HomeMy WebLinkAboutSt. Mark Presbyterian Church (PA2003-085)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. _S
September 23, 2004
TO: Planning Commission
FROM: Planning Department
Gregg B. Ramirez, Associate Planner
(949) 644 -3230, aramirez@citv.newport- beach.ca.us
SUBJECT: St. Mark Presbyterian Church (PA2003 -085)
General Plan Amendment No. 2003 -002, Planned Community Text
Amendment No. 2003 -001, Use Permit No. 2003 -015, Traffic Study No.
2004 -004, Parcel Map No. 2004 -036
2200 San Joaquin Hills Road
APPLICANT: St. Mark Presbyterian Church
The applicant requests approval of a General Plan amendment, planned community text
amendment, use permit, tentative parcel map and traffic study for the construction of a
new church complex. The subject property is a 10.81 acre parcel located northwesterly
of the intersection of MacArthur Boulevard and San Joaquin Hills Road. The proposed
church complex consists of a sanctuary, fellowship hall, administration building,
counseling center, preschool buildings, nature center plaza and future expansion
building, totaling approximately 34,000 square feet, and related site improvements
including grading, parking lots, site lighting, landscaping and utility connections.
The proposed plans and Draft Environmental Impact Report indicate that the project will
be divided into two phases with the future expansion building, one of the preschool
classrooms and possibly the MacArthur access to be constructed an unspecified future
date. However, the project was analyzed in it's entirety as the applicant has recently
indicated that construction of the various structures may differ from the phasing
outlined.
The proposed parcel map will divide the subject property into three areas. First, a 7.38
acre parcel will be devoted for the proposed church complex. Second, a 1.67 acre parcel
will be incorporated in the Big Canyon Country Club and third, a1.76 acre portion within
the MacArthur Boulevard will be formally dedicated to the City as right of way.
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September 23, 2004
Page 2
Vicinity Map
2200San Joaquin Hills Road
(PA2003 -085)
Current Development:
Vacant
To the north:
Big Canyon golf course & residential uses
To the east/southeast:
Residential uses and park land across MacArthur Boulevard
To the west/southwest:
Commercial uses including Newport Center and the OCTA
trans ortation center
To the south:
Commercial use (Rodgers Gardens
St. Mark Presbyterian Church
September 23, 2004
Page 3
The project requires approval of a General Plan Amendment to change the land use
designation of the 7.38 acre church site from Recreational and Environmental Open Space
to Government, Educational and Institutional Facilities and allow 34,000 square feet of
entitlement. The application also requires approval of a Planned Community Text
Amendment (Big Canyon PC) to identify the subject parcel within the PC text and provide
specific development regulations for the church site. The portion of the site to be deeded
from the Irvine Company to the Big Canyon Country Club will retain the REOS General
Plan land use designation and will be incorporated into the Big Canyon Planned
Community as a part of the "Golf Course"
Approval of a Use Permit is requested for the development and operation of the church
and related facilities. The Use Permit also includes consideration of the church sanctuary
to exceed the 32 foot height limit. The applicant proposes a building height of 40 feet
above existing grade (46 feet above finished floor) at the highest point for the main church
sanctuary. Additionally, approval is sought to allow a 256 square foot tower feature
adjoining the main sanctuary to exceed the 32 foot height limit. The applicant has
proposed two heights for the tower. The first is a 46 foot high tower (above existing grade)
topped with a 5 foot bronze metal cross for a overall height of 51 feet above existing grade
(59 feet above finished floor). The second option is a 51 foot high tower topped with the 5
foot bronze metal cross for an overall height of 56 feet above existing grade (64 feet above
finished floor). Church related structures may exceed the 32 foot height limit upon approval
of a use permit pursuant to Section 20.65.070(G) of the Zoning Code.
Staff recommends that the Planning Commission recommend approval of the General
Plan Amendment No. 2003 -002, Planned Community Text Amendment No. 2003 -001,
Use Permit No. 2003 -015, Traffic Study No. 2004 -004, Parcel Map No. 2004 -036 and the
Final Environmental Impact Report to the City Council by adopting the attached draft
resolution (Exhibit No. 1).
PROJECT DESCRIPTION
Site Description
The 7.38 acre parcel proposed for church development is naturally divided by a small
canyon /waterway feature into what will be referred to as the north campus and south
campus. The canyon feature is approximately 1.10 acres in area and the applicant has
proposed that should the project be approved, the canyon feature will be retained in its
existing natural condition. The topography of the areas proposed for the north and south
campus is relatively flat gently sloping towards the northerly property line. Vegetation on
site consists of a mixture of coastal sage scrub, non - native grassland, southern riparian
scrub and ornamental woodland. A large portion of the site, approximately 4.37 acres,
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September 23, 2004
Page 4
has been identified.as "disturbed areas" due to lack of vegetative cover. No permanent
development exists on site and the only known use of the site is as a Christmas tree
sales lot during the holiday season.
Church Background
St Mark church is currently located at 2100 Mar Vista Drive in Newport Beach and has
been there for approximately 40 years. The applicant desires to obtain approval to re-
locate their church to the subject property in order to provide adequate facilities to
accommodate church growth at location near to their existing church.
Proposed Construction
As previously mentioned, the development will be divided in a north and south campus
on both sides if the natural canyon that will be preserved. The grade over a majority of
the south campus will be lowered approximately 8 -12 feet below the natural /existing
grade while the north campus grade is proposed to remain relatively the same as the
natural /existing grade. A 50 foot landscape buffer is provided between the San Joaquin
Hills Road right of way and the proposed parking lot. A 49 — 67 foot landscape buffer is
provided between MacArthur Boulevard and the proposed parking lot and road
connecting the north and south campus. Detailed sections of the landscape buffer are
provided on sheet L2 of the proposed plans. The following table outlines the proposed
development.
St. Mark Development Summary
South Campus
Square Footage
Building Hei he
Church Sanctuary
10,573 square feet
Above FF: 46 feet
Above NG: 40 feet
Tower /Cross
None
Option 1
Above FF: 59 feet
Above NG: 51 feet
Option 2
Above FF: 64 feet
Above: NG: 56 feet
Fellowship Hall
7,413 square feet
Above FF: 28 feet
Above NG: 19 feet
Administrative Building
4,666 square feet
Above FF: 28 feet
Above NG: 19 feet
South Campus Total
22,652 square feet
Natural graae Miming neignt is taKen from lowest grade
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September 23, 2004
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North Campus
Square Footage
Building Height*
Preschool Buildings (4 total)
4 cQ 1,300 square feet
5,200 square feet total
Above FF: 15 feet
Above NG: 14 -15 feet
Preschool Administration
832 square feet
Expansion Building
5,183 square feet
Above FF: 22 feet
Above NG: 22 feet
North Campus Total
11,215 square feet
Grand Total
33,867 square feet
Natural grade building height is taken from lowest grade
The south campus will be the site of the main church sanctuary used for worship
services. The sanctuary includes seating for 380 people. As of now, services are
anticipated to occur at 9:30 a.m. each Sunday morning. However, the schedule may
change in the future and additional services may be added. A sunken columbarium
garden adjoins the sanctuary. The fellowship hall will be used for ancillary functions
such as wedding receptions, bible studies, community meetings and social gatherings.
The administration building contains offices for employees and volunteers and meeting
rooms for counseling sessions. Attached to the administration building is a proposed
fireside classroom and a small nature plaza that overlooks the canyon. The applicant
has indicated that the nature plaza and picnic area will be open to the public.
The north campus will be developed with four preschool buildings, containing two
classrooms each, and a small preschool administration building. When built -out, the
preschool will accommodate approximately 112 children and will operate Monday —
Friday, 7:00 a.m. to 5:00 p.m. Sunday school will also take place in the preschool
buildings. The south campus also includes an expansion building that will be
constructed sometime in the future after the completion of the north campus and pre-
school. It is anticipated the expansion building will be used for counseling, teaching,
administrative function and social gatherings, meetings and religious activities.
Proposed signage consists of three monument signs for identification purposes. A 5 -foot
high, 40 -foot wide curved monument sign is proposed for the corner of MacArthur
Boulevard and San Joaquin Hills Road and a 6 -foot 6 -inch high 20 -foot wide sign is
proposed near each access drive. Sign design details can be found on sheet A1.2 of the
proposed plans.
Landscaping, including the canyon, will account for approximately 50% of the site when
developed. Proposed tree species include sycamores, oaks and pines. Shrubs selected
include many drought tolerant species native to Southern California including toyon,
coyote brush, manzanita, California sage and California lilac. A conceptual landscape
plan can be found on sheet L1 of the proposed plans. Final landscape plans will require
the approval of General Services Department (Condition No. 41).
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September 23, 2004
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The applicant has prepared a complete set of plans for review (Exhibit No. 5). A full and
complete project description appears within the Draft Environmental Impact Report
(SCH# 2003101137) on pages 3 -1 to 3-43. If the proposed project is approved,
construction activities are planned to begin in 2005 with occupancy of the project
anticipated early in 2006.
DISCUSSION & ANALYSIS
Environmental Review
The City contracted with Michael Brandman Associates to prepare an Initial Study and
EIR for the proposed project (Exhibit No. 2). The Initial Study was prepared in accordance
with the requirements of the California Environmental Quality Act (CEQA). Based upon the
analysis of the Initial Study, the following environmental topics were identified as
potentially affected with the implementation of the proposed project: Land Use and
Planning, Hydrology and Water Quality, Biological Resources, Transportation and Traffic,
Air Quality and Noise. These topics were the subject of the EIR analysis.
The issue areas that were determined to be affected at level of less than significant with
mitigation in the Initial Study were Aesthetics, Cultural Resources, Geology and Soils, and
Hazards and Hazardous Materials. These topics were not discussed further in the EIR.
The issue areas identified to be affected at either a less than significant level or that the
project would have no impact: are Agricultural Resources, Mineral Resources, Population
and Housing, Public Services, Recreation and Utility /Service systems.
Michael Brandman Associates prepared a Draft EIR (State Clearinghouse No.
2003101137) that focused upon the environmental issues identified as "potentially
affected." The DEIR was completed and circulated for a mandatory 45-day review period
that began on July 14, 2004 and concluded on August 31, 2004, and was previously
transmitted to the Commission. Comments were received by the Environmental Quality
Affairs Committee and several interested parties.
The items described within the initial study as 'less than significant with mitigation are
described in the initial study which is included within the DEIR as Appendix "A ". These
mitigation measures were inadvertently left out of Table 2 -1 of the DEIR Executive
Summary therefore, a revised Executive Summary including all proposed mitigation
measures is attached to this report as Exhibit No. 3.
The document discusses project alternatives as required pursuant to CEQA. These
alternatives include a No Project Alternative, a No Project Alternative — Allowed
Development that analyzed a hypothetical park and tennis court development and a
Reduced Intensity Alternative which analyzed the proposed project without the
development of the north campus where the preschool and expansion building are
proposed to be located.
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September 23, 2004
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The following discussion provides a summary of the significant environmental issues
evaluated in the DEIR.
Land Use and Planning
This section focuses upon whether or not the proposed project is consistent with
established land use plans, zoning provisions and habitat conservation plans. The
conclusion of the analysis is that the project can be found consistent with applicable land
use plans and zoning provisions so long as the requested General Plan and Zoning
Amendments are approved. Although he projects is within the boundaries of the Natural
Community Conservation Plan (NCCP) it is identified as a "non- reserve" parcel and may
be developed. The project site is also not identified as an open space dedication site
within the Circulation and Open Space Agreement (CIOSA). A more detailed discussion
regarding the proposed General Plan and Planned Community (zoning) amendments
follows in this report.
Hydrology and Water Quality
This section focused on long term and short term impacts to hydrology and water quality.
The analysis concluded that the design of the proposed project would not increase off -site
discharge through the use of detention basins and other design features such as
landscape medians and swales.
The water quality analysis included a review of a draft water quality management plan
(WQMP) that is required to incorporate Best Management Features (BMP's) for the onsite
treatment and filtration of water. The DEIR identifies Council Policy L -18, which requires
that runoff be retained on site whenever possible and Council Policy L -22 requiring the
approval of a WQMP by the City for projects determined to be a "Priority Project" by the
Regional Water Quality Control Board. A mitigation measure has been included requiring
approval of WQMP prior to the issuance of grading/building permits as the proposed
project is a "Priority Project".
Short term construction related impacts are addressed through the preparation and
approval of a Stormwater Pollution Prevention Plan ( SWPPP). A mitigation measure has
been included requiring that a SWPPP be prepared that will eliminate or minimize the
stormwater pollution prior to and during construction in accordance with Regional Water
Quality Control Board requirements and approved by the City prior to the issuance of
grading/building permits.
Biological Resources
A biological resources report was prepared by Michael Brandman Associates that
included a literature review and a reconnaissance level survey of the site. The literature
review included a search of the California Natural Diversity Database for information on
recorded sightings and occurrences of sensitive plant and animal species. The review also
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September 23, 2004
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included a search of the California Native Plant Society's "Electronic Inventory of Rare and
Endangered Vascular Plants of California" database. Searches of both databases
included the project site and sites located within an approximate 7 mile radius of the site.
The field survey included the identification and mapping of biological communities found
on the site and an inventory of all flora (except annual grasses) and fauna observed on the
site. The survey found that three natural communities (coastal sage scrub, southern
riparian woodland and non - native grassland and two non - natural communities
(ornamental woodland and disturbed areas) exist on the site.
Twenty -three special status plant species and nineteen special status wildlife species
were considered to have the potential to occur on the project site. All are considered to
have a low probability of occurring due to the small amount of coastal sage scrub (CSS)
on the site and its lack of connectivity to other areas of CSS habitat. No special status
species were observed on the site.
Since the project site is identified as a non - reserve site within the NCCP, removal of
coastal sage scrub (CSS) and the "take" of listed species is authorized by the California
Department of Fish and Game and the United States Fish and Wildlife Service subject to
the mitigation measures included in the NCCP environmental documents. These
mitigation measures, relating to the requirement of focused surveys for California
Gnatcatchers and cactus wrens and the requirement that a biologist acceptable to the
CDFG and USFWS be on -site during clearing of coastal sage scrub to flush or capture
any identified CSS species in accordance with adopted protocol have been included in the
DEIR.
Transportation and Traffic including Access. Circulation, Parking
A comprehensive study of all traffic related issues was performed by a qualified traffic
consultant under the direction of the City Traffic Engineer.
The traffic impact analysis was performed pursuant to Traffic Phasing Ordinance
requirements and CEQA guidelines, which include Traffic Phasing Ordinance
Committed Projects and Cumulative Project Trip Generation. Based on the analysis
prepared, all of the studied primary intersections are forecasted to operate at Level of
Service A, B or C when project related traffic is added to future growth except for the
MacArthur Boulevard — San Joaquin Hills Road intersection, which is projected to
operate Level of Service D. This intersection, however, is projected to operate at Level
of Service D without the development of the proposed project. Therefore, the increase
in traffic generated by the proposed project will not result in any significant cumulative
Level of Service traffic impacts.
Primary access to the site will be off San Joaquin Hills Road with a second access point
off MacArthur Boulevard. The San Joaquin access will be in the same location as the
existing driveway and limited to right turn movement only. The second access will also
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September 23, 2004
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be limited to right turn movements and located off MacArthur Boulevard. Both access
points include the development of 150 foot turn pockets /lanes to allow for safe
deceleration. The final design of the turn pockets and other traffic calming
improvements, such as advanced signage, to ensure safe access to greatest extent
possible would be subject to the final review and approval of the City Traffic Engineer as
specified by the proposed traffic mitigation measures.
The project was evaluated with only one access point from San Joaquin Hills Road due
to traffic safety concerns related to the proposed MacArthur Boulevard access driveway.
This analysis concluded that the proposed project can be adequately and safely served
with only the San Joaquin Hills access point.
Internal circulation will be served by 26 -foot drive aisles that will also function as
emergency access lanes. A total of 247 parking spaces are shown on the proposed
plans. Of these, 197 are proposed for the south campus adjacent to the sanctuary,
fellowship hall and administration building. The remaining 50 parking spaces are located
on the north campus for the preschool buildings and expansion building. Required
parking for religious assembly is either 1 parking space per each 3 seats or 1 parking
space per each 35 square feet of the largest assembly area, the main sanctuary. The
main sanctuary assembly is approximately 5,500 square feet resulting in 158 required
parking spaces. The plans show 260 fixed seats and 118 non -fixed seats for a total of
378 seats that result in a total of 126 required parking spaces (378/3). The proposed
plans show a total of 247 parking spaces (including accessible spaces). The surplus
spaces will ensure that adequate parking exists should any ancillary activities overlap
with the church services which create the greatest parking demand. The 50 spaces for
the north campus combined with the excess parking available on the south campus
should provide sufficient spaces for the proposed preschool and functions in the future
expansion building.
The applicant has recently indicated that following discussions with the City Traffic
Engineer, that several parking spaces may be lost when the final parking and circulation
design is completed. Staff believes a modest reduction is acceptable and has included a
condition of approval (no. 19) requiring that a minimum of 237 parking spaces be
provided. 200 of said spaces are to be provided prior to the commencement of church
services regardless of what other building are complete and occupied. Additionally, it is
anticipated that the fourth preschool building and expansion building will be the final
buildings constructed in Phase 2. The applicant has indicted a desire to possibly wait
until that final construction to provide the 35 space parking lot adjacent to the expansion
building site. Staff believes this is acceptable and a condition of approval (no. 19) has
been included requiring that the remaining parking spaces be required prior to the
occupancy of the fourth classroom building or the construction of the expansion
building, whichever comes first. Additionally, a condition has been included (no. 20)
allowing the Planning Director to require the installation of all the North Campus parking
spaces prior to the development of any portion of Phase 2 if actual use of the facilities
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September 23, 2004
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creates a parking demand beyond the 200 spaces provided with the development of
Phase 1.
The Public Works Department commented that the mitigation measures associated with
the implementation of traffic calming measures for the free right turn from MacArthur
Boulevard to San Joaquin Hills Road should be revised and that they are not necessarily
mitigation measures at all. In that case, the Draft EIR may have overstated the severity of
the impact by requiring the recommended mitigation measures. The comment also
indicates that there may be alternative designs or traffic safety devices that may be
employed that will achieve the same avoidance of traffic safety impacts. In that case, the
alternative language for the mitigation measures suggested by the Public Works
Department that is contained in their comment letter (Letter L within the Responses to
Comments) can be substituted for the draft mitigation measures included in the DEIR.
Air Qua i'
Long term impacts from emissions from operational activities of the church were found to
be below the South Coast Air Quality Management District thresholds resulting in a less
than significant impact therefore requiring no mitigation.
Emissions related to construction activity have the potential to create a short term impact.
The potential impact arises from truck hauling activities related to excavation and export of
the estimated 47,000 cubic yards of dirt to be removed from the site and construction
vehicles and equipment. This impact can be mitigated by limiting the vehicle miles
traveled per day. The air quality analysis estimated that 49 truckloads of dirt per day would
be removed from the site. The analysis concluded that, when figuring in earthmoving and
all other construction related activities, the construction of the proposed project would not
exceed SCAQMD threshold of significance with standard mitigation measures relating to
proper tuning of equipment and the use of sound grading and construction practices.
Noise
Noise associated with construction and operations of the project was evaluated.
Construction related noise is controlled by existing provisions of the Municipal Code which
prohibits construction- related noise between 6:30PM and 7:OOAM weekdays, 6:OOPM and
8:OOAM Saturday and all times on Sunday and holidays. This standard, which is
applicable to any construction project within the city, would permit any construction related
noise during the non - prohibited hours. Noise associated with increased traffic was also
considered and was found to be less than significant due to the limited increase in traffic
when compared to the noise generated by existing traffic. Finally, on -site parking lot noise
and preschool noise was evaluated and found to be a level less than significant when the
project design features were factored into the analysis. No mitigation measures relating to
noise are required as project design and Municipal Code provisions address potential
noise related impacts.
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September 23, 2004
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Alternatives
As mentioned, the DEIR evaluated a No Project Alternative, a No Project Alternative —
Allowed Development and a Reduced Intensity Alternative. The No Project Alternative is
no development of the site with the site remaining in its current condition. The No Project
Alternative — Allowed Development evaluated the development of a hypothetical park and
tennis court consistent with the existing REOS land use designation. The Reduced
Intensity Alternative evaluated the proposed project without the development of the north
campus where the preschool and expansion building are proposed to be located.
The analysis concludes that the No Project Alternative would be the environmentally
superior alternative because all less than significant impacts associated with the project
would be avoided. However; this alternative achieves none of the project, objectives. In the
instance that the No Project Alternative is identified as the environmentally superior
alternative, CEQA requires the identification of the environmentally superior alternative
from other alternatives evaluated. Of the remaining alternatives, the Reduced Intensity
Alternative would also be environmentally superior. However, this alternative does not
meet project objectives because the preschool facilities would be excluded from the
project.
The DEIR concludes that no significant unavoidable impacts will result with the
implementation of the proposed project with the implementation of all design features of
the project and mitigation measures.
The City received several comment letters on the DEIR including comments from the
City's Environmental Quality Affairs Committee and the City Traffic Engineer. The
consultant and staff have prepared written responses to those comments (Exhibit No. 4).
Staff believes that none of the comments raised significant new information that would
lead staff to conclude that the DEIR is inadequate or would require significant revision.
Additionally, a revised Executive Summary has been included in the Responses to
Comments adding the mitigation measures that were included within the Initial Study and
revising the mitigation measures pertaining to traffic as is discussed previously in the
report and within the responses to comments document.
General Plan Analysis
Land Use Element
The project site is located in Statistical Area L2 of the Land Use Element. The project
proposes to change the General Plan land use designation of the 7.38 acre church site
from Recreational and Environmental Open Space (REDS) to Government, Educational
and Institutional Facilities (GEIF) and establish a 34,000 gross square foot floor area
limit for the site. The amendment is necessary because the proposed religious
institution use is not permitted within the REOS designation. The 1.67 acre parcel
proposed top be transferred to the Big Canyon Country Club will keep the existing
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September 23, 2004
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REOS land use designation. The Land Use Element has 12 general policies to guide
consideration of the potential amendments. The following discussion relates to those
general land use policies that are applicable to the proposed project.
A. The City shall provide for sufcient diversity of land uses so that schools,
employment, recreation areas, public facilities, churches and neighborhood
shopping centers are in close proximity to each resident of the community.
The proposed project is located in an area of the City that has multiple uses presently.
Newport Center, Fashion Island and Rogers Gardens are commercial areas located
southwest of the site. Residential uses, comprised of both multi - family and single family
homes, and the Big Canyon Country Club golf course are located northerly of the site.
Multi- family and single family residential uses are located easterly of the site across
MacArthur Boulevard. Changing the designation will allow a new religious institutional
use in the area in close proximity to residents and the change of use doesn't impact the
existing diversity of uses.
B. To insure redevelopment of older or underutilized properties, and to preserve the
value of property, the floor area limits specified in the Land Use Element allow for
some modest growth. To insure that traffic does not exceed the level of service
desired by the City, variable floor area limits shall be established based upon the
trip generation characteristics of the use or uses proposed for the site.
Development of the new church campus as proposed is generally consistent with this
policy, which suggests that some increase in floor area may be permitted if adequate
capacity exists in the circulation system. Based on the traffic analysis that was prepared
for the proposed project, all of the primary intersections are forecasted to operate at
Level of Service A, B or C when project related traffic is added to future growth except
for the MacArthur Boulevard — San Joaquin Hills Road intersection, which is projected
to operate Level of Service D. However, this intersection is projected to operate at Level
of Service D without the development of the proposed project. Therefore, the increase
in traffic generated by the proposed project will not result in any significant cumulative
Level of Service traffic impacts.
D. The siting of new buildings and structures shall be controlled and regulated to
ensure, to the extent practical, the preservation of public views, the preservation
of unique natural resources, and to minimize the alteration of natural landforms
along bluffs and cliffs.
The project proposes to develop a site that is partially disturbed and partially occupied
natural vegetation. The small canyon that may be considered a "unique natural
resource" is proposed to be preserved in its existing state. The proposed project
provides extensive landscaping to soften the views of the proposed buildings from the
public. No public views existing through or across the subject property; therefore, the
project can be found consistent with this policy.
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September 23, 2004
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F. The City shall develop and maintain suitable and adequate standards for
landscaping, sign control, site and building design, parking and undergrounding
of utilities and other development standards to ensure that the beauty and charm
of existing residential neighborhoods are maintained, that commercial and office
projects are aesthetically pleasing and compatible with surrounding land uses
and that the appearance of, and activities conducted within industrial
developments are also compatible with surrounding land uses and consistent
with the public health, safety and welfare.
Although this policy does not specifically mention institutional land uses, the general
goal of the policy is applicable to any project. The City maintains and implements
development standards through the Zoning Ordinance and through the adoption of
Planned Community District Regulations. The proposed project includes the adoption of
development regulations specific to the project site for inclusion within the Big Canyon
Planned Community. The proposed regulations address setbacks, building height, lot
coverage, accessory structure and signage. These regulations are discussed in the later
in this report. If the regulations are found to be satisfactory for development of the
church campus, the project can be found consistent with this policy.
Staff believes that proposed amendment is consistent with all applicable general plan
policies but, the Commission must determine whether a institutional use of the subject
property is appropriate for the location.
Should the proposed amendment be approved, the Land Use element will be amended
to add the 7.38 acre church site as a "Religious institution Site" as follows:
18. Religious Institution Site. This area is designated for religious institutional
facilities and is designated Government, Educational and Institutional Facilities
(GEIF). Maximum development permitted is 34,000 gross square feet. The
approximate 1.10 acre natural canyon may not be altered or developed and must
be maintained as passive open space.
The site will be added to the "Estimated Growth for Statistical Area L2" chart located on
page 80 of the Land Use Element. The 1.67 acre site proposed to be deeded to the Big
Canyon Country club would designate as REDS and added to the Big Canyon Country
Club area of Statistical Area L2.
Recreation and Open Space Element
The subject property is located within Service Area No. 8 as identified by the Recreation
and Open Space Element. This Service Area is bounded by MacArthur Boulevard, San
Joaquin Hills Road, Jamboree Road and Ford Road. The ROS Element indicates that
no public recreation facilities exist in this Service Area and therefore there is a
deficiency of 14 acres of active recreational and park facilities should be provided in or
near this Service Area. However, the ROS Element does not identify this site as a
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September 23, 2004
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potential location for a park. It should be noted that Service Area 8 includes the entire
Big Canyon residential development and the Big Canyon Country Club which consists
of approximately 191 acres of open space. This area is a private golf course and it does
provide recreational opportunities for the Service Areas. Additionally, the recent
development of the Bonita Canyon Sports Park and related facilities is in close proximity
to the residents of Service Area 8.
Based upon the factors discussed above and the retention of the canyon feature, which
provides some permanent open space on site, and the fact that the site is not identified
as a potential park site, the proposed amendment can be found consistent with the
Recreation and Open Space Element.
Charter Section 423 Analysis
Council Policy A -18 requires that proposed General Plan amendments be reviewed to
determine if the 100 peak hour trip, 40,000 square foot or 100 dwelling unit thresholds
are exceeded. The proposed amendment requesting approval of 34,000 square feet of
entitlement and does not include any dwelling units therefore it does not exceed these
two thresholds.
In order to determine if the peak hour weekday trips generated by the project would
exceed the 100 trip threshold, the traffic study prepared by Urban Crossroads, Inc.
under the supervision of the City Transportation /Development Services Manager,
included a project trip generation study. The study found that the project will create an
average of 633 weekday daily trips. Of these, 71 trips are anticipated during the A.M.
peak hour of 7:00 A.M. — 9:00 A.M. and 90 trips are anticipated during the P.M. peak
hour of 4:00 P.M. — 6:00 P.M. Therefore, the proposed project does not exceed the 100
peak hour trip threshold specific by Council Policy A -18.
Although the proposed project does not exceed any of the identified thresholds and is,
therefore, a minor amendment not requiring a vote, Charter Section 423 requires that
80% of increases (units, area or traffic) from prior general plan amendments be added
to the traffic generated by the project to see if cumulatively the three thresholds would
be exceeded. No prior amendments have been approved in this Statistical Area, and
therefore on the cumulative basis, a vote for the proposed GPA is not required. Should
this project be approved, 80% of the area and traffic increase will be tracked for ten as
noted.
Planned Community Text Amendment
The project site is designated as Planned Community but is not located within the
adjacent Big Canyon Planned Community District and no Planned Community text or
use permit has ever been considered for the site. Staff concluded it would be advisable
to amend the Big Canyon Planned Community District regulations to designate the
St. Mark Presbyterian Church
September 23, 2004
Page 15
project site as being located within the Big Canyon Planned Community by creating a
new Planning Area entitled Religious Institutional and Nature Preserve. The draft
Planned Community text establishes permitted uses and development regulations for
the implementation of the St. Mark project and the associated preservation of the
natural canyon feature.
The proposed church site would be identified in the PC text as "SECTION X. Religious
Institutional and Nature Preserve ". The development regulations are essentially tailored
to accommodate the proposed project and the preservation of the canyon feature.
Approval of a Use Permit is required for the church campus development and for the
proposed to the proposed sanctuary and tower that exceed the 32 -foot height limit. If
approved, the parcel going to the Country Club would be simply added to the "Golf
Course" site and subject to the existing golf course regulations.
The full text of the proposed regulations is included as Exhibit `B" of the draft Planning
Commission Resolution (Exhibit No. 1).
Use Permit Analysis
The Use Permit application relates to the overall development plan and the height of the
proposed sanctuary. The following general findings are applicable to any use that
requires the approval of a Use Permit. Additionally, since the proposed sanctuary is
approximately 48 feet above existing grade and the proposed sanctuary tower /cross is
proposed to be 51 feet or 56 feet above existing grade the same use permit findings
must be made pursuant to Section 20.65.070 (Exceptions to Height Limits) of the
Zoning Code.
1. That the proposed location of the use is in accord with the objectives of this code
and the purposes of the district in which the site is located.
The objective of the Zoning Code is "to promote the growth of the City of Newport
Beach in an orderly manner and to promote and protect the public health, safety, peace,
comfort and general welfare, and to protect the character and social and economic
vitality of all districts within the City, and to assure the orderly and beneficial
development of such areas." The proposed religious institutional use, as considered in
the use permit application, with the approval of the pending General Plan Amendment
and Planned Community Development Plan applications will comply with the provisions
of the Zoning Code and this finding can be made.
The proposed use permit to exceed the height limit is takes advantage of an allowable
exception to height limits for church structures used for church purposes with the
approval of a use permit. The Zoning Code recognizes that religious buildings often
have structures that traditionally exceed established height limits and that granting relief
form the height limits may be acceptable provided that negative consequences are
St. Mark Presbyterian Church
September 23, 2004
Page 16
minimized or non - existent. The church sanctuary with its tower /cross symbol will exceed
the height limit and staff believes that the application of the church height exemption for
this structure is consistent with the intent of the Code.
2. That the proposed location of the use permit and the proposed conditions under
which it would be operated or maintained will be consistent with the General Plan
and the purpose of the district in which the site is located; will not be detrimental
to the public health, safety, peace, morals, comfort, or welfare of persons
residing or working in or adjacent to the neighborhood of such use; and will not
be detrimental to the properties or improvements in the vicinity or to the general
welfare of the city.
The operation and maintenance of the proposed church campus is not anticipated to
generate adverse impacts to the area. Staff believes that overall the project has been
designed in a manner to be complimentary to the surrounding community. The site
provides approximately 90% open space with 50% landscaped areas. A landscape strip
will buffer the site from the adjacent residential development visually and it will be
sufficient to block light from vehicle headlights. All environmental areas have been
analyzed in the Initial Study and DEIR and potential impacts were found not to be
significant with the incorporation of mitigation measures. Increased traffic, although not
predicted to be a significant environmental impact, will occur. Traffic calming
improvements and deceleration lanes will be incorporated into the final project designs
that are based on the recommendations of the traffic study and subject to the approval
of the City Traffic Engineer. These improvements will ensure safe vehicular access to
the site. The site provides parking in excess of minimum standards and it is distributed
in close proximity to the buildings and uses they will serve. Short term noise and air
quality impacts were found to be less than significant in the DEIR. With the approval of
the requested applications with conditions of approval (including all mitigation
measures) designed to minimize or avoid areas of concern, staff believes that the use
can be found compatible with and not detrimental to the neighborhood or City.
The building proposed to exceed the height limit is the main sanctuary with its
tower /cross feature and it is not anticipated to create detrimental affects to the
surrounding area. Religious institutional buildings are typically taller than surrounding
buildings in the neighborhood. The proposed heights are not extreme when the heights
of similar structures in the City are considered. The Fairway Apartments are located
directly to the north of the project site. The closest residential structures are single story
garages located approximately 30 feet away from the property line (45 feet from the
church sanctuary) The closest dwelling units are located approximately 55 feet from the
property line and approximately 60 feet from the sanctuary patio area identified as
"Children's Play Area" on the phase one site plan (sheet A1.1A). The provided setbacks
are equal to or greater than typical Zoning Code requirements for commercial districts
abutting residential districts. Additionally, the proposed landscape plans show the use of
trees and shrubs to assist in screening parking areas, drive aisles and buildings of the
St. Mark Presbyterian Church
September 23, 2004
Page 17
proposed project from the apartment complex. Staff believes this finding can be made
as it relates to the height of the sanctuary building.
3. That the proposed use will comply with the provisions of this Code, including any
specific condition required for the proposed use in the district in which it would be
located.
This finding can only be made with the adoption of the proposed General Plan
Amendment and PC Development Regulations. The site is designated Planned
Community and has no development regulations adopted. The Zoning Code has no
speck conditions related to religious assembly uses within the Planned Community
district other than parking requirements. The proposed regulations that would be added
to the Big Canyon Planned Community provide use and development regulations as
specified by the PC district regulations and Zoning Code. Staff believes that the Use
Permit for the development of the project, with the incorporation of the recommended
conditions of approval contained within the attached draft resolution, can be found
consistent with the Planned Community zoning designation of the site and the proposed
PC district regulations.
Traffic Phasing Ordinance
As previously mentioned, a Traffic Study was prepared by Urban Crossroads under the
direction and supervision of the City Transportation /Development Services Manager in
accordance with the requirements of the Traffic Phasing Ordinance (TPO). The study
found that the proposed project would not cause the Level of Service of the eight study
intersections to deteriorate below a Level of Service D. The TPO does require that
projects be completed within a 60 month timeframe in order for approval TPO traffic
study to remain valid. Therefore, a condition of approval (no. 9) has been included in the
draft resolution requiring completion of the entire church project within 60 months or the
preparation of a new TPO traffic study will be required.
Parcel Map
The subject property consists is a 10.81 acre parcel located northwesterly of the
intersection of San Joaquin Hills Road and MacArthur Boulevard. The project includes a
request to subdivide the property into three areas:
St. Mark Presbyterian Church
September 23, 2004
Page 18
*The right of way area to be dedicated is made up of existing MacArthur Boulevard street
improvements, but never formally transferred to the City.
Pursuant to Section 19.12.070 of the City Subdivision Code, the following standard
findings must be made to approve the parcel map. If the Planning Commission
determines that one or more of the findings listed cannot be made, the tentative parcel
must be denied.
1. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with
applicable provisions of the Subdivision Map Act and this Subdivision Code.
The proposed map is consistent with the proposed GEIF and existing REOS land
use designations. The Planned Community district has no minimum parcel size
and the 7.38 acre parcel for the church meets the proposed 7 acre parcel size
suggested in the draft PC district regulations. No specific plans are applicable to
the site. Should the proposed GPA not be adopted, this finding cannot be made
given the proposed design and improvements planned by the applicant. The
Public Works Department has reviewed the proposed parcel map and believes
that it is consistent with the Newport Beach Subdivision Code (Title 19) and
applicable requirements of the Subdivision Map Act. Conditions of approval have
been included to ensure compliance with Title 19.
2. That the site is physically suitable for the type and density of development.
Parcel 1 is proposed to retain a General Plan land use designation of
Recreational and Environmental Open Space and will become part of the Big
Canyon Country Club. Parcel 1 is not proposed or approved for development.
Parcel 2 is proposed for the development of the church site and is of sufficient
size for the intensity of development and the site is physically suitable for the
project. The approximate 7.38 acre site will have a maximum gross square
footage of 34,000 square feet that equates to an approximate floor area ratio of
0.11. This floor area ratio is lower than the typical 0.5FAR commercial limit. Open
space amounts to approximately 90% of the site based upon the submitted
plans, and with the inclusion of the 1.1 acre canyon feature to be preserved,
landscaping will account for approximately 50% of the site. The project provides
Proposed Use
General Plan
Big Canyon PC Designation
Area
Designation
(approx.)
Parcel 1
Golf Course
REOS
Golf Course
1.67 acres
Parcel 2
Church Site
GE1F
.(Proposed)
Religious Institutional and
7.38 acres
(Proposed)
Nature Preserve (Proposed)
Right of
Public Right of
No Change
Not Applicable
1.76 acres
way.
way (Existing)
Prima Roadway)
*The right of way area to be dedicated is made up of existing MacArthur Boulevard street
improvements, but never formally transferred to the City.
Pursuant to Section 19.12.070 of the City Subdivision Code, the following standard
findings must be made to approve the parcel map. If the Planning Commission
determines that one or more of the findings listed cannot be made, the tentative parcel
must be denied.
1. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with
applicable provisions of the Subdivision Map Act and this Subdivision Code.
The proposed map is consistent with the proposed GEIF and existing REOS land
use designations. The Planned Community district has no minimum parcel size
and the 7.38 acre parcel for the church meets the proposed 7 acre parcel size
suggested in the draft PC district regulations. No specific plans are applicable to
the site. Should the proposed GPA not be adopted, this finding cannot be made
given the proposed design and improvements planned by the applicant. The
Public Works Department has reviewed the proposed parcel map and believes
that it is consistent with the Newport Beach Subdivision Code (Title 19) and
applicable requirements of the Subdivision Map Act. Conditions of approval have
been included to ensure compliance with Title 19.
2. That the site is physically suitable for the type and density of development.
Parcel 1 is proposed to retain a General Plan land use designation of
Recreational and Environmental Open Space and will become part of the Big
Canyon Country Club. Parcel 1 is not proposed or approved for development.
Parcel 2 is proposed for the development of the church site and is of sufficient
size for the intensity of development and the site is physically suitable for the
project. The approximate 7.38 acre site will have a maximum gross square
footage of 34,000 square feet that equates to an approximate floor area ratio of
0.11. This floor area ratio is lower than the typical 0.5FAR commercial limit. Open
space amounts to approximately 90% of the site based upon the submitted
plans, and with the inclusion of the 1.1 acre canyon feature to be preserved,
landscaping will account for approximately 50% of the site. The project provides
St. Mark Presbyterian Church
September 23, 2004
Page 19
over 100 parking spaces more than required by the Zoning Code. Access to the
site can be provided through the implementation of deceleration lanes and traffic
control mitigation measures. Additionally, no earthquake faults or unstable soils
were found on -site. Finally, significant grading is proposed to lower much of the
South Campus by 8 -12 feet, which could lead to the conclusion that the site is
not physically suitable for development. The project could be built without
lowering the elevations resulting in less grading but the lowering of building pad
elevations on the South Campus will result in a superior design by reducing the
overall height of all proposed buildings thereby reducing the building height and
mass of the church building as seen from adjacent streets and nearby residential
developments.
3. That the design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage nor substantially and avoidably injure
fish or wildlife or their habitat. However, notwithstanding the foregoing, the
decision - making body may nevertheless approve such a subdivision if an
environmental impact report was prepared for the project and a finding was made
pursuant to Section 21081 of the California Environmental Quality Act that
specific economic, social, or other considerations make infeasible the mitigation
measures or project alternatives identified in the environmental impact report.
An EIR has been prepared and it concludes that no significant environmental
impacts will result with planned development of the site in accordance with the
proposed subdivision map; therefore, staff believes this finding can be met.
4. That the design of the subdivision or the type of improvements is not likely to
cause serious public health problems.
Parcel 1 does not include any improvements and the development of Parcel 2 as
a religious institutional use is not expected to cause serious public health
problems given the use of typical construction materials and practices. The street
dedication portion of the map has already been improved as a public street.
5. That the design of the subdivision or the type of improvements will not conflict
with easements, acquired by the public at large, for access through or use of
property within the proposed subdivision. In this connection, the decision - making
body may approve a map if it finds that alternate easements, for access or for
use, will be provided and that these easements will be substantially equivalent to
ones previously acquired by the public. This finding shall apply only to
easements of record or to easements established by judgment of a court of
competent jurisdiction and no authority is hereby granted to the City Council to
determine that the public at large has acquired easements for access through or
use of property within a subdivision.
St. Mark Presbyterian Church
September 23, 2004
Page 20
Several public utility easements and a slope easement presently impact the site.
Edison has a 25 -foot wide easement for the power transmission lines that are
located at MacArthur Boulevard and the City holds the interest to a storm drain,
sewer and a slope easement. These easements will be retained in place and all
improvements proposed will require easement holder approval prior to
construction. The Public Works Department sees no conflict between the City's
easement and City easements. The applicant has met with Edison and has
received preliminary approval for the improvements within their easement.
6. That, subject to the detailed provisions of Section 66474.4 of the Subdivision
Map Act, if the land is subject to a contract entered into pursuant to the California
Land Conservation Act of 1965 (Williamson Act)...
The property in question is not subject to a Williamson Act contract.
7. That, in the case of a "land project" as defined in Section 11000.5 of the
California Business and Professions Code: (a) there is an adopted specific plan
for the area to be included within the land project, and (b) the decision- making
body finds that the proposed land project is consistent with the specific plan for
the area.
This finding is not applicable as the site is not subject to specific plan.
8. That solar access and passive heating and cooling design requirements have
been satisfied in accordance with Sections 66473.1 and 66475.3 of the
Subdivision Map Act.
This finding is not applicable to Parcel 1 as no development is proposed in
relation to the map.
The design of the proposed subdivision does not impact solar exposure. All
structures proposed for Parcel 2 are subject to Title 24 of the Uniform Building
Code that requires new construction to meet minimum heating and cooling
efficiency standards depending on location and climate. The Newport Beach
Building Department enforces Title 24 compliance through the plan check and
field inspection processes.
9. That the subdivision is consistent with Section 66412.3 of the Subdivision Map
Act and Section 65584 of the California Government Code regarding the City's
share of the regional housing need and that it balances the housing needs of the
region against the public service needs of the City's residents and available fiscal
and environmental resources.
St. Mark Presbyterian Church
September 23, 2004
Page 21
The Subdivision Map Act requires that the city consider regional housing needs
while balancing existing public services needs when considering proposed
subdivisions. The site could be considered for residential development that could
assist the City in meeting regional housing needs while not impacting existing
public service demands of the City. However, such a project would require a
General Plan and Zoning Amendment.
90. That the discharge of waste from the proposed subdivision into the existing
sewer system will not result in a violation of existing requirements prescribed by
the Regional Water Quality Control Board.
The proposed project will generate sewage consistent with its institutional nature
that is similar to residential sewage generation. This type of discharge not
expected to generate waste that would cause a violation of RWQCB standards.
11. For subdivisions lying partly or wholly within the Coastal Zone, that the
subdivision conforms with the certified Local Coastal Program and, where
applicable, with public access and recreation policies of Chapter Three of the
Coastal Act.
The proposed subdivision is not located within the boundaries of the Coastal
Zone, and therefore this finding does not apply.
PUBLIC NOTICE
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property (excluding roads and waterways) and posted at the site a
minimum of 10 days in advance of this hearing consistent with the Municipal Code. The
environmental assessment process has also been noticed on two separate occasions in
a similar manner and all mandatory notices per the California Environmental Quality Act
have been given. Finally, the item appeared upon the agenda for this meeting, which
was posted at City Hall and on the city website.
CONCLUSION
Staff believes that the environmental analysis has shown that all potential significant
environmental effects can be mitigated to a less than significant level. A review of
General Plan policies has found that the proposed project generally complies with all
applicable General Plan Policies and that although the site is designated as
Recreational and Environmental Open Space, no plans for use of the site as a public
park, open space or recreational facility have been included in the City's long range
planning documents. Additionally, the site was not included within reserve boundaries of
the regional Natural Communities Conservation Plan (NCCP) and therefore removal of
coastal sage habitat can occur. As outlined in the report and draft resolution, staff
St. Mark Presbyterian Church
September 23, 2004
Page 22
believes all Use Permit finings can made for the proposed church campus and for the
proposed increased building height, as well as all findings pertaining to approval of the
parcel map.
In consideration of the overall project, the Planning Commission must first conclude that
the change in land use from Recreational and Environmental Open Space to
Governmental, Educational and Institutional Facilities is appropriate given the level of
intensity sought by the applicant. Thirty -four thousand square feet of religious
institutional use on a 7.38 acre site provides for a high percentage of open space, which
is a characteristic of the site today that the community derives some benefit from. The
second step the evaluation of the project is the development and use regulations
proposed to be included within the Big Canyon Planned Community text. The suggested
text is more detailed than the proposed language of the General Plan and it provides
clear and simple land use regulations for the site consistent with the proposed change
in land use. Lastly, the Use Permit is the most detailed portion of the request where the
overall use of the site as depicted in the development plans including the overall height
of the sanctuary must be found to be compatible with the area. Staff believes that
project implementation as described will be adequately controlled through the
application of conditions of approval that includes all environmental mitigation measures
such that the project will not be detrimental to the neighborhood or the City.
Prepared by:
regg a irez, A sociate Plan er
Exhibits
Submitted by:
Pa4AA 6a
Patricia L. Temple, Planning Director
1. Draft Planning Commission Resolution
2. Draft Environmental Impact Report (SCH #2003101137)
Appendix (separate volumes transmitted previously)
3. Revised Executive Summary
4. Responses to Comments (separate volume)
5. Project Plans
and Technical
EXHIBIT NO. 1
Draft Planning Commission Resolution
M
EXHIBIT NO. 2
Draft Environmental Impact Report (SCH #2003101137) and
Technical Appendix (separate volumes transmitted previously)
a�
EXHIBIT NO. 3
Revised Executive Summary
26
St Mark Presbyterian Church - Draft OR Executive Summary
SECTION 2:
EXECUTIVE SUMMARY
2.1 - INTRODUCTION
The project site is located in the City of Newport Beach, northwest of the intersection of MacArthur
Boulevard and San Joaquin Hills Road adjacent to the Big Canyon Country Club. The project site is
located in grid F -7 on page 889 of The Thomas Guide for Orange County. The site is also described
as Assessor's Parcel Number 442- 032 -62.
The proposed project includes an amendment of the City General Plan that would change the current
designation of Open Space/Recreation to the proposed designation of
Govemment Education/Institutional to enable the proposed development of the site as a church
campus and pre- school. This action will accommodate the relocation of St. Mark Church from its
current location in nearby Eastbluff to the proposed project site.
The site has been historically undeveloped and may have been used for livestock grazing in the past.
The site is used on an interim basis for a Christmas tree sales lot during the holiday season.
Currently, the site is not used for any other purposes.
The area surrounding the project site is fully developed with residential, recreational (golf course),
professional office and regional shopping uses. Predominant land uses in the vicinity of the project
site are the Big Canyon Country Club adjacent to the project site, Roger's Nursery south of the
project site, and Newport Center, including Fashion Island, west of the project site.
The overall objectives of the project are to:
• Relocate the existing St Mark Church to a nearby location within the City;
• Provide a church facility that will accommodate future growth;
• Design a church facility that reflects the ministry dedication to environmental values;
• Maximize preservation of the existing canyon feature on the site;
• Maintain open space character of the site; and
• Use small- scale, multiple - building footprints for enhanced aesthetics and to maintain a
residential scale compatible with surrounding developed properties.
2.2 - PROJECT DESCRIPTION
The development component of the proposed project consists of the following: church sanctuary,
fellowship hall, administration building and counseling center, pre- school buildings, expansion
building, nature center plaza, and related site improvements. The project site is segmented into a
Michael Brandman Associates
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Executive Summary St Mark Presbyterian Church - Draft E!R
North Campus and South Campus. The project retains a significant portion of the on -site canyon
feature and incorporates this feature into the overall design. The project proposes two development
phases. Vehicular access to the project site will be off San Joaquin Hills Road and MacArthur
Boulevard.
The following discretionary approvals and ministerial actions by the City are required for
implementation of the proposed project.
• General Plan Amendment
• Big Canyon Planned Community Text Amendment
• Tentative Parcel Map
• Use Permit
• Traffic Phasing Ordinance
• Grading Permit
• Building Permits, including associated plumbing, electrical or mechanical permits
• Utility Connections
The proposed project includes the following Project Design Features (PDFs) as part of the proposed
project:
PDF 1 Use of a small -scale multiple - building design that integrates the proposed project with the
characteristics of development in the project vicinity.
PDF 2 Use of large -scale landscape buffers on roadway frontages that minimize visual impacts
from adjacent roadways and integrate with the planned open space.
PDF 3 Retention of a majority of the canyon feature as open space and a nature preserve.
PDF 4 Inclusion of a nature center plaza in the project in order to create views of the canyon
feature from the proposed development and to facilitate understanding of the nature
preserve.
PDF 5 Use of deep earth tones in building colors that complement and blend -in with the natural
color tones of the canyon feature.
PDF 6 Lowering of the building site pads relative to the adjacent roadways results in a lowering
of the building elevations that result in residentially scaled development.
PDF 7 A view corridor from MacArthur Boulevard to the canyon feature is incorporated into the
project design.
PDF 8 Inclusion of a passenger loading station in the site plan that will facilitate carpooling.
PDF 9 Blending of new, predominately native plant materials that are appropriate to the existing
environment, with existing plant materials at the edge of the canyon feature.
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St. Mar* Presbyterian Church - Draft EIR Executive Summary
PDF 10 Use of on -site stormwater detention ponds with Best Management Practice (BMP)
features for regulation of off -site discharge.
PDF 11 Use of landscaped medians and swales designed for infiltration and filtration that allow
clarification of surface runoff prior to discharge off -site.
PDF 12 Use of low -level lighting fixtures in parking areas that contain directional shielding and
use of low lighting fixtures in pedestrian walkways that shield light from adjacent
properties and roadways.
PDF 13 Use of landscape buffers on the rear portion of the site that shield the proposed
development from adjacent residential development.
2.3 - ASSUMPTIONS REGARDING DEVELOPMENT SEQUENCE
The project is proposed to be developed in two phases. The church sanctuary, fellowship hall,
administration building, three of the four pre- school buildings, and nature center plaza are proposed
for Phase 1. The pre - school office building, the fourth pre- school classroom, the expansion building,
and the fireside classroom in the administration building are proposed for Phase 2. Of the 50 parking
stalls planned for the North Campus, 35 of these stalls may be included in either phase.
For the purposes of evaluation, the proposed project is assumed to be developed as a single phase.
2.4 - AREAS OF CONTROVERSY /ISSUES TO BE RESOLVED
The EIR addresses six areas that include land use and planning, hydrology and water quality,
biological resources, transportation and traffic, air quality, and noise. Potential areas of controversy
to be resolved through the EIR are summarized as follows:
• Project implementation would result in conversion of existing open space to a non -open space
use (see Section 5.1 — Land Use and Planning).
• Project implementation would result in removal of coastal sage scrub (see Section 5.3 —
Biological Resources).
• Project implementation would result in an increased potential for vehicular accidents related to
lane weaving on San Joaquin Hills Road and inadequate sight distance on MacArthur
Boulevard (see Section 5.4 — Transportation and Traffic).
• Project implementation would result in increased noise levels in the vicinity of the project site
(see Section 5.6 — Noise).
2.5 - SUMMARY OF ALTERNATIVES
Section 15126(d) of the State CEQA Guidelines requires a comparative evaluation of the proposed
project in relation to a reasonable range of alternatives. The range of alternatives to the proposed
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Executive Summary St Mark Presbyterian Church - Drab EIR
project includes those alternatives that could feasibly accomplish most of the objectives of the project.
The EIR includes an evaluation of the following alternatives:
• No Project Alternative - No Development;
• No Project Alternative - Allowed Development;
• Reduced Intensity Alternative; and
• Different Site Alternative.
Section 7 of this EIR provides descriptions and analysis of each alternative. The environmentally
superior alternative is determined to be the No Project Alternative. However, this alternative does not
meet all of the project objectives.
2.6 - MITIGATION MONITORING PROGRAM
CEQA requires agencies to set up monitoring and reporting programs to ensure compliance with the
mitigation measures adopted in order to mitigate or avoid potentially significant environmental
effects identified in the EIR. A mitigation monitoring program, incorporating the mitigation
measures identified in this document, will be adopted at the time of certification of this EIR.
2.7 - SUMMARY OF SIGNIFICANT ENVIRONMENTAL EFFECTS AND
MITIGATION MEASURES
Table 2 -1 provides a summary of the potential environmental effects of the proposed project. This
table references the Environmental Impact, Project Design Features included in the proposed project
(when applicable), recommended Mitigation Measures (if applicable), and the Level of Significance
after mitigation. With the inclusion of the Project Design Features and after implementation of the
recommended Mitigation Measures, all potentially significant environmental effects have been
reduced to a less than significant level. Therefore, the City would not be required to adopt a
Statement of Overriding Considerations in accordance with CEQA Section 21081. However, if the
proposed project were to be modified in a manner that eliminated some of the Project Design Features
or some of the Mitigation Measures were not adopted, implementation of the proposed project could
then result in significant and unavoidable impacts. Under this scenario, the City would be required to
adopt a Statement of Overriding Considerations.
Numbers in parentheses after each Environmental Impact heading reference the section of the EIR
that contains the complete discussion of that impact, which includes: existing conditions; thresholds
of significance; project impacts; cumulative impacts; recommended mitigation measures; and the
level of significance after mitigation. Impact classifications used in this table are No Impact, Less
Than Significant Impact, and Potentially Significant impact. Accompanying each Environmental
Impact statement is the Level of Significance before mitigation.
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EXHIBIT NO. 4
Responses to Comments (separate volume)
M
EXHIBIT NO. 5
Project Plans
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