HomeMy WebLinkAbout01/03/1989, 1 - APPEAL OF PLANNING COMMISSION DENIAL OF A USE PERMIT FOR A NEW OUTREACH/RECREATION CENTER-BUILDING 'd lgpA� City Of san LUIS OBISpo METT WE
WMACOUNCIL AGENDA REPORT
FROM: Michael Multari, Community Development Dir. By: Gary Price, Associate Planned c�
SUBJECT: Appeal of Planning Commission denial of a use permit for a new
outreach/recreation center-building addition at the Church of the Nazarene at the
northeast corner of Johnson Avenue and Southwood Drive (U1353).
CAO RECOMMENDATION: Consider the staff analysis, Planning Commission comments,
appellant's statement and uphold the Planning Commission's action and deny the appeal
due to parking deficiencies.
INTRODUCTION:
The applicant has requested approval to build a 14,528 square foot Outreach/Recreation
Center and expansion of existing parking lot facilities at the Church of the Nazarene.
The project was considered by the Planning Commission at its July 13, 1988 meeting and
continued to allow the applicant the option to.submit a parking management plan to
control church facility uses as a method to resolve anticipated parking deficiencies.
The Commission also gave the applicant direction to evaluate reducing the size of the
building to comply the the city's parking regulations.
At its November 30, 1988 meeting, the Planning Commission review a proposed parking
management plan and determined that it would not adequately control parking. The
Commission, therefore, denied the request for the outreach center and approved an
exception for reduced street yard setbacks to allow expansion of the parking lot on a 4-1
vote (Commissioner Roalman dissenting, Commissioner Schmidt stepping down and
Commissioner Gerety absent). The Commission determined that the proposed parking
arrangement did not adequately provide for the anticipated parking demands of the
combined use of the proposed outreach center and existing church facilities. The
Commission also felt that the parking management plan would be difficult to monitor and
enforce.
The applicant has appealed this decision to the Council.
SIGNIFICANT IMPACTS
The environmental review for this project identified potential significant impacts
including noise and light glare. Should the project be built, mitigation measures added
to the project will reduce impacts to a level of insignificance.
CONSEQUENCES OF NOT TAKING AN ACTION
The council must resolve the appeal.
BACKGROUND
Data Summary
Address: 3396 Johnson Avenue
Applicant/Property Owner: Church of the Nazarene
Representative: Ross, Levin, Maclntyre and Varner Architects
General Plan: Low Density Residential
Zoning: R-1
Environmental Status: A negative declaration of environmental impact with
mitigation measures was granted by the Community
Development Director on June 29, 1988 /
1111111Vi111 city Of sap tuts 0131SPO
COUNCIL AGENDA REPORT
Page 2
Proiect Description
The project involves the construction of a large recreation building and expansion of the
existing parking lot on a site which contains church and school facilities. The building
would be located on the north end of the site surrounded by the school to the west the
church sanctuary and fellowship hall to the south and parking lot to the east.
The building would be used for recreational purposes such as basket ball/volley ball and
serve large capacity church events such as family dinners, social functions and lecture
programs that are currently being held in the fellowship hall. A small arts and crafts
room is incorporated within the upper building floor.
The project included a request to expand the enrollment of the Nazarene Church child day
care operation from 50 to 100 children. (This was approved by the Planning Commission in
a separate action on July 13, 1988).
Site Description
The site has been previously graded and is relatively flat sloping west toward the
school. The building site is currently used as a playground for the school and parking
for the church. The parking area expansion encompasses 32,000 square feet and is vacant
with no significant vegetation.
Surrounding land uses consist of single-family residential development to the.north,
south and east of the site and a church and parking lot is located to the west across
Johnson Avenue.
Evaluation
Parking required for religious organizations/community meeting rooms is one parking space
per forty square feet of seating area in the largest assembly area. Since the outreach
center would be the largest assembly area at the church site, the parking requirement was
calculated at 208 parking spaces. The project is proposing 153 parking spaces with an
informal agreement between the nearby Unity Church to provide 30 parking spaces for
overflow demand during special large capacity events (total of 183 spaces).
A parking management plan was developed as a tool to restrict occupancy of the church
facility and make the parking arrangement more acceptable. The Planning Commission could
not support the project since the plan could not adequately comply with the city's zoning
ordinance (refer to the attached Planning Commission meeting minutes). The Commission
and staff also felt that the management plan would be difficult to monitor and enforce
once the building is constructed.
The applicant appealed noting that the information presented in the staff report was
inaccurate as it left out an important section of the management plan as follows:
Section 3.
"For extraordinary events, with a minimum of 30 days advanced notice to the City
Community Development Director, and written permission to utilize all or a portion of
the Unity Church off-street parking lot (on the west side of Johnson Avenue at
Southwood Drive) for supplemental parking, the Nazarene Church may exceed the 612
u��i ��IIIIIpI � l city of san tuis oBispo
COUNCIL AGENDA REPORT
Page 3
maximum intended capacity by 4 persons for each additional off-street space temporarily
provided. Unless such extraordinary event advanced notice and special parking provisions
are pre-arranged, the maximum allowed capacity shall be 612 persons. Based on the
availability of up to 30 supplemental off-street parking spaces from the Unity Church
special events may be allowed at a maximum capacity of 732 persons. The Community
Development Director may limit the size of proposed special events based on off-street
parking or other anticipated problem (612 + 120 (30 spaces x 4 persons per space)."
(Refer to the attached Parking Management Plan - Exhibit E of the Planning Commission
staff Report).
The applicant further claims that he and his representatives were not given adequate time
to present the request or respond to the concerns of the Commission during the public
hearing.
All concerns of the applicant, in staffs opinion, were considered by the Planning
Commission. The Planning Commission addressed the main issues of the the excluded
parking management section, such as off-street parking at the Unity Church, use of the
outreach center for large gatherings, and alternative parking arrangements when church
occupancy exceeds parking availability - "extraordinary events". The applicant and his
representatives were also given ample opportunity to present the project during the
public hearing.
Staff feels that circumstance have not changed and the central issue is the project's
ability to demonstrate sufficient parking for the church site's combined uses. Based on
the city's zoning ordinance, the outreach center would clearly exceed parking
availability (deficiency of 55 space without over-flow parking and 25 spaces with
off-site parking as proposed). The proposed parking management plan does not adequately
guarantee occupancy restrictions; the basis for regulating a balance between parking
demand and supply. The Commission and staff have also noted concerns for approving
off-site parking without a recorded two party agreement between the applicant and the
Unity Church as proposed.
Finally staff sees a conflict between the purpose of the outreach center, to build church
membership, and the proposed management plan which intends limiting church site
occupancy.
CITIZEN PARTICIPATION
Several letters have been received by staff from residents of the Southwood Drive/Flora
Street neighborhood opposing and supporting the project. Public testimony was received
during the commission meetings from residents. The primary concern from
neighboring residents has been the on-street parking conflicts presented by the church
expansion.
ALTERNATIVES
1. Adopt resolution denying the use permit with findings as recommended by the Planning
Commission (Draft Resolution No. 1).
2. Adopt resolution approving the use permit with findings and conditions as deemed
appropriate. A resolution approving the use permit with suggested findings and
conditions (Draft Resloution No. 2).
3. Continue review.
City of Sari Luis OBispo
COUNCIL ACENOA REPORT
Page 4
OTHER REVIEW
The recommendations and comments from other departments are listed in the attached
Planning Commission staff report.
RECOMMENDATION
Uphold the Planning Commission's action, deny the appeal and adopt resolution denying the
use permit with findings.
Attachments: draft resolutions approving and denying proposed use permit
applicant's appeal statement
vicinity map
h iscellaneous letters from the public
Planning Commission staff report for November 30, 1988
Planning Commission minutes from July 13 and November 30, 1988
Enclosed: plans
I
RESOLUTION NO. (1989 SERIES)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL OF THE PLANNING COMNIISSION'S ACTION
DENYING USE PERMIT U1353 FOR A NEW BUILDING ADDITION
AT 3396 JOHNSON. AVENUE
WHEREAS, the applicant requested a Planning Commission use permit to allow a new
building addition/outreach center at the above address; and
WHEREAS, the Planning Commission reviewed the request at its November 30, 1988,
meeting and denied the use permit based on the finding that the proposed development does
not provide sufficient parking on or off-site to meet the demands of the use or does it
comply with the minimum number of parking spaces required for a public assembly facility
in the city's zoning ordinance and;
WHEREAS, the proposed development does not conform to the general plan nor does it
comply with Zoning Ordinance requirements and the proposed use could affect the welfare
of persons living or working on the site or in the vicinity.
WHEREAS, on December 9, 1988, the applicant appealed the Planning Commission's
action to the City Council; and
WHEREAS, on January 3, 1989, the City Council conducted a duly noticed public
hearing to consider the testimony of the appellant and other interested parties;
NOW, THEREFORE, the council of the City of San Luis Obispo denies the appeal and
takes an action to deny use permit for the building addition subject to the following
findings:
1. The project does not provide sufficient parking on or off-site to meet the demands
of the use nor does it comply with the minimum number of parking spaces required for
a public assembly facility in the city's zoning ordinance.
2.. The proposed development does not conform to the general plan nor does it comply
with zoning ordinance requirements.
3. The proposed use could affect the welfare of persons living or working on the site.
or in the vicinity.
�l
/ J
Resolution No. (1989 Series)
Page 2
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this _ day of
1989.
Mayor
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
City A rney
Community Development Director
i I
RESOLUTION NO. (1989 SERIES)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL OF THE PLANNING CONINGSSION'S
ACTION DENYING USE PERNIIT U1390 TO ALLOW A NEW
BUILDING ADDITION AT 3396 JOHNSON AVENUE
WHEREAS, the applicant requested a use permit to allow a new building
addition/outreach center at the above address; and .
WHEREAS, the Planning Commission reviewed the request at its November 30, 1988,
meeting and denied the use permit based on the finding that proposed development does not
provide sufficient parking on or off-site to meet the demands of the use nor does it
comply with the minimum number of parking spaces required for a public assembly facility
in the city's Zoning Ordinance and;
WHEREAS, the proposed development does not conform to the general plan nor does it
comply with Zoning Ordinance requirements and the proposed use could affect the welfare
1
of persons living or working on the site or in the vicinity;
WHEREAS, on December 9, 1988, the applicant appealed the Planning Commission's
action to the City Council; and
WHEREAS, on January 3, 1989, the City Council conducted a duly noticed public
hearing to consider the testimony of the appellant and other interested parties;
NOW, THEREFORE, the council of the City of San Luis Obispo upholds the appeal and
approves use permit U1390 for the building addition subject to the following findings and
conditions:
Findings
1. The project is appropriate at the proposed location and will be compatible with
surrounding land uses.
2. The project conforms to the general plan and complies with zoning ordinance
requirements.
3. The project is granted a negative declaration of environmental impacts.
4. The project will not adversely affect the health, safety or welfare of persons
living or working on the site or in the vicinity.
d
Resolution No. (1989 Series)
Page 2
5. The scale of use is appropriate at the proposed location and will be compatible with
surrounding land uses.
6. The parking management plan for the Nazarene Church site as submitted adequately
controls parking demand during regular operation of the Sanctuary, Fellowship Hall,
Outreach Center and school and will minimize parking impacts on the surrounding
neighborhood.
7. The parking management plan for the Nazarene Church site as submitted meets the
intent of the city's parking regulations by limiting occupancy of the Nazarene
Church site.
Conditions
1. An activity schedule of the Nazarene Church site (Sanctuary, Fellowship Hall,
Outreach Center and School) shall be submitted for review and approval by the
Community Development Director prior to issuance of a building occupancy permit for
the outreach center. The schedule shall consider noise impacts on the adjoining
residential properties. Although exceptions may be made for occasional special
events, operation of the center shall be restricted to the following schedule:
Monday through Friday: 7:30 to 10:00 P.M.
Saturday and Sunday and Legal Holidays: 9:00 A.M. to 10:00 PAL
2. The project's lighting shall be designed-so as not to subject neighboring properties
to undue glare. Prior to building permit issuance the applicant shall submit a
revised lighting plan with photo-metric information and graphics which delineates
light dispersion on the site for review and approval by the Community Development
Director. Light standards shall incorporate more efficient down light fixtures to
minimize light glare onto adjoining properties or the public right of way.
3. A minimum four foot high screening fence shall be constructed and landscaping
installed along the property perimeter between the parking area and Flora Street.
Fence openings may be allowed for pedestrian access to the church facility from
Flora Street.
4. Prior to building permit issuance for the outreach center the applicant shall submit
to the Community Development Director for review, approval and recordation a
covenant agreement which runs with the land to restrict maximum combined occupancy
of the Outreach Center, Sanctuary, fellowship hall and school, without special
permission from the Community Development Director, to 612 persons. The applicant
shall conform at all times to the Parking Management Program, labeled Exhibit E and
incorporated herein by this reference.
5. All trees shall be retained except for the pine tree proposed for removal. The
Canary Island Pine is to be relocated as a street tree along Flora or Southwood.
Additional street trees shall be planted along Johnson Avenue,to the satisfaction of
the City Arborist. J
/s�
Resolution No. (1989 Series)
Page 3
6. The Planning Commission may review the use permit at any regular meeting after the
Community Development Department receives a reasonable, written complaint. During
such review, the Planning Commission may add, delete, or modify conditions of
approval or it may revoke the use permit.
7. A new fire hydrant shall be installed at the corner of Johnson and Southwood Drive
to to the satisfaction of the Public Works Department.
Code Reauirements
8. The applicant shall provide for installation of curb, gutter, sidewalk and street
pavement on Flora Street to the satisfaction of the City Engineer.
9. The applicant shall pay water frontage charges.
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
C' ABSENT:
the foregoing resolution was passed and adopted this _ day of ,
1989.
Mayor
ATTEST:
City Clerk
Is
1
Resolution No. (1989 Series)
Page 4
APPROVED:
City A ministrative Officer
City Atto ey
Community Development Director
tuis ouspoCi oS�►l�1 .
990 Palm Street/Post Office Box 8100 • San Luis Obispo,CA 93403-8100
APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title I. Chapter
1.20 of the San Luis Obispo Municipal Code, the undersigned hereby appeals
from the decision of the City Planning Commission rendered .
on November 30 , 1988, which decision consisted of the following (i.e.
set forth factual situation and the grounds for submitting this appeal.
Use additional sheets as needed) :
Denial of use permit application #01353
Mistaken information contained in the staff report on the
above-referenced application and the shortness of time
available for the Planning Commission' s hearing of applicant 's
presentation were prejudicial to the commission' s
consideration of the matter.
The undersigned discussed the decision being appealed from with:
------- on -----
Appellant:
E r h of the Nazarene
Name/Title
Donald L. McCaleb1?
RECEIVED Representative
DEC 9 3396 Johnson Avenue, San Luis Obispo
Address
CMYcLERK 756-1511 (*)
sANUMS0 1$Po.`" 543-3192 (church) ,
Phone
Original for city Clerk
Copy to City Attorney
#endred tor• Copy to City Administrative Officer
Copyc�tothe following department(s) :
/!ity clerk /+ /
(*) representative' s weekday telephone-. !/ //
CHURCH OF THE NAZARENE _
3396 JOHNSON AVENUE, SAN LUIS OBISPO, CALIFORNIA 93401
�\ in w.91mirPhone B05/543-3192
December 9, 1988
City Council
City of San Luis Obispo
990 Palm Street
Post Office Box 8100
San Luis Obispo, CA 93403-8100
Attention: Ms. Pam Voges, City Clerk
Ladies and Gentlemen:
The purpose of this letter is to inform you of our desire to
appeal the decision of the City' s Planning Commission rejecting our
application for a use permit (01353) for the construction of a
multi-purpose building on our church site at 3396 Johnson Avenue, San
Luis Obispo.
As stated in our enclosed notice of appeal, we believe that
mistaken information contained in the staff report on our application
and the shortness of time available for the commission' s hearing of
our presentation were prejudicial to its consideration of the
application.
Your early notification of the date and time for your hearing of
this appeal would be most appreciated. If we can provide other
information or clarification of this matter in the meantime please
telephone me (756-1511, weekdays; 544-0717, evenings and weekends;
543-0920 , message) .
Si rely yours,
�7 . &6a.
Donald L. McCaleb, Chairman
Outreach Center Committee.
enols. RECEIVED
on 9 100
C"CLM
5AhUJIs0esp0•c^ r"
`7"
JOHN A. PAYTON LEROY BAUM DAVE CURTISS MIKE HAVENS SHERYL BITNER
1-_, .. ..n,..,,. VI ^D.tm Mr r nrxi College Pastor Education Pastor/Preschool Oirector
VICNTT'Y MAP ER8-88, U 1353, ARC88- 10
• N.N � ,
I CL CNf/Jmr . O
.54 e1 O i O NAo
4 .n
O yr
w.l p O /•
O �v
ori }4
p A
4 ; V b r o .".sNB o _i•�� 4 x" 'xrcy O� j.
' � Fr �r�N✓' )�S.✓' A J.SX L L �' L
n••1}/ •�a> B.. ,Lx"sL ��k a) `•xF'#'trfr��.zK"y o1)\ ) )"3w ��'X ��s £ s`�� .i
.•w•+ > �Lo. '� ayf .a ! v "kap 5 2� � a o `�.
n..rw-q••n •yi w v> s ��- :S 23a�o'Lx: r�s.9'yLj",'.�Lq q.� al �..s n��b.@: a«w,� a, kX-
�?
W7+�1 rii„.��i.• ) 'STC X�o� .. ���o I z xac �'� T
El o
C 154J i1�.
I.u+�e 1•SOJ.Y 114mw� Nt7 1490 \ ru ®�
m So�T1-1WOCC ob4 Iy44
y1 1429 1'4r l 1741
4ii NS 14-11 Ip3 z O O
O O
OO (c_ 0 � O 07 O
O i---... (� _.
m
w•••. j I _ O '� O
n�
^ o o o l o" o - �R
+fi O �- GREGORY LOUR
„KW Op { f;f °" ❑
34
O A O O O t®m O n r 1
O4„1xo - ��.
O
--7 r
O O O Q O O
�CCR 1 O 1,1, 351
` - _ -- _ -- CEDAR�GOURT
r
Oa
P
` O . O � O O ,
C
O IS1�
Og O O 54, „ZDR�v�I
} ---
rO J' O O N O O o0 4'4 O
EXHIBIT A/,/�
RECEIVED
NOV 3 01988
city(M Sen L m Dt"IM "
Community Devekoment
1637 )outbwood Lr.
San Luis Ubispo , CFS
!November Doi , 1988
he :rlanning (;omission nearing
Use Permit U1353 339r Johnson
To the rlanning Commission
Att : nary trice
we approve of any expansion planned by the aazarene
Church. voe are not members .
This group has always been good neighbors , keeping
their property well-landscaped and neat in every way.
They are an asset to the r.eighborhooa and the
community.
tours very sincerely ,
rr. and i•:rs . bale B. Yradv
Planning Commission November 29, 1988
990 Palm Street
San Luis Obispo, Ca. 93403
Use Permit U1353 - 3396 Johnson Ave .
Attn. Mike Mutari ;
Sur back yard is less than 100 feet from the church playground
where the gym and general purpose building is planed. The building
would be too close to what has been a quiet single family neighbor-
hood.
The homes in this area are expensive, and we feel the proposed
building would seriously effect our property values. The increased
traffic and noise generated by such a major facility should not
be forced onto a quiet neighborhood such as ours..
We strongly oppose the project, and urge the planning commission
to deney the request.
Sam H. McDaniel
Elizabeth McDaniel
RECEIVED
3265 Flora St. NOV 2 9 1988
San Luis Obispo, Ca. cdbems n Luisoat=
Ceemnurmr G.IbOTsn!
544-4284
/e
July 12, 1988
i �
,,fir, Gary W. Price, Associate planner
Planning Division, City of San Luis Obispo
990 Palm Street
San Luis Obispo, rip 93401
Dear Mr. Price:
Please accept this letter as input for you to give the City
Planning Commission concerning File #U1353 "Use permit request to
allow an addition to existing Nazerene Church located on
Southwood Drive".
My wife Bea and I along with our 14 year old daughter reside at
3310 Flora Street directly across the street from the proposed
parking lot. We would like to make the following observations
concerning the proposed changes to the church property:
1. We are in agreement with the changes proposed in the Use
permit. We certainly feel that allowing a day care center
for up m.
parkingtin10thechildren now vacantses no land acrossetheAstreetgadditional
from us is
also acceptable to us.
2. We are concerned that the size of the new 14,528 square-
foot building for use as an outreach/recreation center is a
bit too ambitious for the site. This building would most
likely be used often for large gatherings and bring up to an
additional 200 cars into our area with each event. The
proposed parking addition is not nearly large enough to
accommodate these additional cars. Many will be parking up
and down our street causing undue congestion and danger to
our children playing in the street.
3. The proposed fence along Flora Street and the tall trees
also concerns us. We feel that low lying bushes would be a
better idea. These bushes would not obstruct the view of the
four houses located adjacent to the proposed parking lot. In
addition, Fences have a way of deteriorating and becoming a
eye-sore to the neighborhood.
In sunmary, Mr. Price, we would welcome the changes to the
Nazerene property if the proposed building would be scaled down
to match the parking that is planned. We would appreciate it if
you would conminicate our feelings to the City Planning
Commission when if meets this month.
Sincerely,
David P. Leach EXHIBIT H
3310 Flora Street
San Luis Obispo, CA 93401
Phone 544-3795
l
3 _ J
I I
Planning Commissioners July 13, 1988
City of San Luis Obispo
Community Development Dept .
SUBJECT : PROPOSED NAZARENE CHURCH EXPANSION, CORNER OF
SOUTHWOOD, JOHNSON AND FLORA
Dear Commissioners:
We own property on Flora directly behind the Nazarene Church
and wish to voice our concerns and object.ions to the
expansion of their facilty as proposed.
From review of their plans, off-street parking is
significantly inadequate in terms of minimum ordinance
requirements to serve the size of facility proposed given the
range of intended. Without sufficient on site parking , the
surrounding residential streets will be impacted by increased
traffic and parked vehicles of church attenders. Streets are
already being used by church attenders on Sundays and other
occasions when large gatherings occur . I.n addition, the.
shared use arrangement with the Unity Church may only be a
short term solution if another church or use goes in and
needs to use the parking at the same time the. Nazarene
attenders do .
The proposed building will better enable. the church to
accomodate large group gatherings such as wedding receptions,
dinners, meetings, athletic events, thus the. frequency and
intensity of use will .increase significantly. This will
exacerbate the on-street parking problem and increase levels
of traffic in the neighborhood .
We are not opposed to an expansion of the church facility if
it can be done properly and in accordance with minimum city
standards for providing off-street parking. However we are
opposed to the proposed concept in that it. does not come
close to satisfying the minimum number of required off-street
parking spaces. We request that your commission kindly
consider the effect this project will have on our
neighborhood and direct the church designers to scale the
project down to at least meet the minimum standards.
Finally, with regard to site design, we oppose the use of
trees to buffer the parking lot along Flora from adjoining
residences. The proposed trees can achieve heights of 40 to
80 feet and would obstruct and. eventually totally block
present views and are not necessary to buffer the parking
lot . Rather, a diversity of low and medium high shrubs and
flowering plants i6 conjunction with a decorative 4 foot high
fence would adequately screen the parking lot from adjacent
eanott
residences and preserve present views. Lastly, e
opposed to expansion of the day care/ pre-school facility to l /
accomodate 100 children, nor the reduced setback of 20 feet
to 10 feet along Flora for the proposed parking lot .
Thank you for your consideration of our concerns in this
matter .
Sincere y,
Chuck nd Shelly Stevenson
3320 Flora
San Luis Obispo
541-0724
i
MEETING DATE.
llhm�,„�I!I'�IIP I�III city of san UuIS OBIspo TEM NU 88
ITEM NUMBER:
PLANNING COMMISSION STAFF REPORT_ 6
C, BY. FILE N
GwIGary W. Price, Associate Planner U 1353
SUBJECT
Request to allow a new outreach center at an existing church; reduced street yard
setback from 20 to 10 feet for a parking lot; and allow off-site parking at 1490
Southwood Drive; for a site at the northeast corner of Johnson Avenue and Southwood
Drive.
RECOMMENDATION
At the last hearing on this item, the Planning Commission directed the applicant to
either reduce the size of the outreach center or to develop a practical parking
management program that ensures that the center is used in such a way as to provide
sufficient parking for likely events there.
The applicant has submitted a parking management program which has several acceptable
features, but which will be difficult to monitor and enforce once the building is
constructed.
If the Commission finds that the program assures adequate parking, then approval of the
use permit is appropriate. If the Commission finds that the program can not practically
assure adequate parking, then the request should be denied. Direction may be given to
redesign the center to a smaller size.
Situation
C\ The project involves adding a 14,528 square foot Outreach/Recreation Center and the
expansion of existing parking lot facilities to a 2.5 acre site, which has existing
church and school facilities. The center would be located on the north end of the site
and be surrounded by the school complex to the west, the church sanctuary and fellowship
hall to the south and parking area to the east.
In addition to the recreational uses such as basket ball/volley ball and arts and crafts
the center will function to serve large capacity church events such as family dinners,
social functions and lecture programs that are currently being held in the fellowship
hall.
An addition of 62 parking spaces along the west side of Flora Street, where the applicant
is requesting<a street yard exception from 20 to 10 feet. An optional 30 off-street
spaces is also being requested at the Unity-Church parking lot at 1490 Southwood Drive.
Previous Planning Commission Consideration
On July 13, 1988, the Planning Commission reviewed the same request and continued
consideration of the new building and setback exception until such time that a. parking
management plan is drafted. Due to a parking deficiency, direction was given to evaluate
reducing the size of the building to comply with the city's parking regulations. The
commission also concurred with the determination of negative declaration on environmental
impact for the overall project and approved a request to increase enrollment of the day
care school to a maximum of 100 children.
I
Page 2
Data Summary
Address: 3396 Johnson Avenue
Applicant/Property Owner: Church of the Nazarene
Representative: Ross, Levin, Maclntyre and Varner Architects
General Plan: Low Density Residential.
Zoning: R-1
Environmental Status: A negative declaration with mitigation measures for
environmental impacts was granted by the Community
Development Director on June 29, 1988 (refer to attached
Environmental Review 4-88)
Action Deadline: January 15, 1989: includes ARC consideration deadline.
Site Descrintion
The site currently contains a church and school facility with parking. The Outreach
Center is to be located within a portion of the parking area and a large portion of the
playground area which serves the school. This portion of the site has been previously
graded and is relatively flat sloping west toward the existing school, The parking area
expansion, extending to Flora Street, encompasses 32,000 square feet of vacant land.
This portion of the site is 10 feet higher that the existing parking lot to the west.
Surrounding land uses consist of single family residential development to the north,
south and east of the site and a church and parking lot is located to the west across
Johnson Avenue.
EVALUATION
1, Use Considerations:
The project is an expansion of an established church and school use, intended to extend
the evangelistic outreach of the church. The facility is designed to provide
recreational activities to the church membership and the school such as basketball,
volleyball and arts and crafts. The facility will also be used as an assembly area for
family dinners, outreach gatherings and various church functions.
To minimize noise impacts from the center on nearby residential uses, an environmental
mitigation measure has been required to restrict the operation schedule of the outreach
center (refer to Exhibit F).
2. Parking_:
The main project issue has been accommodating the potential parking demand of the church
site. The parking requirement for the project, based on the zoning regulations is 208
spaces as follows:
Requirement
For religious organizations or public assembly facilities (community meeting rooms) the
requirement is one parking space per forty square feet of seating area without fixed
seats or area devoted to assembly area.
I
Page 3
Calculation
Use Area Rate Spaces Required
Multi-Purpose 8,300 sq-ft one/40 sq-ft 208
Assembly Use
The project proposes 153 on site parking spaces with an informal agreement between two
churches to have 30 off site parking spaces for overflow parking during special capacity
events. The applicant has also proposed a parking management plan intended to restrict
occupancy of the church site as a means to reduce the potential parking demand.
Down-scaling the Addition
The applicant's preference is to pursue a parking management plan rather than redesign
the project to accommodate the city's parking requirement. According to the applicant
and project designer a reduced building size would not be practical due to the following
reasons:
1. It would result in an out of bounds perimeter of less than five feet and create
hazardous playing conditions.
2. It would not permit any spectator seating.
3. Further reduction of actual court size would result in an unofficial courtsize which
would be considered unacceptable for regulation play.
Adding More On-Site Parking
An option is to redesign the project to provide an additional 30 parking spaces than is
currently proposed in compliance with the city's parking regulations. The applicant has
explored this option and has determined that given limited site area, providing
additional open parking is not feasible. Other methods of adding parking, such as
constructing a parking structure, would be considered undesirable and cost prohibitive.
Parking Management Plan
The proposed "Parking/Facilities Management. Program for the Nazarene Church" is intended
to minimize parking impacts on the surrounding neighborhood by limiting occupancy and
restricting concurrent activities which occur at the school, sanctuary, fellowship hall
and outreach center (refer to Exhibit E). It also defines an acceptable occupancy level
and gives the Community Development Director discretion over occupancy exceptions for
special events such as large group meetings and dinner gatherings. Other provisions
include:
' Seating and table arrangement plans for large gatherings
' City verification of occupancy levels
' Recordation of a convcnant agreement on restricted occupancy tied to the property
' Corrective measures for a violation to the agreement such as reconsideration or
revocation of the use permit or enforcement action
° Posted signage for occupancy limitations. /_�/
Page 4
The purpose of the outreach center, to expand the membership of the church, seems to be
in conflict with the plan which restricts occupancy of the church site. However,
assuming that the church complies with the agreement and special events are limited,
staff could support the the project. Staff also feels that special events such as
Christmas/Easter meetings and outreach meetings, characteristic of church operations,
are expected to result in overflow parking demands in the neighborhood which should be
anticipated.
However, staff is concerned that if the agreement is not followed, a continual parking
problem could result. The agreement may require staff to make periodic inspections of
the site. And enforcement of the agreement is questionable. Staff is concerned, that
once built, concurrent use of all the buildings on the site would create a continual
parking problems.
Several neighbors in the area have indicated a concern for the project's parking
insufficiency (refer to Exhibit H). Two letters received indicated that the outreach
center is too large given the parking situation. Although not verified by staff, one of
the letters note an existing parking problem in the neighborhood during large group
gatherings such as wedding receptions and dinner meetings.
Off Site Parking Component
The applicant has asked that a letter of agreement between the Unity Church and the
applicant be accepted in lieu of a recorded agreement for the use of 30 off-site parking
spaces (refer to Exhibit i). .The city's policy is to require recordation of off-site
parking agreements. There would be sufficient parking at the Unity Church site to
provide for both on-site and the proposed off-site parking. However, staff feels that
without recordation, the agreement could easily be terminated. Furthermore such an
agreement would be difficult to enforce and could not be used to limit expansion of the
Unity Church.
Staff also questions the practicality of the agreement since special events, such as
Christmas/Easter dinners could be held concurrently at both churches, where there could
be a potential conflict of parking demand. Special events would need to be coordinated
between both churches to make the parking program work properly. Again, the city would
be responsible for monitoring and enforcement of the agreement.
Finally, since the location of the off-site parking is across Johnson Avenue, pedestrian
access could be hazardous. The zoning ordinance specifies that off-site parking shall
not be separated from any feature which would. make pedestrian access inconvenient or
hazardous.
If the off-site parking arrangement is approved, as requested, staff suggests that a sign
program be developed within the Nazarene Church parking lot which directs overflow
parking to the Unity Church parking lot.
As an alternative, the Commission could approve the informal parking arrangement as part
of the parking management program, Limiting the occupancy except if the offsite parking
is available and requiring event-specific review and documentation of the available
parking. This would be very difficult to-monitor and enforce. i
C' Page 5.
3. Street Yard Exception:
Staff finds the parking lot addition both a needed and logical expansion of the existing
lot. Staff also finds the street yard exception from 20 to 10 feet appropriate and
consistent with the neighborhood character. To screen parking area light glare from Page
nearby residents, an environmental mitigation measure requires installation of a
four-foot high perimeter screening fence along Flora Street.
Several residents in the area have indicated a concern that planting trees along the
easterly perimeter of the site will block their views to the west. The project will be
reviewed by the Architectural Review Commission for design related issues such as tree.
selection and placement. Staff suggests that, as part of the project's design review,
trees be clustered at strategic locations to minimize view impacts.
4. Circulation:
As noted in the environmental review, anticipated traffic impacts from the project will
be insignificant. The locations of driveways along Southwood Drive are appropriate to
channel large event congestion to Johnson Avenue with a minimum of conflicts.
5. Configuration and Siting Considerations:
Staff feels that the building is ideally sited with respect to land use compatibility.
C !
The grade differences between the building site and the northerly adjacent residential
property will help alleviate compatibility problems. The well-established line of mature
trees along the rear of the proposed building will also help provide a natural buffer
between the varying uses.
OTHER DEPARTMENT COMMENTS
Building Department:
1. The occupancy load is 683 unless special exiting provisions are approved by the Fire
Department. There is no method of physically regulating this limit short of
requiring, as a condition of the use permit, that each time a large gathering of
people is planned, the sponsor of the event shall notify the Fire Department and
arrange to have a monitor present to regulate the number of people in the area at on
time.
Public Works Department:
1. Typical requirements regarding encroachment and excavation permits for
construction in public right of way.
2. A new fire hydrant shall be installcd at the corner of Johnson and Southwood.
3. Developer must share improvement responsibilities for installation of curb,
gutter, sidewalk and street pavement on Flora Street as required by Resolution
3038.
C � '
4. Developer shall pay water frontage charges.
I—ai3
/1
I
Page 6
5. All trees shall be retained except for the pine tree proposed for removal. The
Canary Island Pine is to be relocated as a street tree along Flora or Southwood.
Additional street trees shall be planted along Johnson Avenue.
Fire:
I. Access is adequate
2. The automatic fire-sprinkler system as proposed is satisfactory.
Police:
Lighting and security shall be in accordance with Police Department recommendations.
ALTERNATIVES
The Commission may:
1. Approve outreach center with the parking management plan as submitted, with or
without incorporating the off-site parking provision, and approving the street yard
exception. _
2. Deny the request.
3. Continue the request with direction to reduce the size of the building to comply with
the city's zoning ordinance. Direction should also be given to the applicant and
staff as to whether or not the off-site parking arrangement is satisfactory.
4. Approve the center with a modified parking plan as deemed appropriate.
RECOMMENDATION
In summary, staff feels that the parking management program, if adhered to, would be
satisfactory. The problem with this approach is the difficulty with administration and
the enforcement after the large building is constructed. The judgement is whether or not
the applicant's preference for the larger building and its benefits to the congregation
offsets the potential risk of future non-compliance, consequent impacts on the
neighborhood, and related administration and enforcement problems.
If the Commission concludes that it is, then appropriate action would be approve the
request for the use permit and exception. Suggested findings and conditions are listed
below.
If the Commission concludes that it is not, then the appropriate action is denial.
Appropriate findings for this option are also listed below.
Findines for approval-
I. The project is appropriate at the proposed location and will be compatible with
surrounding land uses.
Page 7
2. The project conforms to the general plan and complies with zoning ordinance
requirements.
3, The project is granted a negative declaration of environmental impacts.
4. The project will not adversely affect the health, safety or welfare of persons living
or working on the site.or in the vicinity.
5. The scale of use is appropriate at the proposed location and will be compatible with
surrounding land uses.
6. The parking management plan for the Nazarene Church site as submitted adequately
controls parking demand during regular operation of the Sanctuary, Fellowship Hall,
Outreach Center and school and will minimize parking impacts on the surrounding
neighborhood.
7. The parking management plan for the Nazarene Church site as submitted meets the
intent of the city's parking regulations by limiting occupancy of the Nazarene Church
site.
Conditions ,
Environmental Mitigation Measure:
1. An activity schedule of the Nazarene Church site (Sanctuary, Fellowship Hall,
Outreach Center and School) shall be submitted for review and approval by the
Community Development Director prior to issuance of a building occupancy permit for
the outreach center. The schedule shall consider noise impacts on the adjoining
residential properties: Although exceptions may be made for occasional special
events, operation of the center shall be restricted to the following schedule:
Monday through Friday: 7:30 to 10:00 PAL
Saturday and.Sunday and Legal Holidays: 9:00 A.M. to 10:00 P.M
2. The project's lighting shall be designed so as not to subject neighboring properties
to undue glare. Prior to building permit issuance the applicant shall submit a
revised lighting plan with photo-metric information and graphics which delineates
light dispersion on the site for review and approval by the Community Development
Director. Light standards shall incorporate more efficient down light fixtures to
minimize light glare onto adjoining properties or the public right of way.
3. A minimum four foot high screening fence shall be constructed and landscaping
installed along the property perimeter between the parking area and Flora Street.
Fence openings may be allowed for pedestrian access to the church facility from Flora
Street.
Other Conditions:
4. Prior to building permit issuance for the outreach center the applicant shall submit
to the Community Development Director for review, approval and recordation a covenant
agreement which runs with the land to restrict maximum combined occupancy of the
Outreach Center, Sanctuary, fellowship hall and school, without special permission
from the Community Development Director, to 612 persons. The applicant shall conform
at all times to the Parking Management Program, labeled Exhibit E and incorporated
herein by this reference.
Page 8
5. All trees shall be retained except for the pine tree proposed for removal. The Canary
Island Pine is to be relocated as a street tree along Flora or Southwood. Additional
street trees shall be planted along Johnson Avenue to the satisfaction of the City
Arborist.
6. The Planning Commission may review the use permit at any regular meeting after the
Community Development Department receives a reasonable, written complaint. During
such review, the Planning Commission may add, delete, or modify conditions of
approval or it may revoke the use permit.
7. A new fire hydrant shall be installed at the corner of Johnson and Southwood Drive to
to the satisfaction of the Public Works Department.
Code Requirements
8. The applicant shall provide for installation of curb, gutter, sidewalk and street
pavement on Flora Street to the satisfaction of the City Engineer.
9. The applicant shall pay water frontage charges.
Should the commission choose to deny the outreach center, request for the street yard
setback exception and off-site parking the following findings should apply:
Findings: O
1. The project does not provide sufficient parking on or off site to meet the demands of
the use nor does it comply with the minimum number of parking spaces required for a
public public assembly facilities in the city's zoning ordinance.
3. The scale of use is not appropriate at the proposed location and will not be
compatible with surrounding land uses.
4. The proposed development does not conform to the general plan nor does it comply with
zoning ordinance requirements.
5. The proposed use could affect the welfare of persons living or working on the site or
in the vicinity.
attachments: Exhibit A - Vicinity Map
Exhibit B - Site Plan Reduction
Exhibit C - Concept of Utilization of the Outreach Center
Exhibit D - Planning Commission Minutes Excerpt- July, 13, 1988
Exhibit E - Nazarene Church Parking/Facilities Management Program
Exhibit F - Environmental Review ER 4-88
Exhibit G - Parking Calculations Worksheet
Exhibit H - Letters from Neighbors
Exhibit I - Off-Site Parking Letter from Unity Church
enclosed: Project Plans
gp/u-1.353
VICI= MAP ER8-88, U1353, ARC88- 10
L111µ i O
J
� s5 � /, x y O o��
S s
/ O `�•�Ji� '� L
~ss-, v
Jl \
M>f \
pr
� T l
w �'r.M) � � i m n✓ � v"`�A>���n�a�"f',�c"aux"wi � t
M MmM•n ������ ry la�� QJC"r' n C >t; F.w iT2n ".. �ry '3�,Nf � Y' ': .�.. +Vs
R-2-PD
N su. I
QO � _ .' * C..s nYj:a� .. . :Q' ���n, o's �' }�'�'��. � T CTT'•)
• 1
I oD III ❑N I Q Qat
I.L24•t 14 o 6 1476&1 Vf7o 1490 m t>aoSOUTHWOOD s o Ol
��Oq 1525 INI 1557 .419 W3,
yyG 145 171 1193
¢ O 010 . 0 o m O O � O of� 0 0 0
�-
.)I•M 1 I
O o
all o I �_�
R
O �
O r O O •�$ —
)A)CW , { O O
KVy GREGOyRY COU � -- -' O � d O O �
s .6..„ 4 - —
" Oa C O ; O o V
Ir Ir
Oll K1 O O I \ 44 O A O N U ' (Y�+mm t)I
O O r p IVY✓/ -- N IL11—_ I
0 a 1
o
o
R-1 o 554
0.
All
o '
x CEDAR COURT - Off; `� R
n-i.-;
OO O T i O O
T o - - -
p R Ool
�51b
/ ' l
O J• O O ' O O O O O E
EXHIBIT A /��
v M
rl
MI Ad.
uaj
� r r. �. ,1► � I
41 SON
.,
ssa�Q
Ia�� mora
i• ., ��ri' '�1PL .ate �•y_ ;1...:._►dla�•:,.►
ascivv
ytilp. i
all
-4140N
� Ali ii��: �l1�►.;1��1�Vit: ,.. : G� ;r�,r.
�r�l�� l� � � .• X
f-�' 71. .'
YIM� rf
— iiiiv a��dol�semvs�
�� - _ --
l
Ol?'I` Or__UT1L1'L_ATIUN _FOR THE_ . CHURCH
Nl EOF. THE, NAZARENE ' S
PROPOSED OUTREACH CENTER
This sLatemcnL , Prepared a� a part , of the early planning for the
pre posed Out.ruach Center for the: San 1.uis Obispo Church of the
Nazarenv , pr penis t }ic project conunitLee ' s current thinking relatcd
Lu the utili::atiOn ut' the Planned building • We recognize ,
LhaL the prOgrams implemented then ( and if ) tilt: project is
ompleted could gal'}- from Lhis Statement .
1:1-011, the outset of planning for this project , the goal has hereu
to develup a buiidin.4 to be used as an eNtension of existing
facilities of the church in its ongoing programs for persons of all
::,ges , including children , youth , college students , young adults , and
parctnLs , as well as single and senior adults . The building lists been
planned as a multi-use facility to provide indoor recreational
r,pportunities that. have not previously been available for the
programs of our church , expanded space for our weekly family dinners
which have out grown present facilities , and space for less regular
larger gatherings that cannot be accommodated in our sanctuary .
We du not foresee any utilization of Lite proposed building ' s
large room for any large-capacity use at a time when the sanctuary,
the only other on-site facility capable of housing a large audience ,
is also in use. In fact, our projections are that the largest uses
in the first three to five years of the. Outreach Center' s existence
would be for audiences of about 600 and that those would not occur-
more than once or twice a year on the average.
The more frequent (or regular) uses of the multi-purpose room
would be for recreational activities . ' Based on our studies of such
activities at churches of similar size and circumstances , these would
would occur regularly and most would be structured and supervised.
Typically , a weekday morning would include an exercise activity for
adult women lasting about an .hour , and perhaps a 60- to 90-minute
volleyball activity for men .and women and another 60- to 90-minute
basketball period for adult men .
Later in the day, the recreational activity would be directed
more to the interests of younger people, perhaps with some supervised
free play time in the late afternoon and scheduled activities in the
evening. There would be some competitive sports ( league) activity in.
the evening, perhaps involving teams from other churches in the local
community, as well as teams from churches in nearby cities . Some
evenings would probably involve supervised free play activities on an
age-group basis , and others might involve family groups .
Saturdays would typically include the same kinds of activities as
weekdays involving the same kinds of groups . There may be occasions
on a Saturday, perhaps two or three times a year, when a planned
recreational activity involving children or young people from
churches in a wider geographical area would utilize the this large
room for a variety of planned andsupervised recreational and
competitive activities such as volleyball , basketball , kickball, etc .
- continued -
EXHIBIT C
-�9
CONCEAIT FOR U7'I1,1ZA'riuN OF TFli CHURCH OF THE NAZARENE ' S
f'ROf'OSED OUTREACH CENTER - - page 2 . 1
i
The a:.hcr rugal lr use of t.hc large 1'00111 I.uuld !,c "Chu
fur the
fau"il }'' dinners and related activities held each Wednesdat evenln�
f;. f,i 1 . l) this i � ,="t begins at ti p .nl . Illti) dinner being sel•ved for
; (%q- l :,p pt>rSour and cent. lnues f•ron 1 Lu R p • w . t:ith a varieCv of,
pro)*rams for indti - ideal and . a1"e-grt_'up interests , such as choir
l,ractic:cs , scut:1:11 f•ihlc studies , I:urkshul)s Cur Sunday c school
:.,rac'h,:•7's., tir.'11111U.t 1'ti • 1,1 :1`•' it it ll lr'.}S I'll l llg aet1\' 1 L1eS 1'or children , t'LC •
ti p nct a t lenduut_t. a t Chest programs between and 8 p. m. regular 1
.Fulls helwe.on '2p0 atnj "'UO , 1CC bel
levC attendance at the dinner huUld
upproiach Chose numhct'S if the larger space %.ere used .
In addition t „ the "veld >' dinners fol' tilt "church fanlily , " thele
ould t . picall � be two or thI'ee lunger, perhaps more formal dinners ,
h,-id in the larger room each year . Theser t.
would probably occur' a
Tha111%s . it,g lime ur in rLlation Lo some special church prograul such
tended by up to i0U
.missions emphasis , etc . , and initially be at
persons . Over a period of three to five years , the attendance at
these events would probable grow to about 500 .
The third use for the large multi-use room would be for
occasional large-attendance events , i .e . , a gathering of either
adults or youth from other Nazarene churches, a concert of Christian
music , or some event related to one or the other of our regular
church programs . While none of these kinds of eventsare
expected
to
occur immediately , there is a likelihood of them happening
rhaps
t.,:u or three limes a year as programs for the Outreach Center are
developed.
Other spaces in the proposed Outreach Center have also been
fon
planned for more than one use. The small diningiroom,
ill p be used as a
dinners , etc. , for groups of up to 50 persons ,
classroom on Sundays and as a meeting room .at other times . The space
planned for use for arts and crafts classes , etc. , most weekdays,
will be utilized as a classroom and perhaps as a meeting room when it
is not being used in that fashion .
In conclusion , the Outreach Center Committee has recognized from
the outset of its work on the proposed structure that the
planning
for its actual use must be carried on simultaneously w
ithconstruction. while it has been adequate to consider its uses in a
general way from the outset of our study, it will be imperative that
specific plans and programs for its use begin in earnest with the
start of construction. To put it in other terms , our church can not
afford, for both economic and other reasons , to wait until the
proposed building is completed to do that kind of planning .
As a result, it is expected that the recommendation to proceed
with construction of the Outreach Center will include a
recommendation that the staff resources needed for preparation of
specific programs and schedules for its utilization be allocated so
that they can be implemented upon its completion.
--000--
/ - a
Minutes
July 13, 1999
Page 5
o an ng
3 �T�. yrrrrtit-UI353.
Request
C fromallow
a major
additioorta parking'lot;cto allow o allow
reduced street yard setback
to allow expansion of the day care
off-site parking
g at 14 n0 Southwood
Drive;
anAvenue; R 1 zonc.Church of the Nazarene,
center for l
applicant.
that the
care center enrollment to 100 children and deny the
Judith Lautner, Associate Planner, presented the staff report recommending
commission approve the expanded day
outreach/recreation center. She noted that a letter had been received from
neighbors
of trees
Chuck and Shelly Stephenson (3324 Flora Street)in tobjecting
to the can nsion based on their
concerns with parkingandoverflow Parking
to buffer the parking which they feel would block their views. A letter was also
received from David Leach indicating his support of a scaled down project to match the
parking.
Levin, Maclntyre, Varner, 1129 Marsh Street, representative to the
Rod Levin of Ross,
applicant, presented the proposal to the commission_ He reviewed sea the background o the
project. He requested that the day care nursery schedule be separated from the multi-use
P insufficient
C building and allow the school to opt agree
e w th staff's Cfindingrom s regarding
P m He
indicated that the applicant did not ag
parking, scale or project to site, conformance to general plan, and effects on the
and Celt that scaling down the
welfare of .persons living or working on the site. He noted that the church's growth is
He
limited at this time due to the size re the sanctuaryuses of thC with the amended
multi-use building would limit the recreational and other care enrollment (wit
requested that the commission approve the expanded day Flora
schedule) and the outreach recreation center and street yard variance a ong
Street. project came about.
Don McCaleb, 234 Via La Paz, church representative, reviewed how the
church
held were
roic
He noted that neighborh.00 rSeCOtiCetings fnS. Hennoted thatrgenera lythe pthe neighbors
he ere
had responded to the g for approximately 30
supportive of the project. HH�na soaindicated that roverf ow parking
forOccupancyro ima had
been reduced to about
agreement assure the spaces are
parking spaces could arch did noin the t want to enter into a rec�ordedng t toss the street. owe
the Nazarene Ch care hours have always been 6.30 a.m.as sito milar P. .
maintained. He indicated that the day space
to
and would not impact the neighborhood. He noted that the proposed
that oC a high school basktweent 3court SO 00 to 400hmaximum
PeopleFor that occupancy
reason, he asked skedrthetonal use
at this point would be bet
uiring one vehicle space for each four occupants
commission to consider the option of req
and establishing
an occupancy limit.
borhood
Joe Graham, 1610 Colina Court, indicated he had Ctt c°enter and the mued one of the lti-use facility.
meetings. He supported the expansion of the day
me felt that overflow parking a few times a year would not be a problem. h was
blocking his views but Celr the church could make
concerned about proposed landscaping blocking
D
modifications to their landscaping plan-
� 3
Minutes
July 13, 1988
Page 6
Chairperson Kourakis declared the public hearing closed.
Commr. Crosser concurred with staff's recommendation. He felt the general concept and
layout of the project was acceptable and met a community need, but that the main issue
was parking. He suggested reducing the square footage of the proposed multi-usc building
to get as close to the required number of parking spaces as possible.
Commr. Hainline agreed with Commr. Crosser.
Commr. Roalman supported the day care center expansion. He asked the applicant to
reconsider square footage needs for the multi-use space.
Chairperson Kourakis suggested that the day care hours extend to from 6:00 a.m. to 6:30
p.m.
Chairperson Duerk moved to concur with the negative declaration of environmental impact
and approve the expanded day care center enrollment to 100 based on the findings and
conditions listed in the staff report, amending the hours of operation from 6:30 a.m. to
6:30 p.m., and continuing consideration of the new building until such time that a
parking management pian is drafted with direction to the applicant to look at the
possibility of reducing the size of the building within the safety limitations and at
other parking options.
Commr. Crosser seconded the motion, Resolution No. 4041-88.
VOTING: AYES: Commrs. Duerk, Crotser, Gerety, Roalman, Kourakis
NOES: Commr. Hainline
ABSENT: Commr. Schmidt
The motion passes.
On motion of Commr. Duerk, seconded by Commr. Hainline, the commission continued
consideration of Use Permit U1386 (request to allow a new industrial building for a
contractor's office, shop, and yard; 60 Zaca Lane; C-S-S zone; Knecht's Plumbing &
Heating, applicant) and Use Permit U1391 (request to allow a new service-commercial
building; 51 Zaca Lane; C-S-S zone; Rob Olson, applicant) to the meeting of August 10,
1988.
4. Use Permit U1228-B. Request to amend approved use permit to allow for expansion of a
bulk oil distribution facility; 75 Prado Road; C-S-S zone; J. B. Dewar, applicant.
Judith Lautner, Associate Planner, presented the staff report recommending approval of
the use permit amendment.
Chairperson Kourakis declared the public hearing open.
PARKING/FACILITIES MANAGEMENT PROGRAM
PROPOSED NEW OUTREACH FACILITY
FOR THE NAZARENE CHURCH OF SAN LUIS OBISPO
3396 Johnson Avenue, San Luis Obispo, California
To permit construction of the Nazarene Church outreach center. it is necessary to
restrict and/or manage various activities at the Nazarene Church site to assure adequate
off-street parking is provided at all times consistent with city parking regulations.
The outreach center multi-purpose room is designed to accommodate a high school size
basketball court (50' X 84' with 10' out of bounds corridors on all sides) and portable
bleachers on one-side for a maximum-of 200 spectator seats. The room would also
�- accomodate two regulation volleyball courts side by side with similar spectator seating.
The room can also be used for a dining hall with a potential seating capacity of 600
persons. (See seating plans attached.) 1.
The City of San Luis Obispo; zoning ordinance requires that churches provide one parking
space per forty square feet of public assembly area (without fixed seats) in the largest
assembly room. The ordinance also requires one parking space per 100 square for
auditoriums, convention and exhibit halls. Based on the proposed size of the
multi-purpose room (8.310 square feet). the building would require 208 off-street parking
spaces if classified as a religious organization public assembly area, or 83 parking
spaces if classified as an auditorium, convention center or exhibit hall. The Nazarene
Church site plan, which includes the addition of the multi-purpose center provides 153
off-street parking spaces. Proposed parking is adequate for intended multi-purpose
center EXHIBIT E
l
.33
occupancy of 61.2 persons (one off-street parking space provided per four persons) if
segregated from other building uses on the church site. Other buildings at the church
site include a sanctuary with fixed seating to accommodate 508 persons plus members of
the choir, a 1,970 square foot fellowship hall to serve over-capacity events and a school
with 20 classrooms. Although combined parking demand for all uses on the site would
exceed the supply provided on the site, a parking management plan has been designed to
limit activities so that adequate off-street parking is provided during the majority of
the time at the Nazarene Church facility. Specific time and use management for the
Nazarene Church Facility (sanctuary, fellowship hall, school and proposed outreach
center) has been developed to address the provision of sufficient off-street parking and
minimize street parking impacts on the surrounding neighborhood.
The Nazarene Church agrees to:
1. Regulate or maintain concurrent use of the sanctuary, multi-purpose center,
fellowship hall and school to restrict to a combined occupancy of 612 persons
calculated in accordance with the City of SLO zoning code requiring one space per
four fixed seats in public assembly areas). Special exceptions to this requirement
may be considered by the City of San Luis Obispo Community Development Director for
special events. A request for such an exception shall be made in writing to the
Community Development Director a minimum of 15 days before the event is scheduled to
occur.
A-3 �
2. Submit as annual schedule of regular or anticipated events which will be concurrently
conducted in the multi-purpose center, the sanctuary, the fellowship hall and the
school which could exceed 600 persons for review and approval by the City of San Luis
Obispo Community Development Director each January. This will facilitate periodic
monitoring and/or enforcement of maximum occupancy levels. Changes to this schedule
may be considered by the Community Development Director in writing at least 15 days
prior to any new event warranting the change.
*3. For extraordinary events, with a minimum of 30 days advanced notice to the City
Community Development Director, and writtenpermission to utilize all or a portion of
the Unity Church off-street parking lot (on the west-side of Johnson Avenue at
C? Southwood Drive) for supplemental parking, the Nazarene Church may exceed the 612
maximum intended capacity by 4 persons for each additional off-street space.
temporarily provided. Unless such extraordinary event advanced notice and special
parking provisions are pre-arranged, the maximum allowed capacity shall be 612
persons. Based on the availability of up to 30 supplemental off-street parking
spaces from the Unity Church, special events may be allowed at a maximum capacity of
732 persons. The Community Development Director may limit the.size of proposed
special events based on off-street parking or other anticipated problems. (612 + 120
(30 space x 4 persons per space).
*Note: Section 3 was inadvertantly deleted.from the Planning Commission's original
exhibit.
4. To assure that the maximum occupancy of 612 persons is enforced, the main room of the
multi-purpose building shall be prominently posted with the allowed maximum
occupancy. Seating, dining table and chair placement plans shall be posted on the
storage room doors illustrating the approved layouts. For functions or events
involving less than 600 persons on the church site, the Church may utilize
alternative arrangements, without reference to these specific seating plans.
S. To allow the city to verify occupancy of the sanctuary, fellowship hall. outreach
center and school at any time.
6. To submit to the Community Development Director for review, approval and recordation
a covenant agreement which runs with the land to restrict maximum combined occupancy
of the outreach center, sanctuary, multi-purpose center, fellowship hall and school,
without special permission from the Community Development Director, to 612 persons.
In the event that a parking deficiency is identified by the City (a maximum capacity of
612 persons has been exceeded without advanced notice or special parking provisions). the
Community Development Director shall notify the designated representative of the Nazarene
Church of the violation and may schedule reconsideration or revocation of the Use Permit
to establish corrective measures. Continued use of the Nazarene Church site in violation
of this agreement will be subject to appropriate enforcement action.
Copies of this parking and facilities management program shall be retained in the Use
Permit file at City Hall and at the Nazarene Church offices at 3396 Johnson Avenue. The
church shall assure that the custodian as well as members of its governing board are
advised of the importance of these special operational provisions.
�f
Submitted by Rob Strong, AICP
Church of the Nazarene Representative
November 10, 1988
Rob Strong
N to
a -
15 6fATr� :S 5-'A 76
� y
7-4
N
V �
O
c
a.
0
J �
O
� O
n
l5�
J
f
I
Q
I
r -
j
v
� k
Q
th y
b
't O
O
I �
CIty of San IUIS OBISPO
���������i►uil�illi'` iii'' INITIAL STUDY OF ENVIRONMENTAL IMPACT
APPUCATIONNO. ER -88
SITE LOCATION 3396 Johnson Aveaue (refer to attached map)
PROJECT DESCRIPTION
Development of a 14 528 s -ft outreach center asium and
of a arkin lot on a 2.5 acre site which currently contains church and school buildings
and arkin .
APPLICANT Church of the Nazarene
STAFF RECOMMENDATION:
X _NEGATIVE DECLARATION �MITIGATION INCLUDED
ENVIRONMENTAL IMPACT REPORT REQUIRED
EXPANDED INITIAL STUDY REQUIRED
l GATE June 22 1988
PREPARED BY Gary W G A so P anner � ti G
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: hk aT 1 vt
�C , DATE
W v/ l 'rt OkTlO
SUMMARY OF INITIAL STUDY FINDINGS
I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING POSSIBLE ADVERSE EFFECTS J
II.POTENTIAL IMPACT REVIEW None
...........
..............
A. COMMUNITY PLANS AND GOALS ....................... None
B. POPULATION DISTRIBUTION AND GROWTH............................ .. None. *
. . ........
C. LAND USE .......................................................... . ......
O. TRANSPORTATION AND CIRCULATION ...........................................
. . ...................
E PUBLIC SERVICES ................................................
. ...............
. . .................
F. LrnLMES
None
Possible
G. NOISE LEVELS ...........................................................
*.
None
H. GEOLOGIC&SEISMIC HAZARDS 3 TOPOGRAPHIC MODIFICATIONS ................
,..
. ...........
None
I. AIR QUALITY AND WIND CONDITIONS.............. .....................
............ .
None
J. SURFACE WATER FLOW AND QUALITY -••••••••••.. .................• .
. ................................... n
NoP
K PLANT LIFE......................................
None
L ANIMAL LIFE...... . ..................................
..... ......................
None
M. ARCHAEOLOGICALIHISTORICAL .................................
....................
N. AESTHETIC ......................................... . . .... .......
. ... . ...........
None
O. ENERGYlRESOURCEUSE ............_................ ... ............
.............. (one
.... Possible
P. OTHER .................................... dIQ............._..........
EXHIBIT F
IIL STAFF RECOMMENDATION
-�
Mitigated Negative Declaration
'SEE ATTACHED REPORT / �O
s
� ER 4-88
SUMMARY OF MITIGATION MEASURES
NOIS�ELS
1. An activity or operating schedule of the outreach center and school shall be
submitted for review and approval by the Community Development Director prior to
issuance of a building occupancy permit for the outreach center. The schedule shall
consider noise impacts on the adjoining residential properties. Although exceptions
may be made for occasional special events, operation of the school and outreach
center shall be restricted to the following schedule:
Monday through Friday: 7:30 A14 to 10:00 P.M.
Saturday and Sunday and Legal Holidays: 9:00 A.M. to 10:00 P.M.'
OTHER (LIGHT GLARE)
i
2: The project's lighting shall be designed so as not to subject neighboring
properties to undue glare. Prior to building permit issuance the applicant shall
submit a revised lighting plan with specific photo-metric information and graphics
which delineate light dispersion "on the site for review and approval by the Community
Development Director. Light standards shall incorporate more efficient down light
fixtures to minimize light glare onto adjoining properties or the public right of
way.
3. A minimum four foot high screening fence shall be constructed and landscaping
installed along the property perimeter between'the parking area and Flora Street.
Fence openings may be allowed for pedestrian access to the church facility from Flora
Street.
ER 4-88
1. DESCRIPTION OF PROJECT AND ENVIRONMENTAL .SETTING
Proicct Description:
A. Summary of Application Request
Use Permit 1353 To establish an Outreach. Centcr in conjunction with existing church
and school facilities on a site zoned R-1 (Low Density Residential),
to allow the expansion of the facility's parking lot which encroaches
within the 20 foot street yard setback, to allow 30 off-site parking
spaces at 1490 Southwood Drive and to expand enrollment of the school
from 60 to 100 children.
ARC 88-10 Design review of the development of a 14,528 square foot Outreach
Center and expansion of an existing church and school parking lot.
Location: Northeast corner of Johnson Avenue and Southwood Drive at 3396 Johnson
Avenue.
B. Physical Development
The project includes the development of a 14,528 square foot Outreach Center and the
expansion of existing parking lot facilities to the site. The center would be added to
existing church and school facilities on a 2..5 acre site. The center would be located on
the north end of the site and be surrounded by the school complex to the west, the church
sanctuary and fellowship hall to the south and parking area to the east. The floor area
of the new center would contain the following:
a. First Floor:
8,300 sq-ft. Multi-Use Room including a basket ball court and bleachers with 2,000
sq-ft. of ancillary .storage; equipment room, men's and women's shower and locker
room.
690 sq-ft. Dining area with a 480 sq-ft. kitchen
898 sq-ft. of other storage areas
b. Second Floor:
600 sq-ft. Arts and Crafts room
600 sq-ft. Caretakers quarters
960 sq-ft. lobby and miscellaneous storage
O Page 2
c. Parking Lot Expansion:
An addition of 62 parking spaces to the cast along the west side of Flora Street. The
outreach center is to be built over a portion of the existing parking lot thereby
eliminating 23 parking spaces. The project will provide a total of 153 spaces. The
minimum number of parking spaces for the project, based on zoning requirements, is 208
spaces. An optional 30 off-site spaces are proposed across Johnson Avenue at 1490
Southwood Drive in the Unity Church parking lot by agreement. However, long-term
commitment for this allocation is questionable. A letter dated May 25, 1988 indicates
that entering into a formal contract for the additional spaces "would not be in the best
interest of the church'.
C. Use Information
The outreach center has been designed to serve a multitude of purposes for various school
and church functions. The primary purpose of the center is to extend "evangelistic
outreach of the Church'. In addition to the obvious recreational opportunities the
center will provide, the building will also function to serve large capacity church
events such as frequent family dinners, social functions and lecture programs that are
currently being held in the fellowship hall. Environmental review shall also cover the
expanded school enrollment from 60 to 100 children.
O D. Environmental Setting
The site currently contains a church and school facility with parking. The Outreach
Center is to be located within a portion of the parking area and a large portion of the
playground arca which serves the school. This portion of the site.has been previously
graded and is relatively flat sloping west toward the existing school. The parking area
expansion, extending to Flora Street, encompasses 32,000 square feet of vacant land.
This portion of the site is W feet higher that the existing parking lot to the west.
Proposed grading is consistent with the established grade of the site.
Surrounding land uses consist of single family residential development to the north,
south and east of the site and a church and parking lot is located to the west across
Johnson Avenue.
II. POTENTIAL X AU REVIEW
A. C061NfUN/TY PLANS AND- GOALS
1. LAND USE ELEMENT
Residential Land Use Objective-G
"Residential neighborhoods should be separated from incompatible nonresidential land
uses and buffered from major circulation facilities'.
Comment: Although the outreach center backs up to residential development to the
north, the closest house is situated approximately six feet above the center's
proposed building pad elevation. The building is also buffered by trees and
setback 15 feet from the rear property line (refer to cross section elerration
plans). Views from this second story house are not anticipated to be
significantly obstructed from project development.
P
Page 3
The project's circulation design minimizes traffic impacts by limiting vehicle
access to Southwood Drive..
2. PARK AND RE REATIONLE)\tENt
Park and Recreation Goals:
a. "Provide a range of basic recreation opportunities in each neighborhood such, as,
but not limited to, playground, picnic areas and play fields".
Comment: Although the outreach center will primarily be used by church members, it
will provide limited recreational and social opportunities to the neighborhood and
community.
b. "Provide some specialized recreation opportunities such as, but not limited to,
play courts, ball fields and swimming pools in various districts of the City.
Comment: The project is located near Sinsheimer/Johnson Heights public park and is
part of service area no. 8. Although limited in scope, the project wio
ll provide for
some specialized recreational opportunities such as indoor basketball and volleyball,
not available in close proximity to the neighborhood.
C. LAND—VIE
i
The project is an expansion of an existing quasi-public or institutional land use.
Although the underlying land use designation of the site is Low Density Residential,
the proposed use is appropriate as it accommodates a limited amount of recreational
and institutional uses which could be deemed compatible with surrounding residential
uses. The development of the expanded parking area is a necessary result to
accommodate the proposed land use intensity. The 33,000 square foot site portion,
planned and zoned for low density residential development. will eliminate a housing
development opportunity of between 3 and S dwelling units.
D. TTRANcpogTATION AND C1jCVLjZ1W
a. Traffic Impacts Assessment:
The intersection of Johnson Avenue and Southwood Drive currently has a low volume of
traffic. Parking and access are taken from Southwood Drive between Johnson Avenue and
Flora Drive. The overall the number of additional trips generated by the project does
not appear to be significant. Given that the outreach center will operate it's higher
volume activities during off hours such as weekday evenings and weekends the
Percentage increase in peak-hour trips should be even less significant.
Trips generated from the new Outreach Center are estimated to be as follows:
Use Trip generation rate
Factor Trips
(ITE Manual)
'Outreach Center 6.6/parking space
*Care takers 32 spaces 211.2
quarters 6.1/apartment one unit
TOTAL 6.1
217.3
j
C Page 4
Anticipated cumulative traffic impacts from the project based on available city data
are as follows:
Street Section Current Traffic Cumulative. Traffic Percentage Increase
(Weekday ADT) (Weekday ADT)
Southwood west 4.2
of Johnson 950 990
Johnson south 2.2
of Southwood 2545 3000
Johnson north minimal
of Southwood information not available
Southwood east minimal
of Johnson information not available
*The above figures are based on the Outreach Center containing a total usable floor
area of 9,590 square feet applied to the athletic and gymnasium parking requirements
of the zoning code of one space per 300 square feet. The care takers quarters is
considered equivalent to a studio apartment unit.
F. UTILITIES
Water Service
Under current conditions, the project would reduce the level of water service for
existing city customers: City water use in spring 1988 (8,658 acre-feet per year)
exceeded safe annual yield (8,180) by about six percent. Safe annual yield is the
amount of water which can be withdrawn from reservoirs year after year, without
running out.of water during a drought like that which has been experienced since the
reservoirs have been in use. As water use increases above safe.yield, cut-backs from
usual water use will be needed more often and they will have.to be more substantial
to avoid running out of water. In response to two-years of below-average rainfall,
the city is aiming for a 25-percent reduction in water use during 1988-89.
While the city is pursuing conservation and several supplemental sources of water,
new supplies may not keep pace with added demand due to development. Therefore, the
City Council is considering development controls to prevent water use from exceeding
100 to 109 percent of safe yield. The controls would mitigate water-use impacts by
delaying or preventing issuance of building permits.
This project is expected to use 3 acre-feet per year. The existing church and school
complcx currently uses 2.94 acre feet per year. As proposed,,this project would use
four tenths of one percent of safe yield. Combined, the church, school and Outreach
Center would use almost 6 acre feet per year or seven tenths of one percent of safe
yield. The actual net increase will not in itself be significant. However, as
/e�
I i
Page 5
a means to reduce the cumulative water use of the entire complex, the development is
incorporating and retrofitting the existing church/school facility water-saving
management program. Specifics of the program are attached in a letter from David
Farmer dated March I, 1988. As part of building plan check submittal, the applicant
intends on including a more definitive irrigation plan for staff review and approval.
G. NOISE LEVELS
The project could potentially generate adverse noise impacts on adjacent residential
properties from activities in the center's gymnasium and the school's playground. The
previous use permit which authorizes it's operation, limits activities from the hours
of 7:30 A.M. to 5:30 P.M_ Mitigation of noise generated by the center and the school
should also include operation schedule restrictions.
Mitigation Measures:
1. An activity or operating schedule of the outreach center and school shall be
submitted for review and approval by the Community Development Director prior to
issuance of a building occupancy permit for the outreach center. The schedule shall
consider noise impacts on the adjoining residential properties. Although exceptions
may be made for occasional special events, operation of the school and outreach
center shall be restricted to the following schedule:
Monday through Friday: 7:30 A.M. to 10:00 P.M.
Saturday and Sunday and Legal Holidays: 9:00 A.M. to 10:00 P.M.
P. OTHER /Lipid Glare
The lighting plan proposes several post top pole mounted parking lot lights. There
are several of these light standards currently in place at the facility. Because of
their low wattage, the light standards are not expected to create a problem or
contribute significantly to ambient light pollution in the area. However, the taller
20' high poles may create light glare onto adjoining residential properties and the
public right of way. A combination of lower pole heights and redesign of the
fixtures, including existing lighting, need to incorporate better down light
dispersion to avoid potential light glare problems. In addition, exterior lighting,
which will probably include, security lights around the outreach center may
contribute to light glare problems.
Glare from vehicle lighting in the parking area is also a concern, particularly along
the expanded parking area section on Flora Street. Due to site elevation differences
between the street and parking area, a short perimeter fence could be constructed to
adequately buffer this light glare.
� f
Page 6
Mitigation Measures:
I. The project's lighting shall be designed so as not to subject neighboring
properties to undue glare. Prior to building permit issuance the applicant shall
submit a revised lighting plan with specific photo-metria information and graphics
which delineate light dispersion on the site for review and approval by the Community
Development Director. Light standards shall incorporate more efficient down light
fixtures to minimize light glare onto adjoining properties or the public right of
way,
2. A minimum four foot high screening fence shall be constructed and landscaping
installed along the property perimeter between the parking area and Flora Street.
Fence openings may be allowed for pedestrian access to the church facility from Flora
Street.
III. STAFF RECOMMENDATION
Staff recommends that a Negative Declaration incorporating the indicated mitigation
measures be prepared for the project.
Attachments: Vicinity Map
Project Plans
- r
'i�n �IIIIIIII��GI�� l�����1 city of San Luis OBISpo
moommAPARKING CALLS WORKSHEET
Department of Community Development, 990 Palm Street/Post Office Box 321, San Luis Obispo, CA 93406 (805) 541-1000
Project Name
Nazarene Outreach Center File Number U_1353 b ARC 88-10
- - -- —
ProlectAddress . 3396.-j4hn-&ae.-Avefine Plans Dated.. anuary 11r. 19$8 . .---
CaicsPrepared by._ G.W. Price Date March 23, 190ne R_1 Parking Provided.....153
USE: AREA: RATE: SPACES REOU I RED:
Multi-Purpose
Assem y use S,3U6 sq=ff one sq-
TOTALS: --_ — —_—_.. 208 required
COMMENTS: ____*Based on one space for every 40 square feet of potential seating area in
the largest assembly room for churches and synagogues. Project, as proposed, is defi-
cient 55 spaces. Use is based on the applicants response that the center will be used
for dinner gatherins and various meetings, with an anticipated occupancy of between l
600 and 800 persons. EXHIBIT G
A
nit
O
LNffmm OF SAN LUIS OBISPO WAnREN 9LACKFORD.M,Ns,e,
1490 SoWn0000 Or San Lws OosOo C31-10(ma 93401 Off" 180:0 547.4250 O,ai-A.r,uin ,pq;j S44,B•An
RECEDED
MAR 26 1988
March 1, 1988
Rev. John Patton, Pastor
Church of the Nazarene
3396 Johnson Ave:4urr
San Luis- Obislx), CA 9.3401
CDear Rov. Pattun,
Wu orL• hlc350(i w a,ic:owda t, !;vur rcrluest and autlx)r r zu ul, Lu
30 parking spaces for your church's 'usr• on an overflow Ixirking
basis.
We appreciate your notifying us weld in advance of r<uc:ri
special gatherings to insure orderly event scheduling on both
our parts.
Blessinys,
Warren Blaekforrl, Minister
Johannah Varland, ,'resident, Bc:9rd' of Directors
i
EXHIBIT
Minutes
July 13, 1988
Page 5
3. Use Permit U1353. Request to allow a major addition to an existing church; to allow
reduced street yard setback from 20 feet to 10 feet for a parking lot; to allow
off-site parking at 1490 Southwood Drive; and to allow expansion of the day care
center for 100 children; 3396 Johnson Avenue, R-I zone; Church of the Nazarene,
applicant.
Judith Lautner, Associate Planner, presented the staff report recommending that the
commission approve the expanded day care center enrollment to 100 children and deny the
outreach/recreation center. She noted that a letter had been received from neighbors
Chuck and Shelly Stephenson (3324 Flora Street) objecting to the expansion based on their
concerns with parking and overflow parking in the neighborhood and with the use of trees
to buffer the parking lot, which they feel would block their views. A letter was also
received from David Leach indicating his support of a scaled down project to match the
parking.
Rod Levin of Ross, Levin, Maclntyre, Varner, 1129 Marsh Street, representative to the
applicant, presented the proposal to the commission. He reviewed the background of the
project. He requested that the day care nursery schedule be separated from the multi-use
building and allow the school to operate on weekdays from 6:30 a.m. to 6:00 p.m. He
indicated that the applicant did not agree with staff's findings regarding insufficient
parking, scale of project to site, conformance to general plan, and effects on the
welfare of persons living or working on the site. He noted that the church's growth is
limited at this time due to the size of the sanctuary and felt that scaling down the
multi-use building would limit the recreational and other uses of the building. He
requested that the commission approve the expanded day care enrollment (with the amended
schedule) and the outreach recreation center and street yard variance along Flora
Street.
Don McCaleb, 234 Via La Paz, church representative, reviewed how the project came about.
He noted that neighborhood meetings had been held regarding the project, and the church
had responded to the neighbors' concerns. He noted that generally the neighbors were
supportive of the project. He indicated that the proposed maximum occupancy limit had
been reduced to about 700. He also indicated that overflow parking for approximately 30
parking spaces could occur in the Unity Church parking lot across the street. However,
the Nazarene Church did not want to enter into a recorded agreement assure the spaces are
maintained. He indicated that the day care hours have always been 6:30 a.m. to 6:00 p.m.
and would not impact the neighborhood. He noted that the proposed space was similar to
that of a high school basketball court so the maximum occupancy of the recreational use
at this point would be between 300 to 400 people. For that reason, he asked the
commission to consider the option of requiring one vehicle space for each four occupants
and establishing an occupancy limit.
Joe Graham, 1610 Colina Court, indicated he had attended one of the neighborhood
meetings. He supported the expansion of the day care center and the multi-use facility.
He felt that overflow parking a few times a year would not be a problem. He was
concerned about proposed landscaping blocking his views but felt the church could make
modifications to their landscaping plan.
-�0
Minutes
July 13, 1988
Page 6
Chairperson Kourakis declared the public hearing closed.
Commr. Crotser concurred with staff's recommendation. He felt the general concept and
layout of the project was acceptable and met a community need, but that the main issue
was parking. He suggested reducing the square footage of the proposed multi-use building
to get as close to the required number of parking spaces as possible.
Commr. Hainline agreed with Commr. Crotser.
Commr. Roalman supported the day care center expansion. He asked the applicant to
reconsider square footage needs for the multi-use space.
Chairperson Kourakis suggested that the day care hours extend to from 6:00 a.m. to 6:30
p.m.
Chairperson Duerk moved to concur with the negative declaration of environmental impact
and approve the expanded day care center enrollment to 100 based on the findings and
conditions listed in the staff report, amending the hours of operation from 6:30 a.m. to
6:30 p.m., and continuing consideration of the new building until such time that a
parking management plan is drafted with direction to the applicant to look at the
possibility of reducing the size of the building within the safety limitations and at
other parking options.
` Commr. Crotser seconded the motion, Resolution No. 4041-88.
VOTING: AYES: Commrs. Duerk, Crotser, Gerety, Roalman, Kourakis
NOES: Commr. Hainline
ABSENT: Commr. Schmidt
The motion passes.
On motion of Commr. Duerk, seconded by Commr. Hainline, the commission continued
consideration of Use Permit U1386 (request to allow a new industrial building for a
contractor's office, shop, and yard; 60 Zaca Lane; C-S-S zone; Knecht's Plumbing &
Heating, applicant) and Use Permit U1391 (request to allow a new service-commercial
building; 51 Zaca Lane; C-S-S zone; Rob Olson, applicant).to the meeting of August 10,
1988.
4. Use Permit U1228-B. Request to amend approved use permit to allow for expansion of a
bulk oil distribution facility; 75 Prado Road, C-S-S zone; J. B. Dewar, applicant.
Judith Lautner, Associate Planner, presented the staff report recommending approval of
the use permit amendment.
Chairperson Kourakis declared the public hearing open.
1
PD, . Minutes
November 30 , 1988
Page 6 .
C1---------------------------------------- ------------------- - ------------
Item 5 . Public Hearing : Use Permit U14190. Reques to allow a new house on
a sensitives site; 3295 Rockview Place ; R-2-S and C/OS-40 zones;
John Sturges , applicant .
Commrs . Duerk and Schmidt rejoined t e meeting .
Commr . Crotser stepped down .
Jeff Hook presented the staff re rt and recommended approval of the use
permit , subject to findings and onditions .
Chairperson Kourakis opened th public hearing.
Keith Gurnee, applicant ' s re esentative, stated all staff conditions were
acceptable.
Chairperson Kourakis close the public hearing .
Commr . Roalman moved to prove the use permit , subject to findings and
conditions .
Commr . Duerk seconded a motion .
STING : AYES - Comm s . Roalman , Duerk , Hainline , Schmidt and Kourakis .
NOES - Non .
ABSENT - mmrs . Crotser and Gerety .
The motion passes .
--------------------------------------------------------------- ------------
Item 6 . Public Hearing : Use Permit U1353 . Reques to allow a major
a itlon to an existing circ- , to allow reduced street yard
setback from 20 feet to 10 feet for a parking lot ; and to allow
off-site parking at 1490 Southwood Drive ; 3396 Johnson Avenue ; R-1
zone ; Church of the Nazarene , applicant . ( Continued from July 13 ,
1988 (
Commr. Crotser rejoined the meeting .
Commr . Schmidt stepped down.
Jeff Hook presented the staff report and recommended that if the proposed parking
management plan was acceptable, the use permit should be approved subject to findings and
-conditions.
�o6em�I�Pu�®s 1988
'Page ,7 .
Chairperson Kourakis noted letters received from Sam and Elizabeth
r McDaniel , who did not favor the request , and from Mr , and Mrs . Dale Fredy ,
ho supported the request . She also noted she spoke with Ms . Parkington
-rom the Unity Church .
Chairperson Kourakis opened the public hearing.
Don McCaleb , 234 via . La Paz , applicant ' s representative, felt the
proposal was carefully developed and appropriate. He felt the church's
administration had good continuity and that the parking management plan was viable.
Rod Levine , applicant's representative , agreed with staff conditions and
stated t h a t a reduction in the building would not be acceptable to the church.
Rob Strong , 1 Buena Vista , applicant ' s representative , discussed features
of the parking management plan for the multi -usebuilding regarding
occupancy and uses , annual schedules , the off-site supplemental parking
program with the Unity Church , and the recorded convenant .
Commr . Duerk suggested a condition requiring the Church to accept costs of
enforcement. Mr. Strong agreed .
Commr . Roalman was concerned with traffic volumes increasing and having a
pedestrian liability due to overflow parking area. Mr . Strong felt that
the Church was develop mitigations against those hazards.
C--O,etsy Umhoffer , 1493 Southwood , was concerned with the increase in traffic
t the Church and on Johnson Avenue and with potential parking problems .
`She was concerned with the uses and noise . She did not feel the Unity
church had enough parking to provide off-site parking for the church addition.
Chairperson Kourakis closed the public hearing.
Commr . Crotser was concerned with the parking shortfall , management
monitoring and enforcement, and could not s%fport findings 1, 4, and 5.
Commr . Crotser moved to approve the streetyard setback exception and deny
the off-site parking request .
Commr . Hainline seconded the motion .
Commr . Roalman wanted the applicant to have an opportunity to reduce the
floor area of the building to help meet the parking requirement.
VOTING : AYES - Commrs . Crotser , Hainline , Duerk , and Kourakis .-
NOES - Commr . Roalman .
ABSENT - Commrs . Gerety and Schmidt.
The motion passes .
-�3
- MEPNG AGENDA
DAI ITEM #
RECEIVED
San. Luis Obispo City Council December on-
990 Palm Street ,n,ObM„
San wis Obispo. Ca. 93403 om.a•w °�"
Appeal of Planning Commission Decision - Church of the
Nazarene
The Planning Commission was Correct to deny a use permit for a
new outreach/recreation center building addition at the Church
of the Nazarene at 3396 Johnson Avenue.
This is a quiet neighborhood of single family homes that are
expensive and well maintained. We would like to keep it that
way.
As property owners we believe the proposed building and parking
lot would create excessive noise and traffic. This should not
be permitted in ,a quiet, family neighborhood such as ours. The
added noise and traffic would adversely impact on our quiet
neighborhood and seriously decrease property values.
We strongly oppose the project, and urge the City Council to
deney the .appeal.
265 Flora *Denotes action by Lead Person
Q265 Flora Respond by:
(-ti�ncit
SAO
255 Flora p G,y Atty.
p�Cferk•orig.
255 Flora cs.T-r.
�Gwy�rvt 245 Flora ®"j.n+ur.ra4
245 Flora
3285 Flora
32So h to r4.
RECEIVED
AN 3 i3
CITY COOK
sav wtsoerspo-GA
//:00 A•*I•
nuuArun
SAN 'a9 rrEM
® THE ��,� OW We"VISTA ROB srRotSc
®® PLANNING IC SANwls aBlsPo A LC.P.
PROJECT MAKAGENGNT CALIFORNA 93401 (rios) 543-9560
®®® MILL
!RECEIVED
16 3 O�nQ Denotes action by Lead Person
�{/ 1�7 December 27, 1 �8
Mayor and City Council Members C1TVQW espondby.-
CITY OF SAN LUIS OBISPO sAwuvsoe��CA Dzal,
City Hall , 990 Palm Street Ciao
San Luis Obispo, Ca . 93401 ��Y•
2 Clerk-odg.
Subject : Appeal of Nazarene Church recreation/ multi-purpos 'snv`rre,
building proposal denial by planning commission.
9-7-7T
Attention: Mr. Mike. Multari , Community Development Director a- -,
��'
Dear Mayor Dunin and City Council Members:
I represent the Nazarene Church regarding appeal of the planning
commission denial of part of use pex-pa it U13S., ,,'t� -� F": a
recreation/ multi-purpose building addition and related expansion
of .off-street parking to the existing church facilities at 3396
Johnson Avenue . The primary problem regarding the new addition is
an interpretation that the large multi-purpose room, designed to
house indoor basketball or volleyball courts and other recreation
activities of the church and day-school , could theoretically
allow assembly of 830 people , requiring 208 off-street parking
spaces versus the 153 spaces proposed on-site .
When the commission first heard the application in July, 1988, it
was continued with the suggestion that the building be reduced in
size and/or that a parking and facilities management program be
prepared to assure that the multi-purpose room would comply with
the intent of the. off-street parking regulations .
At the November 30 , 1988 , meeting, until after the public hearing
was closed by the commission , we thought that we had adequately
explained why it was not desirable to reduce the size of the
building, and how the parking/facilities management program could.
assure that the building use would be coordinated with the off-
street parking, if approved by the City. Later commission
discussion revealed that they were stili concerned with specific.
informal , off-site parking arrangements and possible enforcement
problems, de-spite the parking/facilities management program.
As part of thi City Council consideration of our appeal , we offer
the following clarifications and revisions to our proposal to
address concerns ral:Led by the commission in its denial :
1 ) To enhance and facilitate monitoring and enforc«:ment of
the parking/faciliti,;s management program by the. City , the
church shall designate a `person to police the parking and
buildings during any events which ma.y exceed 500 persons , to
assure- lull us�z of on--site parking, minimize any problems or
illegal on-street parRing, and to assure that the maximum
occ,,ipancy- da.:;s riot exceed 612 , unless prearranged with and
approved by the City . The church will also pay reasonable
enforcement costs of the City. (This lowers the size of
events to be listed in the annual schedule to be submitted
to the City, makes the church responsible for self-policing
and reimburses the City for reasonable enforcement costs . )
N �
2) If the City Council does not want to enable any special
events which might exceed on-site parking provisions, then
the provisions of paragraph 3 of the parking/faci.lities
management. plan (which was missing from the commission staff
report) could be deleted entirely. (This would limit,
without exception, the church capacity to 612 persons . )
Alternatively, paragraph 3 should delete reference to the
Unity Church off-street parking lot . (This would enable
other off-site parking and/or special transportation
provisions to be considered for extraordinary events with an
anticipated capacity of more than 612 persons, if approved
in advance by the City. )
3) The church prefers not to compromise user safety or limit
the recreational functions of the proposed addition by
reducing the size of the multi-purpose room to 6120 square
feet , to eliminate any possible assembly use larger than 612
persons . A possible design alternative, using junior high
rather than high school standard basketball court minimum
dimensions and still providing adequate safety and
flexibility for other recreational uses, could reduce the
8300 square foot multi-purpose room to 7200 square feet,
perhaps an acceptable compromise .
In summary, the Church of the Nazarene requests that the City
Council approve use permit # U1353, subject to staff outlined
conditions, and with any additional restrictions described above .
If you have any questions prior to the January 3, 1989 , Council
meeting at which this appeal is scheduled for consideration,
please call me at 54395'p .
Sincerely,
Rob Strong, I . C .P.
cc : Church of the Nazarene
Ross Levin MacIntyre & Varner