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Home My WebLink AboutInitial Plan IPZR2002003 - Supporting Documents (2)SEEMF LuT}}e2A,tJ G}upSG4-1 'rApUA.Tio1 NvNTriTD t-UGH, G..2002 W o{LsNIp F 'rt</u/ r FJ6C4LA ' ETNAMESE YouT1 1 -1.MPAPa R 50 CQSTh N 'I (-fljlrl t,Irl€S' 4700 6 ht= 3600 sc -t 000 N5FeissF= 174o PKi 11366T-= 7 75047sF C tcsF =5ooC- 1't 4 t/35SF 2 oFr1 ScwDL 15 1srAlp /5'004 4 WSW (Pot-A -j1sETEf . ) + 7:0o +5Db K +25D S' ?,eAov e: fm *PS 1'+ldQfl '. %o0 («•woast+iT 500 k- 47 *100 , 7sv 125 VWID t 160 -- ... ... . .• iPDD1:154000 ... .. . . t• 1000.• 11060 r + 151o5UTbTA'S V311 go44k 0 T 770o 46 PEE 3 FY4 00+ 6 7t BSnn f l.o !3- !oo G s rrh 5cjoo A sc-27ceK/ r - 2.on N SF A/40 5F I P066-S +- 2.1 l is <asF 23.25/1.75m -1,'o s Ij #& City of Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 DEPARTMENT OF PLANNING Phone Fax 536-5271 374-1540 374-1648 April 10, 2002 Thomas E. Steinfeld 2182 Raleigh Avenue Costa Mesa, CA 92627 Application : INITIAL PLAN, ZONING & REVIEW NO. 02-03 (REDEEMER LUTHERAN CHURCH) Applicant: Thomas E. Steinfeld Request: To review a master plan of development for an existing church and school facility consisting of the following phases: 1) Construct a new 300 seat sanctuary, a 900 sq. ft. youth/library resource center, and a 900 sq. ft. community room 2) Convert the existing sanctuary into a 4,262 sq. ft. fellowship hall including a 2,625 sq. ft. multi-purpose room, kitchen, restrooms, conference rooms, and storage rooms; and 3) Modify the existing school by converting the existing fellowship hall into 2 new classrooms, reconfiguring the outdoor play area, removing the existing modular classroom, and constructing up to 5 additional classrooms. Location: 16351 Springdale Street (West side of Springdale and north of Heil) Dear Mr. Steinfeld. The Planning Department has completed the review of your application for Initial Plan, Zoning & Review received on March 4, 2002. The comments provided in this letter are limited to Planning Department review only. Additional issues, which may be of concern to other departments, are not addressed as a part of this application. Mr Stemfeld/ IPZR No 02-03 4/12/2002 Page 2 of 4 The following is provided for your information: 1 ZONING . The project site is located within the PS (Public-Semipublic ) district Per section 214.06 of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO), Religious Assembly such as facilities for religious worship and incidental religious education are permitt ed subject to review and approval of a conditional use permit (CUP) by the Zoning Administrator. Private Schools having a curriculum comparable to that required in the public schools of the State of California are permitted subject to review and approval of a CUP by the Planning Commission 2. ENTITLEMENT PROCESSING. Religious Assembly is the predominant use on the site, therefore the proposed master plan of development is subject to review and approval of a CUP by the Zoning Administrator. The filing fee for a CUP for review by Zoning Administrator is $., 105. A complete application along with all submittal requirements is required at the time of submittal. In Addition, detailed description, timeline, and zoning conformance matrix of each phase of development shall be required when submitting an application for a CUP. In addition, the proposed master plan of development is subject to review by the Design Review Board. The filing fee for an application to the Design Review is $630. 3. PARKING RE UIREMENT. Per Section 231.04 of the HBZSO the parking ratio for Religious Assembly is one space for every three seats or one space per thirty-five (35) square feet of public assembly area, which ever is greater. Incidental uses such as church offices, bible studies, and group meetings do not require additional parking. The preschool requires one space per staff member plus one space per classroom and the kindergarten classes require one and half parking spaces per classroom. The parking requirement for the use that requires the most parking spaces (either the church or the school whichever is greater) shall apply. 4 PARKING LOT CIRCULATION. Per Section 231.18 of the HBZSO, all off- street parking spaces shall have internal circulation. Traffic circulation shall be designed so that no vehicle needs to enter a public street in order to progress from one aisle to any other aisle within the same development The site plan indicates that a one-way drive aisle provides access to the six parking spaces along the northern property line from Springdale Street. However, access from the main parking area is not provided without the need to enter a public street. This situation could be alleviated by one of the following alternatives. Providing a two-way drive aisle along the northern property line and reconfiguring the parking stalls to 90° parking stalls, or Remove the one-way drive aisle and additional parking stalls Mr. Steinfeld/ IPZR No 02-03 4/12/2002 Page 3 of 4 5. PLAY AREA. Usable open space reserved for outdoor play area will be lost as a result of the following modifications to the site. Opening the drive aisle along the northern property line Re-establishment of the rear parking area, and Future construction of additional classrooms Sufficient outdoor play area should be preserved to accommodate existing students and future students. 6. IMPACTS TO SURROUNDING RESIDENTIAL NEIGHBORHOODS. The proposed master plan of development, if fully implemented, may impact the surrounding residential properties. Several issues which may be of concern are- Increased traffic from additional vehicle trips generated by the expanded church facilities and/or additional students Noise resulting from additional students during recess times and/or after school activities, and Dust and noise resulting from new construction As courtesy to your neighbors, the Planning Department recommends hosting a community meeting to notify the surrounding property owners and tenants of the proposed church expansion to address any of the aforementioned concerns. This meeting should occur prior to the request being scheduled for hearing. 8. VEHICULAR PRIVACY GATES. The proposed site plan indicates two vehicular privacy gates located at the rear of the parking lot and along the northern drive aisle. Vehicular privacy gates may be permitted subject to review and approval of a Conditional Use Permit (CUP) by the Planning Commission. However, vehicular privacy gates that comply with the following criteria, may be installed without approval of a CUP: Fire Department approval of the gate's location and emergency access. Postmaster approval of mail box location and/or entry for postal carrier, and Provision of a minimum of twenty (20) foot on-site driveway for vehicle stacking Please note, the application fee of $100 for Initial Plan, Zoning & Review will be applied to any future entitlements. If you have any questions or comments, please feel free to call me at (714) 374-1682. Mr Stemfeld/ IPZR No 02-03 4/12/2002 Page 4 of 4 Thank You, Rami Talleh Assist ant Planner cc: Redeemer Lutheran Church , 16351 Springdale St., Huntington Beach , CA 92647 Larry Boscovich , Redeemer Lutheran Church Herb Fauland, Principal Planner Project File G W'ALLE1112002 Initial Plan, Zoning Review116351 Springdale116351 letter doc r f REQUIRED AND PROVIDED PARKING Use Mon-Fri Sunday Provided Required Required Parking arkin Parking A. New Sanctuary - 7,500 Square feet with a None 100 spaces maximum of 300 seats B New Fellowship Hall - 4,262 square feet None None (Ancillary Use) C. New Priscilla Vietnamese (community None None meeting room) - 750 square feet (Ancillary Use)144 spacesD. New Youth Center/Library Resource None None Center - 900 square feet (Ancillary Use) E. Existing Offices - 1,500 square feet None None (Ancillary Use) F. Existing Pre-School - 9 classrooms 18 parking None spaces2 TOTAL 18 parking 100 parking 144 spaces spaces parking s aces 'Based on requirement of 1 space per 3 seats 2Based on requirement of 1 space per staff member plus 1 space per classroom • • tv 78- 77 74 73 7o87-75 TRACT POP. LOT 65 51,7 MARSHALL (.220 L8149 j 10 (.5* 69\ 80 70 461 471 46 BRASSIE CIRCLE 452.0. 12 (.5 POR LOT 8570 -70' 14 /0 9 4 1 2 1 25 AVENUE 146 - 28 100 K S 5' 50 100 NOTE - ASSESSORS BLOCK & ASSESSOR'S MAP PARCEL NUMBERS BOOK 146 PAGE 28 SHOWN IN CIRCLES COUNTY OF ORANGE 5 S0' ORLANL DRIVE /"= /0' 0