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HomeMy WebLinkAbout01-64 - Approving Master Plan PA-00-56RESOLUTION N0. — A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, APPROVING MASTER PLAN PA -00-56. THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS FOLLOWS: WHEREAS, an application was filed by Ed Deckert, authorized agent for Lighthouse Coastal Community Church, with respect to real property located at 300 and 301 Magnolia Street, requesting approval of an amended master plan to reflect current and past uses of the church and related facilities, establishment of an early r childhood development center, and uses of portions of the parking lot as a play yard in the I & R zone; and WHEREAS, the Planning Commission conducted duly noticed public hearings for PA -00-56 on February 26, 2001, and on April 9, 2001; and WHEREAS, on April 9, 2001, the Planning Commission approved Master Plan PA -00-56 without the early childhood development center; and WHEREAS, Master Plan PA -00-56 was appealed to the City Council; and WHEREAS, the City Council scheduled public hearings on May 21, 2001, and June 4, 2001, and conducted a public hearing on June 18, 2001. WHEREAS, two requests for a rehearing were received; on July 16, 2001, the City Council granted the rehearing; and a duly noticed public hearing was held on September 17, 2001; NOW, THEREFORE, BE IT RESOLVED that based on the evidence in the record, the findings contained in Exhibit "A", and subject to conditions contained in Exhibit "B", the City Council hereby approves Master Plan PA -00-56, with respect to the property described above. BE IT FURTHER RESOLVED that the Costa Mesa City Council finds and determines that adoption of this resolution is expressly predicated upon the activity as described in the agenda report for Master Plan PA -00-56 and upon the applicant's compliance with each and all conditions contained in Exhibit "B". Any approval granted by this resolution herein shall be subject to review, modification, or revocation if there is a material change that occurs in the operation, or if the applicants fail to comply with any of the conditions of approval. PASSED AND ADOPTED this 17th day of September, 2001. ATTEST: Deputy City Oerk of the City of Costa Mesa Wayor of the City of Costa Mesa STATE OF CALIFORNIA ) APPROVED AS TC FORM COUNTY OF ORANGE ) ss - '�c���=�-. CITY OF COSTA MESA ) CITY A NEY I, MARY T. ELLIOTT, Deputy City Clerk and ex -officio Cler"k of the City Council of the City of Costa Mesa, hereby certify that the above and foregoing Resolution No. o t - to 4 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof, held on the 17th day of September, 2001. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this 18th day of September, 2001. 7-, L-7� Deputy City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa EXHIBIT "A" FINDINGS APPL. PA -00-56 A. The information presented substantially complies with Costa Mesa Municipal Code section 13-29(8)(5) in that the'proposed master plan amendment meets the broader. goals of the General Plan and the Zoning Code by integrating uses and structures and protecting the integrity of neighboring development. Specifically, the existing uses are within the scope of normal church activity or, in the case of the private school, have been approved through a conditional use permit or minor conditional use permit due to their complementary use of the property. The early childhood development center will be scheduled for mornings only with all drop-off and pick-up in one of the church's parking lots. Teachers will escort the children to the classrooms at 300 Magnolia Street via the Magnolia Street/Santa Ana Avenue crosswalk. The parking lot has been restriped to further increase the overall number of parking spaces and to improve on- and off-site circulation. Outdoor play activity is limited and does not impact parking because the parking lot has been striped to accommodate the north play yard and peak parking demand for the church occurs while the school is not in session. Noise impacts are limited because many of the students play between the two Kline School buildings, play area will be limited to the south half of the east parking lot and north of the modular building, and physical education classes that are held in the parking lot are limited in size or, in the case of the development center children, for a short period of time in a playground surrounded by block wall or building. Additional landscaping will be provided that will provide a consistent appearance of the site from Magnolia Street and will screen the parking lot from the neighbors to the north. Approval of the master plan will not allow a use, density or intensity, which is not in accordance with the general plan designation for the property. B. The proposed project complies with Costa Mesa Municipal Code Section 13- 29 (e) because: a. The church uses, including the early childhood development center, are compatible and harmonious with uses both on-site as well as those on surrounding properties because the property is zoned for institutional and recreational uses; the church has been in existence for many years; the uses are within the scope of normal church activities; the development center represents a less intensive use than the previous preschools, and improvements (restriping, new walls, repainting) have been made to the church sites, with more planned for the future. b. Safety and compatibility of the design of the buildings, parking areas, landscaping, luminaries, and other site features including functional aspects of the site development such as automobile and pedestrian circulation have been considered. Restriping of the parking lot allowed for two Magnolia Street driveways to be closed, improving on- and off-site circulation. c. The proposed project complies with applicable performance standards APPL. PA -00-56 prescribed in the Zoning Code. Outdoor play activity within the play yard is limited in time and number of students and the new .parking lot striping accommodates the proposed play area. The development center students will be outside for limited periods of time in an area enclosed by block wall of building. d. The project is consistent with -the General Plan because the uses are anticipated under the General Plan designations of the properties. No changes are proposed to the amount of building area. e. The planning application is for a project -specific case and does not establish a precedent for future development. f. The cumulative effects of all past and present planning applications have been considered for both the subject property and surrounding properties. The church activities are within the normal scope of church uses and the different operating times of the church, Kline school, and the proposed early childhood development center allow common use of the parking lot without impacting each other's parking needs or on- and off-site circulation. C. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental procedures, and has been found to be exempt from CEQA because it deals with continued operation of existing facilities. D. The project is exempt from Chapter XII, Article 3, Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. EXHIBIT "B" CONDITIONS OF APPROVAL Ping. 1. A weekday, early childhood development center shall be permitted under the following operating parameters: A. Development center hours shall be limited to Monday through Friday from 9 a.m. to 12 noon. B. Students shall not be permitted to arrive earlier than 8:30 a.m. and shall leave by 12:30 p.m. C. A maximum enrollment of 60 children shall be permitted for the development center. D. All drop-off and pick-up shall be located on the church parking lot at 301 Magnolia Street, per the plan submitted by the applicant and attached to this report. Both options may be used; if only one is used, Option A (Magnolia Street parking area) shall be used. E. Students shall not be permitted to cross the street except at a crosswalk, under the supervision of teachers or adult staff. F. Parents shall park in the church parking lot at 301 Magnolia Street if for any reason a child needs to be picked -up before the end of the session. G. The operators shall provide proof that they have received the necessary State licensing to operate the development center. H. All cars shall park in approved and striped parking spaces prior to dropping off or picking up students. 2. Kline School may continue accessing the east parking lot from the north to south for student drop-off and pick-up purposes as long as this does not conflict with other activities using this parking area. 3. A plan for the use of parking lot barriers shall be submitted to the Planning Division within 90 days. Approval of that plan shall be under the direction of the Planning Division. 4. Outdoor play activities for Klein School shall be generally consistent with the times and locations described in Ms. Kline's letter dated April 3, 2001. Outdoor play activities for the preschool shall be generally consistent with the times described in the Lighthouse Coastal Community Church's General Schedule submitted as part of a letter from Cindy Wickliff, dated February 6, 2001. 5. The church shall make diligent efforts to encourage the congregation to park on-site. Recommended efforts include, but are not limited to, the use of announcements, mailings, and stationing church personnel in the parking lot. 6. A land use restriction, prepared by Planning staff, shall be recorded holding 300 and 301 Magnolia Street as one for purposes of calculating parking. This land use restriction may not be removed unless the buildings at 300 Magnolia Street are demolished and adequate parking provided independent of the parking at 301 Magnolia Street. 7. The various uses shall be managed so their parking needs do not conflict. Any changes to the hours or other substantive changes proposed for Kline School and/or the development center shall require prior City approval. 8. All organized outdoor activities other than the outdoor play activities for the Klein School and the preschool, referenced in condition of approval number 4 of this application, shall require prior approval of a separate minor conditional use permit. 9. One, 24" box canopy tree shall be planted at 300 Magnolia Street in the front setback along Santa Ana Avenue. Type and location of trees shall receive approval by the Planning Division prior to planting. This condition shall be completed within 90 days of City Council action. 10. Landscaping shall be installed and parking lot restriped consistent with the plans approved April 2, 2001, within 90 days of City Council action. (Parking lot striping has already been completed.) 11. Trash enclosures shall be required for any bins, including those serving Klein School, and shall be installed on church or Klein School property within 60 days of City Council action. Design of the trash enclosure shall conform with City standards. 12. The applicant is reminded that all conditions of approval of Minor Conditional Use Permit ZA-00-19 still apply (copy attached hereto). 13. The master plan herein approved shall be valid until revoked. Approval of the early childhood development center and Kline School's use of the church parking lot for play area shall expire upon discontinuance for a period of 180 days or more. The master plan may be referred to the Planning Commission for modification or revocation at any time if the conditions of approval have not been complied with, if the use is being operated in violation of applicable laws or ordinances, or if, in the opinion of the development services director or his designee, any of the findings upon which the approval was based are no longer applicable 14. Approval of this master plan supersedes all previous master plans and conditional use permits approved for these sites.