parking  to and from the school.    a. Have a bulletin board with transit information to promote the use of public transit (see  Appendix F).  b. Provide bike rack for cyclists to utilize to encourage ridership.  c. The school shall provide bus service for students during the school year.  The school will  periodically survey parent/students for demand of bus services and will add additional bus  services as ridership demand warrants.     51   Mr. Tim Strader Jr., President  STARPOINTE VENTURES  August 16, 2017    www.traffic-engineer.com 8    3. The school shall continue to utilize an official drop‐off/pick‐up policy for parents to increase the  speed and efficiency of the traffic flow at these times (see Figure 4).    a. Drop‐off location is for the loading and unloading of students only.  b. Parents should remain in vehicle with the vehicle running at this location.  c. Encourage parents to network and form carpools to reduce traffic congestion.  d. Provide supervision of the traffic flow and personnel assisting with drop‐off/pick‐up times.  e. Provide staff to direct traffic at the campus drop‐off location during the peak drop‐off/pick‐ up times.    4. The school shall implement the official parking policy for permitting of parking spaces on‐campus.   See Appendix E.    a. The school will monitor demand with the parking permit application process and be  proactive in increased enforcement or obtaining an off‐site parking as necessary.  b. Students must apply to receive a parking permit.  c. Students who do not follow the parking guidelines will be towed at the owner’s expense.  d. The school parking policy prohibits freshmen students from parking on‐campus.  e. Student and Staff permits will be assigned a specific parking space to increase park lot  efficiency by eliminating cruising for an unoccupied parking space.    5. The school shall enforce school parking policy and oversight.    a. Provide written parking policy and drop‐off procedure reminders to parents/students at the  start of each semester.  b. Have personnel to monitor parking at the beginning of each school day for both the main  campus and the auxiliary off‐site parking.  c. Have personnel at the auxiliary off-site parking at the beginning/ending of each school day to ensure students do not linger off-campus and vehicles do not drop-off/pick-up students at the auxiliary parking location. d. Install and enforce parking regulation signs, such as “School Parking Only”, to prevent  spillover from adjacent land uses.  Parking regulations, such as tow‐away, should be  enforced to be effective.    SCHOOL TRAFFIC CIRCULATION    Currently, a majority of the students driven to Pacifica Christian High School are dropped‐off by a  parent.  The school has implemented and utilizes all of the items listed to maximize the amount of  vehicles, which can pass through the school during the relatively short, but seemly chaotic drop‐off/pick‐ up times associated with schools.  Simple rules to increase the speed and efficiency of school circultation  include:    1. Parent, staff, and student education of school circulation rules is the first step.  2. The school should provide staff to direct traffic on‐campus, and train staff to act as ushers.  52   Mr. Tim Strader Jr., President  STARPOINTE VENTURES  August 16, 2017    www.traffic-engineer.com 9  3. Drop‐off at the school is strictly a drive through service, and drivers should not park or leave  vehicle at any time.  4. Parents should not discuss issues at the curb, but call or schedule a meeting after school.  5. The circulation for the drop‐off should be marked with traffic cones, pavement arrows, or signs.  6. Provide right turn in‐out driveways to avoid potentially turning conflict during the drop‐off/pick‐ up times.  7. Outside deliveries by Fed‐Ex/UPS, trash pick‐up and property maintenance are scheduled to not  occur during the drop‐off or pick‐up times of the school during the school year.  8. Space out the drop‐off/pick‐up times of students with staggered class schedules, before school  tutoring program or extracurricular clubs.  9. Vehicles are required to pull forward and not stop at the front or center of drop‐off zone.    Patron Education    The Pacifica Christian High School should continue to provide information on the website and educate  parents, students, and volunteers on the proper drop‐off/pick‐up process.  Regular reminders of the  drop‐off/pick‐up process from school officials to students and parents keep drivers informed and  maintain efficient traffic flow.  Information provided to parents should be clearly stated and provide  consistent messages.  Maps of the drop‐off/pick‐up area with traffic flow patterns should be included.    Right Turn In / Right Turn Out    The Pacifica Christian High School shall continue to have the entry and exit for the student drop‐off  restricted to right‐turn in and right turn out during school drop‐off/pick‐up times.  This reduces the  potential for conflict between the two driveways and requires time for exiting vehicles to wait for a gap  in traffic.    Traffic Directing Personnel (On‐Campus)    The Pacifica Christian High School shall continue to have several staff members directing the flow of  traffic on the campus.  The staff must keep in mind that the safety of the students and the quick turn  over of vehicles are the key issues during the drop‐off/pick‐up times.    Ushering Program    The Pacifica Christian High School shall continue to have a valet type open the door service for the  students at the designated drop‐off site.  This prompts the parent to have their students ready to exit  the vehicle on the proper side when the vehicle stops and quickly leave the school parking lot to  maintain the drop‐off pace.  At departure times, a staff member relays the name of the students to be  picked up to the loading area so that the students are ready and waiting.  See Appendix E for a full  description.    Staff Oversight (Off‐Site Parking)    Students shall not be dropped‐off at the 1499 Monrovia Avenue auxiliary off‐site parking lot.  The off‐ 53   Mr. Tim Strader Jr., President  STARPOINTE VENTURES  August 16, 2017    www.traffic-engineer.com 10  site parking lot will be for staff and student parking only.  The school shall provide oversight at the off‐ site parking lot such that students do not linger off‐campus and vehicles do not drop‐off students at the  off‐site parking lot.    SCHOOL DROP‐OFF/PICK‐UP ZONE    The student drop‐off/pick‐up layout for the main campus as well as designated no drop‐off areas are  shown in Figure 5.  Students shall be dropped‐off at the 883 West 15th Street Pacifica Christian School  site and not at the auxiliary off‐site parking lot.  With the increase of enrollment, the queueing at the  883 West 15th Street school location has been reviewed to account for the increased number of  students.  With the revised number of vehicles expected to drop‐off students is 69 (for the previously  approved enrollment of 125 students) and 85 (for an enrollment of 185 students), the 210 feet available  at the drop‐off location meets the drop‐off guidelines for which new schools are designed.  New schools  are designed with special drop‐off lanes with the preferred design guideline length of the lane being 2.0  feet per student.    The Pacifica Christian High School has approximately 75 feet for the designated loading zone and  approximately 135 feet of queue space with a single lane operation for waiting vehicles to pull in to the  unloading zone.  At the designated drop‐off zone, the 75 feet can accommodate four vehicles for  student drop‐off/pick‐up at one time.  The 135 feet of single lane queuing accommodates seven vehicles  preparing to drop‐off or pick‐up students.  The student drop‐off/pick‐up schematic for the main campus  is shown on Figure 6.  Figure 6 shows the single lane queueing as well as an optional second queueing  storage lane, which holds an additional 4 vehicles.    Near the front of the two waiting queue lines, a school staff member directs lanes of vehicles to pull  forward for students to disembark at the unloading zone.  Parents are instructed to pull vehicles as far  forward as possible to allow three students per time to get out and send the group of vehicles to the  exit.  All students exit the vehicles on the passenger side of the vehicle closest to the school so that they  do not cross waiting vehicles or delay waiting queues.    The number of vehicles associated with the drop‐off is 85 vehicles for a school enrollment of 185  students.  This accounts for multi‐student ridership (carpools/siblings), students who drive themselves,  and bus ridership.  For the 20 to 30 minutes at the beginning/ending of school, the parking lot will need  to process 3.4 vehicles per minute to accommodate 85 vehicles.    Field observation of the Ushering Program shows that speed and efficiency of the drop‐off lane allows  for the quick turnover of students at the beginning and ending of the school day.  With vehicles  platooned in groups of two to three, the clearance time for each vehicle group is approximately thirty  seconds (half minute).  For the Pacifica Christian High School with 85 vehicles, one drop‐off lane and  four designated unloading locations, this equates to 16.3 minutes for the school to clear all of the  vehicles dropping off students (85/4 * 0.25 minutes/student + 85/4 * 0.5 minutes/vehicle = 15.9  minutes).    The school shall monitor the drop‐off/pick‐up queues to ensure that the vehicles move quickly and  efficiently through the parking lot, and that queues do not impede traffic on the city street.    54   Mr. Tim Strader Jr., President  STARPOINTE VENTURES  August 16, 2017    www.traffic-engineer.com 11  CONCLUSIONS    1. The current school site is located at 883 West 15th Street in the City of Newport Beach and  provides 40 parking spaces.  For the first three years of operation from the Fall 2014 to the Spring  of 2017, the parking lot at 883 West 15th Street has provided adequate capacity for the school  staff and students.    2. The school proposes a student enrollment increase from 125 to 185 students and from 15 to 18  staff members.    3. The student population was surveyed to account for drop‐off vehicles, rideshare students and  student drivers who park at the school.  Based on the surveyed student‐parking rate obtained  from Pacifica Christian high school, the maximum likely parking demand (including seniors, juniors  and sophomores) is 40 percent of eligible student drivers.    4. In order to expand the student enrollment, an off‐site parking agreement with 1499 Monrovia  Avenue has been obtained to increase the total available parking by 25 parking spaces.  The new  total combined parking is 65 parking spaces.    5. The combined parking at 883 West 15th Street and 1499 Monrovia Avenue is projected to provide  adequate capacity for the proposed enrollment of 185 students and 18 staff members.    6. The school shall control usage of both parking lots with permits for students and signing.    7. The school shall provide oversight at 883 West 15th Street and 1499 Monrovia Avenue from 30  minutes prior to the beginning of school to 15 minutes after the beginning of school each school  day to reinforce the student street parking ban.    8. The drop‐off/pick‐up location and queuing lanes shall accommodate 11 vehicles (single lane  configuration) on‐site on the 883 West 15th Street Pacifica Christian School main campus parking  lot.    9. The revised duration of the drop‐off/pick‐up time at the 883 West 15th Street Pacifica Christian  School site is estimated to be approximately 16.5 minutes with the use of traffic directing  personnel and the Ushering program to increase throughput efficiency.    RECOMMENDATIONS    Based upon the parking management plan, the likely parking demand of 65 occupied parking spaces can  be accommodated by on‐site parking (40 parking spaces) and the parking agreement (25 parking spaces)  for the increased program to 185 students and 18 staff members.    As stated in the Parking Management Plan section, the school shall continue to use the procedures to  manage parking demand and implement the noted additional procedures at the beginning of the new  school year.    55   Mr. Tim S STARPOIN August 16   As stated increase t   It has bee be of furt   Sincerely, KUNZMAN Perrie Iler Senior Ass   JN 5639a      cc:  Mr. Lu trader Jr., Pre NTE VENTURE 6, 2017   in the Schoo the throughp en a pleasure  her assistanc   N ASSOCIATE rcil, P.E.  sociate  uis Garcia, Ma esident  ES  ol Traffic Circ ut of the drop to service yo e, please do n S , INC.           anager, PACIF www.tra culation secti p‐off/pick‐up  our needs on  not hesitate t FICA CHRISTIA affic-enginee 12  ion, the scho times at the  this project.   to call at (714       AN HIGH SCH er.com ool shall cont school.  Should you h 4) 973‐8383.  K  W  P HOOL  tinue to use  have any que KUNZMAN AS William Kunzm Principal  the procedur estions or if w SSOCIATES, IN man, P.E.  res to  we can  NC.  56 Number of Responses1 Percent of Total 33% 16 17% 36 39% Drop‐off with Parent and other rider 13 14% Ride with others 13 14% Subtotal 26 28% 12 13% 93 100% 1 The transportation survey was conducted on May 23, 2017.  2 All junior and sophomore students, who are eligible to drive, responded to the survey. Table 1 Student Mode of Transportation Survey Walk to school or ride bike Drive to school 2 Ride with older sibling who drives Carpool Drop‐off with Parent (solo passenger) Mode of Transportation Total 13 57 2016‐2017 2017‐2018 2017‐2018 Current Year Fourth Year Fourth Year  Freshman 35 38 50 50 Sophomore 43 31 36 50 Junior 18 28 45 45 Senior 0 281840 Total 96 125 149 185 40 72 81 110 40%40%40%40% 16 29 32 44 1 Students eligible to drive based on age determined from the student class distribution: 100% of seniors/juniors and 50% of sophomores. 2 Table 2 Student Drive Rate2 Maximum   Enrollment Students Eligible to Drive1 Description Student driver rate based on existing 16 actual student drivers out of 40 students eligible to drive (16/40 = 40%). Student Driver Rate Data Number of Student Drivers (Percent of Eligible Students) Enrollment Proposed IncreaseWithout Increase School Enrollment 14 58 Students Eligible to Mode Mode of Transportation Quantity1 Drive2 Percentage Parking Demand Staff 15 1 parking space per 1 Staff 15 Drop‐Off 51 53%Non‐drivers 0.0 Carpool 26 27%Carpool or Multi‐Sibling 3 0.0 Drive to school 16 40 40%Student Drive rate 4 16.0 Walk to school or ride bike 33%Bus/Bike Ridership 5 0.0 Total 15/96 96 31 (say 31)  Staff 18 1 parking space per 1 Staff 18 Drop‐Off 85 53%Non‐drivers 0.0 Carpool 50 27%Carpool or Multi‐Sibling 3 0.0 Drive to school 44 110 40%Student Drive rate 4 44.0 Walk to school or ride bike 63%Bus/Bike Ridership 5,6 1.0 Total 18/185 185 63 (say 63)  1 The staff and student projections from the school. 2 3 4 5 6 Optional: Parking space for bus/vanpool if demand increases for this service. Table 3 Number of Parking Spaces Required By Parking Demand of Staff and Licensed Student Drivers School  Development  Plan Required  Number of  Parking  Spaces Current Year  (2016‐2017)    Proposed  Student  Enrollment  (2020‐2021 &  Beyond) Student parking rates from survey of Pacifica Christian High School in May 2017. The bus/bike ridership rates rates from survey of Pacifica Christian High School in May 2017. The carpool/multi‐sibling ridership rates from survey of Pacifica Christian High School in May 2017. Students with drivers license based on the student class distribution 100% of seniors/juniors and 50% of sophmores. 15 59 2016‐2017 2017‐2018 2017‐2018 2018‐2019 2019‐2020 Current Year Fourth Year Fourth Year Fifth Year Sixth Year  Freshman 35 38 50 50 50 50 Sophomore 43 31 36 50 50 50 Junior 18 28 45 36 49 45 Senior 0 2818453640 Total 96 125 149 181 185 185 School Staff 15 15 16 18 18 18 Student Drivers2 16 29 32 42 44 44 Vanpool/Bus3 ‐11111 Guess Parking Space ‐‐2222 Total 31 45 51 63 65 65 883 West 15th Street 40 40 40 40 40 40 1499 Monrovia Avenue ‐25 25 25 25 25 Total4 40 65 65 65 65 65 Reserve (+)/Shortage (‐)+9 +20 +14 +2  0  0 Occupancy 77.5% 69.2% 78.5% 96.9% 100.0% 100.0% 1 The staff and student projections from the school. 2 See Table 2 for parking demand calculations. 3 Optional: Parking space for bus/vanpool if demand increases for this service. 4 School parking at 883 West 15th Street to be supplemented with parking agreement with 1499 Monrovia Avenue property. Parking  Demand Parking  Supply School Enrollment Descriptor Enrollment Table 4 Parking Occupancy Based on Demand and Parking Agreement with Auxiliary Lot Maximum   Enrollment Without Increase Proposed Increase1 16 60 61 62 63 64 65 66     APPENDIX A    GLOSSARY OF TRANSPORTATION TERMS        67     GLOSSARY OF TRANSPORTATION TERMS    COMMON ABBREVIATIONS    AC:  Acres  ADT: Average Daily Traffic  Caltrans: California Department of Transportation  DU: Dwelling Unit  ICU: Intersection Capacity Utilization  LOS: Level of Service  TSF: Thousand Square Feet  V/C: Volume/Capacity  VMT: Vehicle Miles Traveled    TERMS    AVERAGE DAILY TRAFFIC: The total volume during a year divided by the number of  days in a year.  Usually only weekdays are included.    BANDWIDTH:  The number of seconds of green time available for through traffic in a  signal progression.    BOTTLENECK:  A constriction along a travelway that limits the amount of traffic that  can proceed downstream from its location.    CAPACITY:  The maximum number of vehicles that can be reasonably expected to pass  over a given section of a lane or a roadway in a given time period.    CHANNELIZATION:  The separation or regulation of conflicting traffic movements into  definite paths of travel by the use of pavement markings, raised islands, or other  suitable means to facilitate the safe and orderly movements of both vehicles and  pedestrians.    CLEARANCE INTERVAL:  Nearly same as yellow time.  If there is an all red interval after  the end of a yellow, then that is also added into the clearance interval.    CORDON:  An imaginary line around an area across which vehicles, persons, or other  items are counted (in and out).    CYCLE LENGTH:  The time period in seconds required for one complete signal cycle.    CUL‐DE‐SAC STREET:  A local street open at one end only, and with special provisions  for turning around.  68     DAILY CAPACITY:  The daily volume of traffic that will result in a volume during the  peak hour equal to the capacity of the roadway.    DELAY:  The time consumed while traffic is impeded in its movement by some element  over which it has no control, usually expressed in seconds per vehicle.    DEMAND RESPONSIVE SIGNAL:  Same as traffic‐actuated signal.    DENSITY:  The number of vehicles occupying in a unit length of the through traffic  lanes of a roadway at any given instant.  Usually expressed in vehicles per mile.    DETECTOR:  A device that responds to a physical stimulus and transmits a resulting  impulse to the signal controller.    DESIGN SPEED:  A speed selected for purposes of design.  Features of a highway, such  as curvature, superelevation, and sight distance (upon which the safe operation of  vehicles is dependent) are correlated to design speed.    DIRECTIONAL SPLIT:  The percent of traffic in the peak direction at any point in time.    DIVERSION:  The rerouting of peak hour traffic to avoid congestion.    FORCED FLOW:  Opposite of free flow.    FREE FLOW:  Volumes are well below capacity.  Vehicles can maneuver freely and  travel is unimpeded by other traffic.    GAP:  Time or distance between successive vehicles in a traffic stream, rear bumper to  front bumper.    HEADWAY:  Time or distance spacing between successive vehicles in a traffic stream,  front bumper to front bumper.    INTERCONNECTED SIGNAL SYSTEM:  A number of intersections that are connected to  achieve signal progression.    LEVEL OF SERVICE:  A qualitative measure of a number of factors, which include speed  and travel time, traffic interruptions, freedom to maneuver, safety, driving comfort  and convenience, and operating costs.    LOOP DETECTOR:  A vehicle detector consisting of a loop of wire embedded in the  roadway, energized by alternating current and producing an output circuit closure  when passed over by a vehicle.  69     MINIMUM ACCEPTABLE GAP:  Smallest time headway between successive vehicles in  a traffic stream into which another vehicle is willing and able to cross or merge.    MULTI‐MODAL:  More than one mode; such as automobile, bus transit, rail rapid  transit, and bicycle transportation modes.    OFFSET:  The time interval in seconds between the beginning of green at one  intersection and the beginning of green at an adjacent intersection.    PLATOON:  A closely grouped component of traffic that is composed of several  vehicles moving, or standing ready to move, with clear spaces ahead and behind.    ORIGIN‐DESTINATION SURVEY:  A survey to determine the point of origin and the  point of destination for a given vehicle trip.    PASSENGER CAR EQUIVALENTS (PCE):  One car is one Passenger Car Equivalent.  A  truck is equal to 2 or 3 Passenger Car Equivalents in that a truck requires longer to  start, goes slower, and accelerates slower.  Loaded trucks have a higher Passenger Car  Equivalent than empty trucks.    PEAK HOUR:  The 60 consecutive minutes with the highest number of vehicles.    PRETIMED SIGNAL:  A type of traffic signal that directs traffic to stop and go on a  predetermined time schedule without regard to traffic conditions.  Also, fixed time  signal.    PROGRESSION:  A term used to describe the progressive movement of traffic through  several signalized intersections.    SCREEN‐LINE:  An imaginary line or physical feature across which all trips are counted,  normally to verify the validity of mathematical traffic models.    SIGNAL CYCLE:  The time period in seconds required for one complete sequence of  signal indications.    SIGNAL PHASE:  The part of the signal cycle allocated to one or more traffic  movements.    STARTING DELAY:  The delay experienced in initiating the movement of queued traffic  from a stop to an average running speed through a signalized intersection.    TRAFFIC‐ACTUATED SIGNAL:  A type of traffic signal that directs traffic to stop and go  in accordance with the demands of traffic, as registered by the actuation of detectors.  70     TRIP:  The movement of a person or vehicle from one location (origin) to another  (destination).  For example, from home to store to home is two trips, not one.    TRIP‐END:  One end of a trip at either the origin or destination (i.e., each trip has two  trip‐ends).  A trip‐end occurs when a person, object, or message is transferred to or  from a vehicle.    TRIP GENERATION RATE:  The quantity of trips produced and/or attracted by a specific  land use stated in terms of units such as per dwelling, per acre, and per 1,000 square  feet of floor space.    TRUCK:  A vehicle having dual tires on one or more axles, or having more than two  axles.    UNBALANCED FLOW:  Heavier traffic flow in one direction than the other.  On a daily  basis, most facilities have balanced flow.  During the peak hours, flow is seldom  balanced in an urban area.    VEHICLE MILES OF TRAVEL:  A measure of the amount of usage of a section of  highway, obtained by multiplying the average daily traffic by length of facility in miles.      OFF‐SITE PARKING FACILITIES:  Any parking lot, area, or structure for the temporary  storage of motor vehicles, which serves a different use or business and does not  directly adjoin the parking facility.    PARKING AGREEMENT:  An agreement, which guarantees the long‐term availability of  the parking facility for the use as specified in the agreement.  Typically, a parking  agreement is a legally binding document that must be approved by the City, and  recorded with the County Recorder’s Office.     PARKING MANAGEMENT PLAN: A plan with strategies to manage parking efficiently.   Individually, strategies may have modest impacts; however, when strategies are  combined they have an additive effect.    SHARED PARKING: The development and use of parking areas for joint use by more  than one business or land use.    TRANSPORTATION DEMAND MANAGEMENT: A Program to reduce the number of  peak‐period vehicle trips generated in association with the proposed project, and/or  promote the use of alternative transportation modes (i.e., ridesharing, carpools,  vanpools, public transit, bicycles and walking).    71       APPENDIX B      APPLICANT ENROLLMENT INCREASE PROPOSAL 2017        72 August 15, 2017 Ms. Kim Brandt Community Development Director City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 RE: CondiIonal Use Permit ApplicaIon for Pacifica ChrisIan High School-Orange County Project Descrip-on for Pacifica Chris-an High School Pacifica ChrisIan High School ("PCHS") desires to increase their maximum student count and uIlize off-site parking for their private high school use at 883 West 15th Street ("Property"). The Property is currently owned by the City of Newport Beach and leased to PCHS. ResoluIon No. ZA2014-031 approved PCHS's use at the Property with certain condiIons including a schedule of student enrollment (CondiIon 16) and staff (CondiIon 17) as follows: Year Total Students Freshmen Sophomore Junior Senior Staff 1 0 0 0 0 0 10 2 75 42 33 0 0 10 3 120 45 40 35 0 10 4 & Beyond 125 38 31 28 28 15 1 73 PCHS would like this new CondiIonal Use Permit to increase the maximum student enrollment and staff numbers as follows: Under the exisIng Minor Use Permit, the City of Newport Beach has the right to conInue to use a porIon of the Property and parking. We understand that the City of Newport Beach no longer has a need to uIlize the Property and parking during school hours and PCHS would like the new CondiIonal Use Permit to reflect that. Parking under the new CondiIonal Use Permit will consist of forty (40) parking spaces at the Property and the right to use thirty (30) parking spaces at 1499 Monrovia under a two year license agreement. It has been determined that the parking lot at 1499 Monrovia needs to be re-striped to conform to parking regulaIons aber which there will only be 25 spaces available for use. A new parking management plan will be prepared to analyze the addiIonal student and faculty numbers as well as the uIlizaIon of on and off-site parking. PCHS is currently under contract to acquire 1499 Monrovia, in which case, addiIonal parking spaces on the north side of the property (actual number to be determined) will be available and no license agreement will be necessary. PCHS proposes to have guests, staff and some student parking in the 883 W 15th St parking lot with the remaining students and staff parking in the 1499 Monrovia Ave parking lot. Student and staff parking for both lots will be by permit only and each permit will be assigned a specific parking space so that all permit holders will know exactly where they are to park. Parking spaces will be numbered accordingly. Two designated school Administrators will park in the Monrovia parking lot to insure oversight of the area. Student drivers who are parking in the Monrovia Avenue lot will be arriving between 7:30am and 7:50am and will cross the street at the southern intersecIon of 15th and Monrovia. Pacifica has a closed campus so students will not be traveling back to the Monrovia parking lot unIl the end of the school day at 2:40pm. Aber school co-curricular programs such as AthleIcs, Arts, and student government will Year Total Students Freshmen Sophomore Junior Senior Staff 4 149 50 36 45 18 16 5 181 50 50 36 45 18 6 185 50 50 49 36 18 7 & Beyond 185 50 50 45 40 18 2 74 naturally stagger the number of student drivers traveling to their vehicles at any one Ime in the abernoon. Pacifica cooperates with neighboring Coastline Community College and Carden Hall School when overflow parking is needed for larger school events and games. In addiIon, certain school events, such as the annual school dedicaIon and the upcoming graduaIon (June 2018), are held at offsite locaIons that are able to accommodate larger aeendance. Finally, Pacifica acknowledges that, should addiIonal off-site parking be lost at any point in the future, Pacifica will need to roll back enrollment to the original enrollment approved under ResoluIon No. ZA2014-031. 3 75         APPENDIX C      MINOR USE PERMIT – PACIFICA CHRISTIAN HIGH SCHOOL 2014        76 RESOLUTION NO. ZA2014-031 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2014-008 FOR PACIFICA CHRISTIAN HIGH SCHOOL LOCATED AT 883 WEST 15TH STREET (PA2014-045) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Pacifica Christian High School, with respect to property located at 883 West 15th Street, and legally described as Parcel 2 of Parcel Map 88-285 requesting approval of a Minor Use Permit. 2. The applicant proposes to operate a private high school for grades 9 through 12 at the West Newport Community Center. 3. The subject property is located within the Public Facilities (PF) Zoning District and the General Plan Land Use Element category is Public Facilities (PF). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on August 14, 2014, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities). Class 1 exempts the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency’s determination. The use of the high school will be similar to the existing instructional programs that are currently being provided by the City at this facility. The operational characteristics of the proposed school, including classroom occupancy, hours of operation, parking needs, and traffic demand are similar to the existing City’s classes. Parking will be provided on-site and the implementation of a parking management plan and school busing program will mitigate any traffic impact to the area. 2. The Zoning Administrator finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In 77 Zoning Administrator Resolution No. ZA2014-031 Page 2 of 9 05-20-2014 addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. SECTION 3. REQUIRED FINDINGS. Minor Use Permit In accordance with Section 20.52.020.F of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The property is designated PF by the General Plan. It allows for public schools, cultural institutions, government facilities, community centers, public hospitals, and public facilities. The use of the high school will be similar to the existing instructional programs and classes that are currently being provided by the City at this facility and thereby consistent with the General Plan Land Use designation. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. A private school is permitted in the Public Facility (PF) Zoning District with the approval of a Minor Use Permit per Section 20.26.020 (Special Purpose Zoning Districts Land Uses and Permit Requirements). Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The high school use is similar to that of the existing community center, with instructional classes, administrative offices and a gymnasium. Additionally, the operating characteristics of the use are compatible with existing educational institutions and residential uses in the immediate area. 78 Zoning Administrator Resolution No. ZA2014-031 Page 3 of 9 05-20-2014 2. The subject property has a total of forty (40) parking spaces. Pacifica will be obligated to provide twenty-five (25) parking spaces to be used by the City for community programs during the first two (2) years of school operation and the school will have exclusive use of fifteen (15) parking spaces. Alternative options are placed in the event that the City will continue the programs and activities beyond Year 2 to ensure there would be adequate on-site parking provided. 3. A parking management plan has been prepared to ensure that adequate parking will be provided for the City’s programs and proposed school use. It contains the following stipulations: a. Designation of twenty-five (25) spaces for City programs during first two (2) years of school operation and alternative options should City programs will continue beyond Year 2 b. Implementation of transportation demand program to reduce number of vehicle trips generated (i.e. carpooling, school busing, bicycling) c. Implementation of drop-off, pick-up and queuing plan d. Implementation of on-site parking policy for students e. Implementation of on-street parking policy including enforcement and oversight 4. The proposed parking management plan has been reviewed and approved by the City traffic engineer. A list of conditions has been included in the draft resolution to ensure that Pacifica will be operated in a functional manner and compatible with the existing uses in the vicinity. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. With the implementation of a parking management plan, the high school will have adequate parking for their staff members and students. All student pick-up and drop- off will be done within the school’s parking lot. Physical access for emergency vehicles will be provided along the existing driveways within the subject property. 2. The City traffic engineer has reviewed the plan and is supportive of the proposed traffic queuing arrangement of the school parking lot. With the proposed conditions of approval, no conflicts in traffic circulation or queuing problems are anticipated and the current locations and design of the driveways can accommodate the vehicle movements. E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. 79 Zoning Administrator Resolution No. ZA2014-031 Page 4 of 9 05-20-2014 Facts in Support of Finding: 1. The proposed high school has been reviewed and this approval includes conditions to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to ensure the operation of the high school will not create a nuisance to the surrounding uses. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2014-008, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the community development director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 14th DAY OF AUGUST, 2014. 80 Zoning Administrator Resolution No. ZA2014-031 Page 5 of 9 05-20-2014 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) PLANNING 1. The development shall be in substantial conformance with the approved site plan and floor plans stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Use Permit No. UP2014-008 shall expire unless exercised within twenty-four (24) months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 5. This Use Permit may be modified or revoked by the City if: (i) the Conditions of Approval are violated; (ii) it is determined that the proposed uses or conditions under which the Use Permit is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity; or (iii) if the property is operated or maintained so as to constitute a public nuisance. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new use permit. 7. A copy of the Resolution, including conditions of approval (Exhibit “A”) shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 9. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the director of community development, and may require an amendment to this Use Permit. 10. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal 81 Zoning Administrator Resolution No. ZA2014-031 Page 6 of 9 05-20-2014 Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of 7:00 a.m. and 10:00 p.m. Between the hours of 10:00 p.m. and 7:00 a.m. Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed-Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 11. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three (3) walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 12. Storage outside of the building in the front of the property shall be prohibited, with the exception of the required trash container enclosure. 13. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds (open house, back-to-school night, etc.), include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 14. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of the Pacifica Christian High School including, but not limited to, Minor Use Permit No. UP2014-008. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 15. Prior to issuance of building permits, the lease agreement between Pacifica and the City for the improvement and use of the property shall be executed. 16. Student enrollment shall be restricted as follows: 82 Zoning Administrator Resolution No. ZA2014-031 Page 7 of 9 05-20-2014 a. Year 1: No students b. Year 2: Seventy-five (75) students maximum c. Year 3: One hundred and twenty (120) students maximum d. Year 4 and Beyond: One hundred twenty-five (125) students maximum Year Total Students Freshmen Sophomore Junior Senior 1 0 0 0 0 0 2 75 42 33 3 120 45 40 35 4 125 38 31 28 28 17. Administration/faculty shall be restricted as follows: a. Years 1 through 3: Ten (10) persons b. Year 4 and Beyond: Fifteen (15) persons 18. A minimum of one (1) parking space shall be provided for each administration/faculty member (ten (10) spaces for Years 1 through 3 and fifteen (15) spaces for Year 4 and beyond). 19. A total of forty (40) parking spaces shall be maintained within the subject property; twenty-five (25) of those spaces shall be allocated for the use of City programs and activities during the first two (2) years of school operation while the school shall have exclusive use of fifteen (15) parking spaces. After the second year, provided the City discontinues all use and the school shall have exclusive use of the entire property and all forty (40) parking spaces. 20. In the event that the City continues its programs and activities and require parking spaces at the subject property beyond Year 2, the applicant shall be required to pursue one of the following alternatives: a. Secure additional off-street parking. Any off-street parking arrangement shall require the approval of a conditional use permit in accordance with Section 20.40.100 (Off-Site Parking) of the Municipal Code; b. Reduce the student enrollment and administration/faculty consistent with the approved parking management plan; or c. Obtain a parking waiver pursuant to Section 20.40.110 (Adjustment to Off- Street Parking). 21. An adequate number of bicycle storage racks shall be provided at the school facility. 22. Pacifica shall be responsible for the control of noise generated by the subject facility. The use of outside loudspeakers, a paging system or a sound system shall be included within this requirement. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code. 83 Zoning Administrator Resolution No. ZA2014-031 Page 8 of 9 05-20-2014 Upon evidence that noise generated by the project exceeds the noise standards established by Chapter 10.26 of the Municipal Code, the community development director may require that the applicant or successor retain a qualified engineer specializing in noise/acoustics to monitor the sound generated by the use and to develop a set of corrective measures necessary in order to ensure compliance. 23. All proposed signs shall be in conformance with the provisions of Chapter 20.42 (Sign Standards) of the Newport Beach Municipal Code. 24. No outside paging system shall be utilized in conjunction with this establishment. 25. The student classroom hours during the school year (August to June) shall be from 7:30 a.m. to 3:00 p.m., Monday through Friday. Board/staff meetings, parent/teach conferences, and student extra curriculum (sports, theater, etc.) are permitted before or after classroom hours as long as adequate on-site parking is provided. Office/administrative functions are permitted outside of the classroom hours and during the summer months. Fire Department Conditions 26. Every room with an occupant load of three hundred (300) or more shall have one (1) of its exits or exit-access doorways lead directly into a separate means of egress system that consists of no less than two (2) paths of exit travel which are separated by a smoke barrier in accordance with Section 710 in such a manner to provide an atmospheric separation that precludes contamination of both paths of exit travel by the same fire. Not more than two (2) required exits or exit-access doorways shall enter into the same means of egress system per California Building Code Section 442.1.2. 27. Fire Sprinklers shall be required as per California Fire Code Section 903.2., for the E and A-3 occupancies. 28. A manual and automatic fire alarm system that initiates the occupant notification signal utilizing an emergency voice/alarm communication system meeting the requirements of Section 907.5.2.2 and installed in accordance with Section 907.6 shall be installed in Group E occupancies (school) with an occupant load of fifty (50) or more persons or containing more than one (1) classroom per California Fire Code Sec. 907.2.3. 29. A fire alarm system shall be required for the A occupancy (gym) as per California Fire Code Sec. 907.2.1. Building Division Conditions 30. Obtain a building permit for all proposed improvements and change in uses. 31. For any proposed improvement to the existing facility, accessibility upgrades to the existing facility shall be required as specified in Section 11B-202.4 of the 2013 California Building Code. 84 Zoning Administrator Resolution No. ZA2014-031 Page 9 of 9 05-20-2014 32. A new Certificate of Occupancy shall be obtained from the City and posted prior to occupancy of the school. Public Works Conditions 33. The parking layout shall comply with City Standard STD-805-L-A and STD-805-L-B. The parking layout shall be reviewed and approved by the City traffic engineer. 34. The project driveway shall be designed to accommodate adequate sight distance per City Standard STD-110-L. 35. The final parking management plan shall be reviewed and approved by the City traffic engineer. The requirements of the parking management plan shall be implemented. 36. Students shall be prohibited from parking within the public right-of-way. School staff shall monitor the public streets adjacent to the school (i.e. Monrovia Avenue and West 15th Street) at least thirty (30) minutes prior to the start of school and at least fifteen (15) minutes after school begins to ensure that students do not park off-site. 37. School staff shall only be allowed to direct traffic queuing within the school’s parking lot. School staff shall not direct traffic within the public right-of-way. 38. No traffic control devices (i.e. cones, signage) shall be allowed within the public right- of-way. 39. The applicant shall monitor the drop off/pick up queues to ensure that the queues do not impact/impede traffic in the public right-of-way. 40. The applicant shall provide busing service to and from the high school starting at the 3rd year of school operation. 41. If parking demand exceeds capacity or student parking on public streets becomes an issue, the applicant shall secure additional off-street parking. Any off-street parking arrangement shall require the approval of a conditional use permit in accordance with Section 20.40.100 (Off-Site Parking) of the Municipal Code. 42. If issues/problems arise with the Parking Management Plan (i.e. school drop-off/pick- up, parking queuing within the public right of way, etc.), the applicant shall modify the Parking Management Plan to the satisfaction of the City traffic engineer and community development director. Implementation of the modified Parking Management Plan shall occur immediately upon approval of the City. 85         APPENDIX D      CITY OF NEWPORT BEACH PARKING CODE        86 http://www.codepublishing.com/CA/NewportBeach/ Chapter20.40 OFFSTREETPARKING Sections: 20.40.010Purpose. 20.40.020Applicability. 20.40.030RequirementsforOffStreetParking. 20.40.040OffStreetParkingSpacesRequired. 20.40.050ParkingRequirementsforShoppingCenters. 20.40.060ParkingRequirementsforFoodServiceUses. 20.40.070DevelopmentStandardsforParkingAreas. 20.40.080ParkingforNonresidentialUsesinResidentialZoningDistricts. 20.40.090ParkingStandardsforResidentialUses. 20.40.100OffSiteParking. 20.40.110AdjustmentstoOffStreetParkingRequirements. 20.40.120ParkingManagementDistricts. 20.40.130InLieuParkingFee. 20.40.010Purpose. Thepurposeofthischapteristoprovideo ffstreetparkingandloadingstandardsto: A.Provideforthegeneralwelfareandconvenienceo fpersonswithintheCitybyensuringthat sufficientparkingfacilitiesareavailabletomeettheneedsgeneratedbyspecificusesandthatadequateparkingis provided,toth eextentfeasible; B.Provideaccessible,attractive,secure,andwellmaintainedoffstreetparkingandloadingfacilities; C.Increasepublicsafetybyreducingcongestiononpublicstreetsandtominimizeimpactsto publicstreetparkingavailablef orcoastalaccessandrecreation; D.Ensureaccessandmaneuverabilityforemergencyvehicles;and E.Provideloa dinganddelive ryfacilitiesinproportiontotheneedsofalloweduses.(Ord.201021§1(Exh.A)(part), 2010) 20.40.020Applicability. A.OffStreetParkingRequired.Eachuse,includingachan georexpansionofauseorstructure,exceptasotherwise providedforinChapter 20.38(NonconformingUsesandStructures)shallhaveappropriatelymaintainedoff streetparkingandloadingareasincompliance withtheprovisionso fthischapter.Auseshallnotbecommencedand structuresshallnotbeoccupieduntilimprovem entsrequiredbythischapteraresatisfactorilycompleted. B.Change,Enlargement,orIntensificationofUse.Changesinuseandenlargementorinten sificationofanexistinguse shallrequirecompliancewiththeoffstreetparkingrequirementsofthischapter,exceptasallowedin Chapter 20.38(NonconformingUsesandStructures).(Ord.201021§1(Exh.A)(part),2010) 87 20.40.030RequirementsforOffStreetParking. A.ParkingRequiredtoBeOnSite.Parkingshallbelocatedonthesamelotordevelopmentsiteastheusesserved, exceptforthefollowing: 1.TownhousesandMultiTenantUses.Whereparkingi sprovidedonanotherlotwithinthesame developmentsite,theparkingshallbelocatedwithint wohundred(200)feetoftheunitsthe yare intendedtoserve. 2.OffSiteParkingAgreement.Parkingmaybelocatedoffsitewiththeapprovalofanoff siteparkingagreementincompliancewithSection 20.40.100(C)(ParkingAgreement). B.PermanentAvailabilityRequired.Eachparkingandlo adingspaceshallbepermanentlyavailableandmaintained forparkingpurposesfortheuseitisintendedtoserve.TheDirectormayauthorizethe temporaryuseofparkingor loadingspacesforotherthanparkingor loadinginconjunctionwithaseasonalorintermitte ntuseallowedincompliance withSection 20.52.040(LimitedTermPermits). C.Maintenance.Parkingspaces,driveways,maneuveringaisles,turnaroundareas,andlandscapingareasshallbekept freeofdust,graffiti,andlitter.Striping,paving,walls,li ghtstandards,andallotherfacilitiesshallbepermanently maintainedingoodcondition. D.VehiclesforSale.Vehicles,trailers,orotherpersonal propertyshallnotbeparkeduponaprivatestreet,parkin glot, orprivatepropertyfor theprimarypurposeofdisplayin gthevehicle,trailer,orotherpers onalpropertyforsale,hire,or rental,unlessthepropertyisappropriatelyzoned,andtheve ndorislicensedtotransactavehiclesalesbusinessatthat location. E.CalculationofSpacesRequired. 1.FractionalSpaces.Fractionalparkingspac erequirementsshallberoundeduptothenextwhole space. 2.BenchSeating.Wherebenchseatingorpewsare provided,eighteen(18)linearinchesofseating shallbeconsideredtoconstituteaseparateorindividualseat. 3.GrossFloorArea.Referencestospacespersquarefootaretobecalculatedonthebasisofgr oss floorareaunlessotherwisespecified. 4.NetPublicArea.“Netpublicarea”shallbedefinedas thetotalareaaccessibletothepublicwithin aneatingand/ordrinkingestablishment,excludingkitchens,restrooms,officespertainingtotheuse, andstorageareas. 5.SpacesperOccupant.Referencestospacesperoccupantaretobecalculatedonthebasisof maximumoccupancyapprovedbytheCityofNewport BeachFireDepartment. 6.SpacesRequiredforMultipleUses.Ifmorethan oneuseislocatedonasite,thenumberof requiredoffstreetparkingspacesshallbeequaltothesumoftherequirementsprescribedforeach use. F.Nonconfor mingParkingandLoading.Landusesandstructuresthat arenonconformingduesolely tothelackofoff streetparkingorloadingfacilitiesrequiredbythischaptershallbesubjecttotheprovis ionsof Section 20.38.060(NonconformingParking).(Ord.201021§1(Exh.A)(part),2010) 20.40.040OffStreetParkingSpacesRequired. Offstreetparkingspacesshallbeprovidedincompliancewith Table3.10.Thesestandardsshallbeconsideredthe minimumrequiredtopreservethepublic health,safety,andwelfare,andmoreextensive parkingprovisionsmaybe requiredbythereviewauthorityinparticular circumstances.Unlessotherwisenotedparkingrequirementsare calculatedbasedongr ossfloorarea. 88 TABLE310 OFFSTREETPARKINGREQUIREMENTS LandUse ParkingSpacesRequired Industry,ManufacturingandProcessing,WarehousingUses FoodProcessing 1per2,000sq.ft. HandicraftIndustry 1per500sq.ft. Industry Small—5,000sq.ft.orless 1per500sq.ft. Large—Over5,000sq.ft.1per1,000sq.ft. Industry,MarineRelated 1per750sq.ft. PersonalStorage(MiniStorage)2forresidentmanager,p lusadditionalforofficeasrequiredby minorusepermit ResearchandDevelopment 1per500sq.ft. WarehousingandStorage 1per2,000sq.ft.,plusone per350sq.ft.foroffices.Minimumof 10spacesperuse Wholesaling 1per1,000sq.ft. Recreation,Education,andPublicAssemblyUses Assembly/MeetingFacilities 1per3seatsoroneper35sq.ft.usedforassemblypurposes CommercialRecreationandEntertainment Asrequiredbyconditionalusepermit CulturalInstitutions 1per300sq.ft. Schools,PublicandPrivate Asrequiredbyconditional/minorusepermit ResidentialUses AccessoryDwellingUnits 1perunit;aminimumof2coveredpersite. SingleUnitDwellings—Attached 2perunitinagarage SingleUnitDwellings—Detachedandlessthan4,000sq. ft.ofhabitablefloorarea 2perunitinagarage SingleUnitDwellings—Detachedand4,000sq.ft.or greateroffloorarea 3perunitinagarage SingleUnitDwellings—BalboaIsland 2perunitinagarage MultiUnitDwellings—3units 2perunitcovered,plusguestparking; 1—2units,noguestparkingrequired 3units,1guestparkingspace MultiUnitDwellings—4unitsormore 2perunit covered,plus0.5spaceperunitforguestparking TwoUnitDwellings 2perunit;1in agarageand1coveredorinagarage Live/WorkUnits 2perunitin agarage,plus2forguest/customerparking SeniorHousing—Marketrate 1.2perunit 89 TABLE310 OFFSTREETPARKINGREQUIREMENTS LandUse ParkingSpacesRequired SeniorHousing—Affordable 1perunit RetailTradeUses Appliances,BuildingMaterials,HomeElectronics, Furniture,Nurseries,andSimilarLargeWarehousetype RetailSalesandBulkMerchandiseFacilities 1st10,000sq.ft.—1spaceper300sq.ft. Over10,000sq.ft.—1spaceper500sq.ft. Plus1per1,000sq.ft.ofoutdoormerchandiseareas FoodandBeverageSales 1per200sq.ft. MarineRentalsandSales BoatRentalsandSales 1per1,000sq.ft.oflotarea,plus1per350sq.ft.ofofficearea MarineRetailSales 1per250sq.ft. RetailSales 1per250sq.ft. ShoppingCenters 1per200sq.ft.SeeSection 20.40.050 ServiceUses—Business,Financial,Medical,andProfessional ConvalescentFacilities 1per3bedsorasrequiredbyconditionalusepermit EmergencyHealthFacilities 1per200sq.ft. FinancialInstitutionsandRelatedServices 1per250sq.ft. Hospitals 1perbed;plus1perresidentdoctorand1peremployee. Offices*—Business,Corporate,General,Governmental First50,000sq.ft.1per250 sq.ft.netfloorarea Next75,000sq.ft.1per300sq.ft.netfloorarea Floorareaabove125,001sq.ft.1per350sq.ft.netfloorarea *Notmorethan20%medicalofficeuses. Offices—MedicalandDentalOffices 1per200sq.ft. OutpatientSurgeryFacility 1per250sq.ft. ServiceUses—General AdultOrientedBusinesses 1per1.5occupantsorasrequiredbyconditionalusepermit AmbulanceServices 1per500sq.ft.;plus2storagespaces. AnimalSalesandServices AnimalBoarding/Kennels 1per400sq.ft. AnimalGrooming 1per400sq.ft. AnimalHospitals/Clinics 1per400sq.ft. AnimalRetailSales 1per250sq.ft. Artists’Studios 1per1,000sq.ft. CateringServices 1per400sq.ft. 90 TABLE310 OFFSTREETPARKINGREQUIREMENTS LandUse ParkingSpacesRequired CareUses AdultDayCare—Small(6orfewer)Spaces requiredfordwellingunitonly AdultDayCare—Large(7ormore)2persiteford ropoffandpickup purposes(inadditiontothe spacesrequiredforthedwellingunit) ChildDayCare—Small(6orfewer)Spaces requiredfordwellingunitonly ChildDayCare—Large(9to14)2persiteford ropoffandpickup purposes(inadditiontothe spacesrequiredforthedwellingunit) DayCare—General 1per7occupantsbased onmaximumoccupancyallowedper license ResidentialCare—General(7to14)1per3beds EatingandDrinkingEstablishments Accessory(opentopublic)1pereach3seatsor 1pereach75sq.ft.ofnetpublicarea, whicheverisgreater Bars,Lounges,andNightclubs 1pereach4persons basedonallowedoccupancyloadoras requiredbyconditionalusepermit FoodServicewith/withoutalcohol,with/withoutlate hours 1per30—50sq.ft.ofnetpublicarea,includingoutdoordining areas,butexcludingthefirst25%o r1,000sq.ft.ofoutdoordining area,whicheverisless.SeeSection 20.40.060 FoodService—Fastfood 1per50sq.ft.,and1per100sq.ft.foroutdoordiningareas TakeOutService—Limited 1per250sq.ft. EmergencyShelter 1per4bedsplus1perstaff;andifshelterisdesignedwith designatedfamilyunitsthen0.5parkingspaceperbedroom designatedforfamilyunits FuneralHomesandMortuaries 1per35sq.ft.ofassemblyarea Health/FitnessFacilities Small—2,000sq.ft.orless 1per250sq.ft. Large—Over2,000sq.ft.1per200sq.ft. Laboratories(medical,dental,andsimilar)1per500sq.ft. MaintenanceandRepairServices 1per500sq.ft. MarineServices BoatStorage—Dry 0.33perstoragespaceor asrequiredbyconditionalusepermit BoatYards Asrequiredbyconditionalusepermit DryDocks 2perdrydock EntertainmentandExcursionServices 1pereach3passengersandcrewmembers MarineServiceStations Asrequiredbyconditionalusepermit 91 TABLE310 OFFSTREETPARKINGREQUIREMENTS LandUse ParkingSpacesRequired SportFishingCharters 1pereach2passengersandcrewmembers WaterTransportationServices—Office 1per100sq.ft.,minimum2spaces PersonalServices MassageEstablishments 1per200sq.ft.orasrequiredbyconditionalusepermit NailSalons 1per80sq.ft. PersonalServices,General 1per250sq.ft. Studio(dance,music,andsimilar)1per250sq.ft. PostalServices 1per250sq.ft. PrintingandDuplicatingServices 1per250sq.ft. RecyclingFacilities CollectionFacility—Large 4spacesminimum,butmoremayberequiredbythereview authority CollectionFacility—Small Asrequiredbythereviewauthority VisitorAccommodations BedandBreakfastInns 1perguestroom,plus2spaces Hotelsandaccessoryuses Asrequiredbyconditionalusepermit Motels 1perguestroomorunit RecreationalVehicleParks Asrequiredbyconditionalusepermit TimeShares Asrequiredbyconditionalusepermit Transportation,Communications,andInfrastructureUses CommunicationFacilities 1per500sq.ft. HeliportsandHelistops Asrequiredbyconditionalusepermit Marinas 0.75perslipor0.75per25feetofmooringspace VehicleRental,Sale,andServiceUses Vehicle/EquipmentRentals OfficeOnly 1per250sq.ft. Limited 1per300sq.ft.,plus1 perrentalvehicle(notincludingbicycles andsimilarvehicles) Vehicle/EquipmentRentalsandSales 1per1,000sq.ft.oflotarea VehiclesforHire 1per300sq.ft.,plus 1pereachvehicleassociatedwiththeuse andstoredonthesamesite VehicleSales,OfficeOnly 1per250sq.ft.,plus1asrequiredbyDMV Vehicle/EquipmentRepair(GeneralandLimited)1per300 sq.ft.or5perservicebay,whicheverismore 92 TABLE310 OFFSTREETPARKINGREQUIREMENTS LandUse ParkingSpacesRequired Vehicle/EquipmentServices AutomobileWashing 1per200sq.ft.ofofficeorloungearea;plusqueuefor5carsper washingstation ServiceStation 1per300sq.ft.or5 perservicebay,whicheverismore;minimum of4 ServiceStationwithConvenienceMarket 1per200sq.ft.,inadditionto5perservicebay VehicleStorage 1per500sq.ft. OtherUses CaretakerResidence 1perunit SpecialEvents AsrequiredbyChapter 11.03 TemporaryUses Asrequiredbythelimitedtermpermitincompliancewith Section 20.52.040 (Ord.20134§3,2013;Ord.201 021§1(Exh.A)(part),2010) 20.40.050ParkingRequirements forShoppingCenters. A.Anoffstreetparkingspacerequirementofonespaceforeachtwohundred(200)square feetofgrossfloorarea maybeusedforshoppingcentersmeetingthefollowingcriteria: 1.Thegrossfloorareaoftheshoppingcente rdoesnotexceed100,000squarefeet;and 2.Thegrossfloorareaofalleating anddrinkingestablishmentsdoesnotexceedfifteen(15 )percentof thegrossfloorareaoftheshopping center. B.Individualtenantswithagrossfloorareaoftenthousand (10,000)squarefeetormoreshallmeettheparkingspace requirementfortheapplicableuseincompliancewithSection 20.40.040(OffStreetParkingSpacesRequired). C.Shoppingcenterswithgrossfloorareasinexcess of100,000squarefeetorwitheatinganddrinkingestablishments occupyingmorethanfifteen(15)percentofthegrossfloorareaofthecentershall useaparkingrequirementequalto thesumoftherequirementsprescribedforea chuseintheshoppingcenter.(Ord.201021 §1(Exh.A)(part),2010) 20.40.060ParkingRequirementsforFoodServiceUses. A.EstablishmentofParkingRequirement.Theapplicable reviewauthorityshallestablishtheoff streetparkingrequirementforfoodserviceuseswithinarangeofonespaceforeachthirty(30)tofifty(50)squarefeet ofnetpublicareabased uponthefollowingconsiderations: 1.PhysicalDesignCharacteristics. a.Thegrossfloorareaofthebuild ingortenantspace; b.Thenumberoftables orseatsandtheirarrangement; c.Otherareasthatshouldlogicallybeexcluded fromthedeterminationofnetpublicarea; d.Theparkinglotdesign,includingtheuseofsmallcarspaces,tandemandvaletparkingand loadingareas; e.Availabil ityofguestdo ckspaceforboats;and f.Extentofoutdoordining. 2.OperationalCharacteristics. a.Theamountoffloorareadevotedtoliveentertainmentordancing; 93 b.Theamountoffloorareadevoted tothesaleofalcoholicbeverages; c.Thepresenceofpooltables,bigscreentelevisionsorotherattractions; d.Thehoursofoperation;and e.Theexpectedturnoverrate. 3.LocationoftheEstablishment. a.Inrelationtootherusesandthewaterfront; b.Availabi lityofoffsiteparkingnearby; c.Amountofwalkintrade;and d.Parkingproblemsintheareaattimesofpeakdemand. B.ConditionsofApproval.Ifduring thereviewoftheapplication,the reviewauthorityusesanyofthepreceding considerationsasabasisforestablishingtheparkingrequ irement,thesubst anceofthecon siderationsshallbecome conditionsofthepermitapplicationappr ovalandachangetoanyofthe conditionswillrequireanamendmenttothe permitapplication,whichmaybeamendedtoestablishparking requirementswithintherangeasnotedabove.(Ord. 201021§1(Exh.A)(part),20 10) 20.40.070DevelopmentStandardsforParkingAreas. A.AccesstoParkingAreas.Accesstooffstreetparking areasshallbeprovidedinthefollowingmanner: 1.NonresidentialandMultiUnit.Parkingareasfornonresidentialandmultiunituses: a.Adequateandsafemaneuveringaislesshallbeprovidedwithineachparkingareasothat vehiclesenteranabuttingstreetoralleyinaforwarddirection. b.TheDirectormayapproveexceptionstotheaboverequir ementforparkingspaces immediatelyadjoiningapublicalley,providednotmorethan ten(10)feetofthealleyrightofway isusedtoaccommodatetherequiredaislewidth,andprovidedthespacesaresetbackfromthe alleytherequiredmini mumdistan cesshowninTable311. TABLE311 PARKINGSETBACKFROMALLEY AlleyWidth MinimumSetback 15'0"orless 5'0" 15'1"to19'11"3'9" 20'0"ormore 2'6" c.Thefirstparkingspacewithinaparkingarea accessedfromapublicstreetshallbesetbacka minimumoffivefeet fromthepropertyline. 2.AccessRamps.Rampsprovidingvehicleaccesstoparkinga reasshallnotexceedaslopeoffifteen (15)percent.Changesintheslopeofarampsh allnotex ceedeleven(11)percentandmayoccuratfive footintervals.RefertoPublicWorksStandard160LB,Cand805LB.TheDirectorofPublicWorksmay modifythesestandardstoaccommodate specificsiteconditions. B.LocationofParkingFacilities. 1.ResidentialUses.Parkingfacilitiesservingr esidentialusesshallbelocatedonthesamesiteasthe usetheparkingisintendedtoserv e.Additionalrequirementsareprovidedin Section 20.40.090(ParkingStandardsforResidentialUses). 2.NonresidentialUses.Parkingfacilitiesfornonresidentialuses shallbelocatedonthesamesiteas theusetheparkingisintendedtoserve,except whereanoffsiteparkingfacilityisapprovedin compliancewithSection 20.40.100(OffSiteParking). 94 3.ParkingStructures.Whenadjacenttoaresidentialzo ningdistrict,thedevelopmentof structuredparking,includingrooftopparking,shallrequiretheapprovalofaconditionalusepermitto addresspotentialimpactstoadjacentresidentialuses. 4.ParkingonSlopes.Parkingshallnotbeallowedo nslopesgreaterthanfivepercent.Thisshallnot applytoparkin gspaceslocatedwithinaparkingstructure.TheDirectorofPublicWorks mayadjust thesestandardstoaccommodatespecificsiteconditions. C.ParkingSpaceandLotDimensions. 1.MinimumParkingSpaceandDriveAisleDi mensions.Eachparkingspace,driveaisle,and otherparkinglotfeaturesshallcomplywithth eminimumdim ensionrequirementsinTables313and3 14andasillustratedinFigure36. 2.WidthofParkingAisle.Thewidthofparkingaisles maybereducedbythePublicWorksDirectorin uniquesituationsarisingfromnarrowlo tsorexistingbuiltconditions whentrafficsafetyconcernshave beenaddressed. TABLE312 MINIMUMSTANDARDPARKI NG SPACESIZE MinimumStandardSpaceRequirements Width Length 8ft.6in.17ft. TABLE313 STANDARDVEHICLESPACEREQUIREMENTS Angle(degrees) StallWidth(1)(3) StallDepth(2) StallLength(3) AisleWidth OneWay TwoWay Parallel 8ft.N/A 22ft.14ft.24ft. 30 8ft.6in.16ft.17ft.14ft.N/A 45 8ft.6in.18ft.17ft.14ft.N/A 60 8ft.6in.19ft.17ft.18ft.N/A 90 8ft.6in.17ft.17ft.26ft.26ft. (1)Whenthelengthofaparkingspaceabutsawall,orsimilarobstruction,therequiredwidthofthespaceshallbe increasedtoninefeet. (2)Measuredperpendiculartoaisle. (3)Structuralelementsshallnotencroach intotherequiredstall,withtheexceptionofaonesquarefootareaatthe frontcorne rs. 3.BumperOverhangAreas.Amaximumoftwoand onehalffeetoftheparkingstalldepthmaybe landscapedwithlowgrowing,heartymaterialsinlieu ofpavingoranadjacentwalkwaymaybe increased,allowingatwoandonehalffootbu mperoverhangwhilemaintainingthe requiredparkingdimensions. 4.CompactParking.Compactparkingspace sshallnotbeallowed.However,wheretheyexistatthe timeofadoptionofthisZoningCodetheymay remainandshallnotbeconsideredanonconforming condition. 95 Figure36 ParkingLotDimensions D.RequiredParkingAreaImprovements.Offstreetparking areasshallhavethefollowingimprovements: 1.CurbingandWheelStops. a.Continuousconcretecurbingshallbeinstalledaminimu moffivefeetfromawall,fence, building,orotherstructure.Cu rbsshallbeaminimumoffou rincheshigh. b.Theminim umstandardcurbradiusshallbesixfeeta tallaislecorners.Alternativecurbradii maybeapprovedbytheDirectorofPublicWorks. c.Individualwheelstopsmaybeprovidedinlieu ofcontinuouscurbingwhentheparkingis adjacenttoalandscapedarea,andtheparkingarea drainageisdirectedtothelandscapedarea subjecttotheapprovaloftheDirectorofPublicWorks.Wheelstopsshallbeplacedtoallo wfor twofeetofvehicleoverhan gareawithinthedimensionofthe parkingspace.Wheelstopsshall notbeusedinconjunctionwithcontinu ouscurbing,including adjacenttoraisedwalkways. 2.Drainage.Parkinglotsshallbedesignedincompliancewiththestormwaterqualityandquantity standardsoftheCity’sbestmanagementpractices andtheCity’sStandardSpecificationsandPlans. 3.Landscaping.Landscapingfornewsurfaceparkinglot swithten(10)ormorespacesshallbe providedasindicatedbelow.Theserequirementsdonotapplytoroutinema intenanceandrestripingof existingparkin glots. a.PerimeterParkingLotLandscaping. i.AdjacenttoStreets. (A)Parkingareasabuttingapublicstreet shallbedesignedtoprovideaperimeter landscapestripaminimumfivefeet widebetweenthestreetri ghtofway 96 andparkingarea.TheDirectormaygrantanexceptiontothisrequirementifexisting structures,substandardlots,oruniquesite conditionsprecludeitsimplementation.In thiscase,themaximumfeasibleplantingstrip areashallbeprovidedbasedonsite conditions. (B)Landscaping,otherthantrees,shallbedesignedandmaintainedtoscre encars fromviewfromthestreetandshal lbemaintainedatapproximatelythirtysix(36) inchesinheight. (C)Screeningmaterialsmayincludea combinationofplantmaterials,earthberms, raisedplanters,lowwalls,orotherscreeningdev icesthatmeettheintentofthis requirementasapprovedbytheDirector. (D)Plantmaterials,walls ,orstructureswithinatrafficsightareaofadrivewayshall notexceedthirtysix(36)inchesinheightincompliancewith Section 20.30.130(TrafficSafetyVisibilityArea). ii.AdjacenttoResidentialUse. (A)Parkingareasfornonresidentialusesadjoiningresidentialusesshallprovidea landscapedbufferyardwithaminimum offivefeetinwidthbetween theparkingareaandthecommonpropertyl ineborderingtheresidentialuse.Asolid masonrywallandlandscapingincomp liancewithSection 20.30.020(D)(Screening andBufferingBetweenDifferentZoningDistricts)shallbeprovidedalongthe propertyline. (B)Treesshallbeprovidedatarateofoneforeachthirty(30)squarefeetof landscapedareaandshallbeaminimumtwenty four(24)inchboxcontainerattime ofplanting. b.InteriorParkingLo tLandscaping. i.TreesRequired. (A)NumberandLocation.Treesshallbeevenlyspacedthroughoutthe interiorparkingareaatarateofonetreeforeveryfiveparkingspaces.Treesshallbe locatedinplantersthatareboundedonatleasttwosidesbyparkingareapaving. Plantersshallhaveaminim umexteriordimensionoffivefeet. (B)Size.Alltreeswithintheparkingarea shallbeaminimumtwentyfour(24)inch boxcontainerattimeofplanting. ii.EndsofAisles.Allendsofparki ngaislesshallhavelandscapedislandsplantedwith trees,shrubs,andgroundcover. iii.LargerProjects.Parkinglo tswithmorethanonehundre d(100)spacesshallprovidean appropriateentryfeatureconsistingofa concentrationoflandscapeelements,including specimentrees,floweringplants,enhanced paving,andprojectidentification. 4.Lighting.Parkinglotsshallbelightedsothatthere isaminimumilluminationo vertheentirelotof 1.0footcandleandanaverageovertheentirelotof2.5footc andles.Ligh tingshallcomplywiththe standardsinSection 20.30.070(OutdoorLighting). 5.StallMarkings,DirectionalArrows,andSigns. a.Parkingspacesshallbeclearlyoutlinedwithfourinchwidelinespaintedonthesurfaceof theparkingfacility.Carpoolandvanpoolspac esshallbeclearlyidentifiedforexclusiveuseof carpoolsandvanpools. b.Parkingspacesforthedisabledshallbestripedandmarke dsoastobeclearlyidentifiedin compliancewiththeapplicableFederal,State,andCitystandards. c.Driveways,circulationaisles,andmaneuveringareasshallbeclearlymarkedwithdirectional arrowsandlinestoensurethe safeandefficientflowofvehicles. 97 d.TheDirectorofPublicWorksmayrequire theinstallationoftrafficsignsinadditionto directionalarrowstoensurethesafeandefficientflowofvehiclesinaparkingfacility. 6.Surfacing.Parkingspacesandmaneuveringareasshallbepavedandpermanentlymaintainedwith asphalt,concrete,orinterlockingpaving stonesorotherCityapprovedsurfa ces. E.EnclosedParking.Thefo llowingregulationsshallapplyto enclosedcommercialoffstreetparking: 1.Doorsshallremainopenduringregularbusinesshours; 2.Asignshallbepostedonthebusinessfrontage thatadvisespatronsoftheavailabilityandlocation ofparkingspaces; 3.Signsshallbepostedonth esitecontainingthefol lowinginformation: a.Doorsaretoremainopenduringbusinesshours;and b.AnumbertocallforCodeEnforcement. 4.Thelocation,size,andcolorofthesignsr equiredaboveshallbeapprovedbytheDepartment.(Ord. 201021§1(Exh.A)(part),20 10) 20.40.080ParkingforNonresidentialUsesin ResidentialZon ingDistricts. Whereparkinglotsfornonresidentialusesareallowedinresidentialzoningdistricts incompliancewith Chapter 20.18(ResidentialZoningDistricts),theyshallbedevelopedincompliancewiththe followingrequirementsin additiontootherapplicablestandardsprovidedinthischapter. A.ConditionalUsePermitRequired.Approvalofa conditionalusepermitshallberequiredinordertolocate aparkinglotintendedfornonresidentialusewithinaresidentialzo ningdistrict. B.LocationofParkingArea.Theparkingareashallbeaccess oryto,andforuseof,oneormoreabuttingnonresidential usesallowedinanabuttingcommercialzoning district.TheCommissionmaygrantawaiverfor noncontiguousparkinglots,butonlyunderallofthefollowingconditions: 1.Theparkinglotisdesignedtobeco mpatiblewiththeneighborhood; 2.Therearenoresidentialusesbetweentheparkingl otandthecommercialzoningdistrict; 3.Thelocationoftheparkinglotdoes notfragmenttheadjacentneighborhood; 4.Theparkinglotisnotdetrimentalorinjurioustopropertyandimprovementsintheneighborh ood; and 5.Theparkinglotislocatedwithina reasonablewalkingdistanceofthe usetowhichitisanaccessory. C.Access.Accesstoparkinglotsshallbefromcommercials treetsoralleys.Anexceptionmaybegrantedbythe Commissionifnocommercial streetsareavailableforaccess. D.PassengerVehicleParkingOnly.Parkinglo tsshallbeusedsolelyfortheparki ngofpassengervehicles. E.Signs.Nosigns,otherthansignsdesignatingentrances,exits,andconditionsofuseshallbemaintained inparkingareas.Signsshallnotexceedfoursquare feetinareaandfivefeetinheight.Thenu mberand locationshallbe approvedbytheDirectorbeforeinstallation. F.PerimeterWall.Theparkinglotshall haveasolidmasonrywallsixfeeti nheightalongallinteriorpropertylines adjacenttoresidentialzoningdistrictsandthirtysix(36)inchesinheightadjacenttostreetsandthefrontsetba ckarea ofanabuttingresidentialuse. G.DevelopmentStandards.Theparkinglotshallbedevelop edincompliancewiththedevelopmentstandardsofthis chapterandtheoutdoorlightingstandardsinSection 20.30.070(OutdoorLighting). H.NoOvernightParking.Overnightparkingshallbeprohibited andtheparkinglotshallbesecuredafterbusinesshours topreventanyuseofthefacility.(Ord.201021§1(Exh.A)(part),2010) 20.40.090ParkingStandardsf orResidentialUses. A.ParkingSpaceandDrivewayDimensions. 1.MinimumInteriorDimensions.The minimuminteriordimensionsf orparkingspacesinresidential zoningdistrictsshallbeasprovidedinTable314.TheDirectormayapprovea reducedwidthforduplex 98 unitswhentwoseparatesinglecar garagesareproposedsidebysideandtheapplicanthasproposed themaximumwidthpossible. TABLE314 MINIMUMINTERIORDIMENSIONS LotWidth Single Car/Tandem* TwoCar 30feetorless 9'3"x19'(35')* 17'6"x19' 30.1—39.99feet 10'x19'(35')* 18'6"x19' 40feetormore 10'x20'20'x20' *Theminimumdepthforatwocar tandemspaceisthirtyfive(35)feet. 2.TandemParking.Tandemparkingforamaximum oftwocarsindepthshallbeallowedinresidential districtssubjecttotheminimuminterior dimensionsprovidedinTable314. 3.DrivewayWidth.Drivewaysvisiblefromapublicrightofwayshallnotbewiderthanrequiredto accessanadjacentgarageasfoll ows: a.Onecargarage:ten(10)feetwide. b.Twocargarage:twenty(20)feetwide. c.Threecargarage:twentyfive(25)feetwide. d.Fourcargarage:thirtytwo(32)feetwide. 4.VerticalClearances.Theminimumunobstructedverticalclearanceforparkingspacesshallbeseven feet,ex ceptthatthefrontfourfeetmayhaveaminimumverticalclearanceoffourfeet. B.AccesstoParking. 1.DirectAccessRequired.Eachparkingspaceshallbecapableofbeingaccesseddirectlyfroman adjoiningvehicularrightofwayor overanimprovedhardsurfaceddriveway,exceptforapproved tandemparkin gspaces. 2.ClearAccessRequired.Whereaccesstoarequired parkingspaceistakenoveradriveway,the drivewayshallbemaintainedfreeandclearatalltimesex ceptfortheparkingofcurrentlyregistered, licensedmotorvehicles,andfortemporaryobstructionsthat areincidentaltotheuseoftheproperty. Temporaryobs tructionsinthedrivewayshallbeallowedon lyforaperioduptoseventytwo(72)hours. C.LocationofParking. 1.AllowedParkingAreas.Parkingofvehiclesis allowedonlyinpermanentparkingareasandon drivewaysleadingtoallowedparkingareas.Undernocircumstancesshalllandscapedareasor hardscapedareasinfrontyards,otherthandr iveways,beusedfortheparkingofveh icles. 2.GaragesFacingtheStreet.Garageswithdoorsthat facethestreetthatarelocatedwithintwenty (20)feetofthefrontpropertyline shallbeequippedwithautomaticrollupdoors. 3.ParkingLoc atedinRequiredSetbackAreas.Thefollowing requirementsshallapplytotheparkingor storageofmotorvehicles,recreationalvehicles,watercraft,trailers,andsimilaritemsinresidential zoningdistricts: a.FrontSetbackAreas.Parkingorstorageinrequiredfrontsetbackareasshallbeprohibited, exceptondrivewaysinfrontofgaragesthatsetbackaminim umoftwenty(20)feetfromth e frontpropertyline. b.SideSetbackAreas.Parkingorstorageinre quiredsidesetbackareas(behindtherearlineof therequiredfrontsetbackarea)shallbeallowed. c.RearSetbackAreasWithoutAlleys.Parkingorstorageinre quiredrearsetbackareasshallbe allowed. 99 d.RearSetbackAreaswithAlleys.Parkingor storageinrequiredrearsetbackareasshallnotbe allowed.(Ord.201021§1(Exh.A)(part),2010) 20.40.100OffSiteParking. A.ConditionalUsePermitRequired.Approvalofaconditional usepermitshallberequired foraparkingfacilityorany portionofrequiredparkingthatisnotlocatedonthesamesiteitisintendedtoserve. B.Findings.Inordertoapproveaconditionalusepermit foranoffsiteparkingfacilitytheCommissio nshallmakeallof thefollowingfindingsinaddition tothoserequiredfortheapprovalofaconditionalusepermit: 1.Theparkingfacilityislocated withinaconvenientdistancetotheuseitisintendedtoserve; 2.Onstreetparkingisnotbeing countedtowardsmeetingpar kingrequirements; 3.Useoftheparkingfacilitywill notcreateunduetraffichazardsorimpactsinthesurroundingarea; and 4.Theparkingfacilitywillbepermanentlyavailable,marked ,andmaintainedfortheuseitisintended toserve. C.ParkingAgreement.Aparkingagreement,whichguaranteesthelongter mavailabilityoftheparkingfacilityfo rthe useitisintendedtoserve,shallberecordedwiththeCounty Recorder’sOffice.Theagreementshallbeinaform approvedbytheCityAttorneyandtheDirector. D.LossofOffSiteParking. 1.NotificationofCity.Theowneroroperato rofabusinessthatusesanapprovedof f siteparkingfacilitytosatisfytheparkingrequirementsof thischaptershallimmediatelynotifythe Directorofanychangeofownershiporuseofthe propertywherethespacesarelocated,orchangesin theusethatthespacesareintendedtoserve,orofanyterminationordefaultoftheagreem ent betweentheparties. 2.EffectofTerminationofAgreement.Uponnotificationthat theagreementfortherequiredoff siteparkinghasterminated,theDirectorshallestablisha reasonabletimeinwhich oneofthefollowing shalloccur: a.Substituteparkingispr ovidedthatisacceptabletotheDirector;or b.Thesizeorcapacityoftheuseisreducedinproportiontothe parkingspaceslost.(Ord.2010 21§1(Exh.A)(part),2010) 20.40.110AdjustmentstoOffStreet ParkingRequirements. Thenumberofparkingspacesrequiredbythischaptermaybe reducedonlyincompliancewiththefollowingstandards andprocedures. A.ADACompliance.TheDirectormayadministrativelyreduceparking requirementsduetoalossofparkingspaces becauseofADArequirementsassociatedwithtenantimprovements. B.ReductionofRequiredOffStreetParking.Offstreet parkingrequirementsmaybereducedwiththeapprova lofa conditionalusepermitincompliancewithSection 20.52.020(ConditionalUsePermitsandMinorUsePermits)asfollows: 1.ReducedParkingDemand.Requiredoffstreetparkingmaybereducedwiththeapprovalofa conditionalusepermitincompliance withthefollowingconditions: a.Theapplicanthasprovided sufficientdata,includingaparking studyifrequiredbythe Director,toindicatethatparkingdemand willbelessthantherequirednum berofspacesorthat otherparkingisavailable(e.g.,Cityparkinglotlocatednearby,o nstreetparkingavailable,greater thannormalwalkintrade,mixedusedevelopment);and b.Aparkingmanagementplanshallbepreparedin compliancewithsubsection(C)ofthis section(Parkin gManagementPlan). 2.JointUseofParkingFacilities.Requiredoffstreetparkingmayb ereducedwiththeapprovalofa conditionalusepermitwheretwoormorenonresidential usesonthesamesite orimmediatelyadjacent 100 siteshavedistinctanddifferingpeakparkingdemands(e.g.,atheaterandabank).Thereviewauthority maygrantajointuseofparkingspacesbetweenthe usesthatresultsinareductioninthetotalnumber ofrequiredparkingspacesincompliance withthefollowingconditions: a.Themostremotespaceislocatedwithina convenientdistancetotheuseitisintendedto serve; b.Theamountofreductionisnogreaterthan thenumberofspacesrequiredfortheleast intensiveoftheusessharingth eparking; c.Theprobablelongtermoc cupancyofthestructures,basedontheirdesign,willnotgene rate additionalparkingdemand; d.Theapplicanthasprovided sufficientdata,includingaparking studyifrequiredbythe Director,toindicatethatthereisnoconflictin thepeakparkingdemandfortheusesproposingto makejointuseoftheparkingfacilities; e.Thepropertyownersinv olvedinthejointuseofparkingfacilitiesshallrecord aparkingagreementapprovedbytheDirectorandCityAttorney.Theagreementshallbe recordedwiththeCountyRecorder,andacopy shallbefiledwiththeDepartment;and f.Aparkingmanagementplanshallbepreparedi ncompliancewithsubsection(C)ofthisse ction (ParkingManagementPlan). C.ParkingManagementPlan.Whenaparkingmanagementplantomitigateimpactsassociatedwithareductioninthe numberofrequiredparkingspacesisrequiredbythischapter,theparkingmanagementplanmayinclude,butisnot limitedto,thefollowing whenrequiredbythereviewauthority: 1.Restrictinglandusestothosethathavehoursordaysofoperati onsotha tthesameparkingspaces canbeusedbytwoormoreuseswithoutconflict; 2.Restrictinglanduseswithhighparkingdemandcharacteristics; 3.SecuringoffsiteparkingincompliancewithSection 20.40.100(OffSiteParking); 4.Providingparkingattendantsandvaletparking;and 5.Otherappropriatemitigationmeasures. D.RequiredData.Inreachingadecisiontoallowareductiono frequiredparkingspaces,thereviewauthorityshall considerdatasubmittedbytheapplicantorcollected/preparedattheapplicant’sexpense.(Ord.201021§1(Exh. A)(part),2 010) 20.40.120ParkingMan agementDistricts. Propertieswithinaparkingmanagementdistrict,establishedthroughtheParkingManagement(PM)OverlayDistrict, maybeexemptedfromallorpart oftheoffstreetparkingrequirementsofthischapterincompliancewiththe provisionsoftheadoptedparkingmanage mentdistrictplan.(Ord.201021§1(Exh.A)(part),2010) 20.40.130InLieuParkingFee. ThenumberofparkingspacesrequiredbySection 20.40.040(OffStreetParkingSpacesRequired)maybereducedifthe reviewauthorityauthorizestheuseofaninlieufeeto bepaidbytheapplicant towardsthedevelopmentof publicparkingfacilities.Theinlieufeeshall bepaidtotheCitywideParkingIm provementTrustFund.Theamountofthe feeandtimeofpaymentshallbeestablished byCouncilresolution.(Ord.201021§1(Exh.A)(part),2010) TheNewportBeachMunici palCodeiscurrentthroughOrdinance201329,passedJanuary14,2014 . Disclaimer:TheCityClerk'sOfficehastheofficialversion oftheNewportBeach MunicipalCode.Users shouldcontacttheCityClerk'sOfficeforordinances passedsubsequenttot heordinancecitedabove. CityWebsite:http://www.newportbeachca.gov/ CityTelephone:(949)6443005 101         APPENDIX E      SCHOOL PARKING POLICY DOCUMENTS        102 STUDENT PARKING   Parking spaces located at 1499 Monrovia Avenue and 883 W 15th Street which are not marked for staff or  visitors are designated for student parking.     This parking will be assigned on a first come, first serve basis with priority given to seniors, then juniors and  sophomores respectively. Students who wish to operate vehicles on campus must complete a Parking  Application Form.  The student driver’s application must include:   a. A photocopy of the current Proof of Insurance Card for the vehicle(s) being registered with the  make and model of the vehicle clearly visible.   b. The name and student I.D. number of the student making the application.   c. The license plate # of the vehicle(s) being registered.   d. Copy of student’s driver’s license.   e. Both the student and the parent/guardian signature must appear on the bottom of the Parking  Application Form.    Students are also responsible for parking vehicles legally. If parked illegally, the vehicle is subject to being  towed at the expense of the owner.     The principal shall have the discretion to set eligibility for parking on campus.    School policy states, "All students must park in student parking lots only and are NOT TO PARK IN  RESIDENTIAL, STAFF, OR VISITOR AREAS."     Designated student parking areas are located at 1499 Monrovia Avenue and 883 W 15th Street. Students who  violate parking regulations may receive a traffic ticket or be towed.      Student parking permits can be purchased at the office. All students must have a PARKING PERMIT to park on  campus.  PARKING PERMITS $125 for the year (August‐June)     ANY REPLACEMENT at student's expense (NO EXCEPTIONS) Students are responsible for their parking  permits.     Student will display permit hanger in the front window of the vehicle.  If a student changes vehicles, they are  required to relocate the permit hanger to the other vehicle.  If the permit hanger is lost, a student will be  required to pay for a new one.     YOUR PERMIT IS YOUR RESPONSIBILITY.       STUDENT VEHICLES WILL BE TOWED FOR THESE PARKING VIOLATIONS:      Parking in any numbered parking space. (STAFF PARKING)    Parking in a visitor parking space.      Parking without a current parking permit hanger.      Parking on the grass, median, NO PARKING areas, fire lanes or handicap spaces.        STUDENT VEHICLES WILL BE TOWED WITHOUT WARNING AND AT STUDENT EXPENSE.   Additional charges may result in type of vehicle and the amount of time left in storage.    If you are involved in an accident on campus, exchange names, phone numbers and insurance information or   leave a note with your name and phone number. Report all accidents immediately to the school and explain  what happened.      103 VEHICLES ON CAMPUS   Vehicles parked on school property are under the jurisdiction of the school. The school reserves the right to  search any vehicle if reasonable suspicion exists to do so. Students have full responsibility for the security of  their vehicles and will make certain they are locked and that keys are not given to others. Students will be  held responsible for any prohibited objects or substances, such as alcohol, drugs, and weapons, that are  found in their cars and will be subject to disciplinary action. Searches of vehicles, as well as general searches  of school property, may be conducted at any time if there is reasonable suspicion to do so, with or without  the presence of the student. If the vehicle subject to search is locked, the student shall be asked to unlock the  vehicle. If the student refuses, the School shall contact the student’s parent(s). If parent(s) also refuse to  permit the vehicle to be searched, the School may contact local law enforcement officials and turn the matter  over to them.      104       APPENDIX F      OCTA TRANSIT ROUTE INFORMATION        105 106 107 108 109 110 111 112 113 114 115         APPENDIX G      USHERING PROGRAM      116     USHERING PROGRAM    The Ushering Program is an organized manner to direct school traffic and facility the  quick exit or entry of students from vehicles in a safe manner.  The program improves  vehicle throughput at the school drop‐off location as parents are directed to pull  forward in the drop‐off zone and where to stop by school staff, and the student is  assisted out of the vehicle by an usher.  Conversely in the afternoon while the school  staff member directs traffic to pull forward to the end of the pick‐up location, another  usher can get the name of the students to be picked up from vehicles waiting in the  queue.  This insures that students are ready and attentive near the pick‐up location  when the parent pulls forward.      The key to the program is communicating the importance of the quick, efficient and  safe manner of getting the parents to have their children ready to exit/enter the  vehicle on the proper side when the vehicle stops in the drop‐off/pick‐up location.  In  the mornings, by opening the door of the vehicle, ushering the student out and away  from the vehicle to the designated safe zone, the parent can leave quickly and without  delay.  In the afternoons, when parents pull forward with the student’s name  displayed at the windshield, waiting students can quickly come forward to load into  their vehicle.   A detailed description of the Ushering Program is provided below.    1. VISIBILITY AND SAFETY    Staff members or parent volunteers who serve as Ushers should were a high visibility  vest, and direct traffic with large exaggerated arm movements to be easily seen and  understood.  It is also recommended that the Usher at the end of the drop‐off zone  use a hand held stop sign to have the drivers stop at the end of the drop‐off zone.  The  drop‐off zone should be marked with a painted curb and paint on the pavement if  necessary.  The designated student waiting should be clearly marked behind a yellow  safety line, away from traffic.       Signs are an additional tool to keep the drivers focused on the quick and efficient  loading and unloading of passengers.  Use signs such as NO CELL PHONE ZONE, PULL  FORWARD, REMAIN IN VEHICLE, DO NOT TURN OFF ENGINE, HAVE STUDENT READY  TO DEPART VEHICLE, and DO NOT STOP IF STUDENT NOT READY FOR PICK‐UP.    2.  WAVING AND POINT POSITION    Usher(s) should direct (wave) drivers to PULL FORWARD in the drop‐off zone.   Preferably, there should be one Usher per vehicle, which can be accommodated in the  drop‐off zone.  Such that several vehicles can safely have the students exit/enter at  one time.  Each Usher stands along the yellow safety line and with large arm  movements, waves the drivers through the drop‐off zone so that drivers do not stop in  117     the middle of the drop‐off zone.  The point position is the Usher at the far end of the  drop‐off zone.  As one group of vehicles departs the next group will pull forward to the  point position again.  It is this Usher's job to watch for the first vehicle in each group  and to stop that vehicle at the end of the drop‐off zone (preferably with a hand carried  STOP sign) before they exit.  This Usher needs to be responsible and watch carefully.  It  has happened in the past that Ushers have waved drivers all the way through the  drop‐off zone without them stopping to drop‐off.  By having the Ushers waving the  drivers to PULL FORWARD, the drop‐off zone is more fully utilized and the rate of  vehicles through the school in greatly increased.    3.  MAKE EYE CONTACT    The purpose of making eye contact is to limit the potential hazard during the initial  contact between the Usher and the approaching vehicle.  We do not want to surprise  any of the drivers when an Usher steps forward to open the vehicle door.  The best  time to make eye contact with the driver is when they enter the drop‐off zone and  approach the Usher waving them forward.  Instruct the Ushers that eye contact is  ideally made through the windshield as the driver approaches and is looking in their  direction.  If this is not possible due to inattention or distraction, then instruct them to  look through the passenger side window as the vehicle pulls up alongside the Usher.   Stress the importance of this step to ensure the safety of the Ushers.  You will need to  explain to the Ushers the reason for making eye contact and how making eye contact  involves both looking at the driver, as well as having the driver looking at them.      4.  OPEN THE DOOR    Students will leave the vehicle quicker and will less distraction when the Usher opens  the door.  It is simple but an effective way to speed the unloading of students.      Ushers should be trained on door etiquette and safety.  Explain to the Ushers that they  must wait behind the yellow safety line until the approaching vehicle comes to a  complete stop before they step forward.  They should also pause for a second after  the vehicle stops.  This allows ample time for the Usher to determine whether the  door will be opened by the student passenger, or whether the Usher should open the  door to assist the student in quickly leaving the vehicle.  If the door begins to open, the  Usher should grab the door handle and continue to open it to its fully opened position.   This is important to allow the student passenger the maximum amount of space to exit  the vehicle.    Once the door is at its maximum opened position, the Usher should lend whatever  assistance is necessary to expedite the exiting of the student from the vehicle.  This  may entail grabbing a backpack, lunch box or school project.  Note: Caution the Ushers  to exercise care and ask before grabbing at school projects to avoid any damage to the  118     project.  During this step, it is very important to stress to the Usher that they are not  permitted to step down off the curb and into the street unless absolutely necessary.   This is to eliminate the obvious danger of having feet in the street in the path of a  potentially rolling vehicle tire should the driver inadvertently take his foot off the  brake while unloading the child.  It has been our observation of the Ushering Program  that most drivers do not place the vehicle in park, but rather just stop with their foot  on the brake.  Vehicles do roll when the driver is distracted by unloading passengers.   Instruct the Ushers that if they cannot reach the vehicle door while standing on the  curb, then they will not be able to open the door.  Passengers may and will step into  the street and this is a concession we will have to allow when necessary.    5.  SAY SOMETHING NICE    Of all the steps of the program, this step really adds the personal touch that the  parents just love.  Once the student passenger is out of the vehicle, having the Usher  say a simple, "Have a nice day or farewell" signals the driver that all is well and they  may proceed.  We find that much of the typical morning stress experienced by many  parents (i.e., kids getting up late, traffic, bad weather etc.) seems to go away with  these few nice words from our Ushers.  In addition, we really want them to leave with  a good feeling about the school and its students.  This however is not the time to  answer questions or begin a conversation.  Ushers should politely tell parents that  they cannot talk now and to please call the school when they have reached their  designation.    6.  CLOSE THE DOOR    Once the Usher has wished the parent a nice day, they should close the door.  The  Usher should take care to not close the door on their hand.  The rule of thumb is that  only one hand is used to close the door completely.  In this way the Usher does not  develop the bad habit of using their other hand to lend on the vehicle as they close it.   The next potential problem when closing the door is if the door does not close all the  way.  For safety reasons, the Usher should not immediately step forward toward the  vehicle in order to re‐close the door without re‐establishing eye contact with the  driver.  If eye contact is reestablished and the driver indicates to the Usher that they  are aware the door is not closed all the way and would like the Usher to re‐close the  door, then the Usher should step forward and re‐close the door.  However, if the  Usher is not able to make eye contact with the driver, the Usher should remain behind  the yellow safety line and let the driver drive away.  In general the door's safety catch  will not come open if the safety catch has been properly engaged.  The door may rattle  and bother the driver but it is designed to stay closed.      The issue of automatic doors also comes into play during this step.  If the Usher has  identified the vehicle as having an automatic door, the Usher would then allow the  119     driver to close it automatically.  If the door is not an automatic sliding door or it is a  normal vehicle door, instruct the Ushers that some of these doors are quite heavy, and  that they will need to give the door a fairly hard shove to get them closed.  Tell them it  is OK to close the door a little harder than they think is necessary at first until they get  the feel of how much force is required (this will come after a few days of working).    7.  CLEAR THE ZONE    Once the Usher has closed the door, he/she is then ready to step back behind the  yellow safety line.  This is very important because we want everybody out of the drop‐ off zone when the vehicles begin to move.  Instruct the Ushers that not only are they  responsible for getting themselves out of the drop‐off zone, but they are also  responsible for ensuring that no one else is walking in the drop‐off zone near them.   This would include any arriving students walking down the sidewalk, as well as arriving  students who just exited vehicles.  Once the drop‐off zone is clear, the Usher should  begin to wave their arms to encourage the vehicles to clear the drop‐off zone so the  next group of vehicles can enter.    SUPERVISOR’S RESPONSIBILITIES    The school should have a supervisor responsible for watching the Ushers to insure  they follow safety procedures correctly.  Their eyes should constantly be scanning the  drop‐off zone to watch for any deviation and should not be distracted by questions  from observers or pedestrians.  Ushers should routinely be reminded that the reason  for specific curb side rules is for their safety and the safety of the students.      120 1111 Town & Country Road, Suite 34 Orange, California 92868 (714) 973-8383 121 Attachment No. PC 5 Plans 122 IN T E N T I O N A L L Y BL A N K PA G E Gensler Tel 949.863.9434 Fax 949.553.1676 4675 MacArthur Court Suite 100 Newport Beach, CA 92660 United StatesPACIFICA CHRISTIAN SCHOOL SEPTEMBER 12, 2017 USE PERMIT APPLICATION 883 W 15th St Newport Beach, CA 92663 07.3425.000 USE PERMIT APPLICATION SEPTEMBER 12, 2017 PACIFICA CHRISTIAN SCHOOL 883 W 15th St Newport Beach, CA 92663 GENSLER PROJECT NUMBER: 07.3425.000 SHEET NUMBER SHEET NAME A0.001 STUDENT DROPOFF/PICKUP DIAGRAMS A0.020 SITE PLAN - EXISITNG MAIN CAMPUS A0.021 1499 MONROVIA SITE PLAN SHEET INDEX OWNER / TENANT ADDRESS: TELEPHONE/FAX: CONTACT: EMAIL: ARCHITECT ADDRESS: TELEPHONE/FAX: CONTACT: EMAIL: 883 W. 15th Street Newport Beach, CA 92663 949.887.2070 4675 MacArthur Court, Suite 100 Newport Beach, CA. 92660 949.260.8542 / 949.553.1676 (Fax) G E N S L E R PROJECT INFORMATION PROJECT TEAM PACIFICA CHRISTIAN SCHOOL MAIN CAMPUS SITE ADDRESS: ASSESSOR PARCEL #: ZONING: EXISTING PARKING: 883 W. 15TH STREET NEWPORT BEACH, CA 92663 42401137 PF PUBLIC FACILITIES 40 TOTAL STALLS 38 STANDARD 2 ACCESSIBLE OFFSITE PARKING AREA ADDRESS: ASSESSOR PARCEL #: ZONING: OVERLAY DISTRICT: EXISTING PARKING*: TOTAL PARKING* (REVISED PER CITY STANDARDS): 1499 MONROVIA AVENUE NEWPORT BEACH, CA 92663 PCL 2 OF LOT LINE ADJUSTMENT NO LA2007-002 (PA2007-039) RM MULTI-UNIT RESIDENTIAL H HEIGHT OVERLAY DISTRICT 29 TOTAL STANDARD STALLS 25 TOTAL STANDARD STALLS TOTAL PROVIDED PARKING ON BOTH SITES* (REVISED PER CITY STANDARDS): 65 (63 STANDARD, 2 ACCESSIBLE) *NUMBER OF SPACES ON 1499 MONROVIA SITE ARE LOCATED ON SOUTH SIDE OF BUILDING ONLY 123 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2017 Tel 949.863.9434 Fax 949.553.1676 4675 MacArthur Court Suite 100 Newport Beach, CA 92660 United States 9/12/2017 10:54:57 AM \\gensler.ad\projects\RevitUserModels\23383\Pacifica Christian - v2017_Casey_Orillion@gensler.com.rvt A0.001 STUDENT DROPOFF/PICKUP DIAGRAMS 07.3425.000 USE PERMIT APPLICATION PACIFICA CHRISTIAN SCHOOL 883 W 15th St Newport Beach, CA 92663 STUDENT DROP-OFF / PICKUP (FOR INFORMATION ONLY) 1 07/27/17 RESUBMISSION 2 08/18/17 RESUBMISSION 3 09/12/17 RESUBMISSION MAIN CAMPUS :DKPjDJ:VEJXX Attachment No. PC 5 - Project Plans L.S. # - INTERNATIONAL SYMBOL OF ACCESSIBILITY LANDSCAPE AREA NUMBER OF STALLS IN RUN TYPE S=STANDARD A=ACCESSIBLE M=MOTORCYCLE C=CLEAN-AIR / VANPOOL BL=BIKE LOCKER PRIMARY BUILDING EXIT SECONDARY BUILDING EXITPROPERTY LINE PATH OF EGRESS, TO DISPERSAL AREAS EXISTING DECK AREA - (FORMER PLAYGROUND) EXISTING BENCH SEATING EXISTING BENCH SEATING EXISTING PLANTER EXISTING PLANTER THE EXISTING BUILDING IS FULLY AUTOMATIC SPRINKLERED AND HAS A FIRE ALARM SYSTEM WITH EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM (1 6 ) S T A L L S (8 ) S T A L L S (4 ) S T A L L S 4' - 5" 8' - 0 " (6 ) S T A L L S (4 ) S T A L L S 883 W. 15TH STREET NEWPORT BEACH, CA 92663 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2017 Tel 949.863.9434 Fax 949.553.1676 4675 MacArthur Court Suite 100 Newport Beach, CA 92660 United States As indicated 9/ 1 2 / 2 0 1 7 1 0 : 5 5 : 0 3 A M \\ g e n s l e r .a d \ p r o j e c t s \ R e v i t U se r M o d e l s \ 2 3 3 8 3 \P a c i f i c a C h r i s t i a n - v 2 0 1 7 _ C a s e y _ Or i l l i o n @ g e n s l e r . c om . r v t A0.020 SITE PLAN - EXISITNG MAIN CAMPUS 07.3425.000 USE PERMIT APPLICATION PACIFICA CHRISTIAN SCHOOL 883 W 15th St Newport Beach, CA 92663 SCALE: 1" = 30'-0" SITE PLAN LEGEND SCALE: 1/16" = 1'-0" SITE PLAN - EXISTING MAIN CAMPUS 1 06/22/17 CODE ANALYSIS 1 07/27/17 RESUBMISSION 3 09/12/17 RESUBMISSION :D-PjDJ:VEJXX Attachment No. PC 5 - Project Plans MONROVIA AVENUE 1499 MONROVIA EXISTING (3 ) S T A L L S (4 ) S T A L L S (5 ) S T A L L S (8 ) S T A L L S (9 ) S T A L L S (4 ) S T A L L S (6 ) S T A L L S (1 2 ) S T A L L S (2 ) H C ST A L L S (2 ) S T A L L S AV G ( E ) W I D T H 8 ' - 7 " 68 ' - 8 " AV G ( E ) W I D T H 8 ' - 1 1 " 80 ' - 0 " AV G ( E ) W I D T H 8 ' - 1 0 . 8 " 44 ' - 6 " AV G ( E ) W I D T H 8 ' - 1 0 . 5 " 35 ' - 6 " PROPOSED OFFSITE PARKING LOT FOR PACIFICA CHRISTIAN SCHOOL 20' - 0"20' - 1" 20' - 1"21' - 7" 21' - 7" AVG (E) WIDTH 9'-1.5" 27' - 2" 22' - 5" 1 7' - 1 " ENTRY EXIT 20' - 1" 20' - 1"29 STALLS TOTAL 1499 MONROVIA EXISTING (4 ) S T A L L S (4 ) S T A L L S (6 ) S T A L L S (1 2 ) S T A L L S (2 ) H C ST A L L S (2 ) S T A L L S PROPOSED OFFSITE PARKING LOT FOR PACIFICA CHRISTIAN SCHOOL 19' - 6"26' - 0"19' - 6"19' - 6"26' - 0" TYP 8' - 6" TYP 8' - 6" TYP 8' - 6" 22' - 0" 8' - 0" (9 ) S T A L L S (7 ) S T A L L S (5 ) S T A L L S (1 ) S T A L L 19' - 6"26' - 0" 25 STALLS TOTAL 1 7 ' - 0 " EXISTING DRIVEWAY APRONS TO REMAIN MONROVIA AVENUEENTRY EXIT RADIUS OF EACH AISLE PLANTER TO BE VERIFIED BY CIVIL ENGINEER TURNAROUND8' - 6" 8' - 6" 6' H I G H S E C U R I T Y F E N C E 6' H I G H S E C U R I T Y F E N C E 6' H I G H S E C U R I T Y F E N C E 6' HIGH SECURITY FENCE NEW LANDSCAPING NEW LANDSCAPING FOR FUTURE USE AS OVERFLOW PARKING GATE FOR EMERGENCY ACCESS GATE FOR EMERGENCY ACCESS Ref North © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2017 Tel 949.863.9434 Fax 949.553.1676 4675 MacArthur Court Suite 100 Newport Beach, CA 92660 United States 1" = 20'-0" 9/12/2017 10:55:04 AM \\gensler.ad\projects\RevitUserModels\23383\Pacifica Christian - v2017_Casey_Orillion@gensler.com.rvt A0.021 1499 MONROVIA SITE PLAN 07.3425.000 USE PERMIT APPLICATION PACIFICA CHRISTIAN SCHOOL 883 W 15th St Newport Beach, CA 92663 SCALE: 1" = 20'-0" 1499 MONROVIA EXISTING SITE PLAN1 SCALE: 1" = 20'-0" 1499 MONROVIA PROPOSED SITE PLAN2 06/22/17 CODE ANALYSIS 1 07/27/17 RESUBMISSION 2 08/18/17 RESUBMISSION 3 09/12/17 RESUBMISSION 126 PA2017-066 Attachment No. PC 5 - Project Plans 1 From:Allen Adams <allenadamsmd@gmail.com> Sent:Tuesday, October 03, 2017 6:59 PM To:Biddle, Jennifer; Garciamay, Ruby; Mackinen, Traci Subject:PA2017-066 Proposed expansion Hello, I want to register my opposition to the proposed expansion of Pacifica Christian High School’s enrollment and operations at 883 W 15th St. I am unable to attend the meeting in person due to prior out-of-town commitments and ask that this request be registered in lieu of attendance. I live at the Nautical Mile condominium complex adjacent to the school complex, specifically 17 Shellprint Court. My condo is directly adjacent to the open area in front of the school entrance. Due to my proximity to the school and the necessity to keep my windows open year-round for ventilation, I am exposed to considerable noise pollution, both from student activities and frequent construction at the school. I have on several occasions needed to register a noise complaint with the Newport Beach police department when outdoor student activity continued late into the evening, especially after 11 PM. Noise pollution from the school is frequent not only during usual weekday school hours, which might be tolerable, but also in evenings and on weekends frequently. Previously, when this area was a public playground and summer school, noise from the common outdoor area would occur during daytime hours, usually the afternoon, but would abate at night and occur infrequently on weekends. This arrangement was acceptable. Since the school has moved in, the noise pollution is much worse. I would have a great concern that expanding the current operations at the Pacifica Christian school would worsen the noise pollution problem already present, and further degrade the quality of life experience at the adjacent private homes. Thanks for your assistance in this matter. Allen Adams 17 Shellprint Ct Newport Beach CA 92663 Planning Commission - October 5, 2017 Item No. 3a Additional Materials Received Pacifica Christian High School-Orange County (PA2017-066) [Insert project graphic] Planning Commission  Public Hearing October 5, 2017 Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) Agenda Item #3 A Conditional Use Permit to allow:  Increase school enrollment by 60 students; Increase staff/administration by 3 persons; and Use the south parking lot of 1499 Monrovia Ave.  property for off‐site parking (use of existing building  is not a part of this request) 07/13/2012 2Community Development Department ‐Planning Division Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) Community Development Department ‐Planning Division07/13/2012 3 Proposed Off-site Parking Lot (1499 Monrovia) Pacifica School (883 W. 15 St.) Coastline Community College Seacliff Mobil Home ParkCarden Hall Private School Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) Community Development Department ‐Planning Division07/13/2012 4 Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) Private high school for grades 9 through 12 Established in 2014 by Use Permit No. UP2014‐008 Property was once the West Newport Community  Center & currently owned by the City School has 10‐yr lease agreement with the City with  options for renewal & purchase School enrollment limits to 125 students Staff/administration of up to 15 persons  Site has 40 parking spaces Community Development Department ‐Planning Division07/13/2012 5 Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) Community Development Department ‐Planning Division07/13/2012 6 Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) SWC 15th St. & Monrovia Ave. Approximately 500 ft. walk along sidewalk to school  campus  Improved with 2‐story, 17,000 sf. office building &  parking areas on north and south sides Vacant & fenced for security purposes  Recently purchased by applicant Community Development Department ‐Planning Division07/13/2012 7 Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) 07/13/2012 Community Development Department ‐Planning Division 8 Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) Increasing school enrollment By 60 students, from 125 to 185 Increasing staff/administration By 3, from 15‐18 Using south parking lot of 1499 Monrovia Ave for off‐site  parking of 25 spaces Total  combined parking at both locations would be 65  spaces No physical improvements to the school campus Community Development Department ‐Planning Division07/13/2012 9 Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) Community Development Department ‐Planning Division07/13/2012 10 Existing Modified Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) Minor improvements to South Parking Lot Restripe to yield 25 spaces Reconstruct some landscape planters Student & staff parking (assigned & permit)  Reg. school hrs. & after for  school related activities Community Development Department ‐Planning Division07/13/2012 11 Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) Exempt under Sections: 15301 –Class 1 (Existing Facilities) ▪Minor alternation of existing school facility  (enrollment & staffing) 15311 –Class 11 (Accessory Structures) ▪Improvements off‐site parking lot  Community Development Department ‐Planning Division07/13/2012 12 Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) Use permit is consistent with General Plan  and Zoning designations Increase in school enrollment and staffing  would result in additional parking demand of  25 spaces to be provided at 1499 Monrovia Implementation of revised parking  management plan student drop‐off/pick‐up &  parking at both lots will support expanded  enrollment & staffing 07/13/2012 Community Development Department ‐Planning Division 13 Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) Conduct a public hearing; Adopt Draft Resolution, approving Conditional  Use Permit Conditions of approval from Use Permit No.  UP2014‐008 will be carried forward and  included in draft resolution; and Use Permit No.  2017‐008 will supersede previous approval Community Development Department ‐Planning Division07/13/2012 14 Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066) For more information contact: Rosalinh Ung 949‐644‐3208 rung@newportbeachca.gov www.newportbeachca.gov Planning Commission - October 5, 2017 Item No. 3b Additional Materials Presented at Meeting Pacifica Christian High School-Orange County (PA2017-066)