December 4, 2002
Conference with Legal Counsel, Potential Litigation per Government Code Section 54956.9
Number of cases: One
CALL TO ORDER
Chairman Crane called the meeting to order at 5:42 p.m.
Chairman Crane; Commissioners Griffin, LeQuire, Price, Savage and Stopper
STAFF PRESENT:Chief Planner Rosen, Senior Planner Mullis, Senior Civil Engineer Wallin, Planning Consultant Wolff, Assistant City Attorney Barlow, and Recording Secretary Bird
FLAG SALUTE: Commissioner Savage
MOTION by Commissioner Stopper, SECONDED and CARRIED unanimously by voting members present, that the Minutes of the November 13, 2002 be APPROVED AS WRITTEN.
5:30 P.M. SESSION
ITEM NO. 1
AMENDMENT A-1473; GENERAL PLAN REVISION GPR-01-04; DEVELOPMENT AGREEMENT DA-01-02; CONDITIONAL USE PERMIT CUP-1056; CONDITIONAL USE PERMIT CUP-1057; SITE PLAN SP-844 (MAJOR); SITE PLAN SP-845 (MAJOR); AND SP-846 (MAJOR). APPLICANT: GRACE MINISTRIES INTERNATIONAL; PROPERTY OWNER: GRACE KOREAN CHURCH AT NORWALK
Staff report was presented pertaining to a request to consider a Master Plan for reuse of a 26.5-acre property, formerly owned by Hunt Wesson/Con Agra including a development project for those properties located at 1645 and 1701 West Valencia Drive (north side of Valencia Drive, east of Brookhurst Road and south of Commonwealth Avenue) and 165 South Brookhurst Road (west side of Brookhurst Road, south of Commonwealth Avenue and north of the Fullerton Creek Channel) that includes demolition of a single-story building to make way for development of a 2,500-seat church with sanctuary, office, banquet, wedding and Sunday school facilities; remodel of an existing building, including the addition of a gymnasium, for a 500-student private high school; and occupancy of the existing four-story corporate office building by Grace Ministries International and other community and/or religious groups for administrative office purposes. Approximately 6,000 square feet of this building would be devoted to retail uses. (Environmental Impact Report). Vicinity sketches were displayed.
Chairman Crane reported that for tonight's proceedings, speakers were limited to five minutes at the podium, and no second trips to the podium would be allowed. He encouraged groups to choose a spokeperson who would be granted ten minutes to speak.
Commissioner LeQuire stated that he and his family are members of Eastside Christian Church, and publicly disclosed that he had nothing to financially gain or lose by this proposed project.
Joan Wolff, City consultant for this item reviewed the project in detail noting the project location; and the required notification areas, which the City expanded beyond the 300 feet required by law due to the size and scope of the project. She reviewed the proposed zoning amendments; General Plan Revisions; Conditional Use Permits; Site Plan Review and a Development Agreement.
It was noted that the proposed site is the former headquarters of Hunt Wesson Foods; the master plan covers five sites, although development is proposed on only the three large properties at 1645 and 1701 West Valencia Drive and 165 South Brookhurst Road. The public facilities in the area are the Hunt Branch Library, Pacific Drive Elementary School and Fire Station No. 2
Current zoning for the properties at 1645 and 1701 West Valencia Drive are M-P-40 (Manufacturing Park, minimum lot size 40,000 square feet); and the property at 165 South Brookhurst Road is zoned C-H (Commercial-Highway) and M-G (Manufacturing-General). The proposed zone changes are for the West Valencia Drive properties to be changed to C2.
The General Plan Revision is currently Industrial for parcels on the east side of Brookhurst Road; the proposed change is to amend the land use map from Industrial to Religious Uses for the parcel on the north side of the Fullerton Creek Channel and from Industrial to Commercial for the parcel on the south side of the Fullerton Creek Channel.
There are two applications for Conditional Use Permits; CUP-1056 which allows a church and temporary sanctuary in a proposed commercial zone, and a permit for off-site parking at 165 S. Brookhurst Road. CUP-1057 allows for a private school, grades 7-12, with a maximum enrollment of 500 students in a proposed commercial zone.
There are three Site Plan Reviews: SP-844 allows for architectural and site plan review for a new church sanctuary building; SP-845 allows for architectural and site plan review for a private high school and gymnasium; and SP-846 allows for review of an off-site parking lot that will provide the required parking necessary of the project development.
Development Agreement DA-01-02 is between the City of Fullerton and Grace Ministries International.
Photos were shown of the current research and development building (R&D) which is the proposed new site of the school and gymnasium; the corporate office building which is currently in use as Corporate Headquarters for Grace Ministries International (GMI); and showed an overall view of the campus.
It was noted that the project is to be constructed in three phases; the first phase being the high school building and gymnasium, including a 1,500-seat temporary sanctuary. Phase two would be the construction of the new 2500 seat sanctuary building, 800-seat banquet facility and reconstruction of the pedestrian over crossing across Brookhurst Road. Phase three would be to go back to the high school, remove the temporary sanctuary and replace it with more classrooms.
It was advised that three community meetings had been held to discuss the project. The neighbors' main areas of concern were traffic and parking because of the other churches and schools in the area. An overhead map depicting existing churches and schools was shown. In response to the neighborhood concerns, the applicant scaled back the project, reducing its size and scope.
Planner Wolff reviewed the items attached to the staff report including the draft EIR; in accordance with CEQA Guidelines. The studies show the impact is expected to exceed established thresholds in the area of air quality, a Findings and Facts in Support of Findings and Statement of Overriding Considerations would have to be approved for this project to move forward. Traffic and Parking analysis studies were performed and are found to be adequate in maintaining a level of service D or better as outlined in the City's General Plan.
The fiscal impact evaluation looks at revenues including sales tax, utility franchise fees, and Development Agreement fees versus expenses. It concludes that this project would have a positive fiscal impact of $24,000 to $74,000 annually.
The provisions of the Development Agreement state that $500,000 will be paid to the City of Fullerton; the City of Fullerton would be the point of sale for sales tax purposes. The applicant has a vested right to develop within the ten-year term of the agreement.
The Federal statute known as the Religious Land Use and Institutionalized Persons Act (RLUIPA) was signed into law in September 2000 and states there can be no discrimination on the basis of religion and that the City must look purely at the use.
Staff's recommendation is that the Planning Commission recommend approval of this project to the City Council. The recommended actions are:
- Approval of the draft EIR, including the Response to Comments and the Findings and Facts in support of Findings, and Statement of Overriding Considerations; and
- Approval of Zoning Amendment A-1473; General Plan Revision GPR-01-04; Development Agreement DA-01-02, Conditional Use Permits CUP-1056 and CUP-1057, Site Plans SP-844, SP-845 and SP-846 with conditions of approval that have been recommended for the conditional use permits and site plans included in the memorandum dated December 4, 2002.
Commissioner Griffin thanked Consultant Wolff for the excellent staff report and presentation and questioned which point in the environmental document was the $500,000 in the Development Agreement covering. Consultant Wolff replied it was Mitigation Measures 4.12.4-1 and 4.12.5-1, which required fees for parks and libraries.
Public hearing was opened and Chairman Crane requested the applicant speak first.
David Choye, representing Grace Ministries, noted that Grace Church coming back to Fullerton is a homecoming for the church that started here locally twenty years ago with three families. Since that time, they have shared facilities with other churches, and most recently are using the facilities at Eastside Christian Church. He reported that GMI has a strong emphasis on world missions; there are over 5000 churches worldwide which are all primarily supported by the local church. Their missionaries goal is to assess the needs of their location, strategize on how they can meet those needs, and then engage in the opportunity to share the gospel.
They have made a commitment to meet the needs of the local community of Fullerton; they have assessed the community needs and made every attempt to meet those needs. There is overcrowding in the local schools and a lack of after school programs. They have asked Eastside Christian school to utilize the 7-12 grade high school facility; and the Boys and Girls club to utilize the gymnasium for after school activities. They will also make the facility available to the community at large. He noted there was a demand for affordable housing, and the original plan included this, but since it was inappropriate for this site, this part of the project was removed. Initially the scale and size of the sanctuary was too large, so they came back with a reduction in the size of the building and sanctuary. The have asked Eastside school to reduce the maximum number of students from 750 to 500. Grace Ministries recognized that revenue was a concern to the City, so they are proposing creating additional revenue with a one-stop wedding retail center; a banquet facility that will be opened to the community, a bookstore and a caf. He noted that within the City there is no banquet facility that can accommodate attendance of more than 200 people; their banquet facility will accommodate parties from 50 to 800. He stated they are committed to being an active participant in the City; and their goal is to bridge the gap of ethnic diversity by encouraging all groups to come together at the end of the day and merge with the rest of Fullerton.
Wayne Wedin, President of Wedin Enterprises, Brea, noted when the project was first brought forward to the City there were concerns being expressed on what kind of fiscal impact this project would have on the community. The significant concern was that religious institutions do not pay property taxes, and how do we bridge the gap between what was Hunt Wesson/ConAgra versus a religious institution. The sole and entire purpose was to make sure the City of Fullerton would not be impacted in a negative sense. There would be a positive impact on the General Fund; the original project had an even greater positive impact and intangible benefits associated with them; such as providing a gymnasium for the Boys and Girls Club, preserving the park-like campus atmosphere at no public cost; and the ability to provide meeting and banquet facilities both of a familial and organizational nature. The Robert Charles Lesser Company was hired to prepare a fiscal impact evaluation. Having worked with them it was concluded that the project would have a positive financial impact on the City's General fund and beyond that there are intangible, but directly beneficial, project aspects that will work to the credit of the City of Fullerton.
Chairman Crane asked the applicant if he had read and concurred with all of the conditions of approval. Mr. Choye replied that they have read them all and have worked through 95% of the conditions; they are working through the remaining conditions with the City attorney and their attorney.
Commissioner Savage stated he did a field study on parking, which has been labeled as attachment 5. He went to three locations, the Evangelical Free Church, surveying 104 cars, averaging 2.9 people per car; at Harbor View he surveyed 104 cars, averaging 2.7 persons per car; and at the Orange Korean Church there were 158 cars, with an average of 2.3 people per car. With approximately 2.4 people per car for the proposed project, his concern is that the zoning law allowed 3 people per car. He questioned what the traffic and parking study was based upon.
Consultant Wolff stated that traffic and parking study looked at the code required parking which looks not only at the number of people per car, but also the number of seats per sanctuary. It should also be considered that generally the seating area was not full on a regular weekly basis. The parking code is broad, covering a lot of different institutions.
Chief Planner Rosen stated because of the study conducted by Commissioner Savage, staff had provided a comparison of agency parking requirements for churches. The standards show that one space for three seats is the most stringent standard, and there are cities that have a more liberal standard.
Commissioner Savage noted that Exhibit 2 of the 11-13-02 staff report, the summary parking study, requires 833 cars parking for a 2500-seat sanctuary, and asked for the number of employees. Mr. Choye replied that currently there were 40 employees, if they are operating at maximum capacity.
Commissioner Savage asked in the worst-case scenario how many cars are expected. Mr. Choye replied that historically their prior location at Melodyland seated 3500 with 520 parking stalls and no additional nearby parking, and there were 1400 people at the main service. He noted that they would have multiple services.
Commissioner Savage asked if any other facilities would be in use on Sundays, and Mr. Choye replied only the Sunday school classrooms would be in use.
The public hearing opened.
Don Hugar, Fullerton, noted the Crystal Cathedral has a seating capacity of 2,800 people; their school has 325 students and everyone knows the traffic problems in that area on Sundays. Although there are eight traffic lanes; and there are major traffic problems with SaRang Church in Anaheim. He felt the property values will go down because of the massive amount of people in the area; this project should not be put in this area because all traffic will be going onto Brookhurst, and there is no way to widen the streets in the area. He reminded the Commission that this was the last 26.8-acre parcel available in Fullerton for any substantial industry. He felt there would be substantial impacts on the Police and Fire services in the area and questioned if there would be 857 or 1000 parking spaces after Phase 2.
Consultant Wolff replied that ultimately the project would have over 1000 parking spaces.
Eve Mallett, Fullerton displayed a videotape of a typical Sunday at SaRang Church in Anaheim. She noted her concern was the traffic and parking situation and to say there will be no significant impact is absurd. She pointed out that the traffic on the freeway is already backed up because of SaRang Church, couple that with the GMI church traffic will make Sundays on Brookhurst a nightmare. She noted there were three large churches within a one-mile strip. Adding the school and banquet facility will benefit no one but Eastside. There will be no financial benefit to the City of Fullerton and will only add to the traffic congestion in the neighborhood. She was concerned about her property values, noting that no one would buy in the area with a church that rivals the Crystal Cathedral, and the Commission should take into consideration what the residents are going to have to deal with.
Arty Van Geloof, Pastor at Eastside Christian Church, stated that the relationship they have had in sharing a facility with Grace Ministries has been beautiful. Eastside runs at 2,500 people and has only one entrance and exit from the church. While residents may be opposed to dealing with the church, they are forgetting that it will be a positive aspect in the community. He noted that he surveyed the property values around 115 churches and it was found that they did not go down, they went up, there was a decrease in crime, domestic violence, a great sociability at the schools and it affected the community in a positive way. GMI is an incredible positive force, he contacted eleven churches in the area, and none of them offer a free after-school program. He felt for someone to say they don't want a private Christian school in the area is wrong. GMI will reach out to the lost people or other people that need help and he recommended that the Commission consider this project.
Rick Ward, Fullerton, noted his only concern was the traffic around the fire station on the corner of Valencia and Brookhurst.
Mike McNamara, Fullerton, stated he was not against the church or the principles, but he is against the size of the church. He did not feel that the Korean people are trying to integrate into the area, but did note that there are already a lot of Korean churches on Brookhurst and Korean signage on them doesn't attract non-Koreans to come to your church. There are 112 churches listed in the phone book in Fullerton (that trails Anaheim by only 18) and he felt the religious community has always been served well in Fullerton, although Amerige Heights is going to require service by a church. He felt they should expand the number of services and reduce the number of seats.
Marilyn Salzman, Fullerton, Development Director for Crittenton and Services for Children and Family, publicly thanked Grace Ministries for coming out into the community and help where needed; their volunteers are always there. They come into the community, find out what is needed and help in the community.
Rich Davis, Fullerton, representing Eastside Christian schools, cited a quote from Lee Iaoccoca, stating"the best of us would aspire to be teachers and the rest would have to settle for something less because passing civilization from one generation to the next ought to be the highest honor or responsibility anyone could have." He noted that Fullerton is the education community, he supports Grace Ministries and the project they have. He explained the purpose of Eastside is to build leaders, presidents, governors, people who can make an impact in communities around the world. He reviewed the results of Proposition 38 that identified that 37% of the voters wanted an alternative to public education. He showed an overhead that noted the goal is to move 180 to 190 students to the new location by next September and grow slowly, 15 to 20% on a yearly basis. He explained that the school will not cost the City anything, but will be a viable producing member of the community.
Scott Dowds, current past chairman of the Chamber of Commerce, and member of the Board of Directors of Eastside Christian schools, reported that the Chamber of Commerce saw this project as a positive one. He noted that the property values could go up; that GMI is a wonderful organization committed to going the extra mile to provide service and enhance the community. He remarked that a prior speaker asked who would want to live there; the answer is members of the church. He added that Con Agra caused a much greater traffic impact than Grace Ministries will; most of the employees of Con Agra lived outside of the area and this gives the potential for new people to come into the area. He also noted that no one besides GMI has shown an interest in the site; and GMI will create a much more substantial moral environment than another industrial use might.
Pat Soderquist, Fullerton, noted that when the Chamber of Education Committee worked together with the colleges, universities, elementary and high school districts looking at what they wanted to do as far as Fullerton, the Education Community, they looked also to see if they wanted it to be called Fullerton, the Education City. They chose Community due to the fact that there are so many people from outlying areas that feed into the schools, from the preschool through the university system. When they looked at the project, they wanted to be able to provide opportunities based on the needs of the people. They are excited about Grace Ministries because it is providing what is needed and wanted in the area. She noted that she belongs to Eastside Christian Church and the ministry deals with the traffic flow since there is only one entrance and exit. She also noted that her sons live by EV Free Church and their property values increased rather than decreased.
Larry Lazar, Developer for Amerige Heights noted that 90% of the homes in Amerige Heights have been purchased by Korean homebuyers and members of Grace Ministries. They have focused on this area because this is where the proposed church will be. If they cannot afford Amerige Heights, they will look for homes in the area of the church. He stated that when developing a new community, he would try to jump-start the area by adding a new private school or religious institution.
Lisa Book, Fullerton, stated that as a mother she has concerns that the street in front of her house will become a second Brookhurst and it won't be safe for her children to play in the front yard. She welcomes the benefit of the church to Fullerton, but not the traffic that will negatively impact her quality of life.
Sam Canalas, Fullerton, noted that he was not against the church or school, but was against the traffic. He stated that he attended most of the community meetings and has questioned what kind of improvements are going to be done to Brookhurst Road, Valencia Avenue, and Commonwealth Avenue; and noted that he always receives the same answer, that no improvements are necessary. He stated that the same consultant used for the traffic studies was the one SaRang used and look at their problems.
Patricia Buchholtz, Fullerton commented that the City Seal represents an emphasis on education; the public schools are overcrowded with an increased number of portable classrooms on the playgrounds; the Fullerton School District and High School Districts are currently at or over capacity at this point. The new school would take pressure off an already strained school system and the expansion of Eastside Christian School can be beneficial in relieving the public school system.
Serene Ciandella, noted she was the traffic consultant for the Grace Ministries project and wanted to address some comments made. Firstly she noted that her company was not SaRang's traffic consultant; SaRang had contacted them recently when they were thinking of building a new building, but they have done no studies for them. With regards to other comments regarding traffic and parking; the comment made that there will be no improvements to local intersections was misunderstood. The City has an in-depth improvement program for many intersections throughout the City. The improvement program is not related to the project. The project itself does not cause local intersections to exceed City Standards, there is adequate capacity of the intersection to handle the amount of traffic that will be added to the intersection. The comment that all of the traffic would come off the 91 because of the location is incorrect. There will be a number of opportunities to approach the project from a number of directions; there are no other church services in Amerige Heights and many in that area will be church members. The confusion with regards to the number of parking spaces; 833 are the number required by Code for the church at the 2500 seat level. Grace Ministries will ultimately provide 1019 spaces. They provided a comparison of the site traffic comparing when the facility was occupied daily with over 1200 employees; the original project would have exceeded these numbers, but the reduced intensity project currently proposed will have less traffic than the site had when it was used for industrial purposes.
Chairman Crane noted that Commissioner Savage had brought up numbers that he had done himself; noted that one of the conditions of the project is that the Planning Commission will review the project six months after the each phase. He stated he did not want to see neighbors at public hearings complaining about traffic and parking and questioned if GMI was requested to add additional parking what effect would that have on the intersections and streets; and if in the future the parking wasn't working what kind of effect it would have on the intersections.
Ms. Ciandella replied that the traffic analysis addressed the maximum use of the project, with the worse case impacts being addressed; the Institute of Traffic Engineers (ITE) rates an area based on the area within the church and the data doesn't tie directly back to number of parking spaces. With the worst case scenario evaluating the maximum use of the church and assuming build out of all approved projects in the area, the intersection of Brookhurst Road and Valencia Drive is assumed at a 66% capacity or Level of Service B; and Commonwealth Avenue, although it is quite busy with use of 77% capacity in the evening, Level of Service C, and on Sunday is at 42% or Level of Service A. Both areas have room to grow.
Jon Kimbrell, Fullerton stated he moved to Fullerton to be closer to Eastside Christian School and felt the school with bring more people to Fullerton.
Briana Neff noted that she was a junior at Eastside; that moving to a bigger facility would be better for her and the other students; just having their own gymnasium would be something she would love. She stated that school has helped her to grow spiritually and academically because the teachers care and the school will make the area better giving them the opportunity to affect more students in the City.
Jenn Westre, stated she was currently a student at Eastside; a new facility would benefit the students and improve the area providing a better technology and learning environment.
David Choye of Grace Ministries commented that with respect to the video shown addressing the SaRang Church; there are a few characteristics that are different. SaRang Church has only one in/out and a secondary out only that is not used; and when having multiple services back to back you have people going in and out which creates a bottleneck situation. Grace Ministries will have seven in/out with one additional out and it is approachable from multiple sites rather than just one like SaRang. Grace Ministries also recognizes the way to help mitigate the traffic issue and will put enough of a time barrier between services for the congregants to leave the facility with a 45-minute buffer between services. They recognize that if people have a difficult time getting in and out of the church they won't come back. With regards to race base signage, for safety purposes there will be bilingual signage; when the church first started it was Grace Korean Church, it is now more multi-ethnic and Grace Ministries International wants to make it more race friendly and have a multi-ethnic congregation.
Commissioner Stopper questioned what the formal relationship between Eastside and GMI; the CUP permit is to Grace Ministries with no third party involved in the CUP. Mr. Choye replied that ownership belongs to GMI; with regards to legal standards it is in essence a landlord/tenant relationship with Eastside being the tenant although they have an informal relationship wherein the church/school is more of a family relationship. Commissioner Stopper noted that they have to formalize this relationship sometime in the future.
Mr. Choye clarified that they have a legal contract to have Eastside as a tenant on the property.
Commissioner Crane noted that during the week, entry and parking of students and teachers could impact other parking opportunities.
Mr. Choye replied that they are working with the City and the School District to come up with a parking plan that will have as little impact on the local area as possible. There will not be 500 students parking during the week as the school is from 7th through 12th grade; only 30% of the students would drive which at 500 students would only be 150 students. They are considering having the kids dropped off on site, accessing the parking lot and drop off area from the Valencia driveway. For those that drive, they would park in the five-acre lot on Brookhurst Road and take the pedestrian bridge to Brookhurst Road. The intent is to have as little impact as possible on the schools and pedestrians in the area, in addition, they want the students as far removed from their cars as possible.
Commissioner LeQuire questioned if the driveway that goes north out onto Commonwealth, east of Brookhurst is a regular driveway. Mr. Choye noted it was an emergency access only.
Public hearing closed.
At 7:55 p.m. a 10-minute recess was called.
8:11 p.m. the meeting was reconvened.
Commissioner LeQuire thanked everybody for attending; noted there are people on both sides of the issue. He was the only commissioner who was here two years ago when item was first heard, and he was glad that a decision could be reached on the project. Grace Ministries should be commended on their effort to compromise; the scope has been changed to accommodate a lot of public concerns. Commissioner LeQuire agreed with Wayne Wedin that it would have a positive physical impact on the city. He noted that he was at the site this morning; it is a beautiful area and would be an asset to the community. He noted that it was not in Grace Ministries best interest to make it difficult for people to go to church, and suggested they have several services and people to help facilitate getting in and out of the site. Returning the area to industrial use working 24 hours a day, 7 days a week would have a more negative impact than Grace has proposed. Fullerton is an educational community, and having the high school is an added plus which is why he was in support of the project.
Commissioner Griffin echoed the sentiments of Commissioner LeQuire noting the incredible spirit of compromise on the part of the church. This project started out as a very ambitious project, but after three or more meetings many, if not every, concern of the neighbors was addressed and it was because Grace Ministries wants to be a good neighbor. He commended Joan Wolff for the great job in preparing the info for the meeting and for her work on the project. He thanked the traffic engineer for clarifying many misstated items with regards to traffic. He stated that he enthusiastically supports the project; is excited about this and the use and the philosophy of the users and what they want to bring to Fullerton.
Commissioner Stopper gave thanks to the representatives of Grace Ministries as well as the people of the community. He noted that it is nice to think things are never going to change around your space, but things do and the proposed is a managed change. Fullerton is not only known for education, but also as a caring community and Grace Ministries was a combination of education and caring. This project will add to the quality of life in the community. He remarked that in the staff report the headquarters facility has the possibility as being designated as a local landmark and although the applicant has not agreed to this, he urged them to do so in the interest of trying to preserve the heritage. Traffic and parking are traditionally the issues associated with any development or redevelopment in any area, and in this case there appears to be more than ample parking; traffic comes with progress and can be managed effectively if done correctly. He noted he is supporting the staff recommendation to approve.
Commissioner Savage thanked staff, Grace Ministries and the neighbors for working so hard for the last two years. This site is one of the hidden treasures of Fullerton and he didn't think there was another industrial user out there for this type of facility. This use is probably the best for this property since the only alternative is industrial use, which would mean having to level the current facility and build industrial buildings in order to attract industry or housing which would be a financial draw on the city as well. He was supportive of this type of facility, that will serve to make the community a better place and the school is an added plus. The Korean community has tried hard to be a part of the community and he encouraged them to maintain that. The Boys and Girls Club is a great program that does a lot for young people, and is a positive addition to this project. The primary concern was parking and circulation, which he didn't see as a problem during the five-day week, because when the site was operating full time there were over 1000 cars, delivery trucks and visitors on a daily basis however on Sunday, on the final phase, may see parking and circulation problems, see attachment A. If problems come up we can resolve them in the six month review process or condition 10. He noted the church will bring good people to Fullerton, with better property values and as conditioned, will work; therefore, he supported it based on the findings and conditions of approval.
Commissioner Price also thanked those that spoke and raised concerns. He noted that the traffic study and speaking with the traffic consultant went a long way in allaying some of the concerns raised. It is in Grace Ministries best interest to be a good neighbor and work through traffic problems and parking problems. He stated that he is impressed with the concerns of Grace Ministries and that they will bring something back to the community that adds value. He felt the neighbors would be pleasantly surprised. He added that the Planning Commission has a review policy after each phase of development which gives the opportunity to review how things are going at the site. He is supportive of the project, it is a beautiful environment; there are no industrial users trying to buy the site and the architecture and grounds will be used in a positive manner for the community at large.
Chairman Crane thanked staff for helping them to understand the project and the public for coming out this evening and expressing concerns and support on both sides. He commended the students for coming out to see how the government process works. He stated he had a few concerns with parking and the high school entry and drop off points; he understands the parking issues and the one saving grace is that in accordance with Condition #10, the project comes back six months after each phase has been completed. He noted that the applicant has read all of the conditions and understands them. This project will benefit both parties; Grace Ministries as an operator, and the community at large. He supported the project and is proud as an architect that the City has the opportunity to keep a piece of architecture as a landmark status.
There was a consensus of the Commission for approval. The title of Resolution No. 6999, RECOMMENDING to the City Council approval of a Conditional Use Permit, CUP-1056, to allow a church and temporary sanctuary in a proposed commercial zone on property located at 1645 and 1701 West Valencia Drive; and a permit related to off-site parking on property located at 165 South Brookhurst Road; and a Conditional Use Permit, CUP-1057, to allow for a private school in a proposed commercial zone on property located at 1701 West Valencia Drive, was read and further reading was waived.
The title of Resolution No. 7000, RECOMMENDING to the City Council approval of site and architectural plans, SP-844, SP-845, SP-846, for a new church sanctuary building, a private high school and gymnasium and an off-site parking lot on property located at 1645 West Valencia Drive, 1701 West Valencia Drive and 165 South Brookhurst Road, was read and further reading was waived.
The title of Resolution No. 7001, RECOMMENDING to the City Council adoption of a Development Agreement, DA-01-02, as defined by Section 65865.2 of the California Government Code, between the City of Fullerton and Grace Ministries International pertaining to the Grace Ministries project located at 1645 and 1701 West Valencia Drive and 165 South Brookhurst Road, was read and further reading was waived.
The title of Resolution No. 7002, RECOMMENDING to the City Council approval of a General Plan Revision, GPR-01-04, to change the land use designation from industrial to religious uses and industrial to commercial and to change the existing zone classification from M-P (Industrial Park) to C-2 (General Commercial) on property located at 1645 and 1701 West Valencia Drive, was read and further reading was waived.
MOTION by Price, seconded by Stopper and CARRIED unanimously by voting members present, that said Resolutions be ADOPTED AS WRITTEN.
Chairman Crane noted that this item would go to City Council on December 17, 2002.
At 8:40 p.m. a 5-minute recess was called.
8:43 p.m. the meeting was reconvened.
A. RESOLUTION OF INTENTION - A-1430. A request to consider minor revisions to Title 15 (Zoning Ordinance) of the Fullerton Municipal Code.
Chief Planner Rosen reported this does not require a Resolution of Intent, as this is a continuation of the process.
REVIEW OF COUNCIL ACTIONS
Chief Planner Rosen gave a brief report of the recent City Council meeting.
There were no public comments.
The next meeting of the Fullerton Planning Commission will be December 11, 2002, at 4:00 p.m. and 7:00 p.m.
Commissioner Savage brought up the issue of three people per seat for Grace Ministries, and asked if the ordinance was based on the actual number of people in the car or the actual number of seats in the sanctuary.
Commissioner LeQuire noted he was concerned with the parking issue and, if after phase one of the build out, there is still a parking problem what kind of relief can there be.
Chief Planner Rosen noted that he felt uncomfortable talking about this with the public hearing closed; if they were generically talking about parking, the City always tries to make sure the code is right and fair. He noted that they are going to be given the opportunity to look at this project in phases and they do have more parking than they need.
Commissioner Stopper stated he attended an Orange County Planning Commissioners one-day seminar in Orange; commended Chief Planner Rosen for his great session called "Planning with God" and reported there was a good discussion about RLUIPA and its predecessor.
There being no further business, the meeting was adjourned at 8:50 p.m.