City of La Palma Agenda Item No. 2 MEETING DATE: March 9, 2015 TO: FROM: SUBMITTED BY: AGENDA TITLE: DEVELOPMENT COMMITTEE DOUGLAS D. DUMHART COMMUNITY DEVELOPMENT DIRECTOR SCOTT HUTTER, ASSOCIATE PLANNER Consideration of Amendment to Precise Plan 62 United Methodist Church Phase II Expansion at 8111 Walker Street, La Palma, CA RECOMMENDATION: It is recommended that the Development Committee take the following actions: a) Receive Staff Report b) Receive Public Input c) Committee Comments and Questions d) Adopt a Resolution recommending to the Planning Commission approval of an Amendment to Precise Plan 62 for the United Methodist Church Phase II Expansion. SUMMARY: This is a Public Hearing item and action is required of the Development Committee. The Development Committee is being requested to provide recommendation to the Planning Commission regarding the design review of the proposed revisions to the Phase II Expansion at the La Palma United Methodist Church (UMC). The UMC is requesting approval to make revisions to their two-story fellowship building that was approved as part of their Phase II expansion by the City in July 15, 2014. The revisions are to enclose the second floor exterior access balcony and reconfiguring the interior floor plan to make it an interior access corridor. Said revision will include a fire sprinkler system for the two-story building. The project is in Building, Orange County Health, and Orange County Fire Authority plan check and no permits have been issued yet. The Applicant is requesting that the City expedite the matter to the maximum extent possible. BACKGROUND: Phase II of the La Palma United Methodist Church consists of a new 10,576 square foot Fellowship Building and the addition of an 189 square foot Infant s Cry Room to the existing Amendment to Precise Plan 62 Agenda Item 2 March 9, 2015 Page 1 of 8
church sanctuary. The purpose of the Fellowship Building is to provide adequate building area for the church activities and Sunday school for the children. It will provide a permanent building for fellowship activities outside of the church sanctuary. As shown on the revised floor plan in the architectural drawings (Attachment 1, Exhibit A) the Fellowship Building s footprint does not change but the floor area increases as a result of the enclosing of the exterior access balcony. The new square foot of the revised Fellowship Building will be as follows. Fellowship Building: 2014 Approval 2015 Revision 1 st Floor 5,703 square feet 1 st Floor 5,703 square feet (No Change) 2 nd Floor 4,873 square feet 2 nd Floor 5,665 square feet (+792) o Old Total 10,576 square feet New Total 11,368 square feet The church is located just south of the La Palma Avenue and Walker Street intersection, at 8111 Walker Street on a 2.53 acre parcel of land. Surrounding zoning and land uses are as follows: North: NC (Neighborhood Commercial), Walmart Shopping center South: R-1 (Single Family Residential), Single-Family Homes East: PI (Public Institutional), La Palma Christian Center West: R-1 (Single Family Residential), Single Family Homes Aerial Photo/Site Location LA PALMA AVENUE WALKER STREET La Palma United Methodist Church 8111 Walker St. ANALYSIS: Development Standards: The Phase II team from the La Palma United Methodist Church and Green Earth Design & Development International LLC have been working with the Community Amendment to Precise Plan 62 Agenda Item 2 March 9, 2015 Page 2 of 8
Development Staff from the earliest stages of the project to ensure compliance with Municipal Code. That has carried over to the proposed revision to Phase II s Fellowship Building. The scope of the revisions to the Fellowship Building will only result in a change to the Floor Area Ratio (FAR) which increases +.01 to.19 from.18. The footprint of the second floor does not change so there is no impact to setback. The roof will not change so there is no change in building height. The revised project that has been submitted to the Development Committee for design review is compliant with applicable PI Zone development standards as indicated in Table 1 below. Table 1. Public and Institutional Development Standards Development Standard PI Zone Requirement UMC Phase II Min. Lot Size (square. feet.) No minimum 110,206 sq. ft. Max. Structure Height (feet.) 35 feet (including projections) 35 feet (including projections) Max. Number of Stories 2 2 Max. Floor Area Ratio (FAR) 0.6.2 From Ultimate Street Right-of-Way 30 130 (Addition) 274 (Building) Minimum Required Building Setback (in feet.) From residential Districts 30 236 (Addition) 54 (Building) From abutting commercial 20 156 (Addition) 110 (Building) Green filled boxes mean compliance with the Development Standard Architecture: The enclosure of the 2 nd floor exterior access balcony occurs on the East Building Elevation which faces the interior of the property. The railings will be removed and replace with walls and windows that match the rest of the building. Examples of the original design with railings Amendment to Precise Plan 62 Agenda Item 2 March 9, 2015 Page 3 of 8
and the revised design with walls are shown below. Yellow highlights is used to call attention to the changes on the 2 nd floor of the new East Elevation. Previous East Elevation New East Elevation Floor Plan: The 2 nd floor is being reconfigured to accommodate an interior access corridor. This new design will also result in the reduction of 1 room on the second floor. The original room count was 9 with an exterior access balcony but will become 8 with the corridor. And several of the 8 remaining rooms will be reduced in size. There are no changes to the first floor below of the roof above. The enclosure of the balcony will occur within the existing building footprint and under the existing roof. The enclosed space will allow the rooms to be rearranged along the east elevation of the 2 nd floor to create space necessary inside for the interior access corridor. There will be no changes to the elevator or either of the stairwells that provide access to the 2 nd floor level of the Fellowship Building. On the following page are the second floor plans for the original balcony design approved in 2014 and the new corridor design proposed in 2015. The two 2 nd floor plans highlight the balcony and corridor in yellow to call attention to the change in layout. Additionally the fire sprinkler system will be incorporated into the building with this 2 nd floor revision to add the corridor that was not a part of the plans when it had a balcony. Amendment to Precise Plan 62 Agenda Item 2 March 9, 2015 Page 4 of 8
Previous 2 nd Floor (Exterior Access Balcony) New 2 nd Floor (Interior Access Corridor) Balcony Corridor Environmental Review (CEQA): The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) in that it can be considered as an in-fill development project, as defined by Section 15332 of the CEQA Guidelines (Class 32). Conditions of Approval: The size of the building which increased with the revision to the floor area of the second floor must be updated in the Conditions of Approval. Condition No. 2 makes note of the Fellowship Buildings size and the date of Planning Commission approval. With this amendment both of those change and it is proposed that Condition No. 2 be revised to read as follows: 2. All construction plans are required to be submitted to the Building and Safety Division for plan check, permit issuance, and payment of fees prior to commencement of construction. Plans shall include the 10,576 11,368 square foot Fellowship Building and 189 square foot Infant s Cry Room with design and materials consistent with the submitted plans approved by the Planning Commission on July 15, 2014 March 17, 2015. Amendment to Precise Plan 62 Agenda Item 2 March 9, 2015 Page 5 of 8
No other changes are necessary to the Conditions of Approval as a part of this Amendment to Precise Plan No. 62. Findings for Approval of the Precise Plan: This Project requires approval of a Precise Plan pursuant to Article V, Division 3 (Precise Plans) of the Zoning Code, in which Section 44-787 includes all the necessary findings. Based on the available information, the following findings can be made: 1. Finding: The proposed use is allowed within the subject Zoning District and complies with all applicable provisions of this Development Code. Facts in Support of Finding: The La Palma United Methodist Church is a religious institution land use that has been conditionally permitted by the City and operates under a valid Conditional Use Permit 35. 2. Finding: The proposed use would be consistent with the objectives, policies, general land uses, and programs of the General Plan and any applicable Specific Plan. Facts in Support of Finding: Phase II of the La Palma United Methodist Church is a use that is consistent with the City of La Palma s Vision Statement which touches upon the following: VISION: The power to imagine a future that sustains the positive values of the present. FAMILY: People united by common values, convictions, and aspirations. PRIDE OF OWNERSHIP: Caring enough about one s home to invest in it continually. OPPORTUNITY: The chance to prosper according to ones commitment and ability. SECURITY: Freedom from fear of one s person or property being violated. These values and priorities have driven the evolution of the La Palma community which has included the La Palma United Methodist Church since 1969, and will and will continue to shape La Palma s character into the future. 3. Finding: The approval of the Precise Plan, for the proposed use, is in compliance with the requirements of the California Environmental Quality Act CEQA. Facts in Support of Finding: The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) in that it can be considered as an in-fill development project, as defined by Section 15332 of the CEQA Guidelines (Class 32). 4. Finding: The location, size, design, and operating characteristics of the proposed use would be compatible with existing land uses within the general area in which the proposed use is to be located. Facts in Support of Finding: Phase II has been designed well within the development limitations imposed upon the project by the City s Development Code. There is no change the existing land use which is that of a religious intuition. The new construction associated with Phase II provides the congregation much needed facilities for their religious needs. 5. Finding: The subject site is physically suitable for the type and density/intensity of the use proposed. Facts in Support of Finding: The site can physically accommodate Phase II of the UMC which at.2 FAR now with the additional square feet on the 2 nd floor, which is well below the maximum FAR of.6 established in the General Plan and City Code. Phase II as Amendment to Precise Plan 62 Agenda Item 2 March 9, 2015 Page 6 of 8
proposed is less intense than the original Phase II that was envisioned in 1969. This 2014 Phase II was designed very carefully to be compliant with Water Quality Regulations and Development Code Standards. The 2015 revisions to the Fellowship Building increase the second floor area of the Fellowship Building without expanding its footprint. The 2.53 acre site as it stands today is underdeveloped and even with Phase II and proposed revisions are well below the maximum amount of development allotted under the.6 FAR standard. 6. Finding: The proposed Project will have no adverse effect on abutting or adjacent properties and is compatible with those properties. Facts in Support of Finding: The project is infill in nature with a design that is compliant with height and setback requirements which are more restrictive for this location because of its proximity to residential land uses. The revisions to the Fellowship Building are on the east side is not adjacent residential land uses. The revisions will enclose the second floor balcony will also require new fire sprinkler system and should result in better safety and further noise reduction to operations as people will use an interior corridor now. NOTIFICATION: In accordance with City Code 44-518 and Government Code 65090, 65091, Public Hearing Notices were posted at La Palma City Hall, La Palma Library, La Palma Central Park, and at the subject property 8111 Walker Street. A Public Hearing Notice was mailed to all owners of real property located within a 300 foot radius of the subject property and published in the Wednesday, February 25, 2015, edition of the News Enterprise paper. ALTERNATIVES: 1. Recommend Approval of an Amendment to Precise Plan Amendment 62. 2. Recommend Approval of an Amendment to Precise Plan Amendment 62, subject to modifications. 3. Continue the Amendment to Precise Plan Amendment 62 to another meeting date. CONCLUSION: The revisions to the 2 nd floor result in less noise as access to the to the 2 nd floor rooms is now from the interior corridor and not the exterior balcony. The exterior changes are minimal to achieve their revision of the plans and will be designed to match the rest of the building exterior. There is no change to the west side of the building which abuts the adjacent residential single-family homes. And most importantly the revisions will include a new fire sprinkler system for enhanced fire safety. The revisions add some more interior space to the 2 nd floor but will not enlarge the footprint of the building. All development standards are complied with and findings of approval have been bade for this project. No public comments have been received to date from the required Public Hearing Notification and staff is recommending approval of the project subject to text changes of Condition No. 2 as discussed in the staff report above. Amendment to Precise Plan 62 Agenda Item 2 March 9, 2015 Page 7 of 8
FISCAL IMPACT: None. Attachment(s): 1. Draft Resolution approving Amendment to PP 62 2. Public Hearing Notices Amendment to Precise Plan 62 Agenda Item 2 March 9, 2015 Page 8 of 8
ATTACHMENT 1 RESOLUTION NO. 2015-03-09-2 DC A RESOLUTION OF THE DEVELOPMENT COMMITTEE OF THE CITY OF LA PALMA RECOMMENDING THAT THE PLANNING COMMISSION APPROVE AMENDMENT TO PRECISE PLAN 62 WITH UPDATES TO THE CONDITIONS FOR PHASE II OF THE LA PALMA UNITED METHODIST CHURCH LOCATED AT 8111 WALKER STREET (AMENDMENT TO PRECISE PLAN 62, UNITED METHODIST CHURCH PHASE II) WHEREAS, the City of La Palma wishes to protect and preserve the quality of the residential, commercial, and industrial areas of the City, as well as the quality of life throughout the City, through effective land use and planning; and, WHEREAS, La Palma United Methodist Church (hereinafter, the Applicant ), has initiated a request for an Amendment to Precise Plan 62 for approval of revisions to the 10,576 square foot two-story fellowship building; and, WHEREAS, the proposed revisions are to enclose the second floor balcony and add a fire sprinkler system for better safety and further noise reduction to operations as people will now use an interior corridor now; and, WHEREAS, the balcony enclosure adds 792 square feet to the second floor and brings the Fellowship Building size to 11,368 square feet while remaining within the original dimensions of the second floor; and, WHEREAS, Section 44-783 in Chapter 44 (Zoning) of the La Palma Municipal Code states that a Precise Plan provides a process for reviewing applications for any new construction or exterior revisions for existing approved precise plans, and the process allows for the review of the design of the development, an identification of potential impacts on the surrounding properties, and an assurance that the proposed project complies with the provisions of this Code and the General Plan; and, WHEREAS, La Palma United Methodist Church has submitted revised development drawing sheets for the revisions to the Fellowship Building that are consistent with the requirements of the La Palma Municipal Code attached hereto as Exhibit A and incorporated by reference; and, WHEREAS, when Phase II was approved by the City on July 15, 2014, a total of 44 Conditions of Approval were applied to Precise Plan 62 to achieve an attractive and aesthetically palatable architectural design for the La Palma United Methodist Church Phase II Fellowship Building, and to comply with the PI Zoning requirements; and, WHEREAS, the revisions to the Fellowship Building being processed as an Amendment to Precise Plan 62 will require some text revisions to Condition of Approval No. 2 to update the square footage of the Fellowship Building and this Amendments Planning Commission approval date; and, Resolution No. 2015-03-09-2 DC Amendment to Precise Plan 62 Page 1 of 3
WHEREAS, all other all other Conditions of Approval remain effective with only Condition No. 2 being modified by this Amendment; and, WHEREAS, all owners of property within 300 feet of the proposed project site were duly notified prior to the Development Committee Public Hearing; and WHEREAS, the project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) in that it can be considered as an in-fill development project, as defined by Section 15332 of the CEQA Guidelines (Class 32). NOW, THEREFORE, the Development Committee of the City of La Palma hereby resolves as follows: SECTION 1. The Development Committee hereby determines that the findings in Section 44-787 Findings of the La Palma Municipal Code can be made supporting the project; and, SECTION 2. The Development Committee approves revisions to the La Palma United Methodist Church development drawings consistent with the requirements of the La Palma Municipal Code attached hereto as Exhibit A and incorporated by reference; and, SECTION 3. Based on the foregoing, the Development Committee hereby recommends the that the Planning Commission approve Amendment to Precise Plan 62 for La Palma United Methodist Church Phase II, subject to the revised Condition of Approval No. 2 which will now include the Fellowship Building s new square footage and date of Planning Commission approval for the revisions, that has been included as Exhibit B to this Resolution and incorporated herein by this reference. vote: PASSED, APPROVED, and ADOPTED this 9 th day of March 2015 by the following AYES: NOES: ABSENT: COMMITTEE MEMBERS: COMMITTEE MEMBERS: COMMITTEE MEMBERS: KYLE MCCUNE CHAIRPERSON ATTEST: DOUGLAS D. DUMHART COMMUNITY DEVELOPMENT DIRECTOR Resolution No. 2015-03-09-2 DC Amendment to Precise Plan 62 Page 2 of 3
STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS. CITY OF LA PALMA ) I, DOUGLAS D. DUMHART, hereby certify that I am the duly appointed Community Development Director of the City of La Palma and that the foregoing Resolution was duly adopted at a regular meeting of the Development Committee of the City of La Palma held on the 9th day of March 2015. DOUGLAS D. DUMHART COMMUNITY DEVELOPMENT DIRECTOR Resolution No. 2015-03-09-2 DC Amendment to Precise Plan 62 Page 3 of 3
EXHIHBIT A Revised Fellowship Building Drawings [Behind this page.] Exhibit A Revised Plans Amendment to Precise Plan 62 Page 1 of 1
EXHIBIT B AMENDED CONDITION OF APPROVAL AMENDMENT TO PRECISE PLAN 62 GENERAL: 2. All construction plans are required to be submitted to the Building and Safety Division for plan check, permit issuance, and payment of fees prior to commencement of construction. Plans shall include the 10,576 11,368 square foot Fellowship Building and 189 square foot Infant s Cry Room with design and materials consistent with the submitted plans approved by the Planning Commission on July 15, 2014 March 17, 2015. Amended Condition of Approval Amendment to Precise Plan 62 Page 1 of 1