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HomeMy WebLinkAbout18 - Attachment FATTACHMENT NO. F EXCERPT OF MINUTES DATED AUGUST 17, 2006 px He noted the mandated use for housing on surface parking lots would be sweeping in ort area. He was under the impression that the development agreement language appae d additive units as well as Newport Center units rather than all housing opportunitie 'thin tY ort area. Tescher noted that the reference in Imp 13.1 of infill is equal to addi It can be clarified Commission determines. nmissioner Hawkins suggested striking the term "surf parking ". Staff and Commis Bed. closed. nmissioner Peotter noted that sinc a had not participated in the original discussions on i, he would be abstaining from i item. was made by Cgpirnissioner Hawkins to recommend that the City Council approve t rotation PrograKof the updated General Plan with the proposed changes discussed in and at the Eaton, Hawkins, Toerge, McDaniel and Henn None Cole SUBJECT: Our Lady Queen of Angels Church Expansion (PA2005 ITEM NO. 3 092) 2046 and 2100 Mar Vista Drive PA2006 -092 r Lady Queen of Angels Church proposes to expand their existing church and school facilities relocating its church to the adjacent property located at 2100 Mar Vista Drive and expanding Continued to school within the existing boundaries at 2046 Mar Vista Drive. The expansion includes the 09/07/2006 istruction of a 1,170 -seat sanctuary, additional classrooms, and a 9,450 square foot nnasium. The proposed project, requires approval of a Use Permit to allow the expansion of existing church and school facility; to allow the church building to exceed the permitted Iding; to allow the transfer of development intensity between the two properties; and to allow a aI of ten portable classrooms on a temporary basis. A traffic study is also required pursuant t Traffic Phasing Ordinance. McDaniel recused himself from this item to avoid the appearance of conflict. Chairman Eaton disclosed he has been involved in this area and this property, and ig Chairman this evening will exercise his prerogative. Vice Chairman Eaton asked if icants or any organized opposition, with representatives of that opposition present, feel Ivement would impair his ability to fairly and impartially conduct this hearing, and /or to fa impartially evaluate the application and vote on it. sistant City Attorney Harp asked Vice Chairman Eaton if someone perceived he had a c( bias, if he would recuse himself so it was clear before they got up and spoke on this item. :e Chairman Eaton answered he did not know if he would or not. He first would ask the Assistant City Attorney Harp and then it would depend upon why they thought he v ly and impartially conduct this hearing, and /or to fairly and impartially evaluate the app J vote on it. nis O'Neil introduced himself as the representative for Our Lady Queen of Angels CF thanked Vice Chairman Eaton for the disclosure, stating they were comfortable that irman Eaton would be able to conduct this hearing in a fair and impartial manner :pted him as the Chair of the meeting. a)A stant City Attorney Harp asked Vice Chairman Eaton if he did in fact have a bias or he said no. were no oppositions. O'Neil proceeded with the introduction of Scott Barnard as their lead project consultant a o will be conducting the presentation with the assistance of Tony Petros from LSA. Build new Our Lady Queen of Angels Church on the Saint Mark's property will free up builda a under the 0.17 FAR to allow the construction of additional classrooms and a gymnasi the school and additional on -site parking. Barnard proceeded with the presentation which included the following: • Vicinity map showing - 0 4.38 acres of the Saint Mark Presbyterian Church and the 8 acres of Our L Queen of Angels Church, which includes the field, the school, the parish hall and church. o Five schools in operation - a junior high and high school; Saint Mark pre - school 70 persons; Our Lady Queen of Angels pre - school for 35 children; Our Lady Qu of Angels K-8 school for 315 children. • Aerial photos zooming in on the church, the parish hall, the rectory, the original 196 school building, the newer addition to the school, and the play field. These photos were taken around 2:30 in the afternoon when the children were out of class and shows the queuing of cars for picking up children by the parents, which is similar for drop off in the morning. • There are 4 parking lots on Our Lady Queen of Angels property, making up 213 parking stalls. The smallest parking lot is a garage of 4 to 5 stalls. The "teacher lot" is 25 stall and both these lots are accessed off Domingo Drive. The large school lot has 2 driveway and is separated from the parish parking lot, which also has 2 driveways. There are a total of 4 driveways along Mar Vista Drive. Saint Mark property has 137 parking stalls in one to with one driveway. • There are a total of 420 children at both pre - schools and K-8 grammar school; a total 1222 seats at both churches. • The plan is consistent with the City's general plan of 0.17 FAR. • Number of seats will be reduced by 52. • There will be an additional 27 trips in the am peak hour. • There is an increase of parking that not only meets code, but there is 49 in excess of coc One parking lot has been eliminated and all the parking has been combined into one to parking lot with only 2 driveways on Mar Vista Drive, each of which are on either side the gymnasium. There is a lot immediately across the driveway at Saint Mark's and the will be a pedestrian connection to both lots. • The new school is made up 3 one -story additions to the existing school, taking the enrollment in the neighborhood from 420 to 600 which includes the 70 at Saint Mark. • The new church has seating of 1170. • Have had a series of community meetings. Learned how the high school and churches interact, and what works and what doesn't work. This plan has a number of items that are beneficial. Besides the church seating beinc reduced, the three schools have been reduced to one school which has eliminated three start times and three different dismissal times. The biggest benefit is the ride sharing. Most of the K -8 children are in car pools consisting of 2 or more children. . Went from 159 to 186 trips, an additional 27 am peak trips, and the average daily trips go up by 19. The proposed parking stalls are increased to 439 from 350, plus in the Parkins Management Plan there are provisions for larger services, such as Easter, Christmas memorial services with a large turn out, that there will be parking on the field for a total o 723 parking stalls. Current seats per parking stall are 4. With the new plan it will be 2. seats and when Phase II of the Parking Management Plan is in place it will go to 1.( seats. This means for every 3 people there are 2 cars. nmissioner Hawkins pointed out that there were no parking numbers for the high school a fight there was a cooperative agreement with the school district. Mr. Barnard answered the ; no existing agreement with the school district. The Church proposes to park the project e or in excess of code. There would be additional parking by taking away some curb cuts non - residential street in front of Our Lady Queen of Angels property. )mmissioner Hawkins questioned that there maybe an opportunity for the Church to enter cooperative agreement with the school district. Mr. Barnard answered there would be :erest in entering into an agreement with the school district. missioner Henn questioned if they had calculated the new parking availability on the the curb cuts. Mr. Barnard said this would be addressed further in the presentation. missioner Henn asked about the trip count difference between the pre - school and the if the numbers shown have been adjusted to reflected the difference. Mr. Barnard said did a traffic analysis based on the traffic phasing ordinance and they used trip genera > that are the City's standards and policies for all of these uses. missioner Henn then asked if the trip generation could be less than what the analy ie:d because of the factors pointed out. Mr. Barnard said no because their analysis tak into account already. That's why when the enrollment goes up by 180 there is such nal increase in traffic because of the reduction in single student vehicles. Barnard continued his presentation: Exhibits showing various phasing stages of the construction of the site and how parking lots would all be connected as one parking lot to reach the proposed 439 par stalls. Discussion of the landscape plan, which included a larger setback to the parking lot areas maintaining several of the mature eucalyptus trees, attractive hardscape and pedestrian routes, and the parking lots being connected so there is no need to go back and forth tc the public street to cross. emission Hawkins asked if the pedestrian walkway was going to be of a unique material so Id be identifiable. Mr. Barnard answered yes it would be a colored concrete and along wi grove of trees it should be very identifiable. There would be some brush throughout tt scape that would impede people from taking a shortcut. Barnard also pointed out the long throat of the driveway to the parking lot, and the ample :e down the aisles before dealing with a parking stall. I ��� Barnard continued with his presentation with off -site parking: . Illustrations of the Phase I of the Parking Management Plan showing parking spa being used on Mar Vista Drive and a portion of Domingo Drive, noting this was showing the frontage directly adjacent to the Our Lady Queen of Angels property. TI are 18 spaces on Mar Vista Drive and 21 on Domingo Drive and this was to meet demand, not code, for the two most popular services on Sunday at 8:30am and 10am. Phase II is for the largest of events, Easter, Christmas, or large memorial service showing more parking on Mar Vista Drive and some additional going around on Domin Drive; 36 spaces on Mar Vista Drive and 40 on Domingo Drive. This would be a total 723 parking stalls, without using any parking at the high school. nissioner Henn said that what he was asking earlier was specifically how many ig spaces were being created with the elimination of the curb cuts. Mr. Barnard were 10 and none were put between the two driveways on either side of the gym. Chairman Eaton asked if they were going to address how the Parking Management P cs. Mr. Barnard said they hadn't planned on going through all that, but certainly could do that this concluded his presentation. alinh Ung, Associate Planner of Newport Beach Planning Department, gave an overview staff report for the approval of a Use Permit on the project, as proposed, for the followi . Expansion of the existing church and private school facilities. • Transfer of development intensity between Our Lade Queen of Angels and St. Mark's sites. • To allow the proposed church building to exceed the permitted building height limit. • To allow the use of 10 portable classroom buildings during the school construction period. As proposed, the seating capacity for the new sanctuary will be 1,170; which is 52 seats less :han the current combined church seating capacity of Our Lady and St. Mark's. The school will lave an enrollment capacity of 600 students, an increase of 180 students. A new gymnasium will also be added. When combined with St. Mark site, the new Our Lady Queen of Angels Church :ampus will be approximately 12 acres in size. This expansion requires a use permit approval. The Land Use Element limits the gross floor area for both properties to 0.17. Upon complet he new church site will have a FAR of 0.12. The school site will be 0.20, exceeding allowable FAR; a use permit, therefore, is required to allow the transfer of development from iew church site to the school site. church is designed with variable building heights ranging from 12 to 55 feet. The r and cross, however, would be at 90 feet. A use permit is required to allow the pr ;h tower and cross to exceed the Dermitted building height limit of 32 feet. tly, use of portable classroom buildings to accommodate on -going school operations construction period requires approval of a use permit. stated in the staff report, the findings for these requests can be made. The proposed site ign for the church expansion was done so as to minimize vehicular movements to and from r properties; and maximizes on -site parking through the implementation of a parking riagement plan. The scheduling of the beginning of classes to not coincide with the Corona Mar High School, in combination with the adequate pick -up /drop -off area and procedures, will imize vehicular circulation, traffic and parking concerns. g3�L luest to increase the height of the sanctuary should not prove detrimental to adja es given the proposed building placement, landscape setbacks and separation from residences. portable classrooms will be removed upon completion of the new classrooms, and ises will be restored to its former condition to ensure no negative impact to the schi (round area or the neighborhood. regard to environmental review, a Mitigated Negative Declaration has been prepared for >sed project and identifies 10 issue areas with 19 mitigation measures. No signific )idable impacts are identified based upon a comparison of the proposed project dished thresholds of significance identified in the CEQA guidelines. document was circulated for public review between June 30 and July 30 of this year. ved 3 comments and the response to comments is attached to the staff report. review period has been extended to an additional 20 days, from August 4 to August 23, the general public additional time to review and comment on the environmental docume will prepare responses to additional comments received during this period and pres( i to the Planning Commission at the September 7th hearing. to the extension of the comment period, the Planning Commission cannot adopt the ronmental document at this time since the document must be adopted, if found adequate, i approval of the project. Staff, therefore, recommends that the Planning Commission . . luct a public hearing, provide direction to staff on the preparation of findings and conditions, continue the item to September 7th meeting. Staff has prepared a list of draft conditions of oval for the Commission to consider. s. Ung then asked for any questions. Chairman Eaton said he and a couple of other commissioner's had wondered if icants could briefly summarize the three different operational plans which had t nitted; the construction phasing plan, the parking management plan and the drop- offlpicl for school children. Petros, LSA Consultant, addressed this question. He pointed out the City contracted own consulting firm to prepare a traffic study. It was the results of that traffic study ded them with the information to prepare their parking management plan and the dror The traffic study prepared by Austin Faust concluded the project meets and exceeds ng code, and the future attendance would have a deficit of about 39 parking spa red for two of the masses held on Sunday, the most popular being held at 10am. Chairman Eaton interjected that he, Mr. Petros, should clarify that figure was based on it survey of how many people, per car, were coming to Queen of Angels, as opposed to ng code requirement. Petros continued if on occasions when every metered pew was filled and achieved 11 eons in the sanctuary we could see the parking demand of about 638 vehicles, based on 1 age vehicle occupancy. Based on those conclusions of the City's consultant study, the a recommendation to put together a parking management plan. That plan includes t ary phases: Phase I to address the 10am mass would provide additional parking, primarily on -site, of 478 spaces which is comprised of parking along both sides of Mar Vista Drive and along Domingo Drive in front of the church. These are more within proximity of the church compared with today, where currently people walk across to use the CDM parking lot or choose to use the CDM parking. Instructions would be given to church members and staff to assist and provide marshal parking to these sites, so there would be some commitment by the church to see this was conducted. . Phase II to address the occasions of Easter, Christmas, and large memorial service when parking could reach the demand of 638 spaces in the study. Parking can provided in excess of 700 by utilizing the ball field and public on- street parking adjacent the church. These plans are now under review by City staff. school drop -off and pick -up plan : . By virtue of the increased enrollment there would be an increase in the traffic arriving the morning. Based on surveys conducted by the City's consultants, this school has higher then normal vehicle rider -ship compared to other private schools. . This plan is simple and is based on the success of what they are currently doing by havin the larger parking lot adjacent to the school, add one more row for vehicle queuing, an marshalling the vehicles in to have curbside pick -up and dispatch out and around the site. issioner Hawkins asked during the larger services like Easter, Christmas, and I rial services, even with the parking management plan, if they would still need to use parking. r. Petros answered it isn't that they would need to use it, but if it is available then very likely Auld be used. Hawkins asked if this would be parking in excess of the code requirements. r. Petros answered.yes :)mmissioner Hawkins asked will there be barriers or gates to close the parking lot during hoi ,ien the Church is not using the parking lot? r. Barnard answered yes. There are two gates that would remain open when the school is i session. He then showed where the gates would be and the gates would be closed duri :hoof hours for security. sioner Hawkins asked if the parish hall and church parking would have gates or if it at all times. r. Barnard answered no gates or barriers. nmissioner Hawkins asked during the larger services, how many employees or church dd be working to handle the parking or is there something in the parking management addresses this. r. Barnard said it isn't in the plan, but it is a reasonable request and ought to be in the plan. .firing the school day they do have about 30 people associated with the school to handle the irking. During the summer there are only about 6-8 people. >mmissioner Toerge asked if the parking demand profiled tonight takes into consic ditional parking for the choir, employees, alter boys or other attendees that may not be the church. r. Petros answered that the City's consultant did surveys of the church inclusive of the irishioners, staff, choir, Sunday school teachers, any arrival to the facility was part of the count. sioner Toerge asked if they intended to use parking guides or ushers during the events that will help facilitate efficient parking, especially in the ball field. r. Petros said that was the intent of the parking management plan. a3q r. Barnard also added that there will be sign boards directing people where to go and once e in they can't get out and can be sent to the ball field to park. Toerge asked if that was something he had missed in the presentation. Barnard said yes the parking management plan discusses this and there would be Nsentatives directing traffic. iissioner Henn had a questioned about the intersection at Mar Vista Drive and Domi and how they would handle the influx of cars entering the throat and people crossing to Nnade during the 10am mass? Petros said one of the elements found is the traffic study was a recommendation to er separation time between the services which would help clear folks out of the area. wggested the church is amenable to other opportunities to make sure those vehicle ,strian conflicts are diminished. nissioner Henn said he was speaking about the people arriving for the 10am mass, ?d across Domingo Drive and trying to cross the intersection while you have cars c gh the intersection trying to park in the lots to get to mass. Petros answered that was a very good question and they need to look at that. missioner Hawkins asked if a signalized intersection would be beneficial. Edmonston, Transportation /Development Services Manager of Newport Beach Publi Department, answered it probably would from the standpoint of the pedestrian, but create other operational issues particularly with the high school traffic existing eve Chairman Eaton opened the discussion to the public. at Krone, resident/owner and board member of Villa Granada Community Association, w i voice their concerns over the conclusion that this proposal would not impact . The number of peak hour trips to be generated is quite frightening to the residents. An expansion will severally increase the traffic congestion. A letter, dated August 2005 from Homer Bludau, City Manager of Newport Beach, stc the City is committed to continued efforts to improve safety and enhance traffic flows in area. . The 225 families that are crammed into Domingo Drive and Mar Vista Drive are trapped in their homes during the peak hours or unable to go home. Chairman Eaton asked if the congestion problem they face at peak hours are normal employment peak hours or the high school peak hours. Krone said it's the school hours, 7am to 9am and 2pm to 4pm, and all day Sunday. issioner Hawkins thanked Ms. Krone for her comments and said that it looks like 3 will be continued and there will be another opportunity to comment in writing or orally. Bowers, resident of Newport Beach, owner of apartments at 851 Domingo Drive, and dent of the Eastbluff Apartment Owners Association, and wanted to state his concerns o a� project. . The increased trips will only make more congestion and grid lock- . The problem of getting to the parking lots. . Possibly an overpass or underpass for pedestrians. issioner Toerge asked Mr. Bower if he had a suggestion. Bower answered not really sure he has one, only what he already suggested. missioner Toerge pointed out the acquisition timing of the apartments and that the already there. Bower answered he was aware of the church at the time he acquired the apartments n't suggesting the church go away, but just suggesting to make the situation better Brine Yust Johansen, owner of an apartment complex on Amigos Way, stated in 2001 a squent to that, she had notified the City of her concerns of what impact an expansi )sal would have on the existing traffic and parking congestion. She received a letter frc ;ia Temple, Planning Department Director, which assured Ms. Yust Johansen would ad if a proposal was submitted. She only found out about the proposal submission throu of her tenants. Her call to the City on July 11, 2006 went unanswered until after t nent period on the Negative Declaration had elapsed. She questioned how many othf not notified. stant City Attorney Harp addressed this question. He said the comment period had bf ened since Ms. Yust Johansen had not been notified and was unaware of any one e esting notification not be being notified. There would be no final action taken this eveni believed she had now received notice and would have the opportunity to make comment. Yust Johansen continued she is submitting a letter to the City today which states . The City had failed to adequately study the existing local problems relating to the congestion and traffic circulation impact this project would have on the community. . The City had failed to analyze the existing situation or grasped the potential impact, whi means the City would not be able to require adequate mitigation of the developer shoe the traffic worsen. The City would there be responsible to pay for mitigation and this is 1 City's only opportunity to include mitigation measure as a responsibility of the developer. . It is believed this project will negatively affect the quality of life and impede vehicles response to the area. . Requests the City due a full analysis of local traffic and circulation patterns, including tr counts on weekends and parking analysis that does not allow the developer to include public school parking lots or make assumption on ride share programs. . Request the City to recirculate the Negative Declaration for review and comment. izabeth Densmore, resident at corner of Amigos Way and Domingo Drive, wanted to voice ncerns on the pedestrian and traffic congestion. . Adding more traffic would be a nightmare for those trying to get in or out during peaky �3 ( II am /pm hours. . The increased student parking on streets would create an increase danger at intersection. . Perhaps a pedestrian walkway or police /traffic management during rush hour or no left to enforcement. . More continued study needed. missioner Hawkins asked that the traffic problem is primarily due to the school traffic. Densmore answered yes. missioner Hawkins stated we could not tax the church for the school traffic. Perhaps strian over - crossing could be consider, but wasn't sure that would fully address the traf Doremus, resident at 835 Amigos Way, addressed his concerns: . The traffic and traffic congestion and how it has worsened over the last 16 years. . In 1990 the Bluffs HOA waived it's initial objection to the proposed expansion wh addressed 50 cars per day, on the promise from the City that a traffic study would conducted. . After the approval, Councilman John Cox declared the study a waste of money the council was already aware of the serious problem and a study was not done. . In 2001, when the project became serious, he contacted Greenlight and was told would not get involved because of their church member supporters. . Quality of life an issue. . Saint Mark had one service whereas Our Lady Queen of Angels will have 6 services the weekend. . The recent brochure from the church suggest that they will work with the community address the brief traffic demands. . Traffic demands are not brief, but 5 days a week and Sunday. . Suggests the church be on a smaller scale and use the additional area for much parking. nmissioner Hawkins pointed out the Commission or Council was not responsible for enlight responses. With respect to the traffic demands, did he have any idea of how m icle trips are associated with the schools letting in or out and the church's traffic. r. Doremus answered that people say they are trying to do things, but only thing that ha: ippened is the closure of Bison Avenue which was a negative impact of the church and school. ith the school population growing, and thousand of homes in Newport Coast with no new higt :hoof, this area's roads can not support increased traffic or the issue of egress and ingress o Hawkins asked if the answer was no, and did he have any traffic study showing allocation of traffic to the school as opposed to the church. r. Doremus answered no. nmissioner Hawkins asked if he was aware they are not responsible for the management traffic or parking in connection to the school. Doremus answered yes, but thought the purpose of the City Council was the protection mmunity, the quality of life, and safety of the ingress /egress. mmissioner Hawkins was concerned with this line of thinking. The problem with the school ?y have no control over it and it needs to be segregated from the rest of the project. T mmunity's concerns on the school need to be addressed to the district. Johansen submitted his concerns: . The City has an obligation to disclose existing, potential, and significant impacts as well analyze the project related impacts. . The current Negative Declaration doesn't acknowledge there is an existing problem in area, it only analyzes the changes to the project. . Doesn't matter if it's the school or church causing the existing problem, the use proposed gives the Commission control over the problem. . Under CEQA, they have only proposed one mitigation measure in acknowledging potential construction impact and no operational impact. . The traffic study makes specific recommendations for traffic separation, temp( separation, as well as a traffic and parking management plan, yet neither one are requi as mitigation. Whether they are required by ordinance or not, they should be included mitigation measures. Chairman Eaton pointed out besides the 19 mitigation measures in the proposed Mitig ative Declaration, those are incorporated into a list of 84 or more conditions, several with operations and separations between the two schools- . Johansen said they are not reflected in the environmental document that was released blic review and comment, and should be part of the disclosure documents for this project. lieved there should be an EIR. iy Wills, resident and owner on Amigos Way, wanted to state the traffic situation is horrific. plan looks lovely but it just doesn't fit and they cannot accept any more traffic. s O'Neil thanked the Commissioners, Staff and Public for their comments and concerns will make every attempt to address these concerns during the two week continuance anc nt further evidence and testimony at the next hearing on September 7, 2006. Chairman Eaton asked if they had comments on the draft conditions as proposed by they be presented at this time. Barnard addressed the following changes and edits to the draft conditions: . On operational condition No. 5, first line add the word large before assembly. . Fourth line in condition No. 5, should read Memorial services shall be permitted. I a . Next line add the before parking. . Last line, change parking on public streets to read parking adjacent to residential uses. . On condition No. 8, fourth line change may be allowed to read shall be permitted. ;e Chairman Eaton asked is they could elaborate on condition No. 4 on how the time frai me to be and if there would be a problem with making them a little further and why it does er to the letting time in the afternoon. Condition No. 4 reads: "The daily start time for the OLQA School shall be established annually in response to thl .orona del Mar High School's publication of their start time. OLQA School shall establish thei start time not less than 20 minutes prior, or less that 15 minutes after, the Corona del Mar Higl School published start time" Petros addressed this question and said they will be presenting information that :r this in the subsequent hearing. . Information based on the surveys prepared by the City's consultant. When looking at the arrival patterns of the OLQA Church school and at Corona del Ma High School as of today, they are one right on top of each other. Combining these peaks creates a very severe spike, which has been pointed out by they general public today. . There is a point in time when separation diminishes the peak traffic and time. Example - in a 15 minute separation, really only extends the peak traffic volume by 1 minutes equaling a 5 minutes savings . When the time is spread further apart the profile gets flat and inverts and creates traffic. . This plan provides some efficiency to bring down the peak and the frequency. missioner Henn asked Mr. Petros by summarizing these comments if he was saying there an inflection point where you can't lower the peak any further by spreading out the arrive s, and what you wind up with is no improvement in the peak but a longer duration of traffic. Petros said yes. Chairman Eaton asked for the applicants reaction on the following questions: . If the application is approved as operated, the Commission reviews in 6 months to a year two places; 1) after the sanctuary is completed. 2) after the school is fully occupied. . Should they ever be denied the use of the staff parking lot at the Corona del Mar School on Sunday, then the Commission should have a review. finis O'Neil answered they would like to respond to the first question at the next hearing ewing with the principals of the application. In regards to the second question, Mr. O'Neil presentation points out all their parking needs could be handled on -site and if that lot w :ked off it would not affect their application. Also, the increased parking plan would dim attractiveness of parking at the Corona del Mar High School parking lot. -�n City Attorney Aaron Harp asked what they considered a large assembly to be. O'Neil asked to give an answer on this at the next hearing. mission Henn and Vice Chairman Eaton both would like thinking on the vehicle strian conflict at the intersection of Domingo Drive and Mar Vista Drive . comment closed. e Chairman Eaton asked the Commission if they think the basic findings for an approval made, and if there is a majority to query the Commission for other possible suggestions. imissioner Hawkins felt it would be difficult to discuss anything on the findings with the pi ment period still being open, since some of the comments may have an affect on ngs. It may be best to make suggestions or directions on conditions. Joner Toerge agreed with Commissioner Hawkins comment, but wanted to address on a possible review period. His concerns where: . If the application is approved, how would they limit modifications to this condition. . What would the Planning Commission do when the conditions come up for review in months to a year with this being a 3 year construction project. . There is a narrow window of opportunity to change some conditions. Vice Chairman Eaton noted: . We can't certify the Negative Declaration at this point, as the comment period has closed. . This is a different application than St. Andrews, where they were attempting to raise tl Floor Area Ratio from .6 something to .8 something on the same sized site, in an a where single family streets led right up to the site from many directions. . He has concerns about the traffic /pedestrian potential conflict at the intersection of M Vista Drive and Domingo Drive, and also whether or not there will be additior congestion, at least on Sunday mornings, where the two driveways are across from ea other. . The plan is one that can warrant approval and suggested that staff start working findings. i response to Commissioner Toerge on the review period, Vice Chairman Eaton felt perhaps ear after the sanctuary was completed, and again a year after the school is fully filled, which th anctuary is to be completed in 2009 and the school is to be completed filled by 2012. A revie+ Couldn't enable us to tell them to tear it down, but we may have a better feel on how things ar Corking and could make modification on some operational conditions. The parking managemer ,Ian is flexible and can be amended, but the neighbors deserve to be able to make comments o it is working. He had the following corrections on the conditions for staff: . No mention of chimes being continued . Condition 31 needs to say a general plan amendment is required. . Condition 63 should clarify the times. 11 r Henn would like to come up with solutions that will feel like there is even with a slight increased in the intensity as measured by a trip count. mer Hawkins supported the operational reviews presented, but thinks if the need to be adjusted, do it through the code not through the application. Chairman Eaton asked if the Staff had enough direction. Ung answered yes. Chairman Eaton continued the hearing to September 7, 2006. Chairman Eaton asked if Staff will have findings and revised conditions for the hearing. Ung said Staff will prepare a resolution for approval with findings and conditions of approval the changes recommended tonight. was made by Commissioner Toerge to continue the Our Lady Queen of Angels on (PA2005 -092) to the meeting of September 7, 2006. NoneV Cole and Henn UBJECT: Newport Beach Brewing Company (Use Permit No. 3485) ITEM N0.4 2920 Newport Boulevard I UP No. 3485 Newport Beach Brewing Company has operated a restaurantlbrewpub pursuant to Use mit No. 3485 since 1994. This permit was issued by the City in 1993 and it was subsequently Continued to ended in 1999. The City has received several complaints related to the operation of the use 09/21/2006 the Planning Commission will evaluate the complaints, the operational character of the use the conditions under which the use operates. At the conclusion of the hearing, the nmission may require alteration of the operation or it may delete or modify conditions of roval. The Commission also may conclude that no changes are necessary and revocation of Use Permit is not being considered at this time. istant City Attorney noted that Commissioner Hawkins recused himself from this item due appearance of a conflict. Commissioner Hawkins agreed and recused himself. Campbell, Senior Planner, gave an overview of the staff report noting: . The Newport Beach Brewing Company was established in 1994 by approval of a Permit No. 3485. . In September 1999, the City Council approved an amendment to the use permit approved full alcoholic beverage service with the sale of distilled spirits. . The City, earlier this year, received a complaint letter regarding the operation of i establishment from a group of residents in the neighborhood. Those complaints relate the operation itself and patron behavior around the establishment. . A report was presented in May of this year at which the Planning Commission asked for additional hearing to review the application and look at whether changes need to be ma in the operation or conditions of approval. . The current report outlines questions and asks for clarification of what was authorized. �.j I