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HomeMy WebLinkAboutItem 1Development Services Department October 11, 2011 TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Assistant Planner SUBJECT: Conditional Use Permit Application No. CUP 11 -12 to allow the existing church to expand its uses to include music classes for up to 150 students to be operated in the existing classrooms at 121 Alice Street and to change the use of a counseling center to a single - family residence at 700 S. First Avenue. SUMMARY Conditional Use Permit Application No. CUP 11 -12 was filed by Mr. Jerold Hazerot, representative of Arcadia Presbyterian Church at 121 Alice Street. The Church is proposing to add music classes for up to 150 students to the existing church - related uses onsite, and convert an existing counseling center back into a residence for church staff or ministries, such as a home for victims of abuse. The Development Services Department is recommending approval of this application, subject to the conditions listed in this report. GENERAL INFORMATION APPLICANT: LOCATION: REQUEST: SITE AREA: FRONTAGES: Mr. Jerold Hazerot, church representative 121 Alice Street and 700 S. First Avenue A Conditional Use Permit to allow the existing church to expand its uses to include a 150 - student music school to be operated in existing classrooms at 121 Alice Street, and to change the use of a counseling center to a single - family residence at 700 S. First Avenue. 201,165 square feet (4.62 acres) 265 feet along S. First Avenue 535 feet along Alice Street EXISTING LAND USES & ZONING: Address Zone Use 700 South First Avenue MU Counseling Center 706 South First Avenue MU Pre - school yard 810 South First Avenue MU Portion of south parking lot with 24 parking spaces 121 Alice Street MU Church Sanctuary, and Pre - school 121 Alice Street R -3 Education Building, Library, Lounge, and Fellowship Hall 141 Alice Street R -3 Church -owned single - family residence 145 Alice Street R -3 7,000 sq. ft. vacant lot 112 -122 Alice Street R -3 Portion of south parking lot with 103 parking spaces 114 -132 Genoa Street R -3 North parking lot with 157 parking spaces MU — Mixed Use R -3 — High Density Multiple - Family Residential A Site Plan and Aerial Photo with zoning information are attached SURROUNDING LAND USES & ZONING: North: Church zoned MU, and multiple - family residences zoned R -3 South: Medical offices and tutoring centers zoned MU, and offices and retail zoned C -2 East: Multiple - family residences zoned R -3 West: Retail zoned MU GENERAL PLAN DESIGNATION: The areas fronting S. First Avenue are designated Mixed Use with a 1.0 floor- area -ratio (FAR). This designation provides opportunities for commercial and residential mixed -use development that takes advantage of easy access to transit and proximity to employment centers, and that provides complementary mixes of uses that support and encourage pedestrian activity. The areas along Alice Street and Genoa Street are designated High Density Residential for 12 -30 dwelling units per acre. This designation accommodates higher density attached housing types for both renter and owner households within a neighborhood context. CUP 11 -12 121 Alice St. October 11, 2011 — page 2 PUBLIC HEARING NOTIFICATION Public hearing notices for CUP 11 -12 were mailed on September 30, 2011 to the owners and tenants of those properties that are located within 300 feet of the subject property — see the attached radius map. Because staff considers the proposed project exempt from the requirements of the California Environmental Quality Act (CEQA) the public hearing notice was not published in a local newspaper. BACKGROUND INFORMATION The site is developed with a church sanctuary, a two -story education building, a childcare center, a counseling center, a library, a meeting hall, and a single - family residence totaling 38,804 square feet. There are also 284 parking spaces in two surface parking lots. The size of the site is 201,165 square feet (4.62 acres). The educational building and church sanctuary were built in 1960 -1961 and at that time a Conditional Use Permit was not required. In 1976, the Presbyterian Church was granted Conditional Use Permit No. CUP 76 -15 to add the childcare center and expand the parking areas. The proposed music classes will be held in the education building and library, and recitals will be held in the church sanctuary. The single - family house located at 700 S. First Avenue was built in 1921, and converted to a counseling center in 1976. The applicant is proposing to restore the house for use as a residence. PROPOSAL AND ANALYSIS The applicant is proposing two land use changes; the first is to offer music classes to members of the church and community. The classes will provide private instruction for primarily the piano, violin, guitar, and drums. Instruction for other instruments may be provided by request. The classes are primarily intended for grade school -aged children, but students of all ages, including adults may be accommodated. The proposed music school will consist of daily classes and seasonal recitals. A preliminary schedule is attached. The classes will be held in the existing education building and library, and the recitals will be held in the church sanctuary and the adjacent lounge — see the attached floor plan. Parking for students, instructors, and recital attendees will be available in the existing two parking lots. Classes will be held Monday through Saturday, from 9 a.m. to 9 p.m., with as many as five classes per day. Make -up classes may be held on Sundays. The class sizes will be small, ranging from one to nine students per class. The applicant anticipates a maximum enrollment of 77 students in the beginning, and hopes to be able to expand the enrollment to a maximum of 150 students in five years. The existing education building and library have a maximum occupancy limit of over 700 persons. The proposed music school at a maximum enrollment of 150 students would only utilize 20 percent of the available occupancy, and will have to be scheduled and arranged to operate within the maximum occupancy and the various other activities that the church conducts. CUP 11 -12 121 Alice St. October 11, 2011 — page 3 The second proposed land use change is the re- conversion of an 858 square -foot counseling center back to a single- family residence. The structure was built and occupied as a single - family house in 1921, and was converted into a counseling center in 1976. The conversion of the building back to a residential use will necessitate minor interior remodeling, but no exterior alterations are proposed. Parking for the residence will be provided in the adjacent parking lot, which is the current practice. The house is presently planned to be used as a residence for church staff, but the church would also like to be able to use the house for church - related ministries (e.g., a home for battered women). The maximum number of residents permitted at this house is four persons. As a condition of approval, if this particular property is sold separately from the church, it must then be used in accordance with the applicable zoning regulations at that time. And, if this re- conversion is approved, the change of use from counseling center to residence must be implemented within one year of the date of approval, which is the time period required by the Arcadia Municipal Code for implementation of a Conditional Use Permit. PARKING The church property and its activities are served by two large parking lots. There are 157 parking spaces in a lot to the north off of Genoa Street, and the other parking lot with 127 spaces is to the south with access from First Avenue and Alice Street. The two parking lots provide a combined total of 284 spaces. The parking demand for the church comes not only from worship services for the Arcadia Presbyterian Church, but also from nesting churches and other ministries that lease space at the church facilities. The Sunday worship services and related other religious activities currently have an attendance of approximately 900 people throughout a typical Sunday, and the two parking lots are fully utilized from early Sunday morning through the middle of the afternoon. The Saturday and weekday parking demands by church - related activities are relatively minimal, but there are two neighboring businesses; a tutoring center and a medical office building that lease parking spaces from the church. The use of the church's south parking lot by these two businesses were respectively approved by Conditional Use Permit No. CUP 01 -005 and Modification No. MC 10 -07. These two businesses are allowed to use all of the 127 spaces in the south parking lot, Monday through Saturday. The proposed music classes, based on the proposed schedule will result in an approximate maximum of 60 additional people coming to the church property on Saturdays, which is the day when the largest number of music students will be accommodated. Classes will be offered at different times of the day from 9 a.m. to 9 p.m., which will disperse parking demand throughout the day, and it is anticipated that because most of the students will be children, most of them will be dropped off and picked up, so that long -term parking by music students will be minimal. Since the instructors and those music school students that will need to park will have the entire north parking lot available to them, and the neighboring businesses can only use the south parking lot, there will not be parking conflict between the existing uses and the CUP 11 -12 121 Alice St. October 11, 2011 — page 4 proposed music school. Based on the proposed enrollment and schedule, staff finds that the existing parking facilities will readily accommodate the proposed music school. And, the proposed re- conversion of the counseling center back to a residential use will have little or no affect on the parking demand. CODE REQUIREMENTS All City requirements regarding disabled access and facilities, occupancy limits, building safety, and emergency equipment are required to be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. CEQA Because the proposed activities will not necessitate significant physical alterations to the property, this project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines for the operation, repair, maintenance, permitting, leasing, licensing or minor alteration of existing structures. A Preliminary Exemption Assessment is attached. FINDINGS Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional Use Permit to be granted, it must be found that all of the following prerequisite conditions can be satisfied: 1. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. The proposed music school and residence are consistent with accessory uses typically associated with churches and will utilize existing facilities. 2. That the uses applied for at the locations indicated are properly ones for which Conditional Use Permits are authorized. Conditional Use Permits are authorized by the Arcadia Municipal Code for churches and related activities in R -3 zones, which is the zoning of the existing buildings in which the proposed music classes will be held as an accessory use of the existing church. Conditional Use Permits are also authorized for residential uses in commercial and industrial zones, which include mixed -use zones. 3. That the site for the proposed use is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood. The music school and re- conversion of the counseling center to a residence will not require the construction or expansion of any buildings, and the existing circulation and parking are sufficient to meet the needs of these uses. 4. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. First Avenue and Second Avenue are collector streets to the west and east, respectively of the subject CUP 11 -12 121 Alice St. October 11, 2011 — page 5 property, and provide adequate access to the site and its two parking Tots which have their primary accesses from Alice and Genoa Streets, which are local roads that are capable of carrying the traffic demand of the proposed uses. 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. The music school will be at existing buildings located on property designated for multiple - family residential use, but such an activity as an accessory use to a church is permissible by an approved Conditional Use Permit. The residential use of an existing residential building on property that is designated for mixed use is acceptable provided such use is accessory to the existing church use and approved by a Conditional Use Permit. It is staffs opinion that the proposed music school and residence satisfy each prerequisite condition. RECOMMENDATION The Development Services Department recommends approval of Conditional- Use Permit Application No. CUP 11 -12, subject to the following conditions: 1. The music school shall remain accessory to the main church use and shall be limited to a maximum of 150 students. Classes shall not be offered outside the hours of 9 a.m. to 9 p.m. Music instruction will be held indoors and limited to the education building and library. 2. The proposed residence at 700 S. First Avenue shall be used for church staff or church ministries. It shall not be rented for non - church related staff or use, and shall not be enlarged. There shall not be more than four (4) residents at any one time, and the residence shall at all times be in full compliance with all building, fire, and housing codes. 3. Approval to use 700 S. First Avenue as a single - family residence will be nullified upon sale of the property by the Arcadia Presbyterian Church. If the property is sold, it then must be used in accordance with the zoning regulations applicable at that time. 4. All City requirements regarding disabled access and facilities, occupancy limits, building safety and emergency equipment shall be complied with to the satisfaction of the Building Official, City Engineer, Community Development Administrator, Fire Marshal, and Public Works Services Director. 5. Noncompliance with the plans, provisions and conditions of approval for CUP 11 -12 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the music school. 6. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officers, employees or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Arcadia concerning this project and /or land use decision, including but not limited to any CUP 11 -12 121 Alice St. October 11, 2011 — page 6 approval or condition of approval of the City Council, Planning Commission, or City Staff, which action is brought within the time period provided for in Government Code Section 66499.37 or other provision of law applicable to this project or decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and /or land use decision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter. 7. Approval of CUP 11 -12 shall not take effect until the property owner(s), applicant(s), and operator(s) have executed and filed an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this project, the Commission should move to approve Conditional Use Permit Application No. CUP 11 -12; state the supporting findings and environmental determination, and direct staff to prepare a resolution for adoption at the next meeting that incorporates the Commission's decision, specific determinations and findings, and the conditions of approval. Denial If the Planning Commission intends to deny this project, the Commission should move to deny Conditional Use Permit Application No. CUP 11 -12; state the finding(s) that the proposal does not satisfy with reasons based on the record, and direct staff to prepare a resolution incorporating the Commission's decision and specific findings for adoption at the next meeting. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the October 11, 2011 public hearing, please contact Assistant Planner, Nick Baldwin at (626) 574 -5444, or at nbaldwin a(�.ci.arcadia.ca.us. Community Development Administrator Attachments: Aerial Photo and Vicinity Map with Zoning Information 300 -foot Radius Map Photos of Subject Property Site Plan and Proposed Floor Plan Preliminary Music School Schedule Preliminary Exemption Assessment CUP 11 -12 121 Alice St. October 11, 2011 — page 7 MU R -3 Subject Property MIL Subject Property R -3 R -3 R -3 1 R -3 3Sl 1N30111:1dd30 8Od 0 $ :'oN ja3road , ; :114:14,0 � i§ % 1 / / g 1. ?: k\ ¥ ,§ | /)K [�� w§o ° i \| |i § 2 2 N §\ \ t \� |!,rlg - ®� §§§r§ , ! ! • ,§§ =lww ) ( ƒ §){ 0 E .§ & , § § § | • | & g2N ,.! ir dYW dIHS J3NMO 121 Alice Street, CE Building, View from Alice Street 121 Alice Street, CE Building, View from Alice Street 121 Alice Street, CE Building and Northern Parking Lot, View from Genoa Street 700 S. First, Counseling Center, View from First Street 700 S. First, Counseling Center, View from Genoa Street 700 S. First, Counseling Center, View from Northern Parking Lot 706 S. 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HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: CUP 11 -12, a Conditional Use Permit to allow an existing church to expand its use and operate a music school with a maximum of 40 students in existing classrooms on the subject property. 2. Project Location — Identify street address and cross streets or attach a map showing project site (preferably a USGS 15' or 7 1/2' topographical map identified by quadrangle name): 121 Alice Street • 3. Entity or person undertaking project: A. B. Other (Private) (1) Name I Jerold Haserot (2) Address 1 4 Ontare Road, Arcadia, CA 91006 4. Staff Determination: The Lead Agency's Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" has concluded that this project does not require further environmental assessment because: a. ❑ The proposed action does not constitute a project under CEQA. b. ❑ The project is a Ministerial Project. c. ❑ The project is an Emergency Project. d. ❑ The project constitutes a feasibility or planning study. e. // The project is categorically exempt. Applicable Exemption Class: 01 - Existing Facilities f. ❑ The project is statutorily exempt. Applicable Exemption: g. ❑ The project is otherwise exempt on the following basis: h. ❑ The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: September 15, 2011 Preliminary Exemption Assessment\2011 Staff: 1l-IDMAS L1 ASSoc.IATE P1.Atft4E2 FORM "A"