HomeMy WebLinkAboutB. Case No. CUP 98-10 Amendment #2 - St. John's Lutheran Church CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: Approval of an amendment to existing Conditional Use Permit 98-10
to allow St. John's Lutheran Church to expand and add a second-
story to an existing multi-purpose room. As part of the expansion, an
existing office storage building will be demolished. The property is
located at 42-695 Washington Street.
SUBMITTED BY: Kevin Swartz
Assistant Planner
APPLICANT: St. John's Lutheran Church
Mark B. Valentino, Architect
44-267 Monterey Ave, Suite B
Palm Desert, CA 92260
CASE NO. CUP 98-10, Amendment#2
DATE: August 4, 2009
I. EXECUTIVE SUMMARY:
Approval of staff's recommendation would allow the applicant to add a second
story and addition to the existing multi-purpose room, and demolish the existing
office building and re-building it for a music room, conference room, and office
use for the existing St. John's Lutheran Church.
II. BACKGROUND:
A. Property Description:
St. John's Lutheran Church is located on the west side of Washington
Street, north of Fred Waring Drive, and south of Avenue of the States. The
church sits on a 1.5 acre parcel, zoned Office Professional. The site is
located between The Learning Tree School to the north and the Top Stop
Preschool to the south. The church was constructed in the 1960's under
the County of Riverside's jurisdiction. As part of Annexation #29, the City
annexed this area in April of 1994.
Staff Report
CUP 98-10, amendment#2
August 4, 2009
Page 2 of 7
B. Zoning and General Plan Designation:
The property is zoned O.P. Office Professional, and the General Plan
designation is C—O.P. Office Professional.
C. Adjacent Zoning / Land use:
North: O.P. — Office Professional /The Learning Tree School
South: O.P. — Office Professional /Top Stop Preschool
East: City of Bermuda Dunes
West: O.P. — Office Professional / Residential Home
III. PROJECT DESCRIPTION:
The applicant is requesting approval of an amendment to an existing Conditional
Use Permit to allow an addition to the first floor and a new second story to the
existing multi-purpose room. The project includes demolishing and rebuild the
existing office / storage building and rebuilding the building for a music room,
conference room, and office use.
The existing site consists of a 4,285 square foot church building, which includes
1,700 square feet of seating area and 930 square feet of alter area. The existing
multi-purpose room is 3,600 square feet. The applicant is proposing to add an
additional 1,605 square feet to the first floor, and demolish the existing 1,475
square foot office and storage building. The office and storage building will be
rebuilt and incorporated in the same design as the additions, totaling the first
floor at 5,205 square feet. The proposed second story addition to the existing
multi-purpose room is 3,180 square feet, totaling the buildings at 8,385 square
feet. The buildings will serve as an office, music room, classrooms, conference
room, storage room, and fellowship hall. The sanctuary will not be expanded
from this application.
The administrative building will have zero lot line on the north property line,
adjacent to the Learning Tree School. The Office Professional zone allows zero
lot line setbacks, when adjacent to two-story multi-family and commercial zones.
In this case, the adjacent properties are zoned office professional.
A. Site Plan:
The site plan is designed with a main vehicular driveway off of Washington
Street that is one-way. To leave the property there are two exits located in
the rear parking lot that connect to an alley, which has access on
Washington Street. The site has 77 parking spaces that are spread out
G:\Planning\Kevin Swartz\Word\CUP's\CUP 09-114 St Johns Church\Staff Report pc.doc
Staff Report
CUP 98-10, amendment #2
August 4, 2009
Page 3 of 7
within the property with plenty of landscaping. During the season, if the
church experiences high attendance, the church has written authorization
to use the adjacent properties for overflow parking.
B. Architecture:
The project architecture is of a contemporary design, utilizing a mix of
plaster, metal, recessed windows, vertical columns, stone veneer, and
earth tone colors. The building colors are La Habra "Meadowbrook" and
"Pueblo". The project is punctuated with a series of defined modulations
in the form of recessed windows and articulating rooflines. The roofline
heights varying on the main building from the predominant building line of
16 feet high to the tallest element of 24 feet 6 inches.
At its meeting of July 14, 2009 the Architectural Review Commission
(ARC) reviewed the project. The Commission generally supported the
design and believed that it will be a big improvement. The Commission
granted preliminary approval and agreed that the project architects have
provided a well designed project, and the project was approved on a 5-1
vote, with Commissioner Vuksic absent.
IV. ANALYSIS:
An amendment to an existing Conditional Use Permit requires Planning
Commission approval to assure that the project meets all development
standards. Staff believes that the project would be of minimal impact to the
surrounding uses since the church has been in operation since 1960's.
A. Land Use Compatibility:
The proposed church is located in an Office Professional (O.P.) zone.
The O.P. zone is to classify and set standards for business, offices,
administrative or professional land uses which are of relative low intensity,
and are compatible with adjacent residential zoning. Churches are
permitted subject to a Conditional Use Permit. The church already has an
existing Conditional Use Permit, and has conducted services as well as
other activities since the 1960's. It appears as though the proposed use
would be compatible with the other office and school uses, along with the
residences in the area.
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Staff Report
CUP 98-10, amendment#2
August 4, 2009
Page 4 of 7
B. Height:
The church is designed as a two-story building measuring 24 feet 6 inches
to the highest point. The zone allows that the average setbacks shall be
increased by 6.43 to sixty-five feet for a maximum height of 25 feet for
each additional foot of building height above eighteen feet. The church
does not exceed the height limit of the zone, and complies with all
development standards.
C. Parking:
The church property has a total of 77 off-street parking spaces. The
expansion and addition of a second-story does not constitute more
parking. The buildings will be used for administrative purposes and
parking for churches is based on sanctuary size.
The churches main sanctuary has 22 fixed pews, each 12 feet long. The
ordinance considers every 18" as one seat. The parking requirement for
fixed seats is 1 parking space per each three seats. At 12 feet long, each
pew holds eight seats. The 22 pews total 176 seats. With a 176 fixed
seats, the ordinance requires 58 parking spaces.
On July 28, 1998, the church expanded the sanctuary adding 663 square
feet of seating area (non-fixed seats). The ordinance requires one parking
space per each 35 square feet or 19 spaces. The total number of parking
spaces required is 77.
During the season, if the church experiences high attendance the church
has written authorization to use adjacent properties for overflow parking.
The Tot Stop, located directly to the south has 50 parking spaces which
are available on the weekends and after 5:30 p.m. on weekdays. The
Learning Tree, located to the north has 42 parking spaces which are
available on the weekends and weekday nights. Combined the two
parking lots have a capacity of 92 parking spaces available for church
overflow use.
D. Findings of Approval:
1. That the proposed location of the conditional use is in accordance
with the objectives of the zoning ordinance and the purpose of the
district in which it is located.
G:\Planning\Kevin Swartz\Word\CUP's\CUP 09-114 St Johns Church\Staff Report pc.doc
Staff Report
CUP 98-10, amendment#2
August 4, 2009
Page 5 of 7
The proposed location is in an O.P. zone and is in accordance
with the purpose and objectives of the zone, subject to an
amendment to the CUP. The zone allows churches subject to a
CUP. The purpose of this O.P. zone is to classify and set
standards for offices, administrative or professional uses which
are of relatively low intensity and which are compatible with
adjacent residential zoning and development therein. The
church has been in existence since the 1960's, and has been
compatible with the other office and school uses, along with the
residences in the area.
2. That the proposed location of the conditional use and the conditions
under which it will be operated or maintained will not be detrimental
to the public health, safety or welfare, or be materially injurious to
properties or improvements in the vicinity.
The proposed church additions meet all applicable requirements
of the zoning ordinance and will not be detrimental to general
public health, safety, and welfare or materially injurious to the
properties in the vicinity. Water, sanitation, public utilities and
services are available and existing within the complex. All work
will be constructed in accordance with current building and
safety regulations to assure public safety.
3. That the proposed conditional use will comply with each of the
applicable provisions of the zoning ordinance, except for approved
variances or adjustments.
The proposed use is consistent with the intent of the Zoning
Ordinance since it complies with the purpose of the zone and
correlates to the permitted uses allowed. The zone allows
general and medical offices and churches uses subject to a
CUP. The church has been in operation since the 1960's, and
no variances or adjustments are required for this use.
4. That the proposed conditional use complies with the goals,
objectives and policies of the City's General Plan.
The General Plan land use designation for the site is "Office
Professional (C-OP)". One of the primary objectives stated in
the Land Use Element of the General Plan is to provide
comparative advantages for office development, with use
characteristics that enhance compatibility with residential and
G:\Planning\Kevin Swartz\Word\CUP'S\CUP 09-114 St Johns Church\Staff Report pc.doc
Staff Report
CUP 98-10, amendment#2
August 4, 2009
Page 6 of 7
other sensitive land uses. Mixed Use development with hotels
and motels, professional office and residential may also be
permitted through approval of an integrated master plan.
This project maintains a land use that is consistent with the Land
Use Element of the General Plan. St. John's Lutheran Church
was built in the 1960's and it has no history of complaints from
neighbors. The church has also become an integrated member of
the community, as well as serves residents within walking
distance. The church has a strong relationship with its neighbors,
currently there is a written agreement with The Tot Stop and the
Learning Tree to use their parking lot for overflow use.
V. ENVIRONMENTAL REVIEW:
For the purposes of CEQA, the Director of Community Development has
determined that the proposed Amendment to the Conditional Use Permit is a
Class 32, Categorical Exemption, and no further review is necessary.
VI. CONCLUSION:
The applicant is requesting an amendment to an existing Conditional Use Permit.
The principal concern regarding the review of this application is the addition of a
second story. The project complies with height limitations and all other
development standards. The ARC approved the architecture and design and felt
that the additions will enhance the property and the surrounding area. The
proposed use, as conditioned, is compatible with and appropriate for the location.
The church has been in operation since the 1960's and has no history of complaints
from neighbors and offers a service to the community.
VII. RECOMMENDATION:
Staff recommends that the Planning Commission adopt the findings and Planning
Commission Resolution No. approving an amendment to existing CUP 98-
10, subject to the attached conditions.
G:\Planning\Kevin Swartz\Word\CUP's\CUP 09-114 St Johns Church\Staff Report pc.doc
Staff Report
CUP 98-10, amendment#2
August 4, 2009
Page 7 of 7
VIII. ATTACHMENTS:
A. Draft Resolution
B. Legal notice
C. ARC Notice of Action dated July 14, 2009
D. ARC Notice of Action dated May 19, 2009
E. Comments from other departments
F. Exhibits by Mark B. Valentino Architect. (site plan, floor plan, and elevations)
Submitted by: Department Head:
71- -
Kevin Swartz Lauri Aylaia
Assistant Planner Director of Community Development
G:\Planning\Kevin Swartz\Word\CUP's\CUP 09-114 St Johns Church\Staff Report pc.doc
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PALNNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO EXISTING
CONDITIONAL USE PERMIT 98-10 TO ALLOW ST. JOHN'S LUTHERAN
CHURCH TO EXPAND AND ADD A SECOND-STORY TO AN EXISTING MULTI-
PURPOSE ROOM. AS PART OF THE EXPANSION, AN EXISTING OFFICE
STORAGE BUILDING WILL BE DEMOLISHED. THE PROPERTY IS LOCATED
AT 42-695 WASHINGTON STREET.
CASE NO. CUP 98-10, AMENDMENT#2
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 4th day of August, 2009, hold a duly noticed public hearing to consider the request
by St. John's Lutheran Church for approval of the above noted; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act",
Resolution No. 06-78 in that the Director of Community Development has determined that
the project is a Class 32 Categorical Exemption; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to exist to justify approval of the
said request:
1. That the proposed location of the conditional use is in accordance with the
objectives of the Zoning Ordinance and the purpose of the district in which
it is located.
The proposed location is in an O.P. zone and is in accordance with the
purpose and objectives of the zone, subject to an amendment to the CUP.
The zone allows churches subject to a CUP. The purpose of this O.P.
zone is to classify and set standards for offices, administrative or
professional uses which are of relatively low intensity and which are
compatible with adjacent residential zoning and development therein. The
church has been in existence since the 1960's, and has been compatible
with the other office and school uses, along with the residences in the
area.
2. That the proposed location of the conditional use and the conditions under
which it will be operated or maintained will not be detrimental to the public
health, safety or welfare, or be materially injurious to properties or
improvements in the vicinity.
The proposed church additions meet all applicable requirements of the
zoning ordinance and will not be detrimental to general public health,
safety, and welfare or materially injurious to the properties in the vicinity.
Water, sanitation, public utilities and services are available and existing
PLANNING COMMISSION RESOLUTION NO.
within the complex. All work will be constructed in accordance with
current building and safety regulations to assure public safety.
3. That the proposed conditional use will comply with each of the applicable
provisions of the Zoning Ordinance, except for approved variances or
adjustments.
The proposed use is consistent with the intent of the Zoning Ordinance
since it complies with the purpose of the zone and correlates to the
permitted uses allowed. The zone allows general and medical offices and
churches uses subject to a CUP. The church has been in operation since
the 1960's, and no variances or adjustments are required for this use.
4. That the proposed conditional use complies with the goals, objectives and
policies of the City's General Plan.
The General Plan land use designation for the site is "Office Professional
(C-OP)': One of the primary objectives stated in the Land Use Element of
the General Plan is to provide comparative advantages for office
development, with use characteristics that enhance compatibility with
residential and other sensitive land uses. Mixed Use development with
hotels and motels, professional office and residential may also be
permitted through approval of an integrated master plan.
This project maintains a land use that is consistent with the Land Use
Element of the General Plan. St. John's Lutheran Church was built in the
1960's and it has no history of complaints from neighbors. The church has
also become an integrated member of the community, as well as serves
residents within walking distance. The church has a strong relationship with
its neighbors, currently there is a written agreement with The Tot Stop and
the Learning Tree to use their parking lot for overflow use.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Palm Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the Commission in this case.
2. That approval of Conditional Use Permit 98-10, amendment #2 is hereby
granted, subject to conditions attached.
2
PLANNING COMMISSION RESOLUTION NO.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 4th day of August, 2009, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
VAN G. TANNER, Chairperson
ATTEST:
LAURI AYLAIAN, Secretary
Palm Desert Planning Commission
3
PLANNING COMMISSION RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. CUP 98-10, amendment#2
DEPARTMENT OF COMMUNITY DEVELOPMENT:
1. The development of the property shall conform substantially with exhibits on file
with the Department of Community Development/Planning, as modified by the
following conditions.
2. Prior to issuance of a building permit for construction of any use contemplated by
this approval, the applicant shall first obtain permits and/or clearance from the
following agencies:
City Fire Marshal
Building and Safety Department
Evidence of said permit or clearance from the above agencies shall be
presented to the Department of Building and Safety at the time of issuance of a
building permit for the use contemplated herewith.
3. Any proposed change of this Conditional Use Permit will require an amendment,
which will result in a new public hearing.
DEPARTMENT OF PUBLIC WORKS:
1. Grading plans for the proposed development are subject to review and approval in
accordance with Section 27 of the Palm Desert Municipal Code.
2. Any landscape plans shall be reviewed and approved concurrently with
construction plans and no permits shall be issued prior to landscape plan approval.
DEPARTMENT OF BUILDING & SAFETY:
1. Project must conform to the current State of California Codes adopted at the
time of plan check submittal. The following are the codes enforced at this time:
2007 CALIFORNIA BUILDING CODE (Based on 2006 IBC)
2007 CALIFORNIA MECHANICAL CODE (Based on 2006 UMC)
2007 CALIFORNIA PLUMBING CODE (Based on 2006 UPC)
2007 CALIFORNIA ELECTRICAL CODE (Based on 2005 NEC)
2007 CALIFORNIA ENERGY CODE
2007 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE
2007 CALIFORNIA FIRE CODE
2. The applicant must provide details of the proposed antenna mounting, screening
and justify any added loads to the existing structure.
4
CITY Of PRIM DESERT
73-510 FRED WARING DRIVE
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CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. CUP 09-114
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
Planning Commission to consider a request by St. John's Lutheran Church for approval
of a conditional use permit for an addition to the existing multi-purpose room 1s1 floor
and the addition of a new 2"d floor. The property is located at 42-695 Washington
Street.
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SAID public hearing will be held on Tuesday, August 4, 2009 at 6:00 p.m. in the Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert,
California, at which time and place all interested persons are invited to attend and be
heard. Written comments concerning all items covered by this public hearing notice shall
be accepted up to the date of the hearing. Information concerning the proposed project is
available for review in the Department of Community Development at the above address
between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge
the proposed actions in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice, or in written
correspondence delivered to the Planning Commission at, or prior to,the public hearing.
PUBLISH: Desert Sun LAURI AYLAIAN, Secretary
July 24, 2009 Palm Desert Planning Commission
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CITY OF HLffl DESERT
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PALM DESERT, CALIFORNIA 92260-2578
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July 14, 2009
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO: CUP 09-14
APPLICANT (AND ADDRESS): ST. JOHN'S LUTHERAN CHURCH, 42-695
Washington Street, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of an addition to
the first floor and the addition of a new second floor to the existing multi-purpose
room; St. John's Lutheran Church.
LOCATION: 42-695 Washington Street
ZONE: OP
Upon reviewing the plans and presentations submitted by staff and by the
applicant, the Architectural Review Commission granted approval subject to: 1)
revisiting location and style of lighting; and 2) windows being inset.
Date of Action: July 14, 2009
Vote: Motion carried 5-1, with Commissioner Vuksic absent
(An appeal of the above action may be made in writing to the City Clerk of the
City of Palm Desert within fifteen (15) days of the date of the decision. Any
amendments to this approved plan would need to be re-submitted to Commission
for approval.)
STAFF COMMENTS: It is your responsibility to submit the plans approved
by the Architectural Review Commission to the Department of Building
and Safety.
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May 19, 2009
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO.: CUP 09-14
APPLICANT (AND ADDRESS): ST. JOHN'S LUTHERAN, 42-695 Washington
Street, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of an addition to
the first floor and the addition of a new second floor to the existing multi-purpose
room; St. John's Lutheran Church.
LOCATION: 420695 Washington Street
ZONE: OP
Upon reviewing the plans and presentations submitted by staff and by the
applicant, the Architectural Review Commission continued Case No. CUP 09-14
subject to: 1) rearranging some of the spaces on the original building; 2); utilizing
the space between the existing building and sanctuary; 3) consider some relief on
the north side façade facing the Learning Tree; 4); consider tearing down existing
building and build a new two-story building; 5) submit new drawings to staff for
review; and 6) landscape plans to be reviewed by the Landscape Specialist.
Date of Action: May 12, 2009
Vote: Motion carried 5-0-0-1, with Commissioner Touschner
absent
(An appeal of the above action may be made in writing to the City Clerk of the
City of Palm Desert within fifteen (15) days of the date of the decision. Any
amendments to this approved plan would need to be re-submitted to Commission
for approval.)
STAFF COMMENTS: It is your responsibility to submit the plans approved
by the Architectural Review Commission to the Department of Building
and Safety.
CONTINUED CASES: In order to be placed on the next meeting's agenda,
new or revised plans must be submitted no later than 9:00 a.m. the
Monday eight days prior to the next meeting.
PRINTED ON REVCOEO IAPEI
INTEROFFICE MEMORANDUM
TO: Department of Community Development/Planning
Attention: Kevin Swartz
FROM: Phil Joy, Associate Transportation Planner
SUBJECT: CUP 9-114 St. John's Lutheran Church
DATE: April 8, 2009
The following shall be considered as conditions of approval for the above-referenced
project.
1. Grading plans for the proposed development are subject to review and approval
in accordance with Section 27 of the Palm Desert Municipal Code.
2. Any landscape plans shall be reviewed and approved concurrently with
construction plans and no permits shall be issued prior to landscape plan
approval.
Phil Joy
i • CITY OF PALM DESERT
Oil ``''�/ SAFETY DEPARTMENT
BUILDING &
•••°R44!-A, ;•� INTEROFFICE MEMORANDUM
To: Kevin Swartz, Project Planner
From: Sam Szymanski, Plan Check Manager
Date: July 7, 2009
Subject: CUP 09-144
I have reviewed the information provided and have the following comments:
1. Project must conform to the current State of California Codes adopted at the time
of plan check submittal. The following are the codes enforced at this time:
2007 CALIFORNIA BUILDING CODE (Based on 2006 IBC)
2007 CALIFORNIA MECHANICAL CODE (Based on 2006 UMC)
2007 CALIFORNIA PLUMBING CODE (Based on 2006 UPC)
2007 CALIFORNIA ELECTRICAL CODE (Based on 2005 NEC)
2007 CALIFORNIA ENERGY CODE
2007 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE
2007 CALIFORNIA FIRE CODE
2. The applicant must provide details of the proposed antenna mounting, screening
and justify any added loads to the existing structure.
G:\Planning\Kevin Swartz\Word\CUP'S\CUP 09-114 St Johns Church\building conditions.doc