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HomeMy WebLinkAbout31A - CUP 2008-37 AT 2130 N GRAND AVEREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: MARCH 2, 2009 TITLE: CONDITIONAL USE PERMIT NO. 2008-37 TO ALLOW A PRIVATE SCHOOL, CHILD CARE FACILITY AND GYMNASIUM AT THE ALLLIANCF CHURCH OF ORANGE AT 2130 NORTH GRAND AVENUE - HMC ARCHITECTS, APPLICANT CITY MANAGER RECOMMENDED ACTfON CLERK OF COUNCIL USE ONLY: APPROVED ^ As Recommended ^ As Amended ^ Ordinance on 15' Reading ^ Ordinance on 2id Reading ^ Implementing Resolution ^ Set Public Hearing For_ CONTINUED TO FILE NUMBER Receive and file the staff report approving Conditional Use Permit No. 2008-37 as conditioned. PLANNING COMMISSION ACTION On January 26, 2009, the Planning Commission adopted a resolution approving Conditional Use Permit No. 2008-37 as conditioned by a vote of 7:0 to allow a private school, child care facility and gymnasium as part of an expansion at the Alliance Church of Orange at 2130 North Grand Avenue located in the Single Family Residence (R1) zoning district. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). FISCAL IMPACT There is no fiscal impact associated with this action. ay M. Trevino Executive Director Planning & Building Agency MF:rb mf\reports\cup08-37 Alliance Church of Orange.cc 31 A-1 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: JANUARY 26, 2009 TITLE: PUBLIC HEARING - FILED BY HMC ARCHITECTS FOR CONDITIONAL USE PERMIT NO. 2008-37 TO ALLOW A PRIVATE SCHOOL, CHILD CARE FACILITY AND GYMNASIUM AT THE ALLLIANCE CHURCH OF ORANGE AT 2130 NORTH GRAND AVENUE Prepared by Matt Foulkes Executive irector RECOMMENDED ACTION PLANNING COMMISSION SECRETARY APPROVED ^ As Recommended ^ As Amended ^ Set Public Hearing For DENIED ^ Applicant's Request ^ Staff Recommendation CONTINUED TO i~ ,~ Planning Manager Adopt a resolution approving Conditional Use Permit No. 2008-37 as conditioned. DISCUSSION Request of Applicant HMC Architects, representing the Alliance Church of Orange, is requesting approval of a conditional use permit to allow a private school for kindergarten through twelfth grade and a child care facility at 2130 North Grand Avenue. Property Description The subject site is a 6.2 acre parcel of land located on the west side of Grand Avenue between Twenty-First Street and Santa Clara Avenue. The site is currently developed with a 29,000 square foot church and classroom building. The General Plan land use designation for this site is Low-Density Residential (LR-7), and it is located within the Single-Family Residential (R-1) zoning district. Surrounding land uses include residential to the south and west, office and residential to the north and the Grand Avenue United Methodist Church to the east (Exhibits 1 and 2). Project Description The Alliance Church of Orange County proposes to construct a 10,434 square foot, two-story classroom building and a 10,243 square foot gymnasium to operate a private school. The school will be for students in kindergarten EXH~? Q _2 Conditional Use Permit No. 2008-37 January 26, 2009 Page 2 through twelfth grade. A total of 153 students are anticipated to occupy eight classrooms within the proposed buildings. The school and childcare facility will operate Monday through Friday from 7:30 a.m. until 4:30p.m. Additionally, night classes will be offered on Wednesdays and Fridays from 7:30 p.m. to 10:00 p.m. (Exhibit 3). A total of 10,414 square feet will be utilized for the school use. Approximately 4,692 square feet will be devoted to the eight classrooms, with 3,393 square feet to be used for the school offices, storage and common spaces. Based on these space requirements, the school will exceed the City's parking requirement for private schools. A total of 22 parking stalls are required for the school facility (1.5 spaces per classroom and 1 space for 333 square feet of office area), with 268 spaces provided (Exhibits 4, 5 and 6). The project is proposed to be constructed in two phases. The first phase will consist of the reconfiguration of the existing parking lot and the construction of the gymnasium building. The parking lot reconfiguration will involve the repaving, restriping and installation of parking lot landscaping and lighting. The second phase of the project will involve the construction of the two-story classroom building adjacent to the gymnasium. Both of the proposed structures will utilize similar architectural features and materials such as natural flagstone and perforated metal paneling in order to highlight the features of the existing buildings on the new structures (Exhibits 7 , 8 and 9 ) . Analysis of the Issues In 1960, Conditional Use Permit No. 12 was approved to allow the construction of the Northside Church of Christ Church at the subject site. In 1977, Conditional Use Permit No. 77-10 was approved to allow a pre- school in conjunction with the existing church facility. The church is now requesting approval of a conditional use permit to expand the school use to include children from kindergarten to twelfth grade as well as construct approximately 21,000 square feet of additional classroom and gymnasium facilities. As proposed, this project meets the City's parking and landscaping requirements and complies with the provisions of Chapter 41 of the Santa Ana Municipal Code. The additional classroom buildings in conjunction with the church result in a total off-street parking requirement of 253 parking spaces while 268 parking spaces are proposed. Access to the site 31 A-3 Conditional Use Permit No. 2008-37 January 26, 2009 Page 3 is taken primarily from two driveways on Grand Avenue, with secondary access also provided via a driveway that extends from the north section of the site to Santa Clara Avenue. Although the addition of a school at this location will increase the amount of traffic that will be circulating in and out of this site during the week, the conditional use permit has been conditioned to limit the total number of students enrolled below the threshold for substantial traffic impacts. Additionally, the project has been conditioned to prohibit the use of the driveway closest to Seventeenth Street from being utilized. This driveway closure will prevent any cars attempting to turn left onto Grand Avenue from interfering with traffic in the mornings and afternoons, thereby reducing the potential for accidents in this area. This driveway will be opened for use during the weekend church services when through traffic on Grand Avenue is substantially less. The proposed school has been designed to be in compliance with all applicable development standards that pertain to a school use. Additionally, the school will allow the church the ability to provide an additional service and alternative educational opportunities to its congregation and the surrounding community. This proposed expansion supports several goals and policies of the General Plan including Policy 5.1 of the Land Use element which encourages development which has a net benefit to the community and Policy 1.8 of the Land Use element which encourages the development of non-profit recreational facilities and services. As a result, staff recommends approval of Conditional Use Permit No. 2008-37 as conditioned. CEQA Compliance This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15061(b)(3). This General Rule exemption applies to any project where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Environmental Review No. 2008-21 will be filed for this project. Matt Foulkes Assistant Planner I MF:jm mf\reports\cup08-37 Alliance Church of Ordnge.pc 3 1 A-d ~~, ~ Vince Fregoso, AI Principal Planne ~'` 0 / R ~ _. ~..~ ~~ 60-R1 - R1-7200 60-R1-7200 _ ~ ~ ~ 60-R1 60-R1 -7200 ~' 59 ~ R4 0 ~P,z~ N. R4 C5 ' C5 ~ 0 ~ biioo -7zoo -7z6o ~ 5 A, ~,,Ma ~ a 60-A1-7200 w 60-A7-7200 ~'~ - - FAIRHAVE AV. Q A, 60- - C1 60-A1 ~ 8 -- -- ~ ' 7zoo R4 R4 s a a -700 ~ ~ ii ii ------ ii-li 0 ~~ w. m O ~ <R2 R1 I II I ,LL R1 2 I 5o-a,-zoo Ri < R7 C5 Q I I I II I Ri I ~ ~ ~ 62ou s i:il _ ~~: A. 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'.. ~ w ~~ ~ W' ~~~Q ~ !~ ~ !' ~ ~' i+ 0 ~ A q~ r N =~ ~ °z 0 _ a _ ~-w o ~ > to W I N = IO F Z p ~O y I~ A I I I I I I ~: ' I I ~ I a I e I ' I I .aiai< v~ s~ a3 ~ --~m°_ ~ Wye's.; ~ ~ z 1~~ w l1) ~ cQi a4 ~ 'x o Z ', VW- ~ ~~ ~ U ~~~ya~ ~ ~~ ~~~ ~6 ~ ~ i a Qw-F. ~ ~b Jp~~ 6 ~ ~ U j! w ~~ d !~ ® ~ 0 d ~~ ¢ ~ ~ l3~~~~~a g ~~ , ~ ~ ~ ~ m , ~ ~ 8 cnassct 8 c ~ ~ . ~ ~ { I I L.__e__ W . ~ s~ * ~ ^~ a N r °o O Z O 4 _ ~%-W 1~ I~ N to Z a lO 0 '~ ~~ I I I I I I I I I s I ~ I I ' z I b I I ' I c '~3 KO- 1 /22/09 RESOLUTION NO. 2009-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2008-37 TO ALLOW A PRIVATE SCHOOL AT THE PROPERTY LOCATED AT 2130 NORTH GRAND AVENUE BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Applicant is requesting approval of Conditional Use Permit No. 2008-37 to allow a private school at the Alliance Church of Orange located at 2130 North Grand Avenue. B. Conditional Use Permit No. 2008-37 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on January 26, 2009. C. Pursuant to Santa Ana Municipal Code Section 41-232.5, private schools are permitted in the Single-Family Residence (R1) zoning district with the issuance of a conditional use permit. D. Santa Ana Municipal Code Section 41-638 authorizes the Planning Commission to grant a conditional use permit upon making certain findings. Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or community? The proposed private school will provide additional educational opportunities for school aged children that reside in the community. This supports Policy 5.1 of the Land Use element which encourages development which provides a net benefit to the community. Additionally, the construction of a gymnasium on this site supports Policy 1.8 of the Land Use element which encourages the development of non- profit recreational facilities and services. Resolution No. 2009-04 Page 1 of 4 31A-14 2. Will the proposed use under the circumstances of the particular case be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity? The proposed use will not be detrimental to the health and safety of the surrounding area as the school students will be contained within the interior area of the site. All school functions have been designed to operate away from surrounding streets and adjacent residential properties. 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The project will have no adverse affect on the economic stability of the surrounding community. The private school is a noncommercial enterprise affiliated with a nonprofit church facility. 4. Will the proposed use comply with the regulations and conditions specified in Chapter 41 for such use? The proposed school has been designed to be in compliance with the requirements specified in Chapter 41 of the Santa Ana Municipal Code. 5. Will the proposed use adversely affect the General Plan or any specific plan of the City? The proposed project is in compliance with the Low Density Residential District (LR-7) land use designation of the General Plan. This district permits the operation of private schools with an approved conditional use permit. This project is not located within a specific plan or specific development area. E. This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15061(b)(3). This General Rule exemption applies to any project where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Environmental Review No. 2008-21 will be filed for this project. Section 2. The Planning Commission after conducting the public hearing hereby approves Conditional Use Permit No. 2008-37 as conditioned in Exhibit "A" attached hereto and incorporated herein, to operate a private school on the property located at 2130 North Grand Avenue. This decision is based upon the evidence submitted at the Resolution No. 2009-04 Page 2 of 4 31 A-15 above said hearing, which includes but is not limited to: the Request for Planning Commission Action dated January 26, 2009 and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 26th day of January, 2009 by the following vote: AYES: Commissioners: Alderete, Betancourt, Gartner, Leo, Mill, Turner, Yrarrazaval (7) NOES: Commissioners: None (0) ABSENT: Commissioners: None (0) ABSTENTIONS: Commissioners: None (0) Christopher Leo Chairman APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee Otto Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2009-04 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on January 26, 2009. Date: Planning Commission Secretary City of Santa Ana Resolution No. 2009-04 Page 3 of 4 31 A-16 Conditions for Approval for Conditional Use Permit No. 2008-37 Conditional Use Permit No. 2008-37 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below rior to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. The project shall remain in compliance with Site Plan Review (DP No. 07- 78). 2. Any amendment to this conditional use permit must be submitted to the Planning Division and Police Department for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 3. Enrollment for the Alliance Church of Orange shall be limited to a maximum of 153 kindergarten through twelfth grade aged students and shall comply with the submitted hours of operation summary. 4. The southern driveway shall remain closed for entering and exiting the site Monday through Friday between the hours of 7:00 a.m. and 8:00 a.m. and 4:00 p.m. and 5:00 p.m. This closure shall include the use of either a chain or gate to prevent vehicles from entering or exiting the site from this driveway. 5. This project shall be reviewed annually every January for three years in order to monitor any traffic impacts that may arise from the new use. Exhibit A Resolution No. 2009-04 Page 4 of 4 31 A-17 31 A-18