SEW PO—
u ram-_ r
c
q<� Fo FzN�P
TO:
FROM
CITY OF
NEWPORT BEACH
City Council Staff Report
December 12, 2023
Agenda Item No. 8
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
Seimone Jurjis, Assistant City Manager/Community Development Director - 949-644-3232, [email protected]
PREPARED BY: Jim Campbell, Deputy Community Development Director, 949-644-3210, [email protected]
TITLE: Planning Commission Agenda Report for December 7, 2023 CONSENT ITEMS:
ITEM NO. 1
SUMMARY
ACTION:
MINUTES OF NOVEMBER 9, 2023
Draft minutes from the November 9, 2023, meeting of the Planning Commission.
The Planning Commission considered the draft minutes with suggested edits to the minutes. The minutes were approved by the following vote.
AYES:
Harris, Langford, Lowrey, Rosene, and Salene
NOES:
None
ABSENT:
Barto
ABSTAIN:
Ellmore
Approved as amended.
PUBLIC HEARING ITEMS:
ITEM NO. 2 PINE KNOT MOTEL CDP (PA2023-0027)
Site Locations: 6302 West Coast Highway
SUMMARY: An appeal of the Zoning Administrator's September 28, 2023, decision to approve a coastal development permit to rehabilitate a 12-room motel that was significantly damaged by fire in 2018 and partially demolished pursuant to Emergency Coastal Development Permit No. ECD2018-150. The project involves replacing the demolished portions of the structure, repairing the uninhabitable portions of the structure, the addition of a partial second story at the front of the property, construction of a commercial trash enclosure, and site improvements. Site improvements include but are not limited to, hardscaping, drainage, and restriping of the existing parking lot.
Approximately 306 square feet will be added to the total gross floor area of the structure to modernize and enhance the usability of the motel. The rehabilitated motel will maintain a relatively similar footprint to the damaged structure and will maintain the same number of guest rooms.
The Planning Commission conducted a public hearing and denied the appeal and upheld the decision of the Zoning Administrator and approved the project. 9M
Planning Commission Agenda Report for December 7, 2023
December 12, 2023
AYES:
Ellmore, Langford, Lowrey, Salene, and Rosene
NOES:
None
ABSENT:
Barto
ABSTAIN:
Harris
ACTION: Appeal denied, project Approved
ITEM NO. 3 SAGE HILL MIDDLE SCHOOL (PA2022-0277)
Site Locations: 20402 Newport Coast Drive
SUMMARY: A major site development review, minor use permit, and traffic study to increase student enrollment from 600 to 750 students and to construct a new three-story, 38,658 square -foot middle school (i.e., grades 7-8) and gymnasium building for Sage Hill School on the northern portion of the existing campus. The proposed structure would exceed the remaining 20,166 square feet authorized by the original use permit; therefore, the request includes an amendment to increase the total floor area on -site by 18,492 square feet for a total of 160,392 square feet. The proposed middle school and gymnasium building includes eight classrooms, a cafe, offices, storage rooms, outdoor learning areas, and approximately 824 bleacher seats within the gymnasium.
The proposed project also includes nighttime lighting and landscaping improvements for the existing baseball field as well as landscaping improvements for the new school and gymnasium building. Lastly, the project includes improvements to Newport Coast Drive to extend the existing left turn lane at the intersection of Newport Coast Drive and the Coyote Canyon Landfill Renewable Energy Facility (REF), which is intended to improve queuing capacity. No changes are proposed to the existing high school facilities (i.e., grades 9-12) which will continue to be regulated by Use Permit No.
PA97-0173.
The Planning Commission conducted a public hearing and approved the project with the following vote:
AYES:
Ellmore, Harris, Langford, Lowrey, Salene, and Rosene
NOES:
None
ABSENT:
Barto
ABSTAIN:
None
ACTION: Approved
ITEM NO.4 RESIDENCES AT 1400 BRISTOL STREET (PA2022-0296) Site Locations: 6302 West Coast Highway
SUMMARY: The Applicant is requesting approval for the demolition of two existing office buildings and the development of 229 apartment units atop a 422-space parking structure and a pedestrian bridge that extends from the proposed project over the Spruce Street right-of-way to the approved residential apartment project at 1300 Bristol Street (Project). The following approvals are requested to implement the Project as proposed:
• General Plan Amendment (GPA) - A request to change the existing General Plan land use designation of subject property from General Commercial Office (CO-G) to Mixed Use Horizontal 2 (MU-H2) and add 64 dwelling units to Anomaly 16 of the General Plan Table LU2 (Anomaly Locations) to accommodate the Project;
lM
Planning Commission Agenda Report for December 7, 2023
December 12, 2023
Planned Community Development Plan Amendment - An amendment to the Newport Place Planned Community (PC-11) Development Plan (PC Text) to include the project site within the Residential Overlay; Major Site Development Review - A site development review in accordance with the Newport Place Planned Community and Section 20.52.80 (Site Development Reviews) of the Newport Beach Municipal Code (NBMC), for the construction of the Project;
Affordable Housing Implementation Plan - A plan specifying how the Project would meet the City's affordable housing requirements, in exchange for a request of 50% increase in density. The Applicant seeks six development standard waivers related to park land dedication, building setbacks, building height, private open space for each residential unit, common open space for the entire Project, and overall residential project density pursuant to Chapter 20.32 (Density Bonus) of the NBMC and Government Code Section 65915 (Density Bonus Law), and two development concessions related to the mix of affordable units and partial park in -lieu fee payment, pursuant to Chapter 20.32 (Density Bonus) of the NBMC and Government Code Section 65915;
Development Agreement — A Development Agreement between the Applicant and the City, pursuant to Section 15.45.020 (Development Agreement Required) of the NBMC, which would provide the Applicant with the vested right to develop the Project for a term of 10 years and to provide negotiated public benefits to the City;
Traffic Study - A traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the NBMC; and
Addendum to the 2006 General Plan Update Program Environmental Impact Report (Addendum) - Pursuant to the California Environmental Quality Act (CEQA), the Addendum addresses reasonably foreseeable environmental impacts resulting from the Project.
The Planning Commission conducted a public hearing and approved the project with the following vote:
AYES:
Ellmore, Harris, Langford, Lowrey, Salene, and Rosene
NOES:
None
ABSENT:
Barto
ABSTAIN:
None
ACTION: Approved
am
December 6, 2023
2023 NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT
PROJECT TENTATIVE MEETING SCHEDULE'
December 6 General Plan Advisory Committee (GPAC) Meeting Receive and file schedules, presentation of Existing Conditions and Background Analysis for Vision Statement and Resilience, update on outreach and engagement December 7 Planning Commission (5 pm start time)
1. Residences at 1400 Bristol St. (PA2022-0296) — Liz
District 3
2. Appeal of CDP for Pine Knot Motel renovation at 6302 Coast Hwy. (PA2023-0027) — District 1
Joselyn
3. Sage Hill Middle School at 20402 Newport Coast (PA2022-0277) - Jenny District 7
December 12 City Council
1. Consent, second reading of ordinance related to visitor -serving accommodations within the MU-W2 and MU-CV/15th Street Zones PA2023-0116 — Jaime December 14 Zoning Administrator
1. Griley residences CDP and TPM at 2592 Arbor Dr and 2596 Crestview Dr (PA2023- District 2
0125) - Oscar
District 1
2. Mendes residence CDP at 208 Via Lido Nord (PA2023-0025) - Oscar District 1
3. Social Pies restaurant MUP/ABC license change at 106 Main (PA2023-0112) — Joselyn District 5
4. Andry residence CDP at 31 Beacon Bay — Danny/Liz (PA2023-0150) District 3
5. Azelart residence 2319 Heather Lane Lot Merger PA2023-0168 - Danny/Chelsea December 14 Planning Commission (special meeting 5 p.m.)
1. Residences at 1401 Quail St. PA2023-0040 — David
District 3
December 20 General Plan Update Steering Committee (GPUSC) Meeting December 21 Planning Commission
1. Sierra by the Sea Zoning Agreement Cancellation - Melinda Citywide
2. Lido Marina Village Parking CUP (PA2021-089) — Liz
District 1
3. 20 Corporate Plaza General Plan Amendment PA2022-0158 — Joselyn District 5
January 4 Planning Commission
1. Appeal of Campbell Animal Keeping at 1691 Orchard Drive (PA2022-098) — Jenny District 3
January 9 City Council
1. Study Session, housing element density and building height - Jaime Citywide
January 11 Zoning Administrator
January 18 Planning Commission
January 23 City Council
1. Potential ALUC override for Residences at 1400 Bristol (PA2022-0296) - Liz District 3
2. Potential ALUC override for Residences at 1401 Quail PA2023-0040 - David District 3
January 25 Zoning Administrator
1. Moinfar Residence CDP at 2401 Bayshore (PA2023-0157) - Danny District 2
February 8 Planning Commission
FebruarV 13 CitV Council
February 15 Zoning Administrator
February 22 Planning Commission
February 27 City Council
1. Development Impact Fee Study Session - Liz
Citywide
February 29 Zoninq Administrator
March 7 Planning Commission
March 12 City Council
March 14 Zoning Administrator
The tentative schedule is a tool to assist the preparation of future agendas. It does not provide a complete description of projects and it does not list all projects currently under review that could be scheduled. The tentative schedule changes without notice.
December 6, 2023
March 21 Planning Commission
March 26 City Council
March 28 Zoning Administrator
April 18 Planning Commission
1. Housing Element Implementation Program Amendments
— Ben/Jaime
Citywide
Director or ZA Level Actions None this week
CDP Waivers None this week
TBD Items
1. Wireless Facilities in public right-of-way, ordinance update — Ben/OCA Citywide
Pending Coastal Commission
1. Small Cell Telecom Appeal at 38' Street and Lake Ave appeal (PA2019-113) — Ben
2. Coastal Act §30613 CDP jurisdiction change (PA2022-111) - Jim/Jaime/Dudek
3. 2022 LCPA #3 — Density Bonus ordinance update, Lido House Hotel expansion, Nonconforming uses and structures amendment — Jaime/Ben
4. 2023 LCPA #1 - ADU ordinance amendment, Bay Island amendment, Hanna land use change — Jaime/Chelsea/David
5. 2023 LCPA #2 - Commercial Parking, VE Special Flood Hazard Overlay — Ben/Liz District 1
Coastal
District 4
Coastal
Coastal
Coastal
Planner Contact Information
Seimone Jur'is, Community Development Director
949-644-3282
s'ur'is new ortbeachca. ov
Jim Campbell, Deputy CD Director Planning
949-644-3210
'cam bell new ortbeachca. ov
Jaime Murillo, Planning Manager
949-644-3209
'murillo new ortbeachca. ov
Jerry Arre ui, Planning Technician
949-644-3249
'arre ui new ortbeachca. ov
Chelsea Cra er, Senior Planner
949-644-3227
ccra er new ortbeachca. ov
Danny Kopshever, Assistant Planner
949-644-3235
dko shever new ortbeachca. ov
David Lee, Senior Planner
949-644-3225
dlee new ortbeachca. ov
Oscar Orozco, Assistant Planner
949-644-3216
oorozco new ortbeachca. ov
Josel n Perez, Associate Planner
949-644-3312
[email protected]
Laura Rodrigez, Planning Technician
949-644-3216
LRodrig uez(a�newportbeachca.gov
Jenny Tran, Assistant Planner
949-644-3212
itran(a�newportbeachca.gov
Rosalinh Ung, Principal Planner (PT)
949-644-3208
rung(a�newportbeachca.gov
Liz Westmoreland, Senior Planner
949-644-3234
Westmoreland(o�newportbeachca.gov
Melinda Whelan, Assistant Planner
949-644-3221
mwhelan(a�newportbeachca.gov
Ben Zdeba, Principal Planner
949-644-3253
bzdeba(@newportbeachca.gov
Lauren Wood ing-Whitlinger, Real Property Administrator 949-644-3236
Iwooding(@newportbeachca.gov
Dan Campagnolo, Systems Administration Manager
949-644-3231
dcampagnolo(o�newportbeachca.gov
Tonee Thai, Deputy CD Director & Building Official
949-718-1867
tthai(a�newportbeachca.gov
Brad Sommers, City Traffic Engineer
949-644-3326
bsommers(aOewportbeachca.gov
December 12, 2023
Agenda Item No. 8
NEWPORT BEACH PLANNING COMMISSION AGENDA
CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE
THURSDAY, DECEMBER 7, 2023
REGULAR MEETING — 5:00 P.M.
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. PUBLIC COMMENTS
Public comments are invited on non -agenda items generally considered to be within the subject matter jurisdiction of the Planning Commission. Speakers must limit comments to three (3) minutes. Before speaking, please state your name for the record and print your name on the blue forms provided at the podium.
V. REQUEST FOR CONTINUANCES
VI. CONSENT ITEMS
ITEM NO. 1 MINUTES OF NOVEMBER 9, 2023
Recommended Action: Approve and file
VII. PUBLIC HEARING ITEMS
Speakers must limit comments to three (3) minutes on all items. Before speaking, please state your name for the record and print your name on the blue forms provided at the podium.
If in the future, you wish to challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues, which you (or someone else) raised orally at the public hearing or in written correspondence received by the City at or before the hearing.
ITEM NO. 2 PINE KNOT MOTEL CDP (PA2023-0027)
Site Location: 6302 West Coast Highway
Summary:
An appeal of the Zoning Administrator's September 28, 2023, decision to approve a coastal development permit to rehabilitate a 12-room motel that was significantly damaged by fire in 2018 and partially demolished pursuant to Emergency Coastal Development Permit No. ECD2018-150.
The project involves replacing the demolished portions of the structure, repairing the uninhabitable portions of the structure, the addition of a partial second story at the front of the property, construction of a commercial trash enclosure, and site improvements. Site improvements include but are not limited to, hardscaping, drainage, and restriping of the existing parking lot. Approximately 306 square feet will be added to the total gross floor area of the structure to modernize and enhance the usability of the motel. The rehabilitated motel will maintain a relatively similar footprint to the damaged structure and will maintain the same number of guest rooms.
Recommended Actions:
1. Conduct a public hearing;
2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302 under Class 2 (Replacement of Reconstruction) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment; and
1 of 3
3. Adopt Resolution No. PC2023-041 denying the appeal and upholding and affirming the Zoning Administrator's approval of a Coastal Development Permit to allow the addition of a partial second story and the rehabilitation of a 12-room motel filed as PA2023-0027.
ITEM NO. 3 SAGE HILL MIDDLE SCHOOL (PA2022-0277)
Site Location: 20402 Newport Coast Drive
Summary:
A major site development review, minor use permit, and traffic study to increase student enrollment from 600 to 750 students and to construct a new three-story, 38,658 square -foot middle school (i.e., grades 7-8) and gymnasium building for Sage Hill School on the northern portion of the existing campus. The proposed structure would exceed the remaining 20,166 square feet authorized by the original use permit; therefore, the request includes an amendment to increase the total floor area on - site by 18,492 square feet for a total of 160,392 square feet. The proposed middle school and gymnasium building includes eight classrooms, a cafe, offices, storage rooms, outdoor learning areas, and approximately 824 bleacher seats within the gymnasium. The proposed project also includes nighttime lighting and landscaping improvements for the existing baseball field as well as landscaping improvements for the new school and gymnasium building. Lastly, the project includes improvements to Newport Coast Drive to extend the existing left turn lane at the intersection of Newport Coast Drive and the Coyote Canyon Landfill Renewable Energy Facility (REF), which is intended to improve queuing capacity. No changes are proposed to the existing high school facilities (i.e., grades 9-12) which will continue to be regulated by County Use Permit No. PA97-0173.
Recommended Actions:
1. Conduct a public hearing;
2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) and under Section 15314 under Class 14 (Minor Additions to Schools) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and
3. Adopt Resolution No. PC2023-042 approving PA2022-0277 for a Major Site Development Review, Minor Use Permit, and Traffic Study.
ITEM NO. 4 RESIDENCES AT 1400 BRISTOL STREET (PA2022-0296) Site Location: 1400 and 1420 Bristol Street (North)
Summary:
Approval of the demolition of two existing office buildings and the development of 229 apartment units atop a 422-space parking structure and a pedestrian bridge that extends from the proposed project over the Spruce Street right-of-way to the approved residential apartment project at 1300 Bristol Street (Project). The following approvals are requested to implement the Project as proposed:
General Plan Amendment (GPA) - A request to change the existing General Plan land use designation of subject property from General Commercial Office (CO-G) to Mixed Use Horizontal 2 (MU-H2) and add 64 dwelling units to Anomaly 16 of the General Plan Table LU2 (Anomaly Locations) to accommodate the Project;
Planned Community Development Plan Amendment - An amendment to the Newport Place Planned Community (PC-11)Development Plan (PC Text) to include the project site within the Residential Overlay;
Major Site Development Review - A site development review in accordance with the Newport Place Planned Community and Section 20.52.80 (Site Development Reviews) of the Newport Beach Municipal Code (NBMC), for the construction of the Project; 2 of 3
Affordable Housing Implementation Plan - A plan specifying how the Project would meet the City's affordable housing requirements, in exchange for a request of 50% increase in density.
The Applicant seeks six development standard waivers related to park land dedication, building setbacks, building height, private open space for each residential unit, common open space for the entire Project, and overall residential project density pursuant to Chapter 20.32 (Density Bonus) of the NBMC and Government Code Section 65915 (Density Bonus Law), and two development concessions related to the mix of affordable units and partial park in -lieu fee payment, pursuant to Chapter 20.32 (Density Bonus) of the NBMC and Government Code Section 65915;
Development Agreement — A Development Agreement between the Applicant and the City, pursuant to Section 15.45.020 (Development Agreement Required) of the NBMC, which would provide the Applicant with the vested right to develop the Project for a term of 10 years and to provide negotiated public benefits to the City;
Traffic Study - A traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the NBMC; and
Addendum to the 2006 General Plan Update Program Environmental Impact Report (Addendum) - Pursuant to the California Environmental Quality Act (CEQA), the Addendum addresses reasonably foreseeable environmental impacts resulting from the Project.
Recommended Actions:
1. Conduct a public hearing;
Find that potential environmental impacts have been previously mitigated through the implementation of the policies of the General Plan as evaluated in Program Environmental Impact Report for the 2006 General Plan Update (SCH No. 2006011119), and the City of Newport Beach Housing Element Initial Study/Negative Declaration (collectively, the PEIR); therefore, in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines, an addendum to the previously adopted PEIR is the appropriate environmental documentation for the project; and
3. Adopt Resolution No. PC2023-043 recommending the City Council adoption of Environmental Impact Report Addendum, and approval of General Plan Amendment, Planned Community Development Plan Amendment, Major Site Development Review, Affordable Housing Implementation Plan, Traffic Study, and Development Agreement, for the Residences at 1400 Bristol Street Project located at 1400 and 1420 North Bristol Street (PA2022-0296).
VIII. STAFF AND COMMISSIONER ITEMS
ITEM NO. 5 MOTION FOR RECONSIDERATION
ITEM NO. 6 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR
MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON
A FUTURE AGENDA
ITEM NO. 7 REQUESTS FOR EXCUSED ABSENCES
IX. ADJOURNMENT
3 of 3