HomeMy Public PortalAbout04-09-96 PLANNING COMMISSION ',
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� AGENDA
LYNWOOD CITY PLANNING COMMISSION
REGULAR MEETING - 7 : 3 0 P . M . � %'..'�' � � '" � � � �-(=/,,{
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City Hall Council Chambers � C17Y 0� �'(iJ':';,_^•;�
11330 Bullis Road, Lynwood, CA CIiY CLERI;g O;^-;��
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� April 09, 1996 �� PM
�igiyiIDilli�ili2i�i4i5i6
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Carlton McMiller
„ _t.4�1 i-��-�-'r� , J:.'�
Chairperson !�I
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Errick Lee ' Donald Dove
Vice Chairman Commissioner �
1 Eloise Evans Richard Kuan
Commissioner Commissioner
• Jamal Muhsin Jamina Barnes
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Commissioner Commissioner
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C O M M I S S I O N C O U N S E L: i
Michele Beal Bagneris (
.Deputy City Attorney .
STAFF: �
Gary Chicots, Director Robert Diplock
Community Development Department Planning Manager I
Art Barfield Louis Omoruyi
Associa�e Planner Associate Planner i
Louis E. Morales, Jr. Paul'Nguyen ,
Associate Planner Civil Engineer Assoc.
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April 09, 1996 '
OPENING CEREMONIES
" 1. Call meeting to order.
2. Flag salute.
3. Roll call of Commissioners.
4. Certification of Agenda Posting.
� 5. Approval of Februajy 27, 1996 minutes.
' CONTINUED PUBLIC HF�IRING:
l�. CONDITIONAL USE PERMIT CASE N0. CUP 96-02
Applicant: Rev. John R. Henderson
. Christ New Testament Baptist Church
' PROPOSAL
The applicant requests approval of a Conditional Use Permit in
order to construct a three (3) story private school, which
will be attached to an existing church, and offering grades
kindergarten through eighth gradt at 11820 S. Atlantic Avenue, '
in the CB-1 (COntrolled Business) zone, Lynwood, California. I
` This item was continued from the previous meeting. ,
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RECOMMENDATION:
Staff respectfully requests that,- after consideration, the '
Planning commission deny this.application .since it does not '
" ' meet the requirements for on-site parking. However, if the j
Commission, after deliberatson, wishes to act on the ;
application, Resolution 2582, containing Conditions of i
, Approval, has been provided.
REGULAR ORDER OF BUSINESS
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STAFF ITEMS: ,�
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PUBLIC ORALS
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COMMISSION ORALS �
STAFF ORALS
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ADJOURNMENT
Adjourn to the regular meeting of the Planning Commission on May I
I4, 1996 at 7:30 p.m., in the City Ha12 Council Chambers, 21330 i
Bullis Road, Lynwood, California.
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�< AG�NDA {TEM (�0.
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-; DATE: April 9, 1996
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TO: PLANNING COMMISSION C��iSL I�O.� � O
FROM: Gary Chicots, Director �'
Community Development Department ��j
SUBJECT: Conditional Use Permit Case No. 96-02
Applicant: Rev. John R. Henderson
Proposal:
The applicant is requesting approval of a Conditional Use Permit
in order to replace an existing school and day care center with
a three (3) story private school, which wil•1 be attached to an
existing church, offering grades kindergarten through eighth
grade at 11820 S. Atlantic Avenue in the CB-1 (Controlled
Business) zone.
Facts:
l. Source of Authoritv
Section 25-7.1 of the Lynwood Municipal Code requires that a
Conditional Use Permit be obtain for any use not specifically
permitted in the CB-1 (Controlled Business) zone.
2. Propertv Location
The site is located on the east side of S.. Atlantic Boulevard
between Josephine and Lavinia streets. '(Please see attached
location map.)
3. Prooerty Size I
The subject site consists of a.lot which is rectangularly
shaped and approximately 25,200 square feet in size. '
4. Existina Land Use
The property is currently occupied by a church and an
attached one story day care facility. The surrounding land
uses are as follows: �
North - Commercial
South - Commercial �
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East - Single-Family Residential
West - Commercial
5. Land Use Descrintion ;
The General Plan Designation for the subject property is ,
Commercial while the Zoning Classification is CB-1: The
surrounding land use designations are as follows:
General Plan: Zonina:
North - Commercial North - CB-1
South,- Commercial South - CB-1 � �
East - Single Family Residential East - R-3 '
West - Commercial West - CB-1 �
h:cup96-02
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6. Pro�ect Characteristics:
� The applicant proposes to develop a 4,790 sq. ft. , three (3)
story high, private school and Sunday School building
attached to an existing church. Thirty-one parking spaces
are proposed for the site serving both the church and'the
proposed school. There will be a total of 72 employees and
the hours of operations will be Mondays through Fridays, 8
a.m. to 4 p.m., Saturdays occasionally, and two (2) hours on
Sunday.
7. Site Plan Review
. On March 4, 1996, the Site Plan Review Committee evaluated
the proposed development and determined that.the development -
did not provide the required parking: The Committee was
concerned about the lack of outside play area. The Committee
suggested that the applicant return to its next scheduled
meeting in order to resolve this issue. On March 26, 1996,
the applicant met with the Committee. However, the issues of
parking and play area have not been resolved.
8. Zoning Enforcement Historv
None of record at the time this report was completed.
9. Public Resoonse
None of record at the time this report was prepared.
ANALYSIS AND CONCLUSION:
l. Consistencv with General Plan
The proposed use will upgrade an existing school facility
and is consistent with land use goals and guidelines of the
City General Plan.
However, the proposal does not meet the General Plan
Circulation Element requirements that "All development
projects...shall be required to provide adequate on-site
parking...and Circulation Policy No. 7"...enforce parking
requirements for new development to insure sufficient
parking...including employee parking."
Granting Conditional Use Permit No. 96-02 will not adversely
affect the General Plan provided required parking is met by
the proposal development.
2. Site Suitabilitv
The property is adequate in size and shape to accommodate
the proposed development relative to structures, walls,
fences, landscaping, driveways and other development features
required by the Zoning Ordinance. However, the property is
not adequate in size play area to meet required parking or
provide any outdoor play area.
3. Compatibilitv
The proposed development is surrounded by a mixture of
commercial and residential developments. Therefore, the
project will be compatible with the surrounding land uses.
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4. Comoliance with Develooment Standards ' "�
�' The proposal meets the development standards required by the
Zoning Ordinance with respect to setbacks, lot coverage and
building height. However, the project does not meet the •
parking requirements of the Code. The proposal offers 31
parking spaces. The Zoning Ordinance calls for five (5)
spaces per class room in a private school. The proposal
' ca11s for 22 classrooms. Therefore, 110 parking spaces are
required for the project.
5. Conditions of Approval
The improvements as proposed, Sub'ject to the conditions �
recommended by the Site Plan Review Committee, wi11 not have
a negative effect on the values of the surrounding properties
or interfere with or endanger the public health, or
welfare. Inadequate parking however will cause congestion
and spill over parking on the surrounding streets.
6. Benefits to Communitv
The proposal will provide a community service and potentially
help to reduce classroom size in public schools.
7. Environmental Assessment
The Community Development Department Staff has determined
that the project is Categorically Exempt from provisions of
the State of California Environmental Quality Act pursuant to
Section 15061 b(3) of the CEQA Guidelines.
RECOMMENDATION:
Staff respectfully requests that, after consideration the
Planning Commission deny this application since it does not meet
the requirements for on-site parking. However if the
Commission, after deliberation, wishes to act on the application,
Resolution 2582, containing Conditions of Approval, has been
provided.
ATTACHMENTS:
l. Location Map
2. Site Plan/Elevation Drawing/Floor Plans
3. Resolution No. 2582
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CASE N0, m � ;
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� RESOLUTION NO. 2582
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LYNWOOD APPROVING CONDITIONAL USE
PERMIT N0. 96-02 TO DEVELOP AND OPERATE A
THREE (3) STORY PRIVATE SCHOOL AT 11820 S.
ATLANTIC AVENUE IN THE CB-1 (CONTROLLED
BUSINESS) ZONE, LYNWOOD, CALIFORNIA.
- WHEREAS, the Lynwood Planning Commission, pursuant to law,
on March 12, 1996 conducted a public hearing on the subject-
application; and
WHEREAS, the Planning Commission, considered all pertinent
testimony offered at the public hearing; and
WHEREAS, the Community Development Director has determined
that the proposal is exempt from the provisions of the California
Environmental Quality Act pursuant to Section 15303b of the State
CEQA Guidelines as amended; and
WHEREAS, a Conditional Use Permit is required for any
. development not permitted, expressly, in the CB-1 (Controlled
Business) zone.
Section 1. The Planning Commission hereby finds and
determines as follows:'
A. The site of the proposed use is adequate in size and
shape to accommodate the structures, parking, walls,
landscaping, driveways and other development features
required by the Official Zoning Ordinance.
B: The structures, as proposed, subject to conditions,
wi11 not have a negative effect on the values of
surrounding properties or interfere with or endanger
the public health, safety, or welfare.
C. The site will be developed pursuant to the current
zoning regulations and site plan submitted and approved
by the Site Plan Review Committee.
D. The granting of the Conditional Use Permit will not
adversely affect the General'Plan.
E. The proposed development will add to the•City's
affordable housing stock in accord with the policies
of the Housing Element of the General Plan.
Section 2. The Planning Commission of the City of Lynwood,
based upon the aforementioned findings and determinations, hereby
approves Conditional Use Permit, Case No. 96-02, provided the
following conditions are observed and complied with at all times:
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COMMUNITY DEVELOPMENT DEPARTMENT
1. The proposed development shall comply with a11 applicable
regulations of the Lynwood Municipal Code, the Uniform
Building Code and the Fire Code and be in substantial
compliance with plans on file with the Community Development
Department.
2. Any proposed subsequent modification of the subject site or
structures thereon, shall be first reported to the Community
, Development Department, Planning Division,. for review of.
said modifications.
3. The applicant shall meet the requirements of all other City
Departments.
4. The applicant and/or his representative sha11 sign a
Statement of Acceptance stating that he/she has read,
understands, and agrees to all conditions of this resolution
prior to issuance of any building permits.
PLANNING DIVISION CONDITIONS
5. This Conditional Use Permit shall allow a three (3) story
private school, from kindergarten to eight grade, on the
subject site, and as per plans approved.
6. The applicant must be duly licensed by the State of
California to conduct this use.
7. The school shall operate Mondays through Fridays, 8:00 a.m.
to 5:00 p.m. The facility may be used Saturdays or Sundays
for Church activities.
8: The applicant sha11 take steps to mitigate any adverse
effect on the neighborhood due to pedestrian or vehicular
traffic, such as staggering children's drop-offs,
maintaining driveways unobstructed, and turning off idle
engines of vehicles.
9. Advertising or signs shall be displayed on the premises and
reviewed and approved by the Director of Community
Development before installation.
10. This Conditional Use Permit shall lapse and become void one
� hundred and twenty (120) days after the use permitted has
been abandoned or has ceased to be actively exercised.
11. All work shall be performed by a licensed contractor as per
plans, specifications and current codes.
12. The applicant shall contact the U.S. Post Office (Lynwood
main office) to establish the location of mail boxes serving
the proposed development.
13. Construction shall commence within (6) months from date
of issuance of building permits.
14. Landscaped areas are to be a minimum of twenty-five (25%)
percent of the lot area.
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15. Landscaping and irrigation shall be installed in accordance
with a detailed plan to be submitted and approved by the
� Planning Division prior to issuance of any building permits.
The minimum plant material shall be trees and shrubs
combined with ground cover as follows: One (1) five (5)
gallon shrub for each 100 square feet of landscaped area;
and two (2) fifteen gallon trees for each 500 square feet of
landscaped areas.
16: A minimum 110 parking spaces shall be provided on the
subject site. The proposed plans calls for 31 park'ing
places. Therefore, pursuant to Section 25-26 Variances, an
approval of a Variance Request must be obtained to reduce
the required parking from 110 parking space to 31 parking
spaces.
17. A six (6') foot high block wall shall be installed along the
perimeter of the property, except within the twenty (20')
€oot front yard setback. In this setback, if built, the wall
shall not exceed a height of four (4') feet measured from
top of curb.
18. Final building elevations, including materials of
construction, shall be submitted to and approved by the
Building Official and the Planning Division prior to
issuance of any building permits.
19. Before any building permits shall be issued, the developer
shall pay $1.72 per square foot for residential buildings to
the Lynwood Unified School District, pursuant to Government
Code Section 53080.
20: Al1 driveway and parking areas shall be paved.
21. Acoustical construction materials shall be used throughout
the units to mitigate freeway noise to the standards and
satisfaction of the Building and Safety Division.
22. The structure shall have an exterior siding of brick,
stucco, wood, metal,_concrete, or other similar material
other than the reflective glossy, polished and/or rolled=
formed type metal siding.
23. Prior to obtaining a building permit, the design of any
exterior elevation changes to the building must be approved
' by the Director of Community Development or his/her
designee.
24. All building elevations shall be architecturally treated in
a consistent manner, including the incorporation within the
side and rear building elevations of some or all of the
design elements used for the primary (front) facades.
25. All security fences, grills, etc. shall be architecturally
compatible with the design of the subject and adjacent
building. In addition, no security fences, grills, etc.
shall be installed without the prior written approval of the
Director of Community Development.
26. Air conditioners, heating, cooling ventilation equipment,
swimming pool pumps and heaters and all other mechanical
devices shall be located within the rear yard or side yards.
Such equipment shall be screened from surrounding properties
and streets and operated so that they do not disturb the
peace, quiet and comfort of neighboring residents, in
accordance with the City's Noise Ordinance.
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27. A cover sheet of approved conditions must be attached to
plans prior to submission to the Building and Safety
Division.
28. The owner of the site shall maintain a pro-active approach
to the elimination of graffiti from the structures, fences
and accessory buildings, on a daily basis.
29. For the purpose of providing heating for any dwelling
• proposed, only an energy efficient forced air furnace or
, approv�ed equivalent shall be used, and the use of any wall
furnace is expressly prohibited.
' PUBLIC WORKS ENGINEERING DEPARTMENT
27. A parcel map or Lot Merger is required to combine the lots
together. Building permits will not be issued prior to the
recordation of a subdivision map.
28. Dedicate a ten (10) wide strip of property along Atlantic
Avenue.
29. Submit a grading plan prepared and signed by a registered
Civil Engineer. Property is located within the 100 Year
flood level zone per flood boundary map. Also conform to
all applicable codes per section 12 1/2 of the Lynwood
Municipal
Code. Building above the flood level will require
substantial amount of fill, therefore, suggest alternative
methods of design to minimize amount of livable space at
ground level.
30. Reconstruct damaged sidewalk, curb and gutter, drive
approach (es) and required pavement along Atlantic Avenue.
31. Close the existing drive approach that is not in use and
construct parkway along Atlantic Avenue. ,
32. Connect to public sewer. Each building shall be connected
separately. Construct laterals as necessary.
33. Regrade parkway and landscape with grass.
34. Underground all utilities.
34. A permit from the Engineering Division is required for all
off-site improvements.
35. All required water meters, meter service changes and/or fire
protection lines shall be installed by the developer. The
work shall be performed by a licensed contractor hired by
the developer. The contractor must obtain a permit from the
Public Works/Engineering Division prior to performing any
work.
FIRE DEPARTMENT .
36. FIRE ALARMS -- Approved fire alarms shall be provided for
all Group E Occupancies with an occupant load of more than 50
persons. In every Group E Occupancy provided with an automatic
sprinkler or detection system, the operation of such system shall
automatically active the school fire alarm system which shall
include an alarm mounted on the exterior of the building (UBC
809, UFC 14.104(b)3A).
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37. SPECIAL PROVISIONS -- Rooms in Divisions 1 and 2�
Occupancies used for kindergarten, first and second grade pupils
and Division 3 Occupancies shall not be located above the first
story.
EXCEPTION: in buildings equipped with an automatic sprinkler
system throughout, rooms used for kindergarten, first or second
grade children or for day care purposes may be located on the
second story, provided there are at least two exists directly to
the exterior for the exclusive use of such occupants. (UBC
802(c)). �
" 38. EXIST SIGNS --,Not required at main entrance. Illuminated
exist signs shall be r'equired. Internally or externally _
illuminated exist signs shall be required. Internally or
externally illuminated by two electric lamps or shall be of an
approved self-luminous type. (UFC 12.108(a,b)).
39. PORTABLE FIRE EXTINGUISHERS -- 2A extinguishers within 75
' feet. (UFC 10.303(a)).
40. FIXED FIRE PROTECTION EQUIPMENT -- Automatic fire
extinguishing system over all commercial cooking equipment plus a
portable fire extinguishers with a minimum 40RC rating. (UFC
10.313). Extinguishing system to be serviced every six mounts or
after activation of the system. (UFC 10.313(e).
41. GATES AND FIRE DRILLS -- School grounds may be fenced and
gates therein equipped with locks, provided safe dispersal areas
,are located not less than 50 feet from the buildings. Dispersal
areas shall be sized to provide an area of not less than 3
square feet per occupant. Gates shall not be installed across
corridors or passageways leading to such dispersal area, unless
they comply with exist requirements (UBC 3319(k).
42. FIRE SPRINKLER SYSTEM -- Provide an approved fire sprinkler
system. Submit plans for approval prior to installation. FC
1201(d) and T.24-2-3802
Section 3. A copy of this resolution shall be delivered
to the applicant.
APPROVED AND ADOPTED this day of , 1996,
by members of the Planning Commission voting as follows:
AYES:
NOES:
ABSENT:
ABSTAIN:
• Carlton McMiller, Chairperson
APPROVED AS TO CONTENT: APPROVED AS TO FORM:
Gary C. Chicots, Director Michele Beal Bagneris
Community Development Department Deputy City Attorney
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