HomeMy WebLinkAboutLimited Sign Permit LSP1991004 - Staff Report/Executive SummarysrAfF
huntington beach department of community development
EW"IOR
TO:Planning Commission
FROM:Community Development
DATE:June 18, 1991
SUBJECT:CONDITIONAL USE PERMIT NO. 91-1'7/LIMITED SIGN PERMIT
NO. 91-4/NEGATIVE DECLARATION NO. 91-11
APPLICANT:Presbytery of Los Ranchos DATE ACCEPTED:
c/o Joseph L. Woollett, AIA April 26, 1991
58 Plaza Square
Orange, CA 92666 MANDATORY PROCESSING DATE:
60 days from Final
PROPERTY John March Environmental Determination
OWNER:17211 Sandra Lee Lane
Huntington Beach, CA 92649 ZONE: C2 (Community
Business District)
REQUEST:'(P: Phase I-includes the
occupancy of an existing GENERAL PLAN: General
7,190 square foot structure.Commercial
Phase II-includes the
construction of a 21,492 EXISTING USE: Vacant
square foot church with an Restaurant Building
attached parking garage.
LSP: A request to retain LOCATION: 16871 Bolsa
the existing 13 foot high, Chica Road
36 square foot changeable
copy sign for a period ACREAGE: 1.34 acres
of two years.
1.0 SUG E TED ACTI N:
Approve Negative Declaration No. 91-11, Conditional Use Permit No.
91-17 with a special permit to allow two (2) compact spaces, and
Limited Sign Permit No. 91-4 with findings and suggested conditions
of approval and deny the request for a special permit to delete the
requirement of the perimeter landscape planter on the western side
of the parking structure.
2.0 GENERAL INF RMATION:
Conditional Use Permit No. 91-17 is a request for a phased Master
Plan for a 21,492 square foot, 400 seat Presbyterian Church with
seven (7) classrooms pursuant to Section 9630.C of the Huntington
Beach Ordinance Code. The request includes a two level
semi-subterranean parking structure to be located at the rear of the
property, with special permits to allow two (2) compact parking
spaces and to eliminate the required ten (10) foot landscape planter
around two (2) sides of the structure.
I R Ulm
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Limited Sign Permit No . 91-4 is a request to retain the existing 13
foot high, 36 square foot changeable copy signfor a period of two
(2) years pursuant to Section 9610.8 (c) of the Huntington Beach
Ordinance Code. Section 9610.8 (c) specifies that the Planning
Commission may grant a two (2) year extension of time fora
non-conforming signs. A cash bond of $2,000 is required to
guarantee the removal after the expiration of '-he extension of time.
SURROUNDIN LAND USE Z NING AND GENERAL PLAN DESIGNATIONS:
S Pr rt .
GENERAL PLAN DESIGNATION:
ZONE:
LAND USE:
General Commercial
C2 (Community Business District)
Vacant Commercial Building
N r h f S Pr ry:
GENERAL PLAN DESIGNATION: Medium -High Density
ZONE: R3 (Medium -High Density Residential)
LAND USE: Multiple Single Family Dwellings
East of Sub ' Pro ert :
GENET PLAN DESIGNATION:
ZONE:
LAND USE:
General Commercial
C2 (Community Business District)
Commercial Retail Center
South of S "e Pr r .
GENERAL PLAN DESIGNATION : General Commercial
ZONE: C2 (Community Business District)
LAND USE : Single Family Dwelling
We of S b ' Pro ert :
GENERAL PLAN DESIGNATION : Medium-High Density
ZONE: R3 (Medium-High Density Residential)
LAND USE: Apartment Complex
4.0 ENVIRONMENTAL STAT .
Pursuant to the environmental regulations in effect at this time,
the Department of Community Development advertised draft Negative
Declaration No. 91-i1 for twenty -one (21) days, and no comments,
either verbal or written were received . The staff , in its initial
study of the project, has recommended that a negative declaration be
issued. Prior to any action on Conditional Use Permit No. 91-17 and
Limited Sign Permit No . 91-4, it is necessary for the Planning
Commission to review and act on Negative Declaration No. 91-i1.
5.0 OASTAL TAT Not applicable.
6.0 REDEVELOPMENT STATUS: Not applicable.
Staff Report - 6/18/91 -2- (9909d)
7 PE IFI PLAN: Not applicable.
UBDIVISI N COMMITTEE: Not applicable.
9.0 ISS ES AND ANALYSIS:
Pr D ri i n
Phase I.
During Phase I, the church is proposing to occupy the existing 7,190
square foot structure (formerly the Seafood Grotto Restaurant) by
renovating the building interior and enterior for services and
educational classes. The church will provide up to two (2) Sunday
services and concurrent Sunday School classes for students grades
K-12. Weeknight use will include Committee meetings, choir practice
and community group functions. The church will consist of a 190
seat sanctuary, 1,638 square foot fellowship hall, classrooms and
offices. Parking will be provided at the rear cf the church with a
total parking count of eighty-two (82). Access to the site can be
taken from one (1) of two (2) existing driveways located on both the
north and south property lines. In addition, the church will
provide additional landscaping within the parking area.
Phase II.
Phase II, anticipated to oc,.ur in three (3) to five (5) years,
consists of the demolition of a section of the existing structure
and the construction of a 21,492 square foot church with a two (2)
level semi-subterranean parking structure. The proposed two (2)
story building includes a 400 seat sanctuary, 5,790 square foot
fellowship hall, classrooms and offices. The proposed parking
structure includes 134 stalls (128 standard, 4 handicap, 2 compact)
and is located at the rear of the property.
a.
Ti,a applicant is requesting special permits for two (2) compact
spaces and to delete the requirement of a ten (10) foot perimeter
landscape planter adjacent to the parking structure. The two (2)
compact spaces will be located at both ends of the drive aisle on
the lower level. The ten (10) foot perimeter landscape planter
which the applicant is requesting to eliminate is located along the
west and south property lines adjacent to an apartment complex and
tennis courts.
The construction of Phase II will also constitute the removal of the
north driveway and the addition of the front driveway utilizing the
existing curb cut (see Attachment No. 4). The front driveway will
be used for deliveries and wedding and memorial services. On-site
circulation will be affected with the removal of the north driveway
requiring vehicles to enter the parking structure from the south
driveway only. A required six (6) foot high masonry wall will be
erected along the north property line to help screen the adjacent
residentially zoned property.
Staff Report - 6/18/91 -3-(9909d)
The church facility is to be used primarily on Sundays with up to
two (2 ) morning services with concurrent Sunday School activities in
adjacent classrooms . It is estimated that between 5-35 people will
use the church on weeknights for Board/Committee meetings, choir
practice and other community group functions . There will also be
six (6) to eight (8) staff personnel in the church during business
hours (9:00 AM - 5:00 PM). There will be church work projects
occurring on two (2) Saturdays per month between the hours of
8:00 AM to 12:00 noon.
The following is a zoning conformance matrix which compares both
phases of the proposed project with the development standards of
Article 922 (Commercial District Standards), Article 960 (Off-street
Parking, Loading and Landscaping ) and Article 963 (Unclassified
Uses):
PHASE I
Section Issue Required Proposed
9220.7 Setbacks Min. 50 ft. (front) 36 ft. (front)
Min. 10 ft. (side,rear) 32-47 ft . (side)
160 ft. (rear)
9601.5 Stall Dimensions 9' x 19'9' x 19'
Aisle Width 26 ft. (90°)26 ft. (90°)
20 ft. (60°)20 ft. (60°)
9602 Number of 1 per 3 seats
parr-,ng spaces =63 82
9630.c Landscape area
in parking lot
10% of parking
area = 3,236 sf
3,567 sf
PHASE II
9220.7 Setbacks Min. 50 ft. (front)
Min. 10 ft. (side)
Min. 10 ft. (rear)
36' (front)
(additional 14'
of landscaping)
0' (south side)*
10' (north side)
0' (west side)*
9601.5 Stall Dimensions 9' x 19'9' x 19'
Aisle Width 26 ft. (90°)26 ft. (90°)
9602 Number of 1 per 3 seats 134
parking spaces = 134 (128 standard,
4 handicap,
2 compact*)
9601 .6 Parking Structure
Ramp Slopes Max. 10%10%
*Special Permit Required
Staff Report - 6/18/91 -4- (9909d)
PHASE II (Continued)
Section Is sue Required
9606.3 Special Permit
Compact Spaces 20% of total
spaces=26
Proposed
2*
Perimeter Landscape
Planter 10 ft. around 0 ft.*
structure at along west and
ground level south sides
*Special Permit Required
Parking
The applicant has proposed to construct a two (2) level
semi-subterranean parking structure during Phase II of the Presbyterian
Church. The 134 stall parking structure includes two compact parking
stalls which would require a special permit. Pursuant to Section
ial P rmit , the Planning Commission may grant a special
permit for compact parking spaces for up to 20% of the total number of
spaces. The applicant is also requesting a special permit to delete
the requirement for a ten (10) foot landscape planter around the entire
parking structure.
The proposed parking structure is proposed to have a zero (0) foot
setback along the south and west property lines (see Attachment No.
4). Currently , there are tennis courts adjacent to the south, and an
apartment building to the west. The building is situated approximately
ten (10) feet from the location of the proposed parking structure. At
the rear property line, the upper parking deck will be four (4) feet
above grade , with a five (5) foot, ten (10) inch wall extending above
the deck. The structure will appear as a nine (9) foot, ten (10) inch
wall from the western property side. The upper story of the parking
garage will be open and visible to the residents in the apartments from
the second story. Section 9603 (d) Parkin S ruct r of the
Huntingtion Beach Ordinance Code states that deviations from any of the
requirements involving parking structures may be granted with approval
of a special permit by the Planning Commission.
Staff n r the special permit for a zero setback for the
parking structure on the rear property line due to compatibility
concerns with the adjacent apartment complex. Staff however, does
support the special permit request for zero setback on the south
property line due to the adjacent tennis court use. Staff also does
support the special permit required for two compact parking spaces.
Staff Report 6/18/91 -5- (9909d)
Noise
Noise impacts generated by the number of people and cars in the parking
structure on Sunday mornings may affect the adjacent residents.
However, mitigation measures identified in the negative declaration
will mitigate the impacts on the adjacent properties. Staff is
recommending conditions of approval to require that the parking
structure incorporate textured , non-squeal surfaces ; outdoor music,
chimes, bells , etc. be prohibited ; and the existing six (6) foot high
masonr .• wall along the west property line remain . The Planning
Commission may also wish to consider having the parking structure
roofed and mechanically ventilated to avoid future conflict with the
residential.
Signs
The applicant is requesting to retain the existing 13 foot high,
36 square foot changeable copy sign for the purpose of advertising
services and special events. The applicant understands that the permit
(Limited Sign Permit No. 91-4) is for a maximum period of two (2)
years. After the two (2) year period , the sign shall be brought into
conformance with the current code requirements.
Upon the construction of Phase II, the applicant is requesting to
construct a three (3) foot , four (4) inch high garden wall along the
front landscape planter for the purpose of screening the front driveway
and installing an identification sign. The applicant is requesting
approval of a garden wall with a finished height of five (5) feet
within the front setback in lieu of the maximum height limit of 42
inches. The Huntington Beach Ordinance Code Section 961 .5 Permitted
Signs, allows freestanding identification signs to be a maximum of 32
square foot and seven (7) feet in height . The applicant will be
required to meet the standards of the sign code.
1 RE DATI N:
Staff recommends that the Planning Commission approve Negative
Declaration No. 91 -11, Conditional Use Permit No. 91 -17 and Limited
Sign Permit No. 91 -4 with the following findings and suggested
conditions of approval:
FINDING F R APPROVAL ONDITIONAL E PERMIT 91-17:
1. The location , site layout , and design of the proposed 21,492 square
foot church properly adapts the proposed structures to streets,
driveways, and other adjacent structures and uses in a harmonious
manner.
2. The combination and relationship of one proposed use to another on
site are properly integrated with deletion of special permit.
3. The access to and parking for the proposed church does not create
an undue traffic problem as the parking structure.
Staff Report - 6/18/91 -6- (9909d)
F P R VAL - L PER IT :
1. The requested special permits provide for maximum use of
aesthetically pleasing types of architecture , landscaping , design
and building layout.
2. The requested special permits will not be detrimental to the
general health , welfare, safety and convenience , nor detrimental or
injurious to the value of property or improvements of the
neighborhood or of the City in general.
FINDIN F R APPR VAL LIMITED I N PERMIT NO 91-4:
1. Allowing the maintenance of the sign for an additional two (2)
years will not adversely affect other signs in the area with the
following modifications:
a. A four (4) foot wide landscape planter shall be provided in the
center of the rear parking area.
b. Landscape pockets shall be provided along the north property
line.
2. The proposed extension of time will not be detrimental to property
located in the vicinity of such sign , and will be in keeping with
the character of the surrounding area.
3. The sign in its existing location along Bolsa Chica Road will not
obstruct pedestrian or vehicular traffic vision.
4. Due to the unique circumstances applicable to the sign, immediate
alteration , removal or replacement of the sign will result in an
economic hardship.
SUGGESTED CONDITI NS F APPR VAL - ONDITIONAL SE PERMIT
NO 1-11/PHA E I:
1. The site plan, floor plans, and elevations received and dated J'.ne
11, 1991 shall be the conceptually approved layout.
2. Prior to submittal for building permits, the applicant/owner shall
complete the following:
a. Submit copy of revised site plan for review and approval. A
four (4) foot by 144 foot landscape planter along the center of
the parking area.
b. The site plan shall include (or reference page) all conditions
of approval imposed on the project printed verbatim.
3. Prior to issuance of building permits, the applicant /owner shall
complete the following:
a. Submit copy of the revised site plan, floor plans and elevations
pursuant to Condition No. 1 for review and approval and
inclusion in the entitlement file.
Sta:E . _iiort - 6/18/91 -7- (9909d)
b. A Landscape Construction Set must be submitted to the
Departments of Community Development and Public Works ar,d must
be approved . The Landscape Construction Set shall include a
landscape plan prepared and signed by a State Licensed Landscape
Architect and which includes all proposed /existing plant
materials (location , type, size, quantity ), an irrigation plan,
a grading plan, an approved site plan , and a copy of the
entitlement conditions of approval . The landscape plans shall
be in conformance with Section 9607 and Article 963 of the
Huntington Beach Ordinance Code. The set must be approved by
both departments prior to issuance of building permits. Any
existing mature trees that must be removed shall be replaced at
a 2 to 1 ratio with minimum 36-inch box trees , which shall be
incorporated into the project 's landscape plan.
c. All applicable Public Works fees shall be paid.
d. Perimeter fencing plans for review and approval which depict
decorative materials.
4. Fire Department Requirements are as follows:
a. An automatic fire sprinkler system shall be approved and
installed pursuant to Fire Department regulations.
b. Service roads and fire lanes , as determined by the Fire
Department, shall be posted and marked.
c. Fire access lanes shall be maintained . If fire lane violations
occur and the services of the Fire Department are required, the
applicant will be liable for expenses incurred.
d. The applicant shall meet all applicable local, State and Federal
Fire Codc,,s, Ordinances , and standards.
e. Address numbers shall be installed to comply with Fire
Department Specifications.
5. Hours oc operation shall be limited to Monday through Friday
9:00 APi to 10:00 PM, Saturday 8:00 AM to 9 :00 PM, Sunday morning
use shall be limited to two (2) services with a minimum period of
one (1) hour between services . Other use of the building on Sunday
shall be ancillary only.
6. Seating in the sanctuary shall be limited to 190 seats (a maximum
of 285 linear feet of pew seating).
7. The Fellowship Hall shall not be used in conjunction with thc
Sanctuary.
8. There shall be no use of outdoor bells, chimes public address
systems, music, or other source sound which may disturb adjacent
residents.*
*Mitigation Measures
Staff Report - 6/18/91 -8- (9909d)
9. All signs shall conform to the Huntington Beach Ordinance Code
Article 961 or permitted otherwise.
10. A minimum six (6) foot high concrete block or masonry wall shall be
constructed on both side and rear property lines as required
pursuant to Section 9772 R it Wall of the Huntington Beach
Ordinance Code.
11. A conditional use permit shall be approved for the establishment of
a school operating from Monday through Friday.
12. The development shall comply with all applicable provisions of the
Ordinance Cede, Building Division, and Fire Department.
13. All building spoils, such as unusable lumber, wire , pipe, and other
surplus or unusable material , shall be disposed of at an off-site
facility equipped to handle them.
14. Installation of required landscaping and irrigation systems shall
be completed prior to final inspection.
15. Prior to final building permit approval or issuance of a
Certificate of Occupancy , the following shall be completed:
a. The applicant shall obtain the necessary permits from the South
Coast Air Quality Management District and submit a copy to
Community Development Department.
b. The applicant shall restripe the parking lot so that it conforms
to provisions of Article 960 of the Huntington Beach Ordinance
Code.
c. All improvemenLs (including landscaping ) to the property shall
be completed in accordance with the approved plans and
conditions of approval specified herein.
d. Compliance with all conditions of approval specified hereir.
shall be accomplished.
16. The developer shall be responsible for the payment. of the Traffic
Impact Fees at the time of final inspection.
17. The Planning Commission reserves the right to modify the terms of
this Conditional Use Permit No. 91 -17 if any violation of these
conditions or the Huntington Beach Ordinance Code occurs.
18. Conditional Use Permit No. 91-17 shall become null and void unless
exercised within one (1) year of the date of final approval, or
such extension of time as may be granted by the Planning Commission
pursuant to a written request submittei to the Planning Department
a minimum 30 days prior to the expiration date.
Staff Report - 6/18/91 -9 - (9909d)
TED N ITI N F APPR VAL - NDITI NAL E PERMIT
N 1-•11 P II:
1. The site plan, floor plans, and elevations received and dated
June 11, 1991 shall be the conceptually approved layout with the
following modifications:
a. A ten (10) foot landscape setback shall be provided along the
western property line.
2. Prior to submittal for building permits, the applicant/owner shall
complete the following:
a. Submit copy of revised site plan for review and approval.
b. Depict all utility apparatus , such as but not limited to
backflow devices and Edison transformers , on the site plan.
They shall be prohibited in the front and exterior yard setbacks
unless properly screened by landscaping or other method as
approved by the Community Development Director.
c. Floor plans shall depict natural gas and 220V electrical shall
be stubbed in at the location of clothes dryers; natural gas
shall be stubbed in at the locations of cooking facilities,
water heaters , and central heating units ; and low-volume heads
shall be used on all spigots and water faucets.
d. The structures on the subject property, whether attached or
detached , shall be constructed in compliance with the State
acoustical standards set forth for units that lie within the
60 CNEL contours of the property . Evidence of compliance shall
consist of submittal of an acoustical analysis report, prepared
under the supervision of a person experienced in the field of
acoustical engineering , with the application for building
permit(s).
e. Elevations shall depict colors and building materials proposed.
f. All rooftop mechanical equipment shall be screened from any
view. Said screening shall be architecturally compatible with
the building in terms of materials and colors. If screening is
not designed specifically into the building, a rooftop
mechanical equipment plan must be submitted showing screening
and must be approved.
g. If outdoor lighting is included , high-pressure sodium vapor
lamps or similar energy savings lamps shall be used. All
outside lighting shall be directed to prevent "spillage" onto
adjacent properties and shall be noted on the site plan and
elevations.
Staff Report - 6/18/91 -10 - (9909d)
h. A detailed soils analysis shall be prepared by a registered
Soils Engineer . This analysis shall include on-site soil
sampling and laboratory testing of materials to provide detailed
recommendations regarding grading, soil corrosivity, fill
properties, foundations , retaining walls, streets, and utilities.
i. The Design Review Board shall review and approve the colors,
materials and architectural features for the proposed parking
structures.
j. The site plan shall include (or reference page ) all conditions
of approval imposed on the project printed verbatim.
3. Prior to issuance of building permits , the applicant /owner shall
complete the following:
a. Submit copy of the revised site plan , floor plans and elevations
pursuant to Condition No. 1 for review and approval and
inclusion in the entitlement file.
b. A Landscape Construction Set must be submitted to the
Departments of Community Development and Public Works and must
be approved . The Landscape Construction Set shall include a
landscape plan prepared and signed by a State Licensed Landscape
Architect and which includes all proposed /existing plant
materials (location, type, size , quantity ), an irrigation plan,
a grading plan, an approved site plan , and a copy of the
entitlement conditions of approval . The landscape plans shall
be in conformance with Section 9607 and Article 963 of the
Huntington Beach Ordinance Code. The must be approved by
both departments prior to issuance of uilding permits. Any
existing mature trees that must be removed shall be replaced at
a 2 to 1 ratio with minimum 36-inch box trees, which shall be
incorporated into the project 's landscape plan.
c. A grading plan shall be submitted to the Department of Public
Works fur review and it must be approved (by issuance of a
grading permit ). A plan for silt control for all water runoff
from the property during construction and initial operation of
the project may be required if deemed necessary by the Director
of Public Works.
d. Hydrology and hydr aulic studies shall be submitted for Public
Works approval.
e. All applicable Public Works fees shall be paid.
4. Fire Department Requirements are as follows:
a. An automatic fire sprinkler system„ shall be approved and
installed pursuant to Fire Department regulations.
Staff Report - 6/18/91 -11- (9909d)
b. Service roads and fire lanes , as determined by the Fire
Department, shall be posted and marked.
c. Fire access lanes shall be maintained . If fire lane violations
occur and the services of the Fire Department are required, the
applicant will be liable for expenses incurred.
d. On-site fire hydrants shall be provided in number and at
locations specified by the Fire Department.
e. The applicant shall meet all applicable local, State and FQderal
Fire Codes , Ordinances , and standards.
f. Elevators shall be sized to accommodate an ambulance gurney (mm.
6' 8" wide by 4' 3" deep with 42" opening).
g. Address numbers $hall be installed to comply with Fire
Department Specifications.
4. Hours of operation shall be limited to Aonday through Friday
9:00. AM to 10 :00 PM, Saturday 8:00 AM to 9 :00 PM, Sunday morning
use shall be limited to two (2) services with a minimum period of
one (1) hour between services . Other use of the building on Sunday
shall be ancillary only.
5. Seating in the sanctuary shall be limited to 400 seats (a maximum
of 600 linear feet of pew seating).
6. The Fellowship Hall shall not be used in conjunction with the
Sanctuary.
4p 7. There shall be no use of outdoor bells, chimes public address
systems, music , or other source sound which may disturb adjacent
residents.*
8. The parking structure shall incorporate textured, non-squeal
surface.*
9. All signs shall conform to the Huntington Beach Ordinance Code
Artirie 961 or permitted otherwise.
10. The development shall comply with all applicable provisions of the
Ordinance Code, Building Division , and Fire Department.
11. All building spoils , such as unusable lumber, wire, pipe, and other
surplus or unusable material , shall be disposed of at an off-site
facility equipped to handle them.
12. Installation of required landscaping and irrigation systems shall
be completed prior to final inspection.
*Mitigation Measures
Staff Report - 6/18/91 -12-(9909d)
13. During construction, the applicant shall:
a. Use water trucks or sprinkler systems in all areas where
vehicles travel to keep damp enough to prevent dust raised when
leaving the site;
b. Wet down areas in the late morning and after work is completed
for the day;
c. Discontinue construction during second stage smog a.erts.
14. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00
PM. Construction shall he prohibited Sundays and Federal holidays.
16. Prior to final building permit approval or issuance of a
Certificate of Occupancy, the following shall be completed:
a. The applicant shall obtain the necessary permits from the South
Coast Air Quality Management District and submit a copy to
Community Development Department.
b. The applicant shall restripe the parking lot so that it conforms
to provisions of Article 960 of the Huntington Beach Ordinance
Code.
c. All improvements (including landscaping ) to the property shall
be completed in accordance with the approved plans and
conditions of approval specified herein.
d. Compliance with all conditions of approval specified herein
shall be accomplished.
17. The developer shall be responsible for payment of any additional
fees adopted in the opcoming Water Division Financial Master Plan.
18. The developer shall be responsible for the payment of the Traffic
Impact Fees at the time of final inspection.
19. The Planning Commission reserves the right to modify the terms of
this Conditional Use Permit No. 91-17 if any violation of these
conditions or the Huntington Beach Ordinance Code occurs.
20. The Planning Commission reserves the right to modify the terms of
this Conditional Use Permit No. 91-17 if any violation of these
conditions or the Huntington Beach Ordinance Code occurs.
ONDITION OF APPROVAL - LIMITED SIGN PERMIT NO 1-4:
1. The site plan and sign elevation received and dated June 11, 1991,
shall be the conceptually approved layout.
Staff Report - 6/18/91 -13- (9909d)
2. Limited Sign Permit No. 91-4 shall be valid for two (2) years
(until June 18, 1993).
3. Prior to issuance of building permits, the applicant shall file a
cash bond in the amount of $2,000 with the City for t:.e purpose of
indemnifying the City for any and all costs incurred in the removal
of the sign. If the sign is not made to conform with the
applicable provisions of the sign ordinance after two (2) years
from the date of approval, or remodel of the property , whichever
comes first , the City of Huntington Beach or its agents or
employees may enter the property where said sign is located and
remove said sign and the cost of removal shall be deducted from the
cash bond and summarily forfeited and paid over to the City of
Huntington Beach, and the remainder , if any, returned to the person
depositing the bond.
11.0 ALTERNATIVE A TION:
A. The Planning Commission may approve Negative Declaration No. 91-11,
Conditional Use Permit Eo. 91 -17 with special permits and Limited
Sign Permit No. 91-4 with findings and suggested conditions of
approval.
B. The Planning Commission may deny Conditional Use Permit No. 91-17
and Limited Sign Permit No. 91-4 with findings.
ATTACHMENTS:
1. Area map
2. Narrative
3. Negative Declaration No. 91-11
4. Site plans , elevations , and floor plans dated June 11, 1991
5. Alternative Findings for Denial
HS:WC:kj1
Staff Report - 6/i8/91 -14 - (9909d)
RIRI-CZR2R3'r;wNNiit- 0-MEADOWLARKR2 R3 R2 SPECIFIC PLAN1. C.SR R3,AA. ,01A2C2R3R3cqC2. _¢_oPWARNERL.._RINRIRlRI-CZao,c4°„OP fl3•P0(0) e4R3C4iRI2C2io tea._.'RIR3RI23An.' R2R3N3.23 OLENROYCUP 91-17/ LSP 91-4/ND 91-11C4-CZrr_ xLay"AhCZ3N9RR3R2,CF-R! R2RlVl/!/l111 _it j(OL/2UIJ. A2 R2U, A3 uumF,R22 R,A R3-19-EL 0 RA00 ORRIRlh IRSIPENRI„IIf JHUNTINGTON BEACH PLANNING DIVISION
ii.. PROJECT NARRATIVE
All Churches must follow the CUP procedure for new facilities. regardless of site
location. The Presbytery of Los Ranchos (a regional division of the Presbyterian
Church. USA) has determined the need for a Presbyterian Church to serve the
north Huntington Beach area. A recent new church development study (prepared
by Church Information and Development Services. January 3, 1989) showed an
immediate potential membership of 544 people for this specific location. Currently
many Presbyterian Huntington Beach residents drive to St. Andrews Presbyterian
Church in Newport Beach to attend church. The proposed project is designed to
provide Presbyterian facilities for present and future Presbyterian residents in
north Huntington Beach.
Currently the surrounding area is comprised of primarily multi-family residential
and strip commercial development. The proposed project will provide the
community with a 400-seat sanctuary and meeting hall, both of which are suitable
for meetings and performances in addition to Sunday morning worship services.
Typically, the Presbyterian church also provides such valued community functions
as youth activities, counseling and family-oriented social activities.
a
I A,-
pvCtf Nwl" 3
ENVIRONMENTAL CHECKLIST FORM
CITY OF HUNTINGTON BEACH
PLANNING DIVISION
ENVIRONMENTAL ASSESSMENT NO. 91-11
1. Name of Proponent PRE BYTERY F L RAN Q
Address 0 se h L. We lle 8 P1 za uare
Oran e CA 2 6
Phone Number 714 997-1 02
2. Date Checklist Submitted for Review Ma 8 1
3. Concurrent Entitlement(s) Condi ion 1 U e Permit 91-17 onditional
Exception 91-14 and Limi d Si n P rmi 1-4.
4. Project Location 1 71 B 1 a hi a
5. Project Description T es blish and con ru t a chur h wi h
educational/ ffic f ili i n 1. 4 r ss a re in 2 ha e
Pha I n ist f rem d lin h xi in r s our n tr r r o
a omm dat a 1 ea an ar las r m and office facilities.
Pha II n i s f d m li i n of h exi in r stauran and
,on truc ion f a 4 0 ea 1 ar fe t s n tuar are 87
sonar f d ati n ffi r nd 1 a rking structure.
ENVIRONMENTAL IMPACTS
(Explanations of answers are included after each subsection.)
Yes Maybe No
1. Earth. Will the proposal result in:
a. Unstable earth conditions or changes in geologic substructures?-X
Discussion: Phase II of the project proposes construction of a 133 space split level parking structure; the
lowest level will be below existing grade and will require removal of approximately 2,500 cubic yards of cut
which may alter earth conditions on the site. However, pursuant to standard conditions of approval, the
project will be required to submit a soils study which includes on-site sampling and provides specifications
for grading, foundations, etc. The project will be required to implement specifications contained therein.
No significant impacts are anticipated.
e
Yes _M4ybq No
b. Disruptions, displacements, compaction or overcovering of the soil? X -
Discussion: Phase II of the project proposes partial removal of the existing structures and construction of
a new church facility and parking which will result in displacement, compaction and overcovering of soil.
However, through implementation of standard conditions of approval which require submittal of soils studies
and drainage plans, no significant impact is anticipated.
c. Change in topography or ground surface relief features?X
Discussion: Phase II construction of the parking structure wig' involve alteration to the existing
topography of the site. However, with implementation of statd;> conditions of approval requiring submittal
of soils studies and drainage plans, no significant impacts to c,•ound surface relief features of drainage
are anticipated to result from the proposed project.
d. The destruction, covering or modification of any unique geologic or physical features? _ _ X
Discussion: The site is currently occupied by a vacant restaurant and has previously been graded. No
unique geological or physical features are present on the site.
e. Any increase in wind or water erosion of soils, either on or off the site? X
Discussion: Development of the proposed project may result in short-ter.:, wind and water erosion impacts
during the demolition, grading and construction for Phase IT. However, the project will be subject to
standard conditions of approval requiring implementation of dust control measures during construction as
well as submittal of drainage and erosion control plans to prior to issuance of grading permits. No
significant impacts are anticipated.
Changes in deposition or erosion of beach sands, or changes in siltation, deposition
or erosion which may modify the channel of a river or stream or the bed of the ocean
or any bay, inlet or lake?
g. Exposure of people or property to geologic hazards such as earthquakes, landslides,
mudslides, ground failure, or similar hazards?
X
X
Discussion: The proposed project site is not located within the Alquist-Priolo Special Study Zone or in the
vicinity of any known unstable earth conditions; therefore, no significant impacts are anticipated.
2. Air. Will the proposal result in:
a. Substantial air emissions or deterioration of ambient air quality?
Discussion:
Short-Term: The proposed project may result short-term emissions from construction equipment and grading
activities. However, the project will be subject to standard conditions of approval requiring
implementation of dust control measures and restriction of construction activities during second stage smog
alerts and high ozone days. No significant impact is anticipated.
Long-Term: Developments of the project will generate automotive and off-site energy generation emissions
(by attracting users and establishing a use on a vacated site). These emissions may incrementally
contribute to the degradation of local air quality. However, the project's contribution is not considered
significant.
Environmental Checklist -2- (9586d)
Yes Maybe No
b. The creation of objectionable odors?
Discussion: The proposed project is not anticipated to generate any objectional odors.
c. Alteration of air movement, moisture, or temperature, or any change in climate, either
locally or regionally?
3.Water. Will the proposal result in:
a.
b.
Changes in currents, or the course of direction of water movements, in either marine or
fresh waters?
Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? _X -
Discussion: The project site is currently completely covered by impervious surfaces. Construction of Phase
II of the proposed project is not anticipated to impact absorption rates on the site. However, proposed
grading associated with development oc the project site may result in alteration of currents, flow patterns
and drainage for the site. The project will be subject to standard conditions of approval which require
submittal of a grading plan prior to issuance of grading permit. The project will not be allowed to drain
onto adjacent properties. No significant impacts are anticipated.
c. Alterations to the course or flow of flood waters?
Discussion: The project site is not located within the 100 year floodplain. No impacts to flood flows are
anticipated.
d.Change in the amount of surface water in any water body?X
e.Discharge into surface waters, or in arv alteration of surface water quality, including
but not limited to temperature, dissolved oxygen or turbidity?-_X
f.Alteration of the direction or rate of flow of ground waters?X
g.
h.
Change in the quantity of ground waters, either through direct additions or withdrawals,
or through interception of an aquifer by cuts or excavations?
Substantial reduction in the amount of water otherwise available for public water
supplies?_ _X
Discussion: The proposed project will increase water usage on the site compared to the existing vacated
restaurant building but is not anticipated to be substantially different than the water usage generated by
an operating restaurant and may actually use less water. No significant impact is anticipated.
i. Exposure of people or property to water related hazards such as flooding or tidal waves?
Discussion: See 3c.
4. Plant Life. Will the proposal result in:
a. Change in the diversity of species, or number of any species of plants (including trees,
shrubs, grass, crops, and aquatic plants)?
Environmental Checklist -3- (9586d)
Yes Maybe No
b. Reduction of the numbers of any mature, unique, rare or endangered species of plants?
c. Introduction of new species of plants into an area, or in a barrier to the normal
replenishment of existing species?
d. Reduction in acreage of an agricultural crop?
Discussion (a-d): The site has previously been cleared of its natural vegetation and developed; no unique
X
5.
plant species will be affected by the proposed project.
Animal Life. Will the proposal result in:
a.
b.
Change in the diversity of species, or numbers of any species of animals (birds, land
animals including reptiles, fish and shellfish, benthic organisms or insects)?
Reduction of the numbers of any unique, rare or endangered species of animals?-Y
c.Introduction of new species of animals into an area, or result in a barrier to the
migration or movement of animals?- -.X
d.Deterioration to existing fish or wildlife habitat?X
Discussion (a-d): The site has previously been developed and does not appear to support any unique animal
species. No unique animal species will be effected by the proposed project.
6. Noise. Will the proposal result in:
a. Increases in existing noise levels? X
Discussion:
Short-Term: - Development of the proposed project may result in short-term noise increases associated with
grading and construction activities. However, the project will be subject to standard conditionyg of
approval which restrict the hours of :onstruction to 7:00 a.m. to 8:00 p.m., Monday - Saturday. No
significant impact is anticipated.
Long-Term: Operation of the church will increase noise levels compared to those currently generated by the
vacated restaurant. The applicant has indicated that a maximum of one service will be held on Sundays with
the the possible exception of Holidays, such as Christmas and Easter, when two services may be held. The
gathering of 190 to 400 people (presumably mora if services are closely scheduled) prior to and after
services and events may adversely impact adjacent residences. Although the main entrances are located at
the center of the project site and face away from residences, the noise increase will be noticeable.
However, with implementation of mitigation measures identified below, no significant impacts are
anticipated.
Mitigation: Possible measu:is to mitigate this impact include: 1. The existing 9* high masonry wall which
currently exists along the western perimeter of the site should be maintained. 2. No outdoor music,
chimes, bells, etc., should be permitted. 3. The parking structure should utilize textured "non-squeal"
surfaces.
h. Exposure of people to severe noise levels?
Discussion: See 6a.
Environmental Checklist -4- (9586d)
Yes Havbe No
7. Light and Glare. Will the proposal produce new light or glare?
Discussion: The project site is currently occupied by a vacated restaurant building. The proposed project
will ultimately replace the structure with church, educational and parking facilities and will increase the
light produced by the site. However, the project will be subject to standard conditions of approval which
require submittal of a lighting plan to insure that lighting on the site will be directed away from adjacent
properties. No significant impacts are anticipated.
8. Land Use. Will the proposal result in a substantial alteration of the present or planned
land use of an area?
Discussion: The proposed project is permitted under the existing General Plan Land Use designation and
Zoning on the site subject to Conditional Use Permit Approval by the Planning Commission.
9. Natural Resources. Will the proposal result in:
a. Increase in the rate of use of any natural resources?
b. Substantial depletion of any nonrenewable natural resource?
Discussion (a-b): Ultimate replacement of the existing restaurant building on the site with the 400 seat
sanctuary, classroom and office facilities may increase the demand of natural and energy resources on the
site. However, the increase usage is not anticipated to be substantial and any impact to the rate of usage
or depletion of supplies is anticipated to be negligible. Impacts will be minimized further through
implementation of the Energy Conservation Standards in Title 24 of the California Administrative Code as
required through standard conditions of approval.
10. Risk of Upset. Will the proposal involve:
a. A risk of an explosion or the release of hazardous substances (including, but not
limited to oil, pesticides, chemicals or radiation) in the event of an accident or
upset conditions?
b. Possible interference with an emergency response plan or an emergency evacuation plan?
11. Population. Will the proposal alter the location, distribution, density, or growth rate of
the human population of an area?
12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? x
13, Transportation/Circulation. Will the proposal result in:
a. Generation of substantial additional vehicular movement? .,_ x _
Discussion: Operation of the proposed church facilities will increase the number of trips generated by the
site. However, the City's Traffic Division has analyzed the project and has indicated that the arterials in
the vicinity can adequately accommodate the additional trips generated by proposed buildout and operation of
the 400 seat, 16,550 square foot sanctuary and 8,597 square feet of education/office facilities. The
Traffic Division has indicated that the church facility's weekday uses are minimal and will not
significantly effect weekday traffic circulation in the area; furthermore, since the majority of trips will
be generated on weekends when traffic volumes on the surrounding arterials are typically lower, the proposed
facilities are not anticipated to significantly impact weekend traffic circulation. Higher numbers of trips
are expected during religious holidays, such as Easter and Christmas when the applicant anticipates one
additional service will be held (two total); however, no significant impact is anticipated.
Environmental Checklist -5- (9586d)
Yes Maybe No
b. Effects on existing parking facilities, or demand for new off-site parking?
Discussion: The project will be required to comply with Article 960 of the Huntington Beach Ordinance Code
which requires that all parking be provided on-site.
c. Substantial impact upon existing transportation systems? -X
Discussion: As discussed above, under item 13a, the additional vehicle trips are not anticipated to
substantially impact the existing transportation system. No significant impact is anticipated.
d. Alterations to present patterns of circulation or movement of people and/or goods? - -X
Discussion: The project proposes using existing curb cuts to access the site. No substantial alterations
to the circulation system are proposed. No significant impact is anticipated.
e. Alterations to waterborne, rail or air traffic?
f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians?
X
X
Discussion: Due to the presence of construction traffic, the project may result in an increased number of
obstacles to vehicles, bicyclists and pedestrians during the construction phases of the project. However
the hazards are short-term and are not anticipated to be substantial. Furthermore, standard conditions of
approval require that adequate warning signage for vehicles, bicyclists and pedestrians.
14. Public Services. Will the proposal have an effect upon, or result in a need for new or
altered governmental services in any of the following areas:
a. Fir- protection?
b. Police protection?
Discussion (a-b): Police and Fire Service are currently operating at an adequate level of service and will
not require any additional manpower or facilities to serve the proposed project.
c. Schools?
Discussion: No schools will be affected by the proposed project.
d. Parks or other recreational facilities?
Discussion: The project will not impact any parks or other recreational facilities.
e. Maintenance of public facilities, including roads?
Discussion: No new public improvements will be required for the proposed project; therefore, no additional
maintenance will be required as result of the proposed project.
f. Other governmental services?
Discussion: No additional governmental services will be required to serve the project.
X
X
X
Environmental Checklist -6- (9586o
Ygi Mavbe No
Energy. Will the proposal result in:
a. Use of substantial amounts of fuel or energy?
b. Substantial increase in demand upon existing source of energy, or require the
development of sources of energy?
Discussion (a-b): See 9(a-b).
16. Utilities. Will the proposal result in a need for new systems, or substantial alterations
to the following utilities:
X
X
a.Power or natural gas?X
b.Communication systems?
c.Water?x
d.Sewer or septic tanks?X
e.Storm water drainage?X
f.Solid waste and disposal?X
Discussion (a-f): All utilities are currently available to the site and can adequately accommodate the
proposed project. No additional facilities will be required to serve the proposed project.
i1. Human Health. Will the proposal result in:
18.
a.Creation of any health hazard or potential health hazard (excluding mental health)?- - -K-
b.Exposure of people to potential health hazards?X
Aesthetics. Will the proposal result in the r
the public, or will the proposal result in thr:
open to public view?
;ruction of any scenic vista or view open to
-eation of an aesthetically offensive site
X
Discussion: The project site does not provide any view opportunities; the proposed project is not
anticipated to create an aesthetically offensive site. The parking structure will not exceed 9 feet in
height and will not be visible over the perimeter wall. Taller structures will be separated from adjacent
residences by the parking structure. No significant impact is anticipated.
19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing
recreational opportunities?
Discussion: See 14d.
20. Cultural Resources.
a. Will the proposal result in the alteration of or the destruction of a prehistoric or
historic archaeological site?
b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric
or historic building, structure, or object?
Environmental Checklist -7-
X
r-T--
Yes Mavbe No
C. Does the proposal have the potential to cause a physical change which would affect
unique ethnic cultural values?
d. Will the proposal restrict existing religious or sacred uses within the potential
impact area?
Discussion (a-d): Tha project site is not located in the vicinity of any known archaeological sites. No
significant impact is anticipated.
21. Mandatory Findings of Significance.
a. Does the project have the potential to degrade the quality of the environment, sub-
stantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife
population to drop below self sustaining levels, threaten to elim' a plant or animal
community, reduce the number or restrict the range of a rare or enoangered plant or
animal or eliminate important examples of the major periods of California history or
prehistory?
b. Does the project have the potential to achieve short-term, t' the disadvantage of
long-term, environmental goals? (A short-term impact on the environment is one which
occurs in a relatively brief, definitive period of time while long-term impacts will
endure well into the future.)
c. Does the project have impacts which are individually limited, but cumulatively consid-
erable? (A project may impact on two or more separate resources where the impact on
each resource is relatively small, but where the effect of the total of those impacts
on the environment is significant.)
d. Does the project have environmental effects which will cause substantial adverse effects
on human beings, either directly or indirectly?
x
Environmental Checklist -8- (9586d)
DETERMINATION
n the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there x
will not be a significant effect in this case because the mitigation measures described on an attached
sheet have been added to the project. A NEGATIVE DECLARATION WILL
BE PREPARED.
I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required.
Date I Sign re
Revised: March, 1990 F r: it of Hun in t n B h
C mmunit Develo m nt De ar men
Environmental Checklist -9-(9586d)
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ATTACHMENT 3
Recommended Mitigation Measures
for Environmental Assessment No. 91-11
Impact Mitigation Measure
y-n
l;-Operation of the church facilities will 1.
increase noise generated on the site.
2.
3.
The existing 9 foot high masonry wall located
along the western perimeter of the site should be
maintained.
No outdoor music, chimes, bells, etc., should be
permi tted.
The parking structure should utilize textured
"non-squeal" surfaces.
Environmental Checklist -10- (9586d)
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11 11PY, 1 11 1ma(.pKx-IO111 1 u1'y'h l_JJ_'n000East ElevationBoise Chica_•-----",................4........................... -..._---.-....-._..._.---._.......,West Elevation (Charlene Circlexe. M..r mar w.p rlauu,r.+.><wmiron a+b cnmnwr:gip eep, Imp.1oa.p.e ry ur.n+pp1 w Iv eppa,LOSEPH_l. M'90LLE7._A!5- -__. nlMo-emMASTER PLANELEVATIONSSouth Elevation
ATTA HMENT NO. 5
ALTERNATIVE FINDIN FOR DENIAL
ONDITI E ERMI N 1-17
LIMITED I N PERMI N 1-4
1. The proposed church and parking structure will not be compatible
with adjacent properties because of its intensity.
2. The establishment , maintenance and operation of the church will be
detrimental to the general welfare of persons residing in the
vicinity due to increased noise and traffic.
3. On-site circulation is inadequate for the proposed church and have
the potential of creating a congestion and circulation hazard.
4. Ingress and egress to the site has the potential of creating
additional traffic impacts to the 4-:tersections along Bolsa Chica
Road.
5. The location , site layout , and design of the proposed church and
parking structure does not properly adapt the proposed structures
to adjacent structures in a harmonious manner.
FINDIN F R DE IAL - LIMITED I N PERMIT NO. 91-4:
1. Allowing the maintenance of the sign for an additional two (2)
years will adversely affect other signs in the area.
2. The pi '.*)osed extension of time will be detrimental to property
located in the vicinity of such sign, and will not be in keeping
with the character of the surrounding area.
3. The sign in its existing location along Rolsa Chica Road may
destruct pedestrian or vehicular traffic vision.
4. Due to the unique circumstances applicable to the sign , immediate
alteration , removal or replacement of the sign will not result in a
substantial economic hardship.
(9909d-15)