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;ration/Classroom Building: 30,963 sf
. Classroom Buiiding: 2,499 sf
:y Classroom Building: 9:793 sf A-vv-'
pose Buildbig-! 9,405 sf LN
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Existing To�al- 52,660 sf
Gymnasium: 12,742 sf
Grand Tot.al,: 65,402 sf
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my 1
MEMO
TO: Development Review Committee
FROM: Janet Johnson
DATE: January 19, 1999
RE: Development Review Committee Meeting Agenda
The DRC Meeting is scheduled for this Thursday, January 21" at 9:00 a.m. in the Planning
Department Conference Room. The agenda is as follows:
AGENDA
3443
Tom Morrissey, on behalf of Notes:
Harbor Day School:
Requests to discuss
construction of a new 13,000
sq.ft. gymnasium, proposed
at 37 feet in height, as well as
the remodel of an existing
multi -purpose room, at a
private elementary school.
COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS
Telephone: (714) 644-3200 Plan Check No:
By:Genia Garcia, Associate Planner By:Christy Teague, Associate Planner
B :9arc Myers, Associate Planne By:
Date: q . (S • cl Address: 7QQ�
Districting Map No. O&d Description of Project: couv'i-:cy-d_,
Zone\General Plan Land Use Proposed Use jGhoa j
Corrections Required: C 2 P.M. 63
e4L Legal Description: Lot / B ock Section Tract
-r1i 6', Resubdivision required to combine lots or portions of lots when construction
or alterations are in excess of $20,480.
-74 -Pt., covenant required. Please have owner's signature notarized on the attached
document and return to me.
Lot Size/Tenant Sq. Footage 3$.�3� + t 38(e -4- A,(.G(=val-, = 39. I2-3 cP
Required Setbacks
Front ^ Right Side Left Side Rear
Remarks:
*1_
FAR WORKSHEET
A��r�.l
Lot area (site area sq.ft.):
Z£C 4-19 ZS
sq.ft.
', 4, VA"."A-t
Base Development Allocation (BDA):
Comm
sq.ft.
(0.5 x site area sq.ft., unless
otherwise specified
in Land Use Element]
FAR permitted, with/without variance:
(A) comm res okg
Square footage permitted:
comm res
pkg sq.ft.
HA) x site area sq.ft.]
PROPOSED DEVELOPMENT:
(C) Base FAR use sq.ft.
Sq.£t.
(D) Reduced FAR use sq.ft.
sq.ft.
(E) Maximum FAR use sq.ft.
sq.ft.
(F) TOTAL SQ.FT. (C+D+E]
sq.ft.
PROPOSED FAR:
[ F + site
area sq.ft. ]
PROPOSED WEIGHTED DEVELOPMENT:
FAR Use Category Weighting
Factor
Weighted Sq.Ft.
(G)
(H)
(
G x H )
sq.ft. Base X
1.00
sq.ft.
sq.ft. Reduced X
1.67
sq.ft.
sq.ft. Maximum X
0.50
sq.ft.
TOTAL WEIGHTED SQ.FT.(May not exceed BDA)
6� v Provide tissue overlay of calculations t�ov,,e�r,i,fy provided square footage.
Parking (Indicate number of stalls provided)
� ` Total On -Site Parking Required "j (p Provided 3 �o
Dimension building height s measured from natural grade to midpoint and
maximum ridge roof height h
low natural grade line on all elevations
Show all rooftop mechanical equipment and dimension from grade directly below.
_Indicate location of trash containers on site plan.
�srv' Floor Plan fully dimensioned showing all room usesrA'
Plot Plan fully dimensio ed s n of all building fences, etc. in
r atioi �y+�pj)e pipg�t
air Share ontribu n
San Joaquin Hills Transportation Corridor Fee%g� 5-1HM &g:M4)
SPECIAL APPROVAL REQUIRED THROUGH:
Please indicate any discretionary approval numbers on the plans and
incorporate the attached; excerpt of minutes and
list of findings and conditions into the blueline drawings
approval letter into the blueline drawings
Modifications Committee: Indicate Approval No. on Bluelines
Modification required for
/ PlanningCommission/CityCouncil:
✓ Use Permit: No. PM, Ifi14
Variance: No.
Resubdivision/Tract: No.
Site Plan Review: No.
Amendment: No.
Other
Public Works:
Easement/Encroachment Permit
Subdivision Engineer
Traffic Engineer
Approval of Landscape Plans
Building Department:
Grading Engineer
Parks Department:
Approval of Landscape Plans
/A, Coastal Development Permits:
—f — Approval In Concept (AIC) No.
(Note: File 3 sets of plans: site, floor, and elevations)
Coastal Development Permit: No.
Effective Date:
Waiver/Exemption: No.
Effective date:
err
the
to
obtain the necessary approvals from the departments chocked
have questions regarding your application, please contact me
3200.
If you
(714) 644-
r0WS\CQW-z0K.COR Rw. 7/93
I*- COMMERCIAWINDUSTRIAL ZONING CORRECTIONS
Tjl�lephope:. (71"4) 644-3200
By:Genia Garcia Assistant Planner
M s Assistant Planner
Plan Check
534--1 Ao
By:Christy Teaoue Assistant Planner
B Marc ver By°
Date: 55•10•61(.0 Address:
Districting Map No. 50 Land Use Element Page No. M ��
Corrections Required: w/�t Z- dz to.� �_Z
///(•/ Legal Description: of Block Section Tract
-N/ 6%- ResubAivision required to combine lots or portions'of lots when'construction or
alterations are in excess of $20,000.
Covenant required. Please have owner's signature notarized on the attached
document and return to me.
B&_ Lot Size Z 8A g y?
/Q�A''— zone
ak/ Proposed Use SCIH OOL
Recuired Setbacks
-4 = Front
Rear
Right Side
Left Side
VAR WORKSHEET( �j{ Gl✓44:Pl �KhtOUIa-X-%CX (a
Lot area (Bite area sc.ft.): sq.ft.
Base Development Allocation (BDA): Comm sq.ft.
10.5 x site area sq.ft., unless otherwise specified in Land Use Element]
FAR permitted, without variance: (A) Comm res nka
Square footage permitted: comm res okc sq.ft. _ Z
[(A) x site area sq.ft.]
Maximum FAR allowed with variance: (B) comm res ukg ?) p1 !o?
Maximum square footage allowed: domm res sq.ft.t,4j 1'0 4
[(B) x site area sq.ft.] a
PROPOSED DEVELOPMENT:
(C) Base FAR use sq.ft. sq.ft.
(D) Reduced FAR use Bq.£t.
(E) Maximum FAR use sq.ft.
(F) TOTAL SQ.FT. [C+D+E]
PROPOSED FAR:
PROPOSED WEIGHTED DEVELOPMENT:
FAR Use Category
(G)
sq.ft. Base
sq.ft.
sq.ft. j to
j`rMl
eq.,ft. t�
At&CL . I
[ F + site area sq.ft. ]
Weighting Factor Weighted Sq.Ft.
(H1 ( G x H 1
sq.ft. Reduced
sq.ft. Maximum
X 1.00
sq.f(t.
X 1.67
sq.ft.
X 0.50
sq.ft.
SQ.FT.(May not exceed BDA) Qd I
vide tissue overlay of calculations to verify provided square footag .
Parking 5]oace✓Gsv� e �rR �7`CT_�Ij t 1. N• C . =5-T 1
L"IYAroposTo parking (Indicate number of et�lls provide
dlpact5�
Total on -Site Parking 54 (Q ^�� SS
Standard 35 Comparr t• 1 -C. n ' p lNo4) n¢u1 .4V&ttJ
In -lieu Parking �*�"�
h^-
✓N/ Gt- Dimension builds eight as measured from natural rade t ave ge snd maximum,
roof height
natural grade line on all elevations V`
w all rooftop mechanical equipment and —dimension from grade directIV bel-W.
ndicate location of trash containers on site plan.
Number of Stories C1 * " )
Plan fully dimensioned showing all room uses.
blot Plan fully dimensioned sh9ming location of all buildings, fences, ate. in
relation to a property line.(,
F it Shar ontribution-2 my -[ak iw-'6L v /V .�7rr�tiLce_ge t. am
.12./* Mob- 153(o (A&..I - 5fl-4* ft" t 2 x 5tz*
�an Joaquin Hills Transportation Corridor Fee 4G.t rile Psi —lJow) Pe Se�vwftw
3 /.dr )c / rke&j era. CT6 )
=
Please indicate any d sorstionary approval numbers on the plans and incorporate
the attached] list of findings and
con Lion nto the blualine drawings
approval latter into the blueline drawings
Modifications Committees indicate Approval No. on Hluslines
Modification required for
Planning Commission/city
Use Permitt
CoUncil:
No.
Variancet
No.
Resubdivision/Tracts
No.
_ Site Plan Reviewt
No.
Amendment:
No.
Other
-Yt, 0.
Public Workst
Easement/Encroachment Permit
Subdivision Engineer n
raffia Engineer a�wrtr�i
pproval of Landsc P1ane�
Building Department:
Grading Engineer
Parks Department:
Approval of Landscape Plans
as wtki as r"vim` ',u+ finq�
(Note: File 3 nets of planet site, floor, and slave
Coastal Development Permitt No.
Effective Dates
Waiver/Exemption: No.
Effective dates
NOTE: it is the responsibility of the applicant to circulate their Mans and
obtain the necessary approvals from the departments checked above, if you
have questions regarding your application, please contact Ire at (714) 644-
2200.
FORMS\COW:-ZOM.CGR
sCOMMISSIONFRS
9�
CITY OF NEWPORT BEACH
MINUTES
March 21, 1996
ROLL
CALL
INDEX
r cation of this Use Permit, upon a determination that the operation
whic s the subject of this Use Permit, causes injury, or is
detrimenta the health, safety, peace, morals, comfort, or general
welfare of the cc unity.
Newport the
13. That this Use Permit shall expi nless exercised within 24 months
from the date of approval as specifie eation 20.80.090A of the
Municipal Code.
Item 3
SUBJECT: Harbor Day School
3443 Pacific View Drive
Use Permit No.1546 (Amended)
Staff reported that this is a requested amendment to the Use Permit which
would allow an expansion of their facilities on site. The primary issue
associated with this application is the onsite parking supply which
currently does not adequately provide onsite parking for all of the
employees and teachers. Those employees currently park in.the street on
Pacific View Drive. From Staff s standpoint, expansion of uses is not
usually allowed when there is onsite parking deficiency, however, in -this
UP 1546
Approve
__particuJar-situationAherei-s-public street legal parking which as serve
this use f x_quile_soille time. There have been no complaints regarditrg
this arkm however this is the ke issue which is resent wit n t e
_ g,. _ Y P
�1?
application before the Commission tonight.
Chairperson Ridgeway stated, from the viewpoint of a shopping center
developer, that he has never been given credit for off street parking, ever.
He has been told he must "self contain". He is familiar with this site as a
result of the Pacific View expansion process. In driving by the school to
enter Pacific View, on a number of occasions, he determined that there
was a bit of a conflict. When funerals were being held, there were cars
parked on the street right outside Pacific View. He went on to say he is
bothered by the report but is willing to listen to all sides, but, in looking
8
COMMISSIONERS
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CITY OF NEWPORT BEACH March 21, 1996
ROLL
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at the amount of land available, an architect could design additional
onsite parking.
Staff pointed out that there is a suggested additional condition that would
require onsite parking.
Commissioner Selich asked Mr. Edmonston about afternoon parking on
San Joaquin Hills Road for picking students up, and wanted to know if
there have been any problems related to that.
Mr. Edmonton answered no, and that it has been monitored on a number
of occasions by City staff. They observed that school staff control the
students very strictly. School staff limit a certain amount of students
outside the property on the sidewalk at any given time. No problems
have been experiencedthat he is aware of.
Ms. Temple added that at Commission's chair, there is an additional
condition suggested by Traffic Engineering regarding the street signage.
Mr. Edmonston has discussed this condition with the Principal of the
School before this meeting and he has agreed to it.
Public Hearing was opened.
Mr. Sid Dupont, Head Master of Harbor Day School, 3443 Pacific View
Drive - was available to answer Commission's questions and also
referenced that Mr. Bill Stambley of the Board of Trustees and Mr. John
Golmer of the Bluerock Partnership firm were available for comments.
Chairperson Ridgeway asked the applicant if any study had been done to
show additional parking on the school site.
Mr. Dupont replied that the request has been reviewed. During his tenure
of 31 months, he has not witnessed any problems with parking on the
adjacent cul-de-sac. Whenever there is a "parent event" the school gets
permission from and are granted parking both at St. Michael's Church
9
COMMISSIONERS
'\!90 0 �N�O
im
o
CITY OF NEWPORT BEACH
MINUTES
March 21, 1996
ROLL
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INDEX
and United Methodist and, more recently the cemetery if there is no
service.
In response to Chairman Ridgeway's statement of inadequate on site
employee parking, Mr. Dupont agreed. Chairman Ridgeway stated that
he has no problem with the request but does have a problem with the
parking provided. Mr. Dupont said he would be happy to put in
additional-parking..spaces-b taking away some of the reen area but
perhaps that may impede the efficiency of the drop off and pick up
--side
" procedure on the Pac—i?c- View the school.
In response to a question from Commissioner Thomson, Mr. Dupont
stated that the school is in the process of a student reduction, current
enrollment is 410 which will be reduced to 402 at Board direction. One
additional part time teacher will be added to staff.
CommissionerThomson stated that the parking impact will be negligible.
Mr. John Golmer, Bluerock Partnership, 2300 Newport Blvd., in
response to Commission inquiry, stated that site planning on this property
for additional parking had been attempted. He stated hig firm* had
provided two alternatives (and provided copies to Commission). He
recommended one that did not interfere with the "drop off' area.
Chairperson Ridgeway asked about the school's compliance with the
Americans with Disabilities Act (ADA). Handicap stalls are supposed to
be readily accessible to the building. Discussion ensued with curb cuts,
problems and/or lack thereof.
Chairperson Ridgeway stated that his question is directed to the Uniform
Building Code and the application of the new standards for ADA.
Staff reported that since new construction is occurring on site, should the
Commission determine to request additional parking, then the Building
Department would review the proposed layout for ADA compliance and
that would be worked out in the Plan Check process.
10
COMMISSIONERS
i A
�2\9L0�,R%�P��
CITY OF NEWPORT BEACH
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March 21, 1996
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Commissioner Adams stated that the parking lot design could be re-
designed in such a way that it would be better than presently shown. He
suggested using 90 degree stalls on the aisle parallel to Pacific View
Drive adding it looks like it might have enough width. It may enable the
applicant to pick up at least five (5) parking spaces without any impact to
the "drop off' zone or providing spaces in the awkward space by the exit
aisle. He recommends this project be conditioned to -add at least five (5)
parking spaces to get the parking up to one (1) parking space per
employee. Even if there is no problem now, since this runs with the land
and the school is underparked for its size and use, it should have more
parking spaces.
Mr. Dupont asked if they could reconfigure with some compact stalls
also. City staff answered that was no problem.
Public Hearing was closed.
Motion
*
Motion was made for approval of Use Permit No. 1546 (Amended) with
the inclusion of substitute condition number three (3) amended as
recommended by staff and an added condition number. eight (8).
Ayes
***
**
MOTION CARRIED - 6 Ayes,1 Absent.
Absent
3. That a minimum of one parking space shall be provided for each
full-time employee and faculty member (35 spaces plus 1
handicap space) and that the on site parking spaces shall be
available for use by the full-time teachers, administrative faculty
and employees at all times. That prior to issuance of building
permits, the final parking lot striping plan shall be approved by
the City Traffic Engineer.
8. That prior to issuance of building permits, the applicant shall
correct the signage on the overhead -sign located on San Joaquin
Hills Road by replacing the "SCHOOL XING" sign with a
"SCHOOL" sign.
11
COMMISSIONERS
CITY OF NEWPORT BEACH
MINUTES
March 21, 1996
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Findings:
1. That the proposed development is consistent with the Land Use
Element of the General Plan and is compatible with the
surrounding land uses.
2. That the project will not have any significant environmental
impact and has been determined to be categorically exempt from
CEQA under Class 1 (Existing Facilities).
3. That the number of parking spaces required to be provided on site
is adequate to accommodate the existing private school facility;
and the proposed new building will not increase the parking
demand for the site.
4. That the establishment, maintenance or operation of the use of the
property or building will not, under the circumstances of this
particular case, be detrimental to the health, safety, peace,
comfort and general welfare of persons residing or working in the
neighborhood of such proposed use or be detrimental or injurious
to property and improvements in the neighborhood or the general
welfare of the City.
Conditions
hat the proposed development shall be in substantial^
a
conformance with the approved site plan, floor plans and
elevations, except as noted in the following conditions of
approval.
all previous applicable conditions of approval of Use Permit
�hat
No. 1546 and subsequent amendments approved on September
12
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COMMISSIONERS
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CITY OF NEWPORT BEACH March 21, 1996
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21. 1972, May 19, 1983 and January 4, 1990 shall remain in
3. Oeat a minimum of on king space shall be provided for each
3L ,i&
full-time employee and faculty member (35 spaces plus 1
�U
handicap space) and that the on site parking spaces shall be
available for use by the full-time teachers, administrative faculty
and employees at all times. That prior to issuance of building
permits, the final parking lot striping plan shall be approved by
the City Traffic Engineer.
That prior to issuance of building permits, the applicant shall
^n provide information to the City Traffic Engineer establishing the
to drop-off
�,C(�,�W
Y "
traffic and pedestrian circulation with regard student
CAACA
and pick-up. Also, should problems arise in the future with
regard to the student drop-off and pick-up, that the applicant shall
V)
work directly with the City Traffic Engineer to resolve said
problems and concerns.
IJ
9 That the proposed new structure shall be equipped with an
automatic fire sprinkler system and fire alarm system to the
' '4,v_(k
_.,
"`
satisfaction of the Fire Department and in accordance with Fire."
Code requirements.
"F
6p That the Planning Commission may add to or modify conditions
Azlt
lY+ of approval to this use permit, or recommend to the City Council
the revocation of this use permit, upon a determination that the
operation which is the subject of this use permit, causes injury, or
is detrimental to the health, safety, peace, morals, comfort, or
general welfare of the community.
7� This use permit shall expire unless exercised within 24 months
Xo AoCA
from the date of approval as specified in Section 20.80.090A of
the Newport Beach Municipal Code.
13
COMMISSIONERS
A �\
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MINUTES
CITY OF NEWPORT BEACH March 21, 1996
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T a prior to issuance of building pe ts, the applicant shall
�� 6
orrect the signage on the overhead sig ocated on San Joaquin
Hills Road by replacing the "SCHOOL XING' sign with a
"SCHOOL" sign.
UBJECT: Accessory Outdoor Dining on Public
item 4
Sidewalks
Staff re rted that this qualifies as a non -substantive housecleaning item.
• Approved
The issue outdoor dining originated with the Economic Development
Committee d the Restaurant Industry. This constitutes a minor
revision to the rtion of the zoning code addressing accessory outdoor
dining. The Si walk Cafe Ordinance that was approved by City
Council, last week, dresses only outdoor dining on public property.
This is phase two of e outdoor dining issue. 'Phase one was the
Accessory Outdoor Dini Amendment addressing sidewalk cafes on
private property in malls the like. This would add a clarification
section to the accessory outd r dining section that says if a sidewalk
cafe is on public property, th need an Accessory Outdoor Dining
Permit plus an Encroachment Pe it. The Encroachment Permit would
not become effective until an Acc sory Outdoor Dining Permit was
received.
Commissioner Selich asked staff if you h ve outdoor dining on private
property as well as public property, woul the total area devoted to
outdoor dining be limited to the maximum that' stated in the Code?
Staff answered that it would be subject to the Acc sort' Outdoor Dining
limit which is twenty-five (25) percent of the interio et public area, and
that this limitation applies to the combined total of tdoor dining on
public and private areas
Public Hearing was opened and closed.
14
I
�E,gppRT 'CITY OF NEWPORT BEACH
p� @� PLANNING\BUILDING DEPARTMENT
fjP 33° NEWPORT BOULEVARD
NEWPORT BEACH, CA 92658
(714) 644 5200% FAX (74) 644'3150
Hearing Date:
Agenda Item No.:
.Staff Person:
REPORT TO THE PLANNING COAMSSION
SUBJECT. Harbor Day School
3443 Pacific View Drive
SUNIlIIARY: Amend the use permit of an existing school facility to allow:
March 21, 1996
3
Javier S. Garcia
(714) 644-3206
• the construction of anew building with additional classrooms.
SUGGESTED
ACTIONS: Hold hearing; close hearing; if desired, approve, modify or deny:
• Use Permit No.1546 (Amended)
1. Parking Demand: Is the on site available parking adequate to accommodate the proposed
expansion?
2. Traffic Circulation and Student Drop-off/Pick-up: Will the proposed expansion significantly
impact the parking and cueing during the student drop-offipick-up periods?
Proiect Operational Characteristics
ItsCtttrett Iwaast
�SsPrevlat�sl t�zved
Hours:
general school hours
general school hours
8:00 a.m. to 3:30 .m., daily
8:00 a.m. to 3:30 .m., daily
Student Enrollment
410
396
an increase of 14 students
Employees:
Full-time Teachers
29
29
Full-time Staff:
13
6
Part-time Teachers
1
4
Part-time Staff:
5
4
TOTAL EMPLOYEES:
48
43,
Gross Areas .ft.
38,737'
33,165
Required Parking:
302
30
Parking Available on -site:
30 Spaces
30 Spaces
'It should be noted that the new building contains 8,108 sq.ft., however, the demolition of the existing 2,536 sq.ft.
building results in a net increase of 5,572 sq.ft..
2 Based on the previously approved Use Permit No.1546 (Amended) and assumption of no increase in parking demand.
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Use Permit No.1546 (Amended),
3
Current Development: a muld4ailding K••tt sclaol fiu:ility with reWed off-street parking.
To the north: across Pacific View Drive, is the Big Canyon Reservoir.
To the east Pacific View ManorW Park.
To the south: across San Joaquin Hills Road, are residentiaal uses.
To the west: Bayview Aparunent Complex.
Ure PamK No.1546 ( 1
Page 2
ANALYSIS SiTMMARY
The applicant proposes to construct a new 8,108 ,sq.ft. building which will house two art labs with
pottery storage, a wood shop and machine area, a science lab, music room and restroom facilities.
The construction will require the removal of an existing 2,536 sq.ft. building which houses an art
lab, wood shop and pottery area.
The applicant has indicated that no increase in enrollment is anticipated in conjunction with the building
and classroom additions. However, it is apparent that increases in classrooms has resulted in increases
in enrollment and staffing levels (additional 14 students and 5 faculty since 1990). It should also be
noted that no problems have been encountered with regard to these increases and staff anticipates no
changes in the overall operation ofthe facility.
Parking Demand
The subject site contains 30 parking spaces, three of which are currently designated "visitor parking"
and fourth is a designated handicap parking space. The Municipal Code does not establish a parking
requirement for schools of this type. Previous amendments to Use Permit No. 1546 have required
parking based on the available 30 spaces, since the facility generally serves only school age children
Upon inspection of the site at 7:45 a.m. on a school day, the parking lot was hill, approximately 8
vehicles were parked on Pacific View Drive and three faculty members were efficiently directing the
student drop-off at the front of the facility. Staff is of the opinion that parking demand' will• not'be
increased by the proposed expansion and is satisfied that the available'on 'site parking andavailable on -
street parking is adequate to accommodate the current enrollment and staffing level.
However, should the Commission be of the opinion that the facility should provide. additional parking,
staff suggests that additional parking be provided to accommodate the existing fill -time staff. The
elimination of the visitor parking will require that 6 additional parking spaces will be needed to
accommodate the 35 full-time staff. The following substitute Condition of Approval No. 3 is
suggested and should be incorporated into the attached Exhibit "A".
3. That a minimum of one parking space shall be provided for each full -tine employee
and faculty member (35 spaces) and that the on site parking spaces shall be available
for use by the full-time teachers, administrative faculty and employees at all'times.
It should also be noted that the above condition of approval does not provide for future increase nor
limit staff levels. Also, that in order to provide additional on site parking, existing outdoor playground
areas could be lost or the area utilized for the drop-o®'pick-up of students could be reduced, which
might in turn reduce efficiency.
Traffic Circulation and Student Drop-off/Pick-up
The City Traffic Engineer has indicated that in the past, the school facility has posed problems
with regard to traffic and pedestrian circulation during peak periods when students are dropped -
off or picked -up. The Traffic Engineer has indicated that a number of remedies were
Use Pemut No. 1546 (M=W)
Page
response to those past concerns, which included the use of the faculty and staff to direct the
activities in the morning and afternoon peak periods. The City Traffic Engineer has not noted any
recent problems with regard to the circulation during drop-o8\pick-up periods. The City Traffic
Engineer and Planning Department staff are of the opinion that the proposed expansion will not
itself significantly impact the existing traffic and pedestrian circulation. However, should
problems arise in this regard, staff has included appropriate conditions of approval in the attached
Exhibit "A" which will require the applicant to work with City Staff to remedy any future
problems.
Specific IFindines and Recommendations
Section 20.80.060 of the Municipal Code provides that in order to grant any use permit, the Planning
Commission shall find that the establishment, maintenance or operation of the use or building applied
for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace,
morals, comfort and general welfare of persons residing or working in the neighborhood of such
proposed use or be detrimental or ljurious to property and improvements in the neighborhood or the
general welfare of the city.
Should the Planning Commission wish to approve this application, appropriate findings and conditions
are set forth in Exhibit "A." It is staffs opinion that no findings may be reasonably made in support of
the denial of this use permit application; therefore, no exhibit for denial has been provided. However,
the possibility retrains that information may be provided at the public hearing which may provide
adequate basis for denial of this application, should the Planning Commission wish to take such an
action.
PLANNINGBI_TILDING DEPARTMENT
r
By—
avier S. Garcia, AICP
SeniorPlanner
Attachmmits: Exhibit "A"
Appendix
Letter from the Applicant Describing the Operation
Excerpts of Planning Commission Minutes dated September 2, 1971,
September 21, 1972, May 19,1983 and 7anuary 4,1990
Plot Plan, Floor Plans and Elevations
FAWM1W1ATRittiOdPUnP7MNM21 W F15*e4r10C
Un Permit Na 1546 (Amm&d)
Page4
EEMIT "W
FINDINGS AND CONDITIONS OF APPROVAL FOR
USE PERMIT NO.1546 (AMENDED)
Findings:
That the proposed development is consistent with the Land Use Element of the General Plan
and is compatible with the surrounding land uses.
2. That the project will not have any significant environmental impact and has been determined to
be categorically exempt from CEQA under Class 1(Existing Facilities).
3. That the number of parking spaces provided on site is adequate to accommodate the existing
private school facility; and the proposed new building will not increase the parking demand for
the site.
4. That the establishment, maintenance or operation of the use of the property or building will
not, under the circumstances of this particular case, be detrimental to the health, safety, peace,
comfort and general welfare of persons residing or working in the neighborhood of such
proposed use or be detrimental or injurious to property and improvements in the neighborhood
or the general welfare ofthe City.
Conditions
1. That the proposed development shall be in substantial conformance with the approved site
plan, floor plans and elevations, except as noted in the following conditions of approval.
2. That all previous applicable conditions of approval of Use Permit No. 1546 and subsequent
amendments approved on September 21. 1972, May 19, 1983 and January 4, 1990 shall
remain in effect.
3. That, with the exception of three parking spaces designated for visitor parking, on site parking
spaces shall be available for use by the teachers, administrative faculty and employees at all
times.
4. That prior to issuance of building permits, the applicant shall provide information to the City
Traffic Engineer establishing the traffic and pedestrian circulation with regard to student drop-
off and pick-up. Also, should problems arise in the future with regard to the student drop-off
and pick-up, that the applicant shall work directly with the City Traffic Engineer to resolve said
problems and concerns.
5. That the proposed new structure shall be equipped with an automatic fire sprinkler system and
fire alarm system to the satisfaction of the Fire Department and in accordance with Fire Code
requirements.
Use Pamit No. 1546 (Amended)
Pages
6. That the Planning Commission may add to or modify conditions of approval to this use pertW4
or recommend to the City Council the revocation of this use permit, upon a determination that
the operation which is the subject of this use permit, causes injury, or is detrimental to the
health, safety, peace, morals, comfort, or general welfare ofthe community.
7. This use permit shall expire unless exercised within 24 months from the date of approval as
specified in Section 20.80.090A of the Newport Beach Municipal Code.
Use P"t No. 1346 (Amaided)
Page6
'"Ph -MIX" "
LOCATION: Parcel 2 of P.M. 53-2, located at 3443 Pacific View Drive
ZONE: R 3-B
APPLICANT: Harbor Day School, Corona del Mar
OWNER: Same as applicant
• Environmental Compliance (California Environmental Quality Act)
Determined that it is categorically exempt under Class I (Existing Facilities).
Conformance with the General Plan
The Land Use Element of the General Plan designates the site for "Governmental, Educational
and Institutional Facilities" uses. The existing school is a permitted use under this designation.
The Land Use Element has also established area specific land use policies throughout the City.
These "area" policies set a site -by -site floor area. The Land Use Element establishes a
maximum allowable square footage of 42,732 sq.ft. and' the existing structures total
approximately 33,165 sq.ft. will increase to approximately 38,737 sq.ft. which is within the
allowable maximum development.
• Application procedures are set forth in Chapter 20 of the Municipal Code.
• Use Permit No. 1546 Approved by the Planning Commission at its meeting of September 2,
1971, which established the Harbor Day School Facility, originally master planned for a maximum
of enrollment of 360 elementary and junior high aged students. An excerpt of the minutes of that
meeting are attached for the Commission's information.
Use Permit No. 1546 (Amended) Approved by the Planning Commission' at its meeting of
September 21, 1972, which -permitted the installation of two temporary relocatable buildings on
campus. Subsequent construction of the buildings on permanent foundations, resulted in the
structures being of a permanent nature. An excerpt of the minutes of that meeting are attached for
the Commission's information.
• Use Permit No. 1546 (Amended) Approved by the Planning Commission at its meeting of May
19, 1983, which allowed the construction of additional administrative offices and to allow the
retention of the temporary structures mentioned previously, as permanent buildings. An excerpt of
the minutes of that meeting are attached for the Commission's information.
um r=iit No. 1546 (Amended)
Pagel
I
HARBOR DAY SCHOOL
3443 Pacific View Drive, Corona dal Mar, California 92625 a (114) 640.1410 a FAX (714) 640.0908
Sidnay I. Wftn4 Ph.M
HecdMnUtr
Mr. Jay Garcia
Senior Planner
Planning Department
City of Newport Beach
3300 Newport Blvd,
Newport Beach, CA 92650
Dear Mr. Garcia;
February 20,1996
RL#A1Vry cot
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
AN F'E3 2 01996 PN
�1$l9l�1U1�1x1�l�14� �
Per your request through the Blurock Partnership architectural firm, I submit the
following information on the harbor Day School, 3443 Pacific Vievv Drive, Corona del Mar.
♦ Number of students enrolled as of: 2/20/96 - 4101n gradcs K-8
♦ Number of Full-timo Teachers 29
♦ Number of Full-time Staff 13
♦ Number of Part-time Teachers 1
♦ Number of Part-time Staff 5
Total employees 48
The school is open 10 days, September through June and a summer program for 50
students is 25 days in length,
If you have further questions. I can be reached at_640-1410.
sin
idney I. DuPont, Ph.D.
Headmaster
MEMBER OF
NATIONAL ASSOCIATION OF INDEPENDENT SCHOOLS
THE CALIFDRNIAASSOCIATION OFINDEPENDENT SCIi00LS Q�
U
��ro'h"�•.' ?'°L�5
!� CITY OF NEWPORT B#X.CH
n
\Aw
MIMUTES
RdLL CAII
September 2, 1971
INDEX
Highway on the northerly side of
West Coast Highway easterly of Tustin
Avenue.
one: C-1-H and "U"
App ant., Balboa Bay Club, hewporl. Beach
Engineer_ Raub, Bein, Frost L Assoc., Costa Mesp
Owner: me as applicant.
Zoning Administra r Laycock presented this applic
-
tion to the Commiss
There was a discussion a to whether or not a curb
gutter and sidewalk should a required along this
property inasmuch as there w quite a 10t of
foot traffic along this portion f Coast Highway
and this was thM only property wi out a sidewalk
in the' area.
Assistant City -Engineer Perry was quest ed as to
whether a sidewalk could be put along this nim-
proved area, and he stated it would have to
,
deferred until the Public Works Department had
opportunity to look'at the property.
Motion
X.
Resubdivision No. 314 was continued until Septembe
Second
x
16, 1971.
All AvAl
Item 7.
Request to permit a private school in an R-3-8
USE
District.
�T54f
Location: Portion of Block 96 of Irvine's
Subdivision, located at 3443 Pacific
CONDITION
View Drive on the southerly side of
Pacific View Drive, easterly of
APMVEE-
Marguerite Avenue.
Zone: R-3-8
Applicant;. Harbor Day §chool, Corona del Mar
Owner: Same as applicant.
Zoning Administrator Laycock presented this appllc
-
tion to the•Commission and answered. -questions re-
garding it.
Page 13.
ROLL CALL y
$ dip
_
:
" y '
CITY OF N EWPORI BACH
MINUTES
September 2, 1971 INDEX
,
Mr. William eturock, Architect, represented the
Harbor Day School end stated they had resubmitted
landscape plans which were now in conformity with
the staff recommendations. He questioned Conditio
No, 6 regarding landscaping the center divider
strip in San Joaquin Hilts Road since there was
an Edison Company easement between the subject
property and the street, and they had no access
to Sen Joaquin Hills Roe*. If it were a require-
ment, however, they would conform.
Acting Community Development Director Hewicker ;
noted that if this area were not lgndscaped by the
adjoining property owner, it would not not be
landscaped at All. The right-of-way existing on
the southerly side of Sen Joaquin Hills Road would
eventually be improved and would include the
northerly side, and although the landscaping would
not have to go in at the present time, there would
be a need for landscaping after the road improve•
ments were completed.
Motion
x
Use Permit Application No. 1546 was Approved,
Second
x
subject to the following conditions:
j All Aye
1. The landscape plans, as submitted, be
emended to provide for suitable ground
cover within the Southern California ,
Edison Company easement adjacent to
San Joaquin Hilts Road,
P. That an adequate number'of bicycle storage e
racks be provided.
3. All illumination shalt be shielded or
directed to is to oonfino direot rays
to the subject proparty,
4. That a septrats.•plan showing the details
of the water service connection in Pacific
vi4w Drive and the sewer lateral connec-
tion in San Jogquin Hills Road be sub-
mitted to the Pgblic.Works Depertmrnt
for review and approval.
S. That parkway trots be planted Along the
Pacific view Drive frpntigo in Accordance
with the requirements and speeificatlont
of the Parkas Beaches and Recreation
Department; that the standard street
trio inspection•,fat of $3.ptedtres be
oyettmrbe
sprinkler initittridiperkxay
Page 14.
�v
�;,.., , .• .• •. �.• idk CI (Y OF NEWPORT UEM.H
MINUTES
BOIL CALL " ? ' Se tember 2, 1971 -
6. That separate arrangements be made with
the Parks, Beaches -and Recreation Depart-
ment for the future planting of parkway
trees and installatien.of a parkway
sprinkler system along the San Joaa•in
Hills Road frontage.:..
7. That a 20-foot.wide-storm.drain easement
be dedicated to the City -covering the new
42-inch R.C.P. storm drain.that was con-
structed recently in conjunction with the
site grading.
8. That no troes or large shrubs be planted
in the existing 15-foot wide water ease-
ment of the 20-foot wide storm drain ease-
ment required 1n the previous condition of
approval.
I 9. mentsnbesplaced is then
Is-footgImThat prove-
ments
i easement alongy the no
edge of
site unti'I the 16-inch NZoneyyiv water
inithernearefuturechastbeenicompleted,City
Request to permit a 220 room, 12 story (plus mezza-I
nine) hotel to be constructed as part of "The
Newport Project".
Location: Lot 4, Tentative Map Tract 73821
located theMecArthurat,
oul'avardhAnd LBirchcornetStreet.f
Zen P-C Alican - Eewportevelppohment Company,
Owner: Sam . s applicant
Zoning Administrator cock presented„the applica
tiom to the COMMissiOn.n hg that the proposed
hotel does malt all of the C District require-
mants, but the staff felt som f the off-street
arking spaces might be too.far y.from the
Rotel complex itsel,{.
Acting Commun(tytDavelopment Director .He cker '
I pointed :out •that the•,ccnditions Of;rk prove
Page 15.
/I
COMMIS51ONER5 CITY OF NEWPORT ACH
MINUTas
official grand opening of the new dealer-
ship.
or fourteen days each calendar year during
L car model announcement time.
6. That all applica5`11-4 ditions of approval for
Resuhdivision No. 364 be M ad.
7. That this use permit shalt not becom active
until such time at Amendment No. 341 has
approved by the City Council.
Item a2C
Request to amend Use Permit Application No. 154C to
perm+ the temporary use of a relocatable building
for 1.uklr room purposes and maintenance and
storage operations. Further request to delay re-
quired landscaping along Sin 4osquin Hills Road in
the Edison Co. easement.
location: Portion of Block 96 of irvine's
Subdlvisiou, located at 3443 Pacifi
view Drive on the southerly side of
Pacific V1ew Drive, easterly of
Marguerite Avenue in Corona dal Mar
Zone: R-3-B
Applicant: Harbor Day Schools Corona del Mar
Owner: Some is Applicant
Chairman Glass reviewed the application and staff
repart with the Planning Commission and opened the
public Hoaring,
John Harder, Headmaster of the Harbor Day school,
Corona del Hari appeared before the Planning Commis
lion and stated he was in full agreement with the
recommendations of the staff.
The Chairman closed the Pubiie Hearings there being
no others desiring to appear and be heard on this
matter.
Mo ion 8 The Ptannfno Commltston approved the Permit App11-
Ss and cation No. R546 subject to the following conditions
All Ayes
1. That development of the rolocatabla building
shalt be according to the approved plot plan,
•i ` Pill 01 .(44r0,1 �VMA
t
/'2-
COMMISSIONERS �iTY OF NEWPORT ACH
Mbtian
Sbcond
All Ayes
MINUTES
except for minor modifications approved by the
Department of Community Development.
ll
2 That plianceewith oall arequirements ofble building the be In com-
pliance
Building Code.
3: This approval for the•relocatable building shal
be for a three (3) year period. Any extension
of time beyond the three (3) year period shall
be reviewed by the Modifications Committee. _
quest to permit the construction of a 9 unit con-
minium in the C-1-Z District.
nn: Lots 9, 10 and 11, Block 10. Balboa
Tract, located at the northeast cor•
ner of Washington Street and Ocean-
front Walk in Central Balboa.
C-1-Z
.ant: Allen -Wallace Corporation, Glendora
Virginia D. Fields. Balboa
e requ t of the Applicant, the Planning
ssion co tinned this matt.' to October 5, 1972
qquest to permit a re. eatable building for the
le of residential unit at "Newport Crest" condo-
niums for a period of tw oars.
cotton: Portion of Lot , Tract 7852,
located at 618 on Court, in
Newport Crest Con inlums on the
bluffs to Heat Newpo -
.ne• R-3
pn)jcant: Grant Company, Anaheim
aner: Grant Corporation, Newport 8eac
hairman Glass reviewed the application and staff
apart With the Planning Commission and opened the
ublic Hearing.
Pigs IL
Item e
/3
CGMMf59ONER5
x
n'011 CALL
ax
.....,.-...a.+,.+...w.tML'•IJ�h.....rKL'
. _ =
aNin.uv�aw..�.r.�MA�1pi. ,
i.
0 May 19, 19D1 MINU1f5
City of N ort Beach
INOEX
Request to amend a previously approved use permit which hest to
permitted the establishment or the Harbor Day school, a
private elementary school, on proparty located in the
R-)-R District. The proposed Amendment is a requast to
con*tttlet additional AdniniatratlVe and Office Apace
and to include the ratnntion of twh previously Approved
profabrioated buildingx on a permanent beat*. USE p1:RMIT_
NO. 15e6
Amended)
LOCATIONt Parcel No. 2 of Parcel Map No. I5-2
(Peaubdiviston No. 281). located at tell
Pacific view Drive, on the southerly
side of Pacific View Drive, easterly of
=
Marguerite Avenue and wutarly of
Pacific View Manorial Park In Corona dal `
Nor.
i
APPROVED
•
2ONtt R-1-11 CONDI-
TIONAtYY
APPLICANT, Harbor Day school, Corons del Mar
OWN01 $Ame as applicant
,
'the public hearing opened in connection with this &tax
and Mr. trio Helton, reprasenting Harbor Day school,
appeared before the Comission And requested approval
of the amended use permit.
Motion J
Potion was mad* for approval of use Panit No. 15e6
All Ayto P
x
x a x
thmanded), *uhisat to the fo Uowine finAlnaa and
i
rnndltlmhr, which MOTION CARhitin
r
PINDINGlt
1. That the proponed expanded use does trot conflict
1
with the Land Use glemont of tha GannrAl Plan And
In cmPAtihle with surrounding land uxe6.
2 The project will not have any significant
anvironmantal impact.
1
1. That adoquat* pirking spAras And ttlat*d vehiculat
c6rculatlod will be provided in conlunction with
s
the prop. -Red expanded uxv.
I
,
t C1.Y3/WhVGhlri', may 19, 1983
rr S
� =
o a m City of New rt Beach
Fit.
;;
4. That the formor prefabricated buildings are on
putmanant foundations and are compatible with all
other psrmanont developent on the site.
S. The approval of Use Permit No.1546 (Amended) w)11
not, under the circumstances of this case be
detrlmantal to the health, safety, peace, morals,
corivrt and general welfare of persona residing
ani working in the neighborhood or be detrimental
or injurious to property or improvecents in the
neighborhood or the goreral wdlfaro of the City.
CONDITIONS,
1. That developmnt shall be in substantial
conformance with the approved plot plan, floor
plan, and elevations.
2. That all applic
remit No. 1546
effect.
3. That the two
considered porn
January 4, 1990
COMMISSIONERS MINUTES
'�\ Nt\\\ CITY OF NEWPORT BEACH
ROLL CALL
lNOEX
along with a master plan of water, sewer and storm drai
facilities for the on -site improvements prior to recur ' g
of the parcel map. Any modifications or extensions the
existing storm drain, water and sewer systems sho to be
required by the study shall be the responsibI ty of the
developer.
18. That an agreement for maintenanc of non-standard
improvements be executed by the eveloper if special
textured sidewalk or other non-st dard improvements are
proposed to be constructed wi n the public right-of-way
around the development. a design of all non-standard
improvements shall be proved by the Public Works
Department,
19. That a maximum f two driveways shall be permitted on
each of the rthbound and southbound frontages of
Newport B evard and no driveways shall be permitted
on 28th eet.
20. Tha 11 access and parking for the proposed development
s 1 be subject to further review of the City Traffic
ngineet.
That this resubdivision shall expire if the map has not
been recorded within 3 years of the date of approval,
unless an extension is granted by the Planning
Commission.
Use Permit No. 1546 (Amended)(PublicHearing)
Item No.6
Request to amend a previously approved use permit which
P1546(A)
allowed the establishment of the Harbor Day School, on property
located in the R-3-B District. The proposed amendment involves
Approved
a request to permit the construction of three new classrooms, the
expansion of two existing classrooms, the construction of a new
storage room, the expansion of an existing storage room, and the
construction of various mechanical rooms.
LOCATION: Parcel No. 2, Parcel Map 35-2 (Resubdivision
No. 287), located at 3443 Pacific View Drive
on the southerly side of Pacific View Drive,
easterly of Marguerite Avenue, in Corona del
Mar.
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0
COMMISSIONERS
January 4, 1990MINUTES
N CITY OF NEWPORT BEACH
ROIL CALL
INDEX
There being no others desiring to appear and be heard, the
public hearing was closed at this time.
Motion was made to approve Use Permit No. 1546 (Amended)
Motion
subject to the findings and conditions in Exhibit W.
Commissioner Pers6n stated that it would be difficult to monitor
the number of students attending the school, and he referred to
Condition No. 8 which gives the Planning Commission an
opportunity to review the use permit if there are problems
concerning Harbor Day School that would be detrimental to the
community.
Commissioner Edwards supported the motion and he concurred
with Commissioner Pers6n's foregoing statement.
Chairman Pomeroy stated that the public record indicates that
the facility has agreed to limit the number of students, and he
agreed with Commissioner Pers6n that it would be difficult to
monitor the number. of students.
Commissioner Glover supported the motion on the basis that the
school is an asset to the community, and she said the number of
students should not be restricted.
*
*
*
*
*
Motion was voted , on to approve Use Permit 'No. 1546
Ayes
*
(Amended) subject to the findings and conditions in Exhibit "A'.
Absent
MOTION CARRIED.
Findings;
1. That ,the proposed use is consistent with the Land Use
Element of the General ' Plan and is compatible with
surrounding land uses.
2. - That the design of the proposed improvements will not
conflict with any easements acquired by the public at large
for access through or use of property within the proposed
development.
3. That the use. of on -street parking for some of the school
staff and visitors well not adversely affect surrounding
properties, inasmuch as they are uses (Pacific View
Memorial Park and Bayport Apartments) which have a
very low parking demand during the day.
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4
COMMISSIONERS
NOORNA-1 !\
January 4, 1990MIJJUTE�S
.�
CITY OF NEWPORT BEACH
MOLL CALL
I
INDEX
4. That the proposed additions to the subject property will
not result in the increase of any staff or students at the
facility.
5. That public improvements may be required of the
applicant per Section 20.80.060 of the Municipal Code.
Conditions-,
1. That the proposed development shall be in substantial
conformance with the approved plot plan, floor plans,
elevations and sections, except as noted below.
2. That all previous applicable conditions of approval of Use
Permit No. 1546 and subsequent amendments approved on
September 21, 1972, and May 17, 1983 shall remain in
effect.
3. That all outdoor storage and trash areas shall be screened
from view from Pacific View Drive and adjoining
properties.
4. That a minimum of 29 standard size parking spaces and
1 handicapped parking space shall be provided on -site.
The required handicapped parking space shall be used
solely for handicapped self -parking and shall be identified
by a handicapped sign on a post and a handicapped sign
on the pavement.
5. That all improvements be constructed as required by
Ordinance and the Public Works Department.
6. That arrangements be made with the Public Works
Department in order to guarantee satisfactory completion
of the public improvements, if it is desired to obtain a
building permit prior to completion of the public
improvements.
7. That the displaced and tree damaged portions of sidewalk
be reconstructed and the tree roots pruned along the
Pacific View Drive frontage under encroachment permit
issued by the Public Works Department.
8. That the Planning Commission may add to or modify
conditions of approval to this Use Permit or recommend
-23-
COMMtSSIONERS
. F January 4, 1990MINUTES
CITY OF NEIWPORT BEACH
ROLL CALL
INDEX
to the City Council the revocation of this Use Permit,
upon a determination that the operation which is the
subject of this Use Permit, causes injury, or is detrimental
to the health, safety, peace, morals, comfort, or general
welfare of the community.
9. That this Use Permit shall expire unless exercised within
24 months from the date of approval as specified in
Section 20.80.090A of the Newport Beach Municipal Code.
Use Permit No 1977 (Amended)(Public Hearing)
Item No.7
Amend a previously approved use permit which permitte the
JP1977A
expansion of an existing restaurant with on -sale al holic
Np2roved
beverages, tandem parking spaces and a valet parking s ce, on
property located in the "Retail and Service Commerc' I" area of
the Mariner's Mile Specific Plan Area. proposed
amendment involves a request to change t e operational
characteristics of the restaurant so as include live
entertainment. Said live entertainment will ' clude a 3-4 piece
calypso style group on weekend afternoo and a 3 piece group
on a nightly basis.
LOCATION: A portion of A, Tract No. 919, located
at 2332 We Coast Highway, on the
northerly s' a of West Coast Highway,
easterly, o Tustin Avenue, in the Mariner's
Mile S cific Plan Area.
ZONE: SP-
APPLICANT: obert D. Harritt Jr., Huntington Beach
OWNER: Sadie M. Stegman, Newport Beach
The publi earing was opened in connection with this item, and
Mr. Ro ert D. Harritt, Jr., applicant, appeared before the
Pla g Commission wherein he concurred with the findings and
con ' ions in Exhibit "A".
ere being no others desiring to appear and be heard, the
public hearing was closed at this time.
-24-
b
0
(714) 436-9837
To: Mark Myers From: Kathy Besnard 6-6-96 9:12am P. 1 of 1
TRANSPORTATION
CORRIDOR AGENCIES
To: Mark Myers
From: Kathy Besnard
Date: 6-6-96
Page 1 of 1
Re: Harbor Day School
Pursuant to Section VIII.D. of the Fee Program, projects which
receive exemptions from payment of property taxes are also
generally exempt from paying corridor fees. Upon proof
presented to the City of their property tax,exemption, the
expansion of the Harbor Day School will be exempt from
payment of transportation corridor impact fees.
Ilr-
p(, GM,Et,'t,K-
Planning Commission Meeting October 19, 1289
Agenda Item No. 8
CITY OF NEWPORT BEACH
TO:
FROM:
SUBJECT: U Permit No. 3" 4 Yu n neann
Request to permit the estab s ment of an interior design school and
design studio on property located in "Eight Industry, Business and
Professional, and Commercial, Area 2", of the North Ford/San Diego
Creek Planned Community.
LOCATION: Parcel No. 1 of Parcel Map 45-39 (Resubdivision No. 357), located
at 1061 Camelback Street, on the westerly side of Camelback Street,
between Jamboree Road and Bison Avenue in the North Ford
Planned Community.
ZONE: P-C
APPLICANT: Interior Designers Inc.
OWNER: The Irvine Company, Newport Beach
Application
The applicant is requesting to relocate an existing interior design school and studio from
its current location in Corona del Mar to the subject property located in the North
Ford/San Diego -Creek Planned Community. In accordance with Section 20.40.020 of the
Newport Beach Municipal Code, schools are permitted in any industrial areas of the City
subject to the approval of a use permit. Use permit procedures ,are set forth .in Chapter
20.80 of the Municipal Code.
Environmental Significance
This project has been reviewed, and it has been determined that it is categorically
exempt under Class 1 (Existing Facilities) from the requirements of the California
Environmental Quality Act.
TO: Planning Commission-2.
Conformance with the General Plan
The Land Use Element of the General Plan designates the site for "General Industry"
uses. The proposed application is permitted under the professional and retail service
provisions of the industrial uses.
Subject Properly and Surrounding Land Uses
The subject property is occupied by an existing automobile repair facility, The Irvine
Company Property Services Building, and the subject building previously occupied by
Community Cablevision. To the northwest is the Temple Bat Yahm synagogue; to the
northeast, across Camelback Street and below the grade of the subject property, are
residential uses; and to the southwest is the Toyota Office facility.
On May 22, 1986, the Planning Commission approved Use Permit No. 3202 which
permitted the establishment of an -automotive repair facility on the subject property. The
hours of operation are restricted from 7:00 a.m. to 6:00 p.m. Monday through Friday,
and they were also required to provide a minimum of 15 on -site parking spaces.
The Interior Designers Institute has been located in Corona del Mar since May of 1984.
In the Fall of 1984, the Institute began to offer classes in interior design at the studio.
The applicant was not aware of the need to obtain a use permit to conduct such classes.
In May of 1985, staff received notification that classes were being offered at the studio,
and sent a letter to the applicant advising that a use permit must be secured if classes
were to continue. The applicant subsequently filed Use Permit No. 3154 which was
approved by the Planning Commission on July 18, 1985. A copy of the excerpt of the
minutes from that hearing are attached for the Commission's information.
n1 i
The subject property is occupied by an automotive repair facility, with 2,500 square feet
of floor area and two office buildings with a total of 29,970 square feet of office space.
The applicant proposes to occupy the smaller of the two office buildings with a total
square footage of approximately 12,450 net square feet.
The Interior Designers Institute at the current location in Corona del Mar offers both
professional design services and instruction. The Institute is currently open from 8:30
a.m. to 5:00 p.m., Tuesday, Thursday and Friday; on Monday and Wednesday, the facility
is open from 8:30 a.m. to 10:00 p.m. The Institute's staff currently offers one morning
class and one evening class each week. However, two morning classes and two evening
classes maximum may be offered each week as conditioned by Use Permit No. 3154.
The number of students attending each class varies from four to twenty-five. The
applicant has indicated that operational characteristics are to be changed so as to provide
either additional classes or increase the size of the classes, at the new location. They
TO: Planning Commission-3.
are therefore requesting that the classes be limited to total number of 46 students and
not limited to a particular number of classes, and that the total number of students and
employees not exceed 49 people at any one time. Staff has no objection to the facility
holding additional classes or increasing the size of the classes, so long as the total
number of persons, including employees does not exceed 49 persons. Staff is of the
opinion that adequate parking exists on -site to accommodate the increases in size and
number of classes. The size of classes, in relation to parking, is discussed in the next
section of the staff report.
Required Off -Street Parking
The subject site contains approximately 192 parking spaces of which 15 spaces are
required for the automotive repair facility. The large office building contains
approximately 17,520 square feet, which based on the parking standards for North
Ford/San Diego Creek Planned Community Development Standards requires -78 parking
spaces (17,520 sq.ft. _ 225 = 77.8 or 78 spaces). The parking requirement for the
subject building based on the same requirements would require 56 parking spaces (12,450
sq.ft. _ 225 = 55.3 or 56 spaces). The amount of parking remaining on -site, excluding
the large office building and the automobile repair facility is 99 parking spaces (192
spaces available - 78 spaces for the large office building - 15 spaces for the automotive
repair facility = 99 parking spaces). The property owner has indicated that a minimum
of 49 spaces is available for the subject use. Previous applications for similar uses or
public assembly have required parking based on a requirement of one parking space per
each 3 students or persons. Applying this requirement to the subject application with a
maximum number of 49 students and employees would require 17 parking spaces
(49 = 3 = 16.3 or 17 spaces). Staff is of the opinion that there is adequate parking for
all uses on -site and the subject application will not make a significant impact on the
parking requirement for the subject property.
Specific Findings and Recommendation
Section 20.80.060 of the Newport Beach Municipal Code provides that in order to grant
any use permit, the Planning Commission shall find that the establishment, maintenance
or operation of the use or building applied for will not, under the circumstances of the
particular case, be detrimental to the health, safety, peace, morals, comfort and general
welfare of persons residing or working in the neighborhood of such proposed use or be
detrimental or injurious to property and improvements in the neighborhood or the
general welfare of the City.
Should the Planning Commission wish to approve Use Permit No. 3364 as requested, the
appropriate findings and conditions of approval as set forth in the attached Exhibit "Al'
are suggested. Should the Planning Commission wish to deny this application, the
findings as set forth in the attached Exhibit "B" are suggested.
TO: Planning Commission4.
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
By
J ier S. Garcia Na
nior Planner
JSG:ks
Attachments: Exhibit "A"
Exhibit "B"
Vicinity Map
Letter from Applicant Regarding Proposed Relocation,
dated September 21, 1989
Letter from Applicant Regarding Operational
Characteristics, dated October 16, 1989
Excerpt of Planning Commission Minutes dated
July 18, 1985
Plot Plan, Floor Plans and Photo of Elevation
d:
TO:
Planning Commission-5.
EXHIBIT "A"
FINDINGS AND CONDITIONS OF APPROVAL FOR
USE PERMIT NO. 3364
Fin in
1. That the proposed development is consistent with the
General Plan, and is compatible with surrounding land
uses.
2. That number of parking spaces provided is more than
adequate for the proposed interior design school and
studio.
3. That the proposed site is better suited to the proposed use
than the existing location in that more on -site parking is
available and the residential uses in the proximity will not
be adversely affected.
4. That the establishment, maintenance or operation of the
use of the property or building will not, under the
circumstances of this particular case, be detrimental to
the health, safety, peace, comfort and general welfare of
persons residing or working in the neighborhood of such
proposed use or be detrimental or injurious to property
and improvements in the neighborhood or the general
welfare of the City.
Conditions
1. That the interior design school shall be operated only in
conjunction with the interior design studio, and that the
school shall operate in accordance with the following
conditions.
2. That the use of the facility shall be consistent with the
approved plot plan and floor plans.
3. That the total number of students and employees shall not
exceed 49 persons in the building at any one time. Any
additional increase in the number of people shall be
subject to approval of an amendment to this use permit.
TO:
Planning Commission-6.
4. That all evening classes shall cease by 10:00 p.m. and that
any increase in the hours of operation beyond that time
shall first be approved by an amendment to this use
permit.
5. That the applicant shall maintain the existing 49 parking
spaces in the parking lot located immediately adjacent to
the facility at all times that the facility is in operation.
6. That all employees shall park their vehicles on -site at all
times.
7. That the Planning Commission may add to or modify
conditions of approval to this use permit, or recommend
to the City Council the revocation of this use permit, upon
a determination that the operation which is the subject of
this use permit, causes injury, or is detrimental to the
health, safety, peace, morals, comfort, or general welfare
of the community.
8. This use permit shall expire unless exercised within 24
months from the date of approval as specified in Section
20.80.090A of the Newport Beach Municipal Code.
TO: Planning Commission-7.
EXHIBIT "B"
FINDING FOR DENIAL FOR
USE PERMIT NO. 3364
1. That the operation of an interior design school represents
an intensification of the use of the site, which will increase
the demand for parking on the subject property and in the
immediate vicinity.
2. That the establishment, maintenance or operation of the
use of the property or building will, under the
circumstances of this particular case, be detrimental to the
health, safety, peace, comfort and general welfare of
persons residing or working in the neighborhood -of such
proposed use or be detrimental or injurious to property
and improvements in the neighborhood or the general
welfare of the City.
VICINITY K,V
MAP-CITY-OF-NE1 Mo" !
USE PERMIT NO. 3-
W"W SY....CIV CpIMCIL pµ44
m. N0. 103E
I
COMMISSIONERS
16
%�+\' \t
October 19, 198MINUTES
CITY OF NEWPORT BEACH
1NOEX
ROLL CALL
*
otion was made and voted on to continue this item to the
Motion
Ayes
*
*
*
*
*
*
vember 9, 1989, Planning Commission meeting. MOTION
Absent
C RIED.
se Permi No. 3362(Continued Pliblir. Hearin
Item No.7
Request to pe it the installation of a temporary modular office
UP3362
building within existing parking area on property located in
Cont' d to
the C-1 District.
11-9-89
LOCATION: P cel 1 of Parcel Map 66-20 (Resubdivision
No. 438), located at 401 North Newport
Boule rd, on the northwesterly corner of
North ewport Boulevard and Hospital
Road, in t e Old Newport Boulevard Specific
Plan Area.
ZONE: C-1
APPLICANT: Newport Harbor - Costa Mesa Board of
Realtors, Newport B ch
OWNER: Same as applicant
James Hewicker, Planning Director, stated that th applicant has
requested this item be continued to the Nove er 9, 1989,
Planning Commission meeting to allow additional dis ssion with
staff concerning the proposed project.
Motion
Motion was made and voted on to continue this item t the
Ayes
*
*
*
*
*
November 9, 1989, Planning Commission meeting. MO N
Absent
*
CARRIED,
Use Permit No 3364 (Public Hearing)
Item No.8
Request to permit the establishment of an interior design school
3364
located in "Light Industry, Business
and design studio on property
and Professional, and Commercial, Area 2", of the North
Ford/San Diego Creek Planned Community.
LOCATION: A portion of Parcel 1 of Parcel Map 45-39
-16-
RC
`COMMISSIONERS
`�`' � V
October 19, 198MINUTES
CITY OF NEWPORT BEACH
INDEX
ILL CALL
(Resubdivision No. 357), located at 1061 Approved
Camelback Street, on the westerly side of
Camelback Street, between Bison Avenue
and Jamboree Road, in the North Ford/San
Diego Creek Planned Community.
ZONE: P-C
APPLICANT: Interior Designers Institute, Corona del Mar
OWNER: The Irvine Company, Newport Beach
The public hearing was opened in connection with this item, and
Ms. Judy Deaton, applicant, appeared before the Planning
Commission. Ms. Deaton concurred with the findings and
conditions in Exhibit "A".
There being no others desiring to appear and be heard, the
public hearing was closed at this time.
Motion was made and voted on to approve Use Permit No. 3364
loti*
*
*
*
*
*
*
subject to the findings and conditions in Exhibit "A'. MOTION
kyeson
absent
CARRIED.
Findings:
1. That the proposed development is consistent with the
General Plan, and is compatible with surrounding land
uses.
2. That number of parking spaces provided is more than
adequate for the proposed interior design school and
studio.
3. That the proposed site is better suited to the proposed use
than the existing location in that more on -site parking is
available and the residential uses in the proximity will not
be adversely affected.
4. That the establishment, maintenance or operation of the
use of the property or building will not, under the
circumstances of this particular case, be detrimental to
the health, safety, peace, comfort and general welfare of
persons residing or working in the neighborhood of such
proposed use or be detrimental or injurious to property
-17-
`1 CIOMMISSIONERS
I �d dY d�
Q0�0 \
October 19, 1989
MINUTES
CITY OF NEWPORT BEACH
ROLL CALL
INDEX
and improvements in the neighborhood or the general
welfare of the City.
Conditions
1. That the interior design school shall be operated only in
conjunction with the interior design studio, and that the
school shall operate in accordance with the following
conditions.
2. That the use of the facility shall be consistent with the
approved plot plan and floor plans.
3. That the total number of students and employees shall not
exceed 49 persons in the building at any one time. Any
additional increase in the number of people shall be
subject to approval of an amendment to this use permit.
4. That all evening classes shall cease by 10:00 p.m. and that
any increase in the hours of operation beyond that time
shall first be approved by an amendment to this use
permit.
5. That the applicant shall maintain the existing 49 parking
spaces in the ,parking lot located immediately adjacent to
the facility at all times that the facility is in operation.
6. That all employees shall park their vehicles on -site at all
times.
7. That the Planning Commission may add to or modify
conditions of approval to this use permit, or recommend
to the City Council the revocation of this use permit, upon
a determination that the operation which is the subject of
this use permit, causes injury, or is detrimental to the
health, safety, peace, morals, comfort, or general welfare
of the community.
8. This use permit shall expire unless exercised within 24
months from the date of approval as specified in Section
20.80.090A of the Newport Beach Municipal Code.
x : x
-18-
fl
4
NEWPORT CENTER- UNITED METHODIST CHURCH
1601 Marguerite Ave., Corona del Mar, California 92625 (714) 644-0745
Robert Morley, Minister
April 18, 1991
City of Newport Beach
Building Department
3300 Newport: Blvd.
Newport Beach, CA. 92660
Gentlemen:
This letter is to confirm that, in construction of our pre-school
office building, the Trustees of Newport Center United Methodist
Church will abide by the conditions of the Newport Beach Planning
Commission as defined in their minutes of December 6, 1990.
Sincerely,
* 62
Patty Glenn
Board of Trustees Member
. Ve /6 7a-rA)
NEWPORT CENTER- UNIl'ED METHODIST CHURCH
1601 Marguerite Ave., Corona del Mar, California 92625 (714) 644-0745
Robert Morley, Minister
April 18, 1991
City of Newport Beach
Building Department
3300 Newport Blvd.
Newport Beach, CA. 92660
Gentlemen:
This letter is to confirm that, in const Jtion of our pre-school
office building, the Trustees of Newport Center United Methodist
Church will abide by the conditions of the Newport Beach Planning
Commission as defined in their minutes of December 6, 1990.
Sincerely,
Patty Glenn
Board of Trustees Member
February 19, 1991
7.34 66666666*
TO: GENIA GARCIA
PLANNING DEPARTMENT
FROM: TRAFFIC ENGINEER 1
SUBJECT: FAIR SHARE FEES FOR UNITY METHODIST CHURCH PRE—SCHOOL
EXPANSION
The Fair Share Fee for the proposed 1060 square foot expansion of the
pre—school is $7711.90. This fee was calculated based upon the
following:
1. The project will result in a net increase in daily traffic
of 70 trips based upon 4th Edition ITE Trio Generation rate
for pre—schools.
2. The current Fair Share
Please contact me if you have ar
chard M. Edmonston
Traffic Engineer
May 8, 1991
TO: GENIA GARCIA
PLANNING DEPARTMENT
FROM: TRAFFIC ENGINEER
PLANNING �
, py OF NEtGt-:TART@RENT
Q RT 13EACH
I;1Ay 91991
7a8t91IG1i1112i312 414C1
A
SUBJECT: FAIR SHARE FEES FOR HARBOR DAY SCHOOL EXPANSION
The Fair Share Fee for the proposed expansion of Harbor Day School is
$10,642. This fee was calculated based upon the three new classrooms
generating additional traffic. The expansion of the existing
classrooms and the office area have been considered as ancillary to the
new classroom space. The fee was calculated as follows:
1. The project will result in a net increase in daily traffic
of 96.6 trips based upon 5th Edition ITE Trio Generation rate
for elementary schools.
2. The new classrooms are assumed to accommodate 20* students
each. The generation rate is 1.61 trips per student.
3. The current Fair Share fee is $110.17 per da`+ly trip.
* The amount of the fee should be adjusted if the average number of
students per room at the school is much different than the 20
which has been assumed.
Please contact me if you have any questions regarding the fee.
Richard M. Edmonston
Traffic Engineer
wp\frshrhrb.day
3443 Pacific View Drive. Corona del Mar, CA 92625 • (714) 640-1410 • FAX 640-0908
February 26, 1991
Ms. Gina Garcia
Zoning Department
City of Newport Beach
Newport Beach, California
92660
Dear Ms. Garcia: RE: Plan Check 2585-90
This is to confirm with you and the City of Newport
Beach that Harbor Day School will conform with all
of the conditions set forth in Use Permit #1546.
Further we will comply with all conditions upon
completion of the construction phase to be undertaken
this summer.
Sincerely,
Jo F. Marder, Jr.
Headmaster
JFM: jvw
jWEtilBER OF
NATIONAL ASSOCIATION OF INDEPENDENT SCHOOLS
THE GILIFORNIA ASSOCIATION OF INDEPENDENT SCHOOLS
Telephone: (714) 644-3200
ByCseni�a Garciseistant Planner
By:Marc Myers Assistant Planner
Date: 3- Address:
/YJ /
COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS
Plan Check No:
By:Christy Teague Assistant Planner
Districting Map No. Land Use Element- rage ivy.
Corrections Required: %�i (�5 /'�
Legal Description: LotBk /Vt Section Tract
Resubdivision required to combine lots or portions of lots when construction or
alterations are in excess of $5,000.
Covenant required. Please have owner's signature notarized on the attached
document and return to me.
Lot Size
Zone
Proposed Use
Required Setbacks �-
Front J
Rear
Right Side /� /✓� d
Left Side (� /
FAR�WOR-K�S�H�Ei�E�T�
Lot area (site area sg.ft.): 6M�_ sq•ft'
Base Development Allocation (BDA): comm sq.ft.
[0.5 x site area sq.ft., unless otherwise specified in Land Use Element
FAR permitted, without variance: (A) comm res pka
Square footage permitted: comm res pka sq.ft.
[ (A) x site area sq.ft.]
Maximum FAR allowed with variance: (B) Comm res pka
Maximum square footage allowed: comm res sq.ft.
[(B) x site area sq.ft.]
PROPOSED DEVELOPMENT:
(C) Base FAR use sq.ft.
(D) Reduced FAR use sq.ft.
(E) Maximum FAR use sq.ft.
(F) TOTAL SQ.FT. [C+D+E]
PROPOSED FAR:
PROPOSED WEIGHTED DEVELOPMENT:
FAR Use Category
(G)
sq.ft. Base
sq.ft.
sq.ft
/
sq.ft.
[ F % site area sq.ft. ]
Weighting Factor Weighted Sq.Ft.
(H) ( G x H 1
.ft. Reduced
sq.ft. Maximum
TOTAL WEIGHTED SQ.FT.(May not exceed BDA)
X 1.00
sq.ft.
X 1.67
sq.ft.
X 0.50
sq.ft.
Provide tissue overlay of calculations to
Required Parking
provided square footage.
Proposed parking (Indicate number eta is provided
Total On -Site Parking / /�(g
Standard Compact
In -lieu Parking
Dimension building height as measured from natural grade to average and maximum
roof height
shy
An,,Jlc, Q E) slvb"/'P-O-L�
3 Kan x 0,09 -klslvdolj = 9�•
aoQ. ".
9&.6 -4((:)j&4
PUBLIC WORKS DEPARTMENT
City of Newport Beach
ACTION
1.
Handle
6.
Review
and Comment
2.
See P.W.D.
7.
Prepare
Written Report
3.
Read
B.
Prepare
Reply
4.
File
9.
Post on
Atlas
5.
Sign
10.
Attend
REMARKS
i
r Show natural grade line on all elevations
show all rooftop mechanical equipment and dimension from grade directly below.
Indicate location of trash containers on site plan.
Number of Stories
Floor Plan fully dimensioned showing all room uses.
Plot Plan fully dimensioned showing location of all buildings, fences, etc. in
relation to the property line. �{
Fair Share Contribution- i0i7�i/�/���
San Joaquin Hills Transportation Corridor Fee_�r�� 5
Q. I j U v Cd y6r (o K ii tv i (1-49 W/" =
SPECIAL APPROVAL REQUIRED THROUGH:
Please indicate any discretionary approval numbers on the plans and incorporate
the attached; excerpt of minutes and list of findings and
conditions into the blueline drawings
approval letter into the blueline drawings
Modifications Committee: Indicate Approval No. on Bluelines
Modification required for
Planning Commission/City Council•
Use Permit: No.— ��J/9d
Variance:
Resubdivision/Tract: No.
Site Plan Review: No.
Amendment: No.
other
Public Works:
Easement/Encroachment Permit
Subdivision Engineer
Traffic Engineer
Approval of Landscape Plans
Building Department:
Grading Engineer
Parks Department:
Approval of Landscape Plane .
Coastal Development Permits:
Approval In Concept (AIC) No.
(Note: File 3 sets of plans: site, floor, and elevations)
Coastal Development Permit: No.
Effective Date:
Waiver/Exemption: No.
Effective date:
NOTE: It is the responsibility of the applicant to circulate their plans and
obtain the necessary approvals from the departments checked above. If you
have questions regarding your application, please contact me at (714) 644-
3200.
FORMS\COMM-ZON.COR
CONDITIONS OF APPROVAL
Use Permit #1546 (A)
3443 Pacific View Drive
PC# 2585-90
CONDITION
DEPARTMENT
ACTION
Substantial conformance
Planning
Plans approval
Previous conditions
Planning
Letter of compliance
'�9pN
J�
Outdoor storage
Planning
Planning field check
01�
tra V
t 7
52 C
5.
Improvements
Public Works
Plans approval
6.
Improvements
Public Works
Plans approval
7.
Encroachment permit
Public Works
Plans approval
8. N/A
9. N/A
COMMISSIONERS I fit'
January 4, 1991MINUTEo
CITY OF NEWPORT BEACH
ROLL CALL
INDEX
along with a master plan of water, sewer and storm drai
'
facilities for the on -site improvements prior to recor g
of the parcel map. Any modifications or extensions the
existing storm drain, water and sewer systems sho to be
required by the study shall be the responsib' ity of the
developer.
18. That an agreement for maintenanc of non-standard
improvements be executed by the eveloper if special
textured sidewalk or other non-st dard improvements are
proposed to be constructed wi in the public right-of-way
around the development. a design .of all non-standard
improvements shall be proved by the Public Works
Department.
19. That a maximum f two driveways shall be. permitted on
each of the rthbound and southbound frontages of
Newport Bo evard and no driveways shall be permitted
on 28th eet.
20. Tha 1 access and parking for the proposed development
s be subject to further review of the City Traffic
ngineer.
That this resubdivision shall expire if the map has not
been recorded within 3 years of the date of approval,
unless an extension is granted by the Planning
Commission.
s..
Use Permit No 1546 (Amended)(Public Hearing)
Item No.6
Request to amend a previously approved use permit which
UP1546 (A)
allowed the establishment of the Harbor Day School, on property
located in the R-3-B District. The proposed amendment involves
Approved
a request to permit the construction of three new classrooms, the
expansion of two existing classrooms, the construction of a new
storage room, the expansion of an existing storage room, and the
construction of various mechanical rooms.
LOCATION: Parcel No. 2, Parcel Map 35-2 (Reuubdivision
No. 287), located at 3443 Pacific View Drive
on the southerly side of Pacific View Drive,
easterly of Marguerite Avenue, in Corona del
Mar.
-20-
COMMISSIONERS
(DI 4" January 4, 1990
MINUTES
L.i
ROLL CALL
INDEX
ZONE: R-3-B
APPLICANT: Harbor Day School, Corona del Mar
OWNER: Same as applicant
James Hewicker, Planning Director, stated that the Police
Department indicated its concern with regard to the existing on -
site loading and unloading of students in the mornings and
afternoons and what affect the proposed project would have if
additional employees and students were contemplated. Mr.
Hewicker stated that the applicants have indicated there is no
intent to increase the number of employees and students;
however, he pointed out that the facility has expanded further
than what was originally anticipated by the applicants.
In response to questions posed_ by Commissioner Merrill with
regard to the loading and unloading of students on Pacific View
Drive and San Joaquin Hills Road, Mr. Hewicker explained that
designated students are loaded and unloaded on said streets.
Mr. Hewicker further explained that a gate has been constructed
to accommodate- the students on San Joaquin Hills Road. Don
Webb, City Engineer, explained that the width of San Joaquin
Hills Road accommodates the loading zone; however, he said
that in the future the loading area may be prohibited.
The public hearing was opened in connection with this item, and
Mr. John Marder, Headmaster, appeared before the Planning
Commission on behalf of the applicant wherein he concurred
with the findings and conditions in Exhibit "A".
In response to a question posed by Chairman Pomeroy, Mr.
Marder. replied that the driveway is currently double stacked to
accommodate the loading and unloading of students.
In response to questions posed by Commissioner Merrill, Mr.
Marder stated that the facility encourages car pooling whenever
possible; that the school has no intention of expanding; and the
class sizes are limited to a maximum of 23 students per class.
In response to questions posed by Chairman Pomeroy, Mr.
Marder replied that the current enrollment is 396 students and
the school would agree to a condition that would limit the
number of students to 400.
-21-
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!—iary 4, 1990
MINUTES
CITY ® -NEW BEACH
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There being no others desiring to appear and be heard, the
public hearing was closed at this time.
Motion was made to approve Use Permit No. 1546 (Amended)
Motion
subject to the findings and conditions in Exhibit "A".
Commissioner Pers6n stated that it would be difficult to monitor
the number of students attending the school, and he referred to
Condition No. 8 which gives the Planning Commission an
opportunity to review the use permit if there are problems
concerning Harbor Day School that would be detrimental to the
community.
Commissioner Edwards supported the motion and he concurred
with Commissioner Pers6Ws foregoing statement.
Chairman Pomeroy stated that the public record indicates that
the facility has agreed to limit the number of students, and he
'
agreed with Commissioner Pers6n that it would be difficult to
monitor the number of students.
f'
Commissioner Glover supported the motion on the basis that the
school is an asset to the community, and she said the number of
students should not be restricted.
Aes*
*
*
*
*
*
*
Motion was voted on to approve Use Permit No. 1546
(Amended) subject to the findings and conditions in Exhibit "A".
absent
MOTION CARRIED.
Findings:
1. That the proposed use is consistent with the Land Use
Element of the General Plan and is compatible with
surrounding land uses.
2. That the design of the proposed improvements will not
conflict with any easements acquired by the public at large
for access through or use of property within the proposed
development.
3. That the use of on -street parking for some of the school
staff and visitors will not adversely affect surrounding
properties inasmuch as they are uses (Pacific View
Memorial Park and Bayport Apartments) which have a
very low parking demand during the day.
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4. That the ,proposed additions to the subject property will
not result in the increase of any staff or students at the
facility.
5. That public improvements may be required of the
applicant per Section 20.80.060 of the Municipal Code.
Conditions:
1. That the proposed development shall be in substantial
conformance with the approved plot plan, floor plans,
elevations and sections, except as noted below.
2. That all previous applicable conditions of approval of Use
Permit No. 1546 and subsequent amendments approved on
September 21, 1972, and May 17, 1983 shall remain in
effect.
3. That all outdoor storage and trash areas shall be screened
from view from Pacific View Drive and adjoining
properties.
4. That a minimum of 29 standard size parking spaces and
1 handicapped parking space shall be provided on -site.
The required handicapped parking space shall be used
solely for handicapped self -parking and shall be identified
by a handicapped sign on a post and a handicapped sign
on the pavement.
5. That all improvements be constructed as required by
Ordinance and the Public Works Department.
6. That arrangements be made with the Public Works
Department in order to guarantee satisfactory completion
of the public improvements, if it is desired to obtain a
building permit prior to completion of the public
improvements.
7. That the displaced and tree damaged portions of sidewalk
be reconstructed and the tree roots pruned along the
Pacific View Drive frontage under encroachment permit
issued by the Public Works Department.
8. That the Planning Commission may add to or modify
conditions of approval to this Use Permit or recommend
-23-
COMMISSIONERS
APONO\
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to the City Council the revocation of this Use Permit,
upon a determination that the operation which is the
subject of this Use Permit, causes injury, or is detrimental
to the health, safety, peace, morals, comfort, or general
welfare of the community.
9. That this Use Permit shall expire unless exercised within
24 months from the date of approval as specified in
Section 20.80.090A of the Newport Beach Municipal Code.
Use Permit No 1977 (Amended)(Public Hearing)/area
ItemNo.7
Amend a previously approved use permit whichthe
P1977A
expansion of an existing restaurant with onlic
proved
beverages, tandem parking spaces and a valet paron
property located in the "Retail and Service Comofthe
Mariner's Mile Specific Plan Area. sedamendment
involves a request to change tnal
characteristics of the restaurant so as include live
entertainment. Said live entertainment will ' clude a 3-4 piece
calypso style group on weekend afternoo and a 3 piece group
on a nightly basis.
LOCATION: A portion of A, Tract No. 919, located
at 2332 We Coast Highway, on the
northerly s' a of West Coast Highway,
easterly o Tustin Avenue, in the Mariner's
Mile S cific Plan Area.
ZONE: SP-
APPLdCANT: obert D. Harritt Jr., Huntington Beach
OWNER: Sadie M. Stegman, Newport Beach
The publi earing was opened in connection with this item, and
Mr. Ro ert D. Harritt, Jr., applicant, appeared before the
Pla ' g Commission wherein he concurred with the findings and
con 'ions in Exhibit "A".
ere being no others desiring to appear and be heard, the
public hearing was closed at this time.
-24-
\A
0,
tY �
Planning Commission meeting January 4. 1990
Agenda Item No. 6
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: Use Permit No 1546 (Amended)(Public Hearing)
Request to amend a previously approved use permit which allowed
the establishment of the Harbor Day School, on property located in
the R-3-B District. The proposed amendment involves a request to
permit the construction of three new classrooms, the expansion of
two existing classrooms, the construction of a new storage room, the
expansion of an existing storage room, and the construction of various
mechanical rooms.
LOCATION: Parcel No. 2, Parcel Mal, 35-2 (Resubdivision No. 287), located at
3443 Pacific View Drive on the southerly side of Pacific View Drive,
easterly of Marguerite Avenue, -in Corona del Mar.
ZONE: R-3-B
APPLICANT: Harbor Day School, Corona del Mar
OWNER: Same as applicant
Awlicatlori
This application involves a request to amend a previously approved use permit which
allowed the establishment of the Harbor Day School, on property located in the R-3-B
District. The proposed amendment involves a request to permit the construction of
three new classrooms, the expansion of two existing classrooms, the construction of a
new storage room, the expansion of an existing storage room and the construction of
various mechanical rooms. In accordance with Section 20.10.015(c) of the Newport Beach
Municipal Code, schools are permitted in any residential district, subject to the securing
of a use permit in each case. Use Permit procedures are set forth in Chapter 20.80 of
the Municipal Code.
Environmental Significance
This project has been reviewed, and it has been determined that it is categorically
exempt from the requirements of the California Environmental Quality Act under Class
1 (Existing Facilities).
I:t
RQJ
TO: Plaumng Commission - 2.
Conformance with the General Plan
The Land Use Element of the General Plan designates the site for "Government,
Educational and Institutional Facilities" uses. The subject project is a permitted use
within this designation. The Harbor Day School facility is permitted a maximum
development of 0.15 times the site area which is 284,882 square feet. Said development
allocation equates to 42,732 square feet (284,882 sq.ft. x 0.15 = 42,732 sq.ft.). The
existing square footage of 29,580 square feet plus the proposed additions of 3,585 square
feet will result in a total of 33,165 square feet which is well within the allowable
development allocation.
Background
At its meeting of September 2, 1971, the Planning Commission approved Use Permit
No. 1546 which involved a request to permit the establishment of the Harbor Day School
on the subject property. Said action was taken with the findings and subject to the
conditions of approval set forth in the attached excerpt of the Planning Commission
minutes dated September 2, 1971.
At its meeting of September 21, 1972, the Planning Commission approved an amendment
to Use Permit No. 1546 which permitted the installation of two temporary relocatable
buildings for locker room purposes, maintenance and storage operations. Said approval
was granted for a period of three years with a provision that any extension of time
beyond the initial three year period shall be subject to the approval of the Modifications
Committee. Said approval was granted with the findings and subject to the conditions
of approval set forth in the attached excerpt of the Planning Commission minutes dated
September 21, 1972. It should be further noted that when the relocatable buildings were
finally constructed, they were attached to permanent foundations; therefore, they were
never considered to be temporary, relocatable structures.
At its meeting of May 19, 1983, the Planning Commission approved a second amendment
to Use Permit No. 1546 which permitted the construction of additional administrative
office space and to allow the retention of the previously approved temporary structures
as permanent buildings. The action of the Planning Commission was taken with the
findings and subject to the conditions of approval set forth in the attached excerpt of the
Planning Commission minutes dated May 19, 1983.
Analysis
The existing development on the site consists of the main building, a multi -purpose
building and the two previously discussed temporary buildings. Based on Planning
Department information, the existing facility contains 29,580 square feet. The proposed
additions to the facility will include 1,560± square feet for three new classrooms, 670±
square feet for expanded classrooms, 1,289± square feet for storage and mechanical
purposes and 66± square feet for'office use. The total square footage of the proposed
additions is 3,585± square feet. Therefore, the total development on the site will in-
TO: Plamung Commission 3.
crease to 33,165± square feet. As indicated previously, the Land Use Element of the
General Plan will allow a maximum development of 42,732 square feet (0.15 FAR).
All of the new construction will conform to the required 20 foot front yard setback on
Pacific View Drive and the required 6 foot side and rear yard setbacks. The proposed
storage room addition will maintain a 22± foot easterly side yard setback and the new
classroom addition will be at the center of the site and will maintain a 180± foot setback
from the westerly side property line. The proposed additions will be single story
construction and will conform to the existing architecture.
Off -Street Parking Requirement
The Municipal Code does not in.;lude a specific' parking requirement for schools.
However, in conjunction with previous similar applications, the Planning Commission has
required one parking space for each staff person at day care and elementary school
facilities. When Use Permit No. 1546 was originally approved in 1971, a maximum
number of 24 staff persons was anticipated upon completion of all phases of construction
at the school. However, no specific parking requirement was established. In conjunction
with the 1983 amendment of Use Permit No 1547, it was reported to the Planning
Commission that the number of staff had grown to 29 full-time employees, 2 part-time
employees in the morning and 2 part-time employees from 3:00 p.m. to 6:00 p.m. daily.
The current employee mix is 35 full-time and 8 part-time employees. The applicant has
indicated that there will no increase in the current number of staff or students, inasmuch
as the new;
and expanded classrooms will be used for the expansion of existing classes.
There are currently 29 standard size parking spaces and 1 handicapped parking space on -
site. Since: there are no handicapped persons on staff at the school, the handicapped
parking space will be for visitor parking. Therefore, there will be 29 parking spaces for
school staff! Inasmuch as there are 35 full-time employees and 8 part-time employees,
it is possible that as many as 14 staff people will be parking on the street along with
any visitors Ito the site. The Planning Commission should be aware that to the best of
staffs knowledge, parking has not -been a problem in the surrounding area during the
day. However, staff has received comments from the Police Department indicating their
concern if the proposal will increase the number of students or staff, inasmuch as they
have received complaints concerning traffic congestion, inadequate passenger loading
and parking just before school starts and when school lets out. This is primarily due to
the fact that many children are dropped off and picked up by their parents during these
times. The Planning Commission should be aware that the school currently has a policy
of encouraging student car-pools, so as to minimize traffic congestion. They have also
implemented a double passenger loading and unloading lane within the parking lot so
as to get more cars off the street and facilitate traffic circulation. It should also be
noted that Pacific View Memorial Park to the east, and the Bayport Apartments to the
west are both uses which have a very low parking demand during the day and that the
property directly across the street on Pacific View Drive is the site of the Big Canyon
Reservoir which generates no parking demand. Therefore, virtually all of the on -street
parking is available to the Harbor Day School during normal operating hours. However,
TO. Planning Commission - 4.
the Commission may desire to require the installation of additional on -site parking
spaces, or passenger loading areas to meet the current parking and circulation demands.
Specific Findings
Section 20.80.060 of the Newport Beach Municipal Code provides that in order to grant
any use permit, the Planning Commission shall find that the establishment, maintenance
or operation of the use or building applied for will not, under the circumstances of the
particular case, be detrimental to the health, safety, peace, morals, comfort, and general
welfare of persons residing or worldng in the neighborhood of such proposed use or be
detrimental or injurious to property and improvements in the neighborhood or the
general welfare of the City.
Should the Planning Commission wish to approve Use Permit No. 1546 (Amended), the
findings and conditions of approval set forth in the attached Exhibit "A" are suggested.
Should the Planning Commission wish to deny this application the findings set forth in
the attached Exhibit "B" are suggested.
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
B
W. William Ward
Senior Planner
Attachments: Exhibit "A"
Exhibit "B"
Vicinity Map
Excerpts of the Planning Commission minutes dated September 2,
1971, September 21, 1972 and May 19, 1983
Topographic Survey, Partial Site Plan, Existing Classroom Building
Floor Plan, Existing Multi -Purpose Building Floor Plan, Proposed
Partial, Floor Plans, Proposed Elevations
F:\WP50\BIIL_W\UP\UP1546A
Yj
F
TO;
Planning Commission 5.
EXHIBIT "A"
FINDINGS AND CONDITIONS OF APPROVAL FOR
2=,
USE PERMIT NO. 1546 (AMENDED)
January 4, 1990
'
Findings:
A
1. That the proposed use is consistent with the Land Use
Element of the General Plan and is compatible with
surrounding land uses.
2. That the design of the proposed improvements will not
conflict with any easements acquired by the public at large for
access through or use of property within the proposed
development.
3. That the use of on -street parking for some of the school staff
and visitors will not adversely affect surrounding properties
inasmuch as they are uses (Pacific View Memorial Park and
Bayport Apartments) which have a very low parking demand
during the day. _
4. That the proposed additions to the subject property will not
result in the increase of any staff or students at the facility.
5. That public improvements may be required of the applicant
per Section 20.80.060 of the Municipal Code.
Conditions:
1. That the proposed development shall be in substantial
conformance with the approved plot plan, floor plans,
elevations and sections, except as noted below.
2. That all previous applicable conditions of approval of Use
Permit No. 1546 and subsequent amendments approved on
w
September 21, 1972, and May 17, 1983 shall remain in effect.
3. That all outdoor storage and trash areas shall be screened
from view from Pacific View Drive and adjoining properties.
4. That a minimum of 29 standard size parking spaces and 1
handicapped parking space shall be provided on -site. The
required handicapped parking space shall be used solely for
handicapped self -parking and shall be identified by a
!r7
rr.
m
u TO:
Piamung
Commission - 6.
�
handicapped sign on a post and a handicapped sign on the
f
pavement.
s_
5.
That all improvements be constructed as required by
Ordinance and the Public Works Department.
6.
That arrangements be made with the Public Works
'
Department in order to guarantee satisfactory completion of
the public improvements, if it is desired to obtain a building
permit prior to completion of the public improvements.
ail-
7.
That the displaced and tree amaged portions of sidewalk be
reconstructed and the tree :cots pruned along the Pacific
View Drive frontage under encroachment permit issued by the
Public Works Department.
1
8.
That the Planning Commission may add to or modify
conditions of approval to this Use Permit or recommend to
the City Council the revocation of this Use Permit, upon a
_
determination that the operation which is the subject of this
Use Permit, causes injury, or is detrimental to the health,
safety, peace, morals, _comfort, or general welfare of the
community.
9.
That this Use Permit shall expire unless exercised within 24
months from the date of approval as specified in Section
20.80.090A of the Newport Beach Municipal Code.
s
e
N
Jr--�
iw4
r
";° 'r:
TO: Planning Commission - 7.
1; ".
EXHIBrr "B"
FINDINGS FOR DENIAL OF
USE PERMIT NO. 1546 (AMENDED)
January 4, 1990
1. That the existing on -site parking proposed by the applicants
is inadequate to meet the employee and visitor parking
demand for the use.
2. The approval of Use Permit No. 1546 (Amended), will, under
the circumstances of this case, be detrimental to the health,
safety, peace, morals, comfort and general welfare of persons
residing and working in the neighborhood or be detrimental
or injurious to property and improvements in the
neighborhood or the general welfare of the City.
r
VIC 1 N Ili MAP
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a
MINUTES
9 1 071 INDEX
M1Y LL YtlLL
Highway on the northerly side of
West Coast Highway easterly of Tustin
Avenue.
one: C-1-H and "U"
Aop ant: Balboa ! ly Club, Newport Beach I
Engineer. Raub, Be.n, Frost & Assoc., Costa Me
Owner: me as applicant.
Zoning Administra r Laycock presented this appiic
-
tion to the Commiss
There was a discussion a to whether or not a curb
gutter and sidewalk should a required along this
property inasmuch as there w quite a lot of
foot traffic along this portion f Coast Highway
and this was th4 only property wi out a sidewalk
in the area.
Assistant City -Engineer Perry was quest ed as to
whether a sidewalk could be put along this nim-
proved area, and -he stated it would have to
,
deferred until the Public Works Department had
opportunity to look'at.the property.
Motion
x
Resubdtvlsion No. 314 was continued until SepLembe
Second
x
16, 1971.
Item 7.
USE
Request to permit a private school In an R-3-8
District.
MIT
4i
Location: Portion of Block 96 of Irvine's
Subdivision,.Iocated at 3443 Pacific
dONDITIOt
—AZiY—
View Drive on.the southerly side of
Pacific View Drive, easterly of
APPR6VEt
Marguerite Avenue.
Zone: R-3-B
AgDi_icant,_ Harbor Day §choot, Corona del Mar
Owner: Same.&$ applicant.
Zoning Aaministrator Laycock presented this applic
-
tion to the.Commission and:answered•.questions re-
garding it. •'S;; aJ•: ia_ �� :.,
Page 13.
7
MA
e
u
{
°3
CITY OF NEWPORT BCH
104
MINUTES
`q �9 1071 INDEX
RV LL V/.LL
Mr. William Blurvck, Architect, represented the
Harbor Day School and stated they had restbmitted
landscape plans which were now in tonformity with
the staff recommendations. He questioned Conditio
No. 6 regarding landscaping the center divider
strip in San Joaquin Hills Road since there was
an Edison Company easement between the subject
Property and the street,.and they had no access
to San Joaquin Hills Rosa.- If it were a require-
ment, however, they would conform.
Acting Community Development Director Hewicker
noted that if this area were not landscaped by the
adjoining property owner, it would not not be
landscaped at all. The right-of-way existing on
the southerly side of San Joaquin Hills Road would
eventually be improved and would include the
northerly side, and although the landscaping would
not have to go in at the present time, there would
be a need for landscaping after the road improve-
ments were completed. _
Motion
x
Use Permit Application No. 1546 was approved,
Second
x
subject to the following.condltions:
All Aye
1. The landscape plans, as submitted, be
amended to provide for suitable ground.
cover within the Southern California .
Edison Company easement adjacent to
San Joaquin Hills Road.
2. That an adequate number'of bicycle storage
ov
racks be provided.,
3. All illumination shall be shielded or
directed so as to confine direct rays
to the subject property.
4. That a seperate.•plan showing the details
of the water service connection in Pacific
View Drive -and the sewer lateral connec-
tion in San Joaquin Hills Road be sub-
mitted to the Pubiic.Works Department
for review and approval.
6. That parkway trees be planted along the
Pacific View Drive frontage in accordance
with the requirements and specifications
of the Parks, Beaches.and Recreation
Departmentl.that the standard'street
treo-Inspection„fea of $3;pm treetbe
paid; end"that a'isatisfactory•parkway
sprinkler system be instilled,
I
Page 14.
Id
,<
i11' CIiY OF NEWPORT BEVC.H
MINUTES
I
tember 2, 1971
with
6, ThathetParks,aBeachesnandte ents be e RecreatlonDepart-
ment for the future planting of parkway
trees and installation.of a parkway
sprinkler system along the San Joaev+n
Hills Road frontage.:..
7. That a 20-foot.wide.:s.torm.drain easement
be dedicated to the City covering the new
42-inch R.C.P. storm drain that was con-
structed recently in conjunction with the
site grading.
B. That no trees or large shrubs be planted
in the existing IS -foot wide water ease-
ment of thement required0In th-ote previousidemconditiondrainsof
approval.
9. That no surface and landscaping improve-
ments be placed in the,15-foot wide water
easement alongg the northeasterly edge of
the site unti'1 the 16-inch "ZoneyyIV water
inithernearefuturechastbeenicompleted,City
Request to permit a 220 room, 12 story (plus Mazza -USE
RWMIT
nine) hotel to be constructed as part of "Theo,
Newport Project".
NU
.Location: Tentative Map Tract
I
Lot corner, o CON
MacArthur Boulevard and Birch Street. �i l
Zen P.0 Alican E kay Development Company,
Owner: Sam . s applicant
Zoning Administrator cock.presented the applica-
tion to the Commission.n ing that the proposed
hotel does meat all of the C District require-
ments, but the staff felt tom f the oft-streat
parking spaces might be too far y.from the
hotel complex-•.ltset;f.• . T
Acting.COMMuniiYCi)601opment,Dlrector•.He cker
pointed .out •thatrthe conditions .of•approya
'Page 10.
4-
I t
COMMISSIONERS &CITY OF NEWPORT B CH
MINUTES
INDEX
..I
except for minor modifications approved by the
Department of Community Development.
2. That the relocatable building shall be in com-
pliance with all requirements of the Uniform
Building Code.
3: This approval for the relocatable building sha11
be for a three (3) year period, Any extension
of time beyond the three (3) year period shall
be reviewed by the Modifications Committee,
Item 0:
USE
Request to permit the construction of a 9 unit con-
dominium in the C-1-Z District.
P"Ek•M1T
Location: Lots 9, 10 and 11, Block 10, Balboa
—
ract, located at the northeast cor
CONT. T
ner of Washington Street and Ocean-
UUT777
front Walk in Central Balboa.
one; C_l_Z
cant: Allen -Wallace Corporation, Glendora
inia D. Fields, Balboa
Owner: VirXabn
Mbtion
X
At the rthe Applicant, the Planning
St!cond
X
Commissiued this matt:r to October 5, 1972
All Ayes
i
Item K:
Request a re cetabld building for the
USE
sale of al unit at "Newport Crest" condo-
71MMIT
miniums iod of tw oars.
`
LocntlonPortion of Lo4 ,Tract 7852,
APPROVE
ocated at 6le on Court, in
-
ewport Crest Con iniums on the
T1ON�I.•
luffs in West Newpo
Zone:-3
rant Company, AnaheimOwner:rant
Corporation, Newport BaacChairmanrviewed
the application and staff
report with tho Planning Commission and opened the
Public Noaring.-
Pic fee
_._._..,�..r,..,v.vm.a,u,�w`mlVnw+''�J4r^•. FlW�"�'yp'W T'
Me=
0
Motion
All Aye•
...�.l..u�:1..i,wYJ.ViL:iAWIWLII�}i,Ydliyie..A�wrlMfe�Ne44./Y'.�MAK�N� aI� w.I..HYJOW.lA414n f�..:5.n(asAl�Glu{�.
" = City of
0
May 19, 1983 0 MINUTE5
Beach
Request to amend a previously approved use permit which Item #6
permitted the establishment of the Harbor Day Schoo a
,private elementary school, on property located in he
R-3-8 District. The proposed amendment is a reques• to
conntruet additional administrative and office space
and to include the retention of two previously approved
prefabricated buildings on a permanent basin, uSE Pt:RMIT
No. 1546
Amended)
LOCATION, Parcel No. 2 of Parcel Map No. 36-2
(Resubdivision No. 287), located at 3443
Pacific view Drive, on the southerly
aid* of Pacific View Drive, easterly of
Marguerite Avenue and westerly of
Pacific View Memorial Park in Corona del
Mar.
APPROVED
ZONE, R-3-s CONDI-
TIONALLY
APPLICANTS Harbor Day School, Corona del Mar
OWNERS 9ame as applicant
The public hearing opened in connection with this item
and Mr. Eric Walton, representing Harbor Day School.
appeared before the. Commission and requested approval
of the amended use permit.
Motion was made for approval of Una Permit No. IS46
tAmanded), auhlert to the following findingn and
rondltinnr, which MOTION CAR1111(D,
FINDINGS,
1. That the proponad expended use does not conflict
with the land Use Element of the GAnniel Plan and
in campatibla with surrounding land l,see.
2. The project will not have any significant
environmental impact.
1. That a4aquate parking npAnAe And related vrhtrular
ctrculation will be provided in con)unction with
the prop -,sad expanded une.
_14.
0
4) May 19, 1983
tv of Newport Beach
°vLL CALL - INDEX
4. That the former prefabricated buildings are on
permanent foundations and are compatible with all
other parmanent development on the site.
S. The approval of Use permit No.1546 (Amended) will
not, Under the circumstances of this case be
detrimental to the health, safety, peace, morals,
cortjrt and general welfare of persons residing
an+ working in the neighborhood or be detrimental
or injurious to property or improvements in the
neighborhood or the general welfare of the City.
CONDITIONSI
1. That development shall bo' in substantial
conformance with the approved plot plan, floor
plan, and elevations.
2. That all applicable conditions of approval of Una
Permit No. 1546 and•1546 (Amondod) shall remain in
effect..
3. That the two prefabricated buildings shall be
considered permanent structures.
�L/