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HomeMy WebLinkAboutItem 2 - Staff Rept - Lutheran H.S.ITEM 2 CHULA VISTA PLANNING COMMISSION AGENDA STATEMENT Item: 2 Meeting Date: 8/13/14 ITEM TITLE: Public Hearing: PCC -13 -004 Consideration of a Conditional Use Permit for a Master Plan for the Church of Joy and Lutheran High School located at 810 Buena Vista Way within the Ranch Del Rey SPA I area. Applicant: Lord Architecture Inc. Resolution of the City of Chula Vista Planning Commission adopting Mitigated Negative Declaration IS -13 -002 and Resolution PCC -13 -004, approving a Conditional Use Permit for a Master Plan for the Church of Joy and Lutheran High School, which will consist of two phases of development over a 4 -8 year period. Phase l: Two -story 17,000 square - foot gym and multi - purpose field with bleachers for 380 spectators; Phase 2: Two -story 24,000 square -foot classroom and administration building. The school will have a maximum number of 350 students and a total of 170 parking spaces. SUBMITTED BY: Caroline Young, Associate Planner REVIEWED BY: Kelly Broughton, Director of Development Services INTRODUCTION The Applicant has submitted a Conditional Use Permit application for a Master Plan for the Church of Joy and Lutheran High School, which will consist of two phases of development over a 4 -8 year period. Currently, the site contains a one - story, 4,900 square -foot church building for the Church of Joy and temporary modular buildings for eight (8) classrooms and one (1) restroom building for the existing Lutheran High School. The lot includes on and off -site improvements, paved parking lot, lighting, landscaped treatments, and a trash enclosure. Pursuant to Chula Vista Municipal Code (CVMC) Section 19.14, a Conditional Use Permit is required for new structures. ENVIRONMENTAL REVIEW The Development Services Director has reviewed the proposed project for compliance with the California Environmental Quality Act and has conducted an Initial Study, IS -13 -002, in accordance with the California Environmental Quality Act. Based upon the results of the Initial Study, the Development Services Director has determined that the project could result in significant effects on the environment. However, revisions to the project made by or agreed to by the applicant would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur; therefore, the Development Services Director has prepared a Mitigated Negative Declaration, IS -13 -002 and associated Mitigation Monitoring and Reporting Program. Planning Commission Item 2 PCC -13 -004 August 13, 2014 BACKGROUND Page 2 On January 5, 1995, a master plan for the church and school (PCC- 95 -15) was approved. The master plan included classrooms for a maximum 400 elementary (K -6) and pre - school students, multi -use hall, auditorium, and 500 -seat church. In 1996, the church building and parking lot were constructed, but the elementary school was not constructed. A temporary Conditional Use Permit (PCC -09 -025) was approved on March 3, 2001 to allow temporary modular buildings for a high school, for eight (8) classrooms and one (1) restroom building. During this time period, two neighborhood meetings were held to discuss the project. On June 13, 2012 a Conditional Use Permit extension (PCC- 09 -025E) was approved to allow the school to continue to operate on the site, while awaiting submittal of a master plan for a high school. On February 19, 2013 the current application (PCC -13 -004), was submitted for a master plan to include a high school with a multi -use field. On November 14, 2013, a neighborhood meeting was conducted to discuss the master plan proposal. All in attendance supported the church project including a resident who represented the apartment complex to the west of the project site. RECOMMENDATION: That the Planning Commission 1) Adopt Mitigated Negative Declaration IS -13 -002; 2) Adopt Resolution PCC -13 -004, approving a Conditional Use Permit for a Master Plan for the Church of Joy and Lutheran High School, consisting of two phases of development over a 4 -8 year period, based on the findings and subject to the conditions contained therein. DISCUSSION: Project Site Characteristics: The 8.43 -acre project site at 810 Buena Vista Way is within the northeastern portion of Chula Vista, at the intersection of East H Street and Buena Vista Way (Attachment 1- Locator Map). The project site is relatively flat at the corner intersection where school buildings currently exist. Beyond the existing buildings are large slopes along East H Street and Buena Vista Way. Vehicular access is currently provided from one driveway located on Buena Vista Way. The project site currently contains a one - story, 4,900 square -foot church building and temporary modular buildings for eight (8) classrooms and one (1) restroom building for the existing Lutheran High School. Five (5) of the buildings are for classrooms and administration, while the remaining modular building is for restroom facilities for the school. Currently 75 -90 students attend the school. During Phase 1, there will be a maximum of 150 students. The modular buildings will be removed after the classroom buildings are constructed in Phase 2. The sanctuary is currently being used for all of the church's functions, as well as by students and faculty, as necessary. The school will use the sanctuary as a social hall for school assemblies during the weekdays. The building contains a small sanctuary space, school administration office and a meeting room. The Church of Joy holds Sunday services with a capacity of 283 seats within the sanctuary. There are also occasional weddings and funerals with approximately 100- 150 in attendance. Planning Commission Item 2 PCC -13 -004 Page 3 August 13, 2014 The lot includes on and off -site improvements, paved parking lot, lighting, landscaped treatments, and a trash enclosure. The existing surrounding land uses are as follows: Summary of Surrounding Land Uses General Plan Zoning Site: Res. Medium High Planned Community CPF South: Res. Low Medium Planned Community Residential North: Park Planned Community Open Space OS2 East: Res. Medium High Planned Community Residential RC West: Res. Medium High Planned Community Residential RC Project Description Current Land Use Church/School Single - Family Homes Discovery Community Park Condominiums Apartments The project proposal consists of a master plan for the existing Church of Joy and the proposed Lutheran High School, which will consist of two phases of development over a 4 -8 year period. Phase 1: One -story 17,000 square -foot gym and multi - purpose field with bleachers for 380 spectators; Phase 2: two -story 24,000 square -foot classroom and administration building. The school will have a maximum of 350 students. Required parking is provided on site with one hundred seventy (170) off - street parking spaces located throughout the site. There are two vehicle entrances proposed with one pedestrian access pathway off Buena Vista Way. A fire access only driveway, blocked by demountable bollards, is provided off of East H Street. Improvements to the site also include new landscaping and two trash enclosures. Off -site improvements include street improvements to both East H Street and Buena Vista Way, such as a 12 -ft. right -of -way dedication along H Street, restriping of Buena Vista Way so as to provide a left turn lane, extension of the left turn pocket from east bound East H Street to north bound Buena Vista Way, etc. (see Attachment 5, Project Plans). The following provides further detail of the uses on the site: Proposed Uses- Phase 1 Gymnasium A one -story 17,000 square -foot gymnasium with a vaulted ceiling will be constructed in Phase 1. In addition to an open gymnasium play area in the center of the building, surrounding the gymnasium will be a weight room, locker rooms, kitchen, and administrative offices. This building will also serve a dual purpose of proving the catering kitchen for the school lunches and administrative offices. Multi -Use Field A multi -use field made out of synthetic turf with bleacher seats for a total of 380 spectators will be constructed in Phase 1, behind the proposed gymnasium building and adjacent to a three story apartment complex. The apartment complex is approximately 47 -ft. west of the multiuse field and three (3) stories high, with the third floor balcony above the base of the plateau for the school site /multi -use field. The balconies for these residences facing the project site are Planning Commission Item 2 PCC -13 -004 Page 4 August 13, 2014 approximately 11 ft. from the property line. There will be tree planting in the slope between the field and the property line. There are 300 permanent bleacher seats on the east side of the field and 80 portable bleacher seats for the visitors located on the west side of the field. The field will have four (4) 70 -ft. stadium field lights, two (2) on each side of the field for use during the nighttime games. The multi -use field would have four (4) loudspeakers attached to the light poles for the field, two (2) loudspeakers adjacent to the permanent bleacher seats and two (2) loudspeakers adjacent to the portable bleacher seats. The project proposes to construct a 6 ft. high sound wall consisting of concrete masonry units (CMU) along the northwestern edge of the proposed multi -use field. The uses on the field will consist of softball, baseball, soccer, as well as football games at nighttime. The multi -use field will not be used after 10:00 p.m. Phase II Classrooms Up to four (4) two -story classroom buildings consisting of a total of 24,000 sq. ft. will be constructed in Phase 2. The buildings will consist of a total of seventeen (17) classrooms and an administrative office. The classroom will be for high school students in 9 -12th grades. During Phase 2, the number of students will increase to a maximum of 350 students. Compliance with Development Standards The following Project Data Table shows the development regulations along with the applicant's proposal to meet said requirements: Assessor's Parcel Number: 642 - 392 -17 -00 Current Zoning: PC -CPF Planned Community- Community Purpose Facility General Plan Designation: Residential Medium High Lot Area: 8.43 acres PARKING REQUIRED: PARKING PROPOSED: Parking spaces, broken down as follows: P Phase 1 Phase 1 Church: 1 per 3.5 seats Existing: 70 spaces (283 seats /3.5 =81 spaces) New Spaces: 23 spaces School: 1 per 17 classroom seats Temporary Spaces: 76 spaces ** (150 students /17 =9 spaces) Gym: 1 per 3.5 seats (160 seats /3.5 =46 spaces) Multi -Use Field: 1 per 3.5 seats (380 seats /3.5 =109 spaces) Phase 1: Total 109 (for all uses)* Phase 1: 169 spaces (for all uses)* *No overlapping uses on site, based on largest *No overlapping uses on site, based on largest assembly. assembly. * * Temporary spaces will be removed and relocated elsewhere on the site due to the construction of the classroom building in Phase 2. Planning Commission Item 2 PCC -13 -004 Page 5 August 13, 2014 Phase 2 Church: 81 spaces Phase 2 School: 9 spaces Existing: 23 spaces Gym: 46 spaces New Spaces: 147 spaces Multi -Use Field: 109 spaces (Parking layout revised and one additional parking New Use: space added) Classrooms: 1 per 17 classroom seats ( 350 students* */1 7=21 spaces) Total: 109 parking spaces (for all uses)* *No overlapping uses on site, based on largest Total: 170 parking spaces (for all uses)* assembly. *No overlapping uses on site, based on largest * * Increase in number of students from Phase 1. assembly. SETBACKS/HEIGHT REQUIRED: SETBACKS/HEIGHT PROPOSED: Front: 20 feet 46 feet Side: 20 feet 20 feet Exterior Side: 20 feet 184 feet Rear: 20 feet 191 feet Height: Design Review 35 feet (Gym Building) The project also requires an Administrative Design Review for the proposed gym and classroom buildings. The design of the gym buildings to be constructed in Phase 1 will be evaluated for consistency with the City's Design Manual following the consideration of the Conditional Use Permit by the Planning Commission. The administrative permit is considered by the Zoning Administrator. The project also requires an Administrative Variance for the proposed increase in height of the sloped keystone retaining wall above the allowable 9 -ft. to a maximum height of 16.8 -ft. to be constructed during Phase 2, behind the parking lot area on the southwest portion of the site, once the temporary modular buildings are removed. ANALYSIS: In accordance with CVMC Chapter 19.14, a Conditional Use Permit is required of the Project. The Applicant is requesting a Conditional Use Permit to comply with CVMC Section 19.14, for a Master Plan for the Church of Joy and Lutheran School to include a high school for students of 9 -12t' grade, gymnasium, and an athletic field. PCC -13 -004 would supersede and replace all other approvals on the site. The proposed uses on the site will result in a positive contribution, in terms of services and physical improvements to area residents and the surrounding neighborhood. The Conditional Use Permit findings are noted in Attachment 2, Planning Commission Resolution PCC -13 -004. Land Use Compatibility The site is located on a corner property within a residential area. This Conditional Use Permit is in compliance with the General Plan policy of providing adequate public and semi - public uses within all areas of the City. The continued use of a church and school is appropriate for this site under the Planned Community - Community Purpose Facility (PC -CPF) Zone. Planning Commission Item 2 PCC -13 -004 Page 6 August 13, 2014 The new school building will allow the school to expand its services and offer additional classrooms for new students and new amenities for the existing students currently in the program. Approval of the project requires compliance with the applicable codes and regulations, and all conditions must be satisfied prior to the final building inspection or occupancy. Noise An Acoustical Analysis Report was prepared to assess the potential noise impacts of the project. For the multi -use field, every consideration was made to reduce the impacts to the adjacent apartment complex. The loudspeakers will be directed downward and to the east toward the seating area, therefore, noise levels to the west would be reduced. The proposed lighting design will minimize the spill lighting to the maximum extent possible with the design of the pole height and aiming angles of the fixtures, while at the same time providing adequate lighting on the field. As a condition of approval, the project will be required to comply with the light and glare regulations (Section 19.66.100) of the CVMC. Compliance with these regulations will ensure that no significant glare, or light would affect daytime or nighttime views in the surrounding residential neighborhood area. The 6 ft. high sound wall will provide complete coverage of the residences to the west from the majority of noise - generating sources at the multi- use field. In addition, the area between the multi -use field and the apartment complex on the west will be fully landscaped. Per the conditions of approval, no activity shall occur past 10:00 p.m. on the multi -use field. Therefore, the multiuse field will not exceed the daytime standard or the nighttime noise standard for adjacent residential uses. Traffic The construction of the multi -use field with 380 person bleachers will draw small crowds, well after weekday peak hours, so that even with a full crowd in the bleachers, it will not increase peak hour traffic conditions. Compared to the current traffic generated by the site today, only 714 ADTs are being added as a result of the Project. The Traffic Study also analyzed the East H Street and Buena Vista Way intersection to see if additional turn out lanes would be required due to the proposed project. The Project will require a 12 -ft. right -of -way dedication along H Street, modification to the existing traffic signal at the intersection of East H Street and Buena Vista Way, restriping of Buena Vista Way so as to provide a left turn lane into the project at Serena Circle, as well as restripe, in school yellow, all four of the crosswalks at the signalized intersection, and extension of the left turn pocket from east bound East H Street to north bound Buena Vista Way. Furthermore, no left turns will be permitted leaving the project site from the southerly most driveway along Buena Vista Way. After completion of Phase 2, there will be two drop off /pick up areas for parents, one in front of the classroom building and another behind the existing sanctuary building. The school bus drop off /pick up area will be in front of the gym. The results of the traffic study concluded that the intersection of East H Street and Buena Vista Way, as well as the intersection of Buena Vista Way and Serena Circle in the AM and PM hours, will continue to operate at an acceptable level of service, according to the Land Development Division. Planning Commission Item 2 PCC -13 -004 Page 7 August 13, 2014 Operational Profile /Hours of Operation Sanctuary /Multi - Purpose Hall There will be no changes to the existing operational profile and hours of operation of the sanctuary /multi - purpose hall. Sunday services will operate during the hours of 8:00 a.m. to 2:00 p.m. The church will continue to not exceed 283 seats within the sanctuary. During the evenings, bible studies, youth group, and choir /music practice is held from 6:00 p.m. to 9:00 p.m. Occasional weddings and funerals will occur as needed, with approximately 100 -150 in attendance. Weddings are held on Saturday from 12:00 p.m. to 4:00 p.m. and funerals are held during the weekday from 10:00 a.m. to 12:00 p.m. Staff will continue to operate the church's office during the weekday from 8:00 a.m. to 4:00 p.m. Lutheran High School The school office and classrooms will continue to operate during the existing hours of Monday through Friday from 7:00 a.m. to 4:00 p.m. Classes start at 7:40 a.m. and end at 2:10 p.m., so drop off time /pick up time occurs approximately 15 minutes before and after these times. The majority of the students are dropped off while approximately, at this time, only 12 to 15 students take the bus. The school will use the Multi - Purpose Hall as a social hall for school assemblies during the weekdays. The school will continue to not exceed 150 students during Phase 1, however during Phase 2, the number of students will increase to a maximum of 350 students. Gymnasium The gymnasium will operate during weekdays from Monday through Friday from 7:40 a.m. to 10:00 p.m. during the school year for PE classes, athletic practices, and events. Multi -Use Field The multi -use field will operate from Monday through Saturday from 7:40 a.m. to 10:00 p.m. during the school year for PE classes, athletic practices, and events. Parkiniz The church, gym, and multi -use field require one parking space per 3.5 seats. The school requires one parking space per 17 classroom seats. Therefore, the required parking is a total of 109 parking spaces for all uses within Phase 1. During Phase 2, the classroom building will require 1 per 17 classroom seats. Since the parking calculation is based on the largest assembly on the site during each phase, shared parking, and no overlapping of uses, the required parking remains the same at a total of 109 parking spaces for Phase 2. After Phase 2, the Project proposed off - street parking consists of 164 standard parking spaces and 6 disabled parking spaces for a total of 170 spaces provided on the site. The project exceeds the required parking by sixty -one parking spaces and does not propose any compact parking. Planning Commission Item 2 PCC -13 -004 August 13, 2014 CONCLUSION Page 8 The church and school uses are consistent with the types of quasi - public uses that are allowed within the Planned Community Public Quasi zone. This proposal will provide both religious and educational services for the surrounding residents. The proposed uses on the site will result in a positive contribution, in terms of services and physical improvements to area residents and the surrounding neighborhood. Approval of the project requires compliance with the applicable codes and regulations, and all conditions must be satisfied prior to the final building inspection or occupancy. DECISION -MAKER CONFLICTS Staff has reviewed the property holdings of the Planning Commission members and has found no property holdings within 500 feet of the boundaries of the property, which is the subject of this action. Staff is not independently aware, nor has staff been informed by any Planning Commission member, of any other fact that may constitute a basis for a decision maker conflict of interest in this matter. FISCAL IMPACT The application fees and processing costs are paid for by the Applicant. Attachments 1. Locator Map 2. Mitigated Negative Declaration 3. Planning Commission Resolution PCC -13 -004 4. Disclosure Statement 5. Project Plans