HomeMy WebLinkAbout18 - Attachment DATTACHMENT NO. D
EXCERPT OF MINUTES DATED
SEPTEMBER 7, 2446
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CITY OF NEWPORT BEACH
Planning Commission Minutes
September 7, 2006
Regular Meeting - 6:30 p.m.
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INDEX
ROLL CALL
Commissioners Eaton, Hawkins, Cole, Toerge, Peotter, McDaniel and Henn -
Commissioner McDaniel was excused, Commissioner Henn arrived at 8:35, all
other Commissioners were present.
STAFF PRESENT:
Patricia Temple, Planning Director
Robin Clauson, City Attorney
Rich Edmonston, Transportation and Development Services Manager
Rosalinh Ung, Associate Planner
Russell Bunim, Assistant Planner
Ginger Varin, Planning Commission Executive Secretary
PUBLIC COMMENTS:
PUBLIC
COMMENTS
None
POSTING OF THE AGENDA:
POSTING OF
THE AGENDA
The Planning Commission Agenda was posted on September 1, 2006.
CONSENT CALENDAR
SUBJECT: MINUTES of the regular meeting of August 17 2006.
ITEM NO. 7
Motion was made by Commissioner Hawkins to approve the minutes as
Approved
corrected.
Ayes:
Eaton, Peotter, Hawkins, Toerge,
Noes:
None
Absent:
McDaniel and Henn
Abstain:
Cole
ITEM NO. 2
SUBJECT: MINUTES of the adjourned meeting of January 31, 2006.
Approved
Motion was made by Commissioner Hawkins to approve the minutes as written.
Ayes:
Eaton, Hawkins, Cole, Toerge
Noes:
None
Absent:
McDaniel and Henn
Abstain:
Peotter
HEARING ITEMS
SUBJECT: Our Lady Queen of Angels Church Expansion (PA2005 -092)
ITEM NO. 3
2046 and 2100 Mar Vista Drive
PA2005 -092
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.jr Lady Queen of Angels Church proposes to expand their existing church and Approved
hool facilities by relocating its church to the adjacent property located at 2100
ar Vista Drive and expanding its school within the existing boundaries at 2046
ar Vista Drive. The expansion includes the construction of a 1,170 -sea
nctuary, additional classrooms, and a 9,450 square foot gymnasium. The
oposed project, requires approval of a Use Permit to allow the expansion of
e existing church and school facility; to allow the church building to exceed the
:rmitted building; to allow the transfer of development intensity between the two
operties; and to allow a total of ten portable classrooms on a temporary basis.
traffic study is also required pursuant to the Traffic Phasing Ordinance.
airman Cole noted he had not been at the last meeting for this item; however
has been briefed, read the entire staff report and exhibits, and reviewed anc
ened to the transcripts and CD's. He then gave procedural directions for thi;
Ung, Associate Planner, noted:
. August 17th was the first hearing for this item.
. Staff was directed to address items of - adequacy of parking during
services and church staff parking; and, the number of parking after
directing traffic to park.
. Three parking guides will be provided during the high demand events
facilitate the parking to the sports field.
. During these events, all employees and church staff will be required
park on site.
. The Draft Parking Management incorporates these provisions.
. Potential vehicular and pedestrian conflicts at Mar Vista and Domingo.
The applicant proposes to add a pedestrian crossing on the south side o
the two opposing driveways on Domingo Drive.
. The Commission expressed a concern that a traffic conflict may e7
between the two driveways at Domingo Drive between the Church a
school complexes during the Sunday morning services. There is
possibility of this traffic concern, but it can be minimized through 1
implementation of the Parking Management Plan by posting a 'lot full' si
and an attendant directing traffic to the available parking spaces at 1
school site. Phase I and Phase II of the Parking Management Plan he
been revised to contain provisions for the staffing and signage for bi
lots.
. Adequacy of school schedules between Our Lady Queen of Angels Sc
and the Corona del Mar High School. The applicant will address
issue.
A draft resolution for approval has been prepared for the Commission
consider. It includes conditions of approval that reflect comments a
corrections made by the Commission at the prior meeting. The suggest
changes made by the Commission are indicated in bold and I
applicant's proposed changes are in italics.
. The extended review period for the environmental document has been
closed as of August 23rd. During this review period, comments were
received from Amigo Properties, the Gas Company and the Department o
Transportation District 12. Response to the comments are included in the
staff report.
. Letters were received from nearby residents in opposition to the project
and are attached to the staff report.
mmissioner Hawkins asked about the notice and whether we had any
)blems with the notice.
s. Ung answered:
• The public notice for the proposed application was sent to all property
owners within the 300 feet radius from the subject site (both St. Mark's and
Our Lady Queen of Angels Churches).
• A notice was sent as a Notice of Availability of the Environmental
document on June 28 for the review period of June 30th to July 31st. The
posting of the site was also done.
• The notice of the public hearing of the application was later sent August
4th for the August 17th meeting. Posting and newspaper advertisements
were also done.
• The last one was for the Notice of Availability of the Environmental sent on
August 4th extending the review period of 20 days from August 4th to
23rd. Posting on the site was also done.
• The reason for the extended review period was that concern had been
expressed that there had not been adequate time for the public to review
the document.
s. Temple added that staff had received communication from a nearby
ndominium complex several years ago around 2002 before an application had
en received. We had answered that we would provide notice to that entity as
rt of the regular hearing. Because of the separation of time and there was no
ective way to maintain that correspondence, a notice did not occur. We felt it
ly fair, because we had indicated in a written communication that notice would
provided, to extend that review period in fairness.
immissioner Hawkins asked whether the radius notice and noticing procedure
ad for this Project complied with City and State standards
s. Temple answered that there are no exceptions for the noticing as required
CEQA.
Commission inquiry, Ms. Ung stated that the radius starts from all four corners
the property.
a Foust of Austin Foust Associates, noted that he did both the traffic and
rking portion of the study for this application.
• Followed the City's Traffic Study Traffic Phasing Ordinance (TPO
guidelines and used that procedure for evaluating the traffic.
• They counted the school (Our Lady Queen of Angels) during the drop off
and counted every car that came in. It was categorized by ten-minute`p
intervals as well as the amount of students being carried in. The
were taken in the Fall and Spring on three different days.
. On three different Sundays, we counted the parking and traffic circulation.
The Church provided October attendance records for all services for three
years (2003, 2004 and 2005), the same month we did the count. Typica
peak attendance for each of the services was around 600 for the tw(
middle services.
. The City's TPO has very strict guidelines to be used
evaluated. The study was done during school days in
on Sundays in both a.m. peak and p.m. peak times.
. The p.m. peak time for the school
Also studied was the traffic p.m.
on any project to
Spring and Fall e
is around 2:30 to 3:00 in the afternoon.
peak hours which is the classic 5:00
6:00 in the evening. There is not a lot of school traffic that occurs
that time. The morning peak hour 7:00 to 8:00 overlaps with the
drop off.
. The school peak hours from 2:00 to 4:00 does not have
analysis. However, there are actual counts of the school
drop off and pick up.
ssioner Hawkins asked about
peak hours are from 7:00 to
days and all day on Sundays.
a formal
traffic an
a letter from Ms. Krone who maintains
9:00 a.m. and then 2:00 to 4:00 p.m.
Can you comment on that?
Foust stated the morning peak hours are not in debate as that is precisely
it we used. The 2:00 to 4:00 p.m. is more like 2:30 to 3:00 p.m. when Ou
y is dismissing and the high school dismissal occurs within that period o
The more traditional and classic p.m. peak period is when there is the
:t traffic on the roadways, and that occurs when everyone is coming bacl
ie at night between 5:00 and 6:00 p.m. The total traffic count during the 5 -E
r is the highest even though the contribution by the school is very modes
ng that period of time. The highest concentration of traffic contributed by the
ool is at 2:30 to 3:00 p.m. when they are arriving to pick up and leavinc
in. Adding the existing traffic on the street with the school traffic, you don'
as high a peak as you do at 5:00 p.m. with the traditional traffic that is there.
TPO guidelines dictate that we use the highest total traffic conditions, whicl
jr between 5:00 and 6:00 p.m. The main intersection, in terms of the
luation, was the Jamboree and East Bluff intersection.
an Cole noted residents had asked why other intersections closer to
site were not analyzed?
Rich Edmonston, answered that the City does not have specific criteria tc
sigh impact against at stopped control intersections. The Traffic Phasinc
dinance (TPO) and all major traffic studies done by the City look at signalize(
ersections because if you have a lot of traffic, then the traffic signal is there.
e other reason we didn't is we have been in the vicinity of this project primarily
cause of the high school impact on numerous occasions over the past severa
ars at all times of morning and afternoon. Based on that, we have a feel fo
iat the localized traffic is. Past experience shows a marked difference
tween the two and from an overall capacity standpoint, one of the anomalies
>cussed at the earlier meeting is that the school peaks are very short, not eves
hour. Using the standard traffic engineering analysis and looking at the entire
lur, there is virtually no impact. Within that hour there is a 20 minute perio(
sere there is an impact and that is primarily on Eastbluff in the morning. Then
very little impact on Mar Vista and Domingo and the surrounding streets in the
1(P
ling. In the afternoon, the same is not true. As students leave the rear to
come out on the section of Mar Vista, they back up from the stop sign a
bluff. There is a definite impact on immediate access to the neighborhood
h lasts for about a 15 to 20 minutes maximum.
r. Foust added that part of the high school and this study tells you that there
7:30 restriction on Eastbluff where you can't turn left onto Mar Vista. The stu
raluates how many of the Our Lady trips occur because their start time is 7:
the morning. Some of them arrive before that 7:30 restriction and about 3C
the arrival is able to make a left turn coming in on Eastbluff at Mar Vista.
su arrive later than that, you have to make the left turn at Del Oro. We we
to considerable detail for the traffic study and included a section on how mai
srs will be on Domingo either before or after 7:30 a.m. and how many will 1
ound Del Oro. We have looked at this in terms of the impact of the schc
op off and pick up.
airman Cole affirmed the study takes into account the already exis
igating conditions including no left turn as well as the drop off scheduling,
built in on how this project would impact peak trips. The conclusion was 1
peak trips increased in the a.m. hours by 27 and decreased in the p.m.
57, which equates to 19 less. He questioned if the school is increased in s
approximately 180 students, how does that only increase the a.m. peak h
s by 27?
Foust answered that is due to the decreasing of existing two pre - schools
sunt to 105 students. We counted the vehicle occupancy of those
lents, which turned out to be 59 vehicles. That is where the net cha
ies from 180 students which arrive, on average, 1.7 to 1.8 students per
ad on actual observation, and discounted the pre - school traffic, which
sad out over a longer period of time.
an Cole noted that the combination of the pre - school hours and
sd increase in students at Our Lady Queen of Angels elementary sct
have as many peak hours as some of the existing pre - school of
Is that a fair statement? Mr. Foust answered yes.
rman Cole asked if we reduced the a.m. peak to zero, approximately
V students would the school have to reduce?
Edmonston answered:
A reduction of students from 600 to 510, in the morning there would be
fewer cars leaving, but 4 more cars coming. The total morning peak wou
net zero.
. Removing those 4 additional that were coming and have an even gre
deficit, it would take a reduction of 110 students to get to zero trips in
morning with 6 fewer out.
followed on the traditional p.m. peak hour time, mitigation measure
conditions, standards, staggering of start and ending hou
Foust noted that in that full hour, you would see those 27 cars, which
about 1 car per minute.
Ung added that with regards to the public notice, this is a non - residential
sct so the radius is measured excluding roadways and public right -of -ways. ` \�
Cole asked the applicant to address traffic concerns.
.ony Petros, traffic consultant of LSA, spoke on behalf of the applicant noting:
• He had reviewed the Traffic Study prepared by Austin Foust Assoc
that provided a disclosure of OLQA traffic during the school peaks.
were satisfied with this disclosure of the volume of traffic.
• The arrival patterns of both schools do happen to coincide, which
the issue of staggering the starting times.
• We were satisfied with staffs condition, which was 15 - 20 or 30 minutes
the morning.
• Referring to slides, he noted the comparisons of vehicles arriving
OLQA school and Corona del Mar high school patterns.
• He noted this is a half hour duration of arrivals for both schools.
. The data referenced in the exhibit is only from the senior lot at Corona di
Mar High School off Mar Vista and does not include the entire load of hig
school traffic.
• A slide depicted the intensity of peak diminishing with a 10- minute
time while not expanding the overall duration of the period.
• Another slide depicting a 15- minute stagger time shows that it
the duration as there is unused capacity.
. A final slide, depicting a 30- minute stagger time showed that it brc
out the duration over a longer period of time. The result would be a
period of time needed for the arrival times.
• He asked that the Planning Commission consider the original condition
approval on a 10 - 15 minute time period.
ioner Hawkins noted the 7:45 hour is problematic for the neig
He then asked about other scenarios.
r. Petros answered yes. He then discussed other alternatives as depicted
a slide presentation.
airman Cole asked about the existing condition. The proposal adds ano
peak hour trips in the morning. If the neighbors try leaving at 7:40 in
ming, they would confront approximately 90 trips leaving there, as the w
e scenario. If you add another 27, and they happen to be at that same ti
centage wise that is a pretty high increase in numbers.
Petros answered, this is just two counts at the senior lot driveway and the
lot more traffic out there attributable to the high school and the residents
area on the street at this time. Proportionately, you can not use tl
-mation to arrive at any conclusion because you don't have the I
plement of traffic on that street in this graph.
nmissioner Peotter added, plus the added 27 trips will be distributed acros�
30 minutes.
Attorney Clauson noted this appears to be one car or less per minute.
on followed on the impact of 27 more car trips added to the
in the morning, arrival patterns, frequency and less than
Eaton asked about staggering the times when the schools let out.
Petros noted the duration of instructional days do not necessarily coincide.
high school day is longer, so by the nature of doing this, you may as a di
), have separation on the end.
continued.
comment was opened for traffic issues only.
Pat Krone, representing the Directors of the Villa Granada
ciation and the Directors of the Eastbluff Apartment Owners
. They have grave concerns of the increase of trips to this area.
. She stated this is a quality of life issue for the residents.
. She discussed the a.m. peak hour trips and suggested widening of Mar
Vista for safety, and possibly adding a pedestrian bridge over Domingo.
. She asked the Commission for additional analysis prior to
determination.
Johansen of Amigos Properties, noted:
. The City has not adequately acknowledged or addressed the tr
congestion problems in the Negative Declaration and you should
certify the Negative Declaration.
. She recommends the staff be directed to prepare an Environmental ImpE
Report before approval of this project as the various problems that exist
this area have not been addressed.
. She stated that the local area of Domingo, Mar Vista and Eastbluff is
most impacted.
Hawkins asked which specific concerns or problems did the
I Negative Declaration raise which are unresolved.
Johansen answered:
. The deficiencies are in the traffic study that is being applied and used as
does not look at the area of Domingo, Mar Vista and Eastbluff with respec
to vehicular and pedestrian traffic.
Custer, local resident, noted:
. Traffic has never been a problem for her.
�ti�
• We need the schools and the Church.
• The times are 7:30 to 8 in the morning and people who are going to work
are usually gone by that time. The hours in the afternoon are usually 2:30
to 3:00 and then it is all over.
• We have a blue ribbon school and it is significant and important where
children go to school.
• No matter where you live in the city or world, if you don't have traffic she
would be surprised.
ommissioner Hawkins asked how bad if at all the traffic is near the Church.
he noted she has discussed traffic with her neighbors and has never heard oll
ny of them complaining about it. She recognizes the schools that are in the
eighborhood and they are not a problem as they are a reality one has to face.
Ir. Edmonton noted that from an overall impact on City traffic, the p.m. pea
our 5:00 to 6:00 is the commuter traffic going to and from homes. That is the
meframe that the intersection of Jamboree and Eastbluff was looked at. H
Iso looked at in the vicinity of the school and the counts were taken during 2 to
o'clock so that we would have accurate representation and information on the
mount of traffic specifically oriented to and from Our Lady Queen of Angels.
Is. Temple added that for the adequacy of the environmental document before
ou, the testimony related to the lack of specific traffic related to Mar Vista and
lomingo Drive, in looking at the traffic study there is a neighborhood impact
nalysis discussion on pages 11 through 17. It includes qualitative discussion
s well as quantitative information regarding both weekday and Sunday volume
n those roads as well as a.m. peak hour changes on those roadways both in
nd out. There is not the peak hour in the p.m., which is an overall negative
!van the removal of the pre - schools. It is for the Commission to decide if that
iformation presented to you is sufficient for you to make your determination.
Iary Mickam, resident behind the Church, noted:
• The traffic is managed very well
• During the times mentioned, there is a lot of traffic but as a practical matte
she has never found that it takes more than 10 minutes.
• She has never encountered children not being managed and they are
picked up in an orderly manner.
• The biggest problem in the area is when the high school is letting out,
even then it has never taken more than 10 minutes to get to Mar Vista
onto Eastbluff onto Jamboree.
aul Doremus, presented correspondence including pictures of the traffic that
ortray the traffic problems that exist Monday through Friday and on Sunday.
e noted:
• Traffic problems have gone from bad to worse.
• They are held hostage each morning and afternoon Monday through
Friday and on Sundays. `,�
. He does not blame the church for the problems caused by the high scl
traffic, nor does he blame the high school for the problems caused by
church traffic.
. It is incomprehensible that you would approve something that would
in even one more car into the situation that exists now.
. The church is beautiful but it is far too big by accommodating 250
students and a cathedral that will seat over 1200 people with six se
each weekend.
Commission inquiry, he noted:
. He had attended as many of the traffic seminars as he could.
. He is not in the business but he sees this situation every day and does nc
understand that adding 180 students results in only an additional 27 cars.
. It will be worse from January to June when more of the high
students get their licenses. The concentrated traffic gets worse.
. He asked that the school and church remain as they are.
iissioner Hawkins noted the problems seem to be with the high school
has nothing to do with the additional students or the sanctuary.
Foote, local resident noted:
. He has lived in this area for a long time and does not find it paralyzing
all.
. The exhibits shown previously is a good representation of the reality.
. Residents that need to get out don't want to wait in line, simply
around it. It is not a big deal during the half hour time when you know
traffic will be there.
. If on occasion you do miss that window, it's five minutes. It is not a
deal, it is not paralyzing.
Doremus, noted:
. The traffic study only included the senior parking from the high school.
. By adding 300 -400 seats in the cathedral, that is going to bring
400 cars every Sunday. It is paralyzing.
. My parents live on Amigos Way and will be hindered if they
emergency vehicles during that time period.
. We are held hostage in our homes.
. The streets are not adequate.
. It is your job to think about the future. I 5
14
rperson Cole clarified that the total size of the sanctuary has been
what is there now by 52 seats.
continued on traffic problems from the high school.
Beaulieu, pastor of Our Lady Queen of Angels Church and local
. This church is not a cathedral, rather it is a parish church. You have
have a bishop in order to be a cathedral church.
. We do not expect attendance to increase even though we have a
church.
. We have attendance records from 10 years ago and the average is
to 2,600 over six services during the month of October. The N
attendance is 600 at one of the bigger Masses.
. Combining the two churches there will be fewer seats in the new church.
Commission inquiry, he noted:
. There are three choirs.
. They have discussed mitigation measures such as extending the i
period between the end of one popular service and the beginning of
next one, which they are willing to do.
Densmore, referencing a letter she had submitted, asked:
. How could the traffic study say that there is only going to be a net
of 27 trips in the morning and a decrease in the afternoon?
. It seems to deal with assumptions on the difference of the car
delivering K thru 8 students and the day care students.
. If that is the case, how can you make those assumptions?
. The day care drop offs have historically been spread out.
. Combining them in a particular half hour period, we now have two
that could result in a lot more traffic than the traffic study predicts.
McDermott, local resident, noted:
. She had served on the original committee that did the planning for
expansion for Our Lady Queen of Angels.
. The proposal recognized the need for expansion and doing so in
thoughtful way for the neighborhood.
. This proposal includes better solutions in terns of driveway access
parking, etc.
. This church helped St. Mark's Presbyterian Church to find another location
and helped pay for their relocation in order for this expansion to occur in a ���
thoughtful way.
We acknowledge we can not address the high school problem. We h:
tried to address ways to mitigate the impacts for Our Lady Queen
Angels.
. There are great schools and churches in the community.
Jensen, local resident and parishioner, noted:
. Many local organizations are supported by Our Lady Queen of
Church.
. OLQA reaches out to the community and neighbors.
. Traffic issues will be addressed by OLQA.
comment was closed on the traffic component.
Cole then noted three issues brought up:
. Staggering of p.m. hours.
. Height.
. Reduction in size of school.
. Widening of Mar Vista.
Edmonston noted that during the reviews of traffic around the high scho
concept of widening Mar Vista was reviewed in conjunction with adding
is signal at the corner of Eastbluff and Mar Vista so that students ai
cents could turn left and not have the 7:30 a.m. restriction. In order to ma
work it would mean widening the street and the City would have to c
ierty from both Churches as well as obtain a right -of -way from the hi
)ol We estimated to do a project of that type, including widening of Eastbll
s were in excess of a million dollars. It was deemed impractical due to t
s for such a short period of traffic. At Commission inquiry he discussed t
>ible benefits and detriments of widening Eastbluff and traffic patterns.
missioner Toerge asked what percentage of vehicles turn left on Mar Vi:
the church? Would there be a benefit to a no stop right turn at Mar Vista
duff? If there is, is it feasible?
Foust answered that they did not know specifically. He then went into detai
explained traffic patterns throughout the project area including Mar Vista
tbluff and Jamboree.
continued.
mmissioner Hawkins noted if the high school lets out later, there is no
the staggering. He asked what time the high school dismisses?
iirperson Cole noted he would favor a slight reduction of the school to re
peak hour trips. He suggested reducing the number of students by 50 %.
issioner Toerge noted the elimination of the pre - school with different drop) I 0
patterns. The difference in the number of students, the issue is the kind
lent. He does not support the reduction.
Foust noted that this is a 180 student increase. There is also a total of 105
lent decrease which is the pre - schools and that nets 75 students. The
cle occupancy count varied between 1.7 and 2.2 so that gets you to the total.
,ing the discussion, Chairperson Cole noted he would be in support
ng the number of students.
missioner Peotter noted with the ability to offset and restrict hours wh
start will offset the 27 trips, so he is not in favor of reducing the number
rperson Cole noted 46 doesn't seem like a major reduction but this wo
iate the traffic as much as we can but not impact the school's ability
mmissioner Hawkins stated that the benefit under such a scenario was i
nificant. You have a net increase of 19 trips for the whole day. By reduci
a.m. you reduce the p.m. totals and would be a straight line reduction. �
ie people saying that notwithstanding, there are difficulties with the traffic, 1
intersections are working alright.
iissioner Eaton noted that saving 27 trips will be overcome by probably al
of 2 every year at Corona del Mar with their growth and of the Coast.
irperson Cole noted there was no consensus on reducing the number
tents. He then asked the applicant to address the practicality of staggeri
afternoon let out hours.
Henn arrived at 8:35
O'Neil, representing the applicant, noted:
• We can coordinate the start time but it would be hard to control the end
time.
• If there was some way to accurately measure it, how would we coorc
with the high school, as we have no control over when they let
students out?
Ryan, Principal of Our Lady of Queen Schools, noted:
• We dismiss at 2:30 p.m. and the car pools end at 2:45 p.m.
• When they leave, 12 vehicles pull up and they are loaded with stuff
and then exit. The next 12 vehicles pull up and the process starts
again.
• We try to have everyone off our campus by 3:00 p.m.
• The bell rings at 7:45 a.m. and the students are tardy at 7:50 a.m.
• We have a shorter lunch time.
• The high school times change periodically, even in the middle of the year.
. The high school starts at 7:55 a.m. and let out at 3:00 p.m.
iii-person Cole suggested there should be a condition to stagger the time.
:re was no consensus. He asked if the traffic study was adequate, the
nmission agreed.
Petros of LSA, representing the applicant, noted the following:
• City Code requires the Church to have an on -site supply of 390 spaces. I
is providing 439 spaces. The Church can accommodate its mandated
parking on site.
• The Church could, in the future, have a parking demand in excess of that
ultimate supply at the peak Sunday services at 8:30 a.m. and 10:00 a.m.
That excess is approximately 39 spaces, so 39 more spaces may have to
be found in the school lot and in the Church lot.
• Other special events may increase the parking demand beyond the
supply. In response to that a mitigation measure was drafted that calls for
the preparation of a Parking Management Plan. Traditionally these plans
are developed after a plan is approved.
• The Parking Management Plan involves two phases; one is for the typical
Sunday morning peak between 8:30 a.m. and 10:00 a.m. and, because it
relies on staff to direct traffic and parking, it is an access management as
well. The plan relies on staff to manage the entrance and filling of the
parking spaces with up to three attendants. As the lot reaches capacity, a
sign goes up across the entry and staff will move over to the Doming
side, so there will be no cross traffic between the school lot and the church
lot.
• As these lots are parked, the motorists are instructed to park along the
project frontage along Mar Vista and along the project frontage on
Domingo Drive.
• To arrive at the 478 spaces, there is no parking required along the
Domingo Drive project frontage.
• The use and utility of the Corona del Mar lot is not relied upon, nor is
parking directed there.
• This plan will be regulated through notification in Church bulletins to the
parishioners throughout the year.
• For those occasions where there is an overage, we allow access on the
school field that is marshaled by staff attendants. There is no other exit
out onto the lot to the school, there is one way in and the same way out.
nmissioner Eaton noted condition 72 states the Parking Management Plan
uld not provide for any on- street parking.
Petros answered that is an error as the Public Works staff instructed us to
nowledge that the on- street parking is public and is generally available on
idays.
Edmonston added:
. The City does not count on- street parking towards meeting a
demand as determined by the Code.
Since this Parking Management Plan attempts to address an actu
projected traffic based on the expansion size of the sanctuary, the Publ
Works staff felt, in this case, that it was not inappropriate because it
above and beyond the actual Code requirement. They were restricted
show only those spaces that were adjacent to their property, not acro:
the street from the high school, nor further down along Domingo in tf
residential areas.
mmissioner Hawkins noted the Church can park to code without parking
street. The Parking Management Plan is in excess of Code to meet
isual parking demand. How often do you expect the sports field parking
used?
r. Petros replied we have identified 4 -5 general occasions per year for the
imissioner Toerge noted his concern of allowing the use of street parking
Parking Management Plan. We can't restrict it as people will park the
vay, but it shouldn't be in the Plan. Does the Parking Management PI
ess how the parking lot will be filled?
r. Petros, answered that it is filled first and it is marshaled by three attendants.
rsioner Toerge noted his concerns of which lots get filled and in
and crossing pedestrians.
r. Petros noted there will be ample time to review the Plan by the Church
e City.
imissioner Henn noted it is in the Church's best interest to figure out t
Est and most efficient way to fill the lots. He then noted the parking in front
church property is not an affront to the neighborhood. Is there a way
:)urage this parking? Are there any tools available to see that parki
Iege does not get abused beyond church property?
Edmonston answered he has visited Domingo Drive this past week and the
cars parked there early in the morning with dew on them that suggests th
not related to the school or to the church. But, they are in fact related
>idents in the neighborhood. He would be concerned that any sort of atterr
restricting parking would impact the residents as well as possible attendees
Church. There is very little policing available on Sunday mornings if that
iat you are talking about. It is a public street and at what point does it becor
reasonable. It becomes very difficult. There could be some sort of resident
rking program.
Petros noted we are only talking about a potential occasion that
)en at 8:30 a.m. or 10:00 a.m.. That is why we are talking about mar
ing.
nmissioner Hawkins asked how many curb cuts will be closed? He w
veered two curb cuts closed. He then noted he agrees that parking in front
Church frontage should not be a problem. This is not an extreme event a
uld be encouraged.
Barnard, representing Our Lady Queen of Angels, referenced two exhibits I IXb
ng areas where there will be enhanced paving for the pedestrian cros
itever the Commission wants. The Church is amenable to
Edmonston noted that on Sundays, one plan works well with the marshalli
the traffic. He does not have as great a concern of the crossing from the hi
hool. He noted that either plan would work; there will be no marked crossw;
the middle of the block; however, there could be enhanced paving materials.
cussion continued on the two exhibits, pedestrian signs on star
sswalk at Mar Vista that would remain operational, overflow parking,
either lots, attendee crossing guards, marked or not marked cro:
idicap access, and the ability to call this item up.
Henn noted his support of a crossing guard as part of the
Plan. There was a consensus by the Commission.
ott Barnard, representing the applicant, referred to exhibits noting the I
the buildings, towers and property lines. Several renderings were disi
well as view simulations. As he discussed the view simulations he
deral site distances, setbacks, and relationships to existing landscaping.
missioner Hawkins asked how high are the trees surrounding the site
tall are the St. Mark's building and cross.
Barnard noted:.
. Some of the trees are anywhere from 45 to 66 feet high;
. The top of the St. Mark cross is 49 feet above the surrounding grade.
The existing structure of St. Mark itself is approximately 42 feet to the
of the pyramid shaped ridge roof.
n Van Pelt, Senior Project Director of Focus spoke on behalf of the applicant.
read from a prepared brochure of what their procedures are on the process
view simulations and how they are achieved. He noted that they had taker
otographs from up to 40 different sites.
Barnard noted the modeling and simulation of the building was done
pictures plus the architectural files.
imissioner Toerge noted the cross will be dramatically visible from Jambore
d and residents to the south due to the elevation differences. He asked
item should be continued to get better view simulations from Jamboree as
the potential to have an impact and visibility on cars driving north c
boree particularly coming out of Big Canyon Gully. I have not heard ar
terns about the height of the buildings from the residents.
nmissioner Hawkins noted he has heard comments regarding the reliability
view simulation process. He asked for more information.
Van Pelt added that the Cad application was used in the process of the vie
nations. He went on to explain the rest of the process. He concluded t
ng site photos, GPS coordinates and 3D project modeling are included alor
a virtual camera in the selected viewpoints and overlaying the model ov,
photography. All the survey markers are included that allows checking
Tracy on the placement and scale of the model. The final step is to create
IX1
h resolution rendering of the computer model to be used in the next phase
npositing. For the rendering, a representation of the sun is used to calcule
actual shade and shadow according to time, time of year and location
)tography. It involves the work of a digital artist, the high resolution of tl
nputer model is then placed over the digitized photograph and is composit
selecting the unchanged foreground portions and bringing them in front of tl
del. Landscape and other elements are then added to realistically represe
project as it will look at the completion. In this case, we did not have
iposed landscape plan, so that has not been added in.
)mmissioner Hawkins asked about his experience, his responsibilities, his
simulation, and his experience regarding their reliability.
Van Pelt added:
. He has been doing this for 12 years.
. This technology has been around since 1993.
. He uses this process daily.
. There have been occasions for him to look at a final project and
it to the actual view simulation.
. The error ratio is less than 1 %.
. The challenge for the client is the picking of the view points to simulate.
Hawkins asked if parts of Jamboree Road were scenic
Temple answered:
. The General Plan identifies certain public views that are worthy
preservation.
. Typically they are identified along roadways, Jamboree Road is one
them, but the views identified are across an open area towards soi
visual resource, i.e., bay, cliffs, mountain view, that the public enjc
having a view of.
. We do not identify view corridors within which the change out of
that may change their level of prominence.
. Given the placement of the new sanctuary and the changes from
exist, that structure is going to be much more prominent as viewed
Jamboree Rd.
followed on the height issues and use permit.
. Temple noted the issue related to the environmental document relates to tl
iificant environmental effects of a project. The visual mass and bulk G
ict the determination as to whether that rises to a threshold of significant lei
it relates to environmental effects. However, I believe you could find from
QA threshold of significant level of effect related to the environment
ermination could still be held not significant, but you still must find in a u!
mit that the project is compatible with the surrounding area and tl
�';L
ghborhood within which the project is proposed. On that basis, while still
ling no significant environmental effect, the Commission can still find that the
ling to approve the use permit can not be made. One does not necessarily
d to the other, although one could lead to the change in the environmental
ling as well. That is for the Commission to decide.
mmissioner Henn asked about the outreach program, was the issue of the
ver height detailed?
ott Barnard, referring to exhibits, noted that the process started with the
:etings with the Eastbluff Traffic Task Force comprised of various members.
a size of the school has been reduced from 700 to 600 students; removed the
school components; the church floor area ratio was reduced from .21 to .17;
d the height of the church that was once 120 feet has been reduced to 90 fee
the top of the cross. The church is now situated on site so as to increase
rking by 49 spaces and still maintain the setback from Eastbluff while retaining
terracing. These revisions were based on what was heard from the various
(reach meetings.
Commission inquiry, he added that the view simulation was done at a late
te. The concerns heard at the outreach meetings were about access, parking,
d mass of the building. We had renderings that were discussed at the
:etings but no concerns regarding height were ever voiced.
mmissioner Henn noted he is more concerned with the residents' views tha
itorists going up Jamboree at 60 miles per hour.
mmissioner Hawkins noted he received one comment about the view u
nboree Road.
airperson Cole asked for a comparison of heights between the Mormon
mple and Church tower elements.
Temple stated:
• The approval of one structure under the church exception at any particular
dimension does not set a standard for anybody else, because each site is
unique, both in terms of its site characteristics and neighborhood.
• The Mormon Temple proposed a much higher steeple with statue than
what was ultimately approved.
• It started out at 125 feet and ended up at 90 feet.
• There are other churches in town that have made use of the use permits
related to church exceptions for both the church structure as well as their
identifying features such as steeples, crosses or other religious symbols.
• Do they set a precedent? The answer is no.
• However, many churches have made use of the use permits for these
features to exceed the height.
mmissioner Eaton noted that if there was a height issue with the surrounding
nmunity we would have heard from them as they have been noticed. So far,
have heard no testimony.
airperson Cole noted his agreement. 1 1 1�3
Temple added the issues and controversy of the Temple were the heigl
I the height in combination with the manner in which it was proposed to k
ted, which was quite dramatic and probably more than what would be dor
most denominations. In this particular case, you deal with the height ar
ss of the structure, you also consider it in light of how otherwise prominent
Iht be within the community.
Cole noted there is a condition the prohibits the lighting of the
steeple.
Ung answered that was correct.
Cole asked about the potential easement issue.
O'Neil, representing the applicant, noted:
City staff has asked that the replacement of the land adjacent to
property along Eastbluff to allow the re- establishment of the bicycle
would be a good thing for the community.
We deliberated this and have concluded that this would be a gc
community benefit for the church to enter into a grant of easement of
area about 10 feet to allow for the bicycle trail to be re- established.
. Staff has formulated a condition and the applicant agrees to it.
Edmonston noted that originally there were two 5 foot bicycle lanes
bluff. The dedication referenced 10 feet; currently there is a sidewalk on
ch's side that is 14 feet wide and could be reduced to ten feet. The four I
is there plus the additional 6 feet for the total of 10 would equate to the t
of bike lanes that were lost with the re- striping of Eastbluff. That would
tuate to re- establish bike lanes on both sides.
nmissioner Toerge noted that would be fine. The circulation that has be
ated makes approval of this project easier. He appreciates the willingness
Church to entertain this kind of suggestion as it is a tremendous benefit.
iissioner Henn asked about a possible impact to the allowable
parking or use of the site.
O'Neil noted that the granting of the easement does not impact the buildable
i of the property as the sidewalk will be done through the easement process.
Ung read the condition: "The applicant shall grant the City of Newp
ch a total of a 10 foot wide easement along the Eastbluff Drive frontage
church property located at 2100 Mar Vista Drive for the purpose of bicy
and pedestrian walkway. The easement document to be approved by t
Attorney's office and shall be recorded prior to the issuance of buildi
nits for the new sanctuary."
O'Neil agreed to the condition.
comment was opened.
Kerwin, local resident, noted his support of the application:
. The statement of 'held hostage,' is a dramatic statement and should be
dismissed. I I \}.k
• He has been attending this church for 33 years, so he has a lot of
experience of being, 'held hostage.' Parking in the lot means you have to
get out of the lot first and then through the street traffic and the worst it has
ever taken me is ten minutes.
• It is a ten minute ride and is not terribly inconvenient.
• The most difficult time for traffic is during the time the high school is letting
out; however, there is nothing that can be done and is out of our control.
• The church has reached out to be good neighbors and he hopes you
consider that in your deliberations.
ick Jensen, local resident, noted the proposed cross on this Church will not be
so it will not be a problem in the neighborhood.
iblic comment was closed.
iairperson Cole then addressed the remaining outstanding issues of:
. On- street parking - include any in the Parking Management Plan?
)mmissioner Toerge noted that due to the testimony of the traffic consultant
id applicant he is comfortable allowing the Parking Management Plan to take
course, which also includes the stacking.
• Pedestrian Plan A or B - consensus was on Plan B to have the primary
walkway in the middle of the street on Mar Vista.
• Bike lane easement language - Commissioner Eaton asked for
clarification.
r. Edmonston stated the proposal would take 6 feet from what is there today of
e landscaping.
:)mmissioner Peotter asked about condition 5 noting his concern that this is an
tificial limitation as there is a Parking Management Plan in place as part of the
quirements. He suggested that any assembly use the church wants to use
ich as memorial services or wedding, would be allowed subject to the
iplementation plan rather than restrict them. He suggested the wording, "Other
:es such as memorial services, weddings or other large assembly uses of the
inctuary are allowed during weekdays when the OLQA School is in session
'th the implementation of the Parking Management Plan."
r. Barnard (referring to the exhibit) stated that the tightest area at this corner
as 27 feet 5 inches, so an additional dedication of 6 feet would result in 21 feet
inches left for the landscaping. He noted that they agree to all the conditions
cluding the suggested language for condition 5.
)mmissioner Hawkins suggested increasing the number to 100 in condition 5.
)mmissioner Eaton stated that the Parking Management Plan would have to be
iplemented so that 3 staffers would have to be in attendance. I am not sure the
lurch understands that.
)mmissioner Peotter noted the Parking Management Plan doesn't require the 3
:rsonnel unless they have a certain number of parking spaces or start to park
� a5
ross the street. For a small group would not require implementation of parking
rsonnel; but, if they have a large enough meeting they would have to just like
a large memorial service. Friday weddings with 125 people can't be done
th this and Friday weddings are not impractical especially with the way
urches get booked these days. The limit ought to be placed on the facilities
at they have, which is the Parking Management Plan. If they require a certain
nount of parking for an activity and if they can't provide the parking, they can'
ive the activity.
ty Attorney Clauson noted that the Parking Management Plan will deal with the
!e of the assembly use, not when it will occur. The Parking Management Plan
II deal with the situation where the assembly uses and school uses, etc. is
ling on is unusual and more than what the parking can handle on a regular
Isis. She suggested that condition 5 have a restriction on the assembly during
a week, or when school is in session to the extent that they would require an
id of parking that would be over and above what would be handled on site. I
a Parking Management Plan is needed then they have to comply with it. I
ows memorial services, the question is whether the Church wants to have
mmitment to the community that during the week the only thing the community
II see is the school without any large assembly except for the unusual
uations they can't avoid; versus Commissioner's Peotter concern, does the
,mmunity want to hamstring the Church to have other type of assembly uses
firing the day or the week where they could handle all the parking, but you will
II have the additional traffic.
)mmissioner Hawkins agreed, and stated the issue really is the traffic. The
ojections have been made on certain uses and I would like to see a cap.
s. Clauson added that the suggested cap of 50 is during the week when school
in session. If someone wants to have a Friday evening wedding, there is no
ohibition on this.
r. O'Neill noted he would agree with a 200 cap.
s. Temple stated the site plan has 276 parking spaces on site. Perhaps
lating a cap to the available parking supply might have a greater foundation.
nce these are more assembly like uses and are different from the normal
;sembly uses with multiple occupancy vehicles, starting with 250 cap or the
her option limit that kind of daytime uses to a number of uses per month so
at they are not a continuous use.
my Petros stated there are 276 parking spaces. There are 1.7 persons per
r, so there is a logic to go beyond the 250 and still stay within the capacity of
at lot. This would allow for a greater flexibility for the church to operate on
ose occasions.
)mmissioner Peotter agreed with allowing to fill up that lot except for those
ecial circumstances.
)mmissioner Eaton suggested 200 to be on the conservative side.
)mmissioners Toerge and Henn agreed with 200.
iairperson Cole noted that the cap for condition 5 shall be 200 and that was
a only change.
Barnard noted for condition 72:
9 Change reference of Traffic Management Plan to Parking Management�a�4
Plan
. Strike words, " traffic and" from second sentence.
. Remove'...on public streets and...'..... from third sentence.
Add, "...... informed not to park at Corona del Mar high school on
property adjacent to residential land uses.
a discussion all changes to this condition 72 all were in agreement.
Prior to issuance of building permits for new construction, the applicant shall
prepare a Parking Management Plan (PMP) that shall be reviewed and
approved by the Planning Director and City Traffic Engineer. The PMP shall
include provisions for proper parking management for all assembly activities
depending upon size to ensure that traffic conflicts are minimized and that
vehicular access, pedestrian access and parking resources are managed
effectively. Parking at Corona del Mar High School shall be not be planned.
Parishioners, visitors and school users shall be regularly informed not to park
at Corona del Mar High School and on public property adjacent to residential
land uses. The PMP shall include procedures for management of the student
drop off and pick up. The applicant shall implement all measures contained
within the approved PMP. Thereafter, modifications of the PMPs may be
authorized from time to time by the City Traffic Engineer and Planning
Director provided that they are limited to eliminating unnecessary aspects of
the PMPs or implementing new or altered traffic or parking management
techniques that improve traffic and parking management or site access.
ussion then followed on the following conditions with the suggested
Commission agreed to:
Except for supporting uses, such as church choir and /or break room, t
rmunity room located on the church property shall not be used for religio
rices nor for assembly purposes, concurrently with the services performed
sanctuary.
Condition 27
Upon completion of the school expansion and renovation, the
toms shall be removed from the school campus. aee the PFGFFIi8e
The cross and tower above the ridgeline shall not be illuminated.
tectural lighting of the sanctuary shall be aimed to illuminate the stru
shall avoid missina the structure to the maximum extent feasible. Goa
J language to restrict lighting of the cross and tower above the ridgeline
limited to 11:00 p.m. each night accept for religious holidays.
Condition 36.
During the Our Lady Queen of Angels and the Corona del Mar High Sch(
cool day, heavy construction vehicle traffic on adjoining streets shall be limit
directed by the City's Traffic Engineer to avoid construction during the pe
fic hours.
l?1
ons 70 and 73 that deal with construction plans and haul routes.
idate into one condition.
. A twelve -month noticed review by the Planning Commission, from the
church operation of the new sanctuary.
. A twelve -month noticed review by the Planning Commission, from the
school full enrollment.
condition changes are to be incorporated in the rest of the conditions
wined in the draft resolution.
Commission inquiry, Mr. Barnard noted he accepts all the conditions
;ommissioner Peotter brought up his concern of Commission policy and w
ke to bring this matter up for review and discussion. It had to do with
umber of conditions that repeat Code.
nmissioner Eaton suggested identifying in the draft resolution the
rsection that was evaluated, which was Jamboree and Eastbluff.
)n was made by Commissioner Toerge to approve Use Permit No.
Traffic Study No. 2006 -002 and Mitigated Negative Declaration (PA:
subject to findings and conditions as modified during the hearing
W to by the applicant.
missioner Eaton noted this was a well thought out project.
missioner Hawkins noted the benefits of this project are significant.
arson Cole noted the findings can be made for the application; does r
;e the intensity of the use and is consistent with the current and propos
rl Plan; the traffic study looked at existing conditions; MND was done
ance with CEQA; this project will result in a better project than wt
r, Hawkins, Cole, Toerge and Henn
None
4450 MacArthur Blvd.
3I Plan Amendment and Planned Community Plan Amendment to trans
t retail and restaurant and office square footage from Office Site B
Site A of the Koll Center Newport Planned Community (PC -11) for I
fiction of a 21,375 square foot, two -story office building over one le
anean parking structure.
ran Cole acknowledged that this item is being heard past 10:30 p.m.
requires a consensus of the Commission.
Ung gave an overview of the staff report, noting:
ITEM NO. 4
PA2006 -095
Continued to
0912112006
. The applicant proposes to construct a two -story office building to function
as their new corporate headquarters. 1'V