AGENDA
ITEM NO. 3.
DATE: April 11, 2023
ITEM NO. 3.
DATE: April 11, 2023
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
CONDITIONAL USE PERMIT NO. 22-09
CATEGORICAL EXCEPTION
APPLICANT: Peter Fung (Living Grace Alliance)
LOCATION: 2133 W Garvey Avenue N
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to allow for a 4,298 square foot expansion of an existing church. The new construction would primarily consist of a new sanctuary building with one (1) office space, two (2) instrument rooms, and restrooms. The scope of work will also include a small demolition of an existing structure to accommodate the new sanctuary building.
CATEGORICAL EXCEPTION
APPLICANT: Peter Fung (Living Grace Alliance)
LOCATION: 2133 W Garvey Avenue N
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to allow for a 4,298 square foot expansion of an existing church. The new construction would primarily consist of a new sanctuary building with one (1) office space, two (2) instrument rooms, and restrooms. The scope of work will also include a small demolition of an existing structure to accommodate the new sanctuary building.
BACKGROUND
The applicant is requesting the approval of a Conditional Use Permit (CUP) to allow a 4,298 square foot extension to an existing 6,344 square foot church building located at 2133 W Garvey Avenue North, known as Living Grace Alliance. The existing church currently operates with one (1) multipurpose room, two (2) bible study rooms, one (1) youth fellowship hall, two (2) foyers, a kitchen area, two (2) offices, and seven (7) restrooms. The proposed 4,298 square foot extension to the church would consist of a new sanctuary, two (2) instrument rooms, one (1) women's restroom, one (1) men's restroom, and one (1) office space. With the addition, the church would total 8,993 square feet.
The subject property is located in the Neighborhood Commercial Zone and is located along West Garvey Avenue North, and is north of the Interstate 10 Freeway.
The subject property is located in the Neighborhood Commercial Zone and is located along West Garvey Avenue North, and is north of the Interstate 10 Freeway.
| ITEM | DESCRIPTION |
| Zoning & General Plan | Zoning: Neighborhood Commercial (N-C) General Plan: Civic: Public Institution (PI) |
| Surrounding Land Uses Zoning | North: Residential Single Family (R-1), Residential Agriculture (R-A) East: Neighborhood Commercial (N-C), Residential Single Family (R-1) South: Interstate 10 Freeway, Residential Single Family (R-1) West: Neighborhood Commercial (N-C), Service Commercial (S-C), Residential Single Family (R-1) |
| Legal Notice | Notices of a Public Hearing have been mailed to twenty-seven (27) owners and occupants of properties within 300 feet of the subject site. In addition, the Public Hearing notice was published in the San Gabriel Valley Tribune at least ten (10) days prior to the meeting. |
DISCUSSION
The 4,298 square foot extension would consist of a sanctuary building, an office space, two instrument rooms, a women's restroom, and a men's restroom. The Municipal Code requires a CUP for the operation and/or expansion of a church in the Neighborhood Commercial Zone. The church is currently in operation and is seeking the opportunity to expand to further serve its community.
Business Operation:
Parking:
Business Operation:
The applicant has indicated that the church will be open four (4) days a week. The operation hours for the church will be Wednesday from 8:00 p.m. to 9:00 p.m., Friday from 9:00 a.m. to 11:00 a.m., Saturday from 3:00 p.m. to 5:00 p.m., and Sunday from 9:30 a.m. to 12:15 p.m. There is a total of four (4) staff members who currently serve the church. Church activities include the following: prayer meetings, staff meetings, group sessions, Sunday school, as well as language classes. The number of participants per service/class would be approximately 12 to 70 people, depending on the time and day. The sanctuary would only be used during the Sunday church service. The existing church area will be used for smaller classes and group sessions.
Parking:
The required number of parking spaces for the church is seventy-seven (77). The church currently provides thirty-seven (37) on-site parking spaces. In order to meet the required parking spaces, churches are able to supply up to one hundred (100) percent of the required parking facilities on an off-site property if that use is considered to be primary daytime use and there is no substantial conflict in the principal operating hours for the buildings or uses for which the joint use of off-street parking facilities is proposed.
The neighboring parcel is Southwest College, located at 2121 W Garvey Avenue N, which has a total of ninety-seven (97) parking spaces, which would be used by the church via a parking lot agreement to meet the minimum parking requirements during the church's Sunday business hours when the sanctuary will be utilized. The proposed sanctuary alone would require seventy-two (72) parking spaces based on a calculation of one (1) parking space per every 2.5 seats and one (1) parking space for every 40 square feet of assembly area. Both parties have come to an agreement regarding parking facility use (Attachment No. 3). The parking agreement is valid for 36 months and expires on December 31, 2026. A condition of approval has been included in the draft resolution requiring the church to work with Northwest College in renewing the parking agreement prior to agreement expiration and submit a copy of the up-to-date agreement to the Planning Division. Planning Commission review and reconsideration of the CUP for the church use will be required to approve any alternative parking options if the renewal of the agreement is no longer feasible. In addition, to address any potential parking concerns the following conditions of approval has also been included in the draft CUP resolution:
The neighboring parcel is Southwest College, located at 2121 W Garvey Avenue N, which has a total of ninety-seven (97) parking spaces, which would be used by the church via a parking lot agreement to meet the minimum parking requirements during the church's Sunday business hours when the sanctuary will be utilized. The proposed sanctuary alone would require seventy-two (72) parking spaces based on a calculation of one (1) parking space per every 2.5 seats and one (1) parking space for every 40 square feet of assembly area. Both parties have come to an agreement regarding parking facility use (Attachment No. 3). The parking agreement is valid for 36 months and expires on December 31, 2026. A condition of approval has been included in the draft resolution requiring the church to work with Northwest College in renewing the parking agreement prior to agreement expiration and submit a copy of the up-to-date agreement to the Planning Division. Planning Commission review and reconsideration of the CUP for the church use will be required to approve any alternative parking options if the renewal of the agreement is no longer feasible. In addition, to address any potential parking concerns the following conditions of approval has also been included in the draft CUP resolution:
- Staff shall closely monitor any parking complaints or concerns filed regarding the church. The applicant and/or business operator shall work with staff to address any parking issues. In the event where issues remain unresolved, the Planning Commission shall review the Conditional Use Permit for the use and may, at its discretion, modify or impose new conditions.
- The church shall not hold or operate any classes, bible study groups, or utilize the multipurpose room concurrently with the Sunday church service or whenever the sanctuary is in use.
REQUIRED FINDINGS
Findings necessary for the approval of a Conditional Use Permit are as follows:
The proposed use is consistent with the Neighborhood Commercial Zone. The Neighborhood Commercial Zone is comprised primarily of retail and service commercial uses and is generally adjacent to or within close proximity to residential zoning or development. The church would be located near single-family residences where it would be a convenience for the neighboring communities and families who would like to participate. The church would meet all applicable requirements of the Neighborhood Commercial Zone.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
The proposed expansion to the church will not be detrimental to the health, safety, peace or general welfare of surrounding residents or business owners, as the use is already existing.
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible there with.
The existing building with the proposed expansion is adequate in size and is designed to accommodate the church. As conditioned, sufficient parking exists on the subject site and adjacent parcel to serve the church participants.
d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
The subject property abuts West Garvey Avenue North. The site can be accessed via West Garvey Avenue North and North Willow Avenue. The church would not generate a substantial amount of vehicular traffic nor alter the present circulation patterns.
e. That the granting of such Conditional Use Permit will not adversely affect the general plan of the City, or any other adopted plan of the City.
a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community.
The proposed use is consistent with the Neighborhood Commercial Zone. The Neighborhood Commercial Zone is comprised primarily of retail and service commercial uses and is generally adjacent to or within close proximity to residential zoning or development. The church would be located near single-family residences where it would be a convenience for the neighboring communities and families who would like to participate. The church would meet all applicable requirements of the Neighborhood Commercial Zone.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
The proposed expansion to the church will not be detrimental to the health, safety, peace or general welfare of surrounding residents or business owners, as the use is already existing.
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible there with.
The existing building with the proposed expansion is adequate in size and is designed to accommodate the church. As conditioned, sufficient parking exists on the subject site and adjacent parcel to serve the church participants.
d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
The subject property abuts West Garvey Avenue North. The site can be accessed via West Garvey Avenue North and North Willow Avenue. The church would not generate a substantial amount of vehicular traffic nor alter the present circulation patterns.
e. That the granting of such Conditional Use Permit will not adversely affect the general plan of the City, or any other adopted plan of the City.
The granting of the CUP for the proposed church expansion would allow the opportunity for the surrounding community to have access to a place of assembly if they so desired. The church would not compromise the character of the surrounding neighborhood, nor be detrimental to the surrounding land uses.
GENERAL PLAN CONSISTENCY
The City's General Plan Land Use Element designates the subject property for Commercial Uses. The project is consistent with the following General Plan policies:
Policy 2.4: Building on and grow West Covina's regional appeal.
Policy 2.4: Building on and grow West Covina's regional appeal.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Section 15303 (Class 3, New Construction) in that it consists of the construction of a minor structure in order to operate the requested use.
LEGAL REVIEW:
Staff recommends that the Planning Commission adopt Resolution No. 23-6125 approving Conditional Use Permit No. 22-09.
OPTIONS:
Plans may be viewed at the West Covina City Hall Planning Division Counter at 1444 W. Garvey Avenue South, 2nd Floor - Room 208, West Covina CA 91790.
Submitted by:
Miriam Machado, Associate Planner
Attachments
- Attachment No. 1 - Resolution of Approval
- Attachment No. 2 - Business Operation Plan
- Attachment No. 3 - Parking Agreement
- Attachment No. 4 - Presentation