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CITY OF NATIONAL CITY - DEVELOPMENT SERVICES DEPARTMENT
1243 NATIONAL CITY BLVD., NATIONAL CITY, CA 91950
PLANNING COMMISSION STAFF REPORT
Title:
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Assessor's Parcel No.:
Staff report by:
Applicant:
Property owner:
Combined General Plan/
Zoning designation:
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Adjacent land use/zoning:
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Environmental review:
Item no. 2
June 6, 2011
PUBLIC HEARING - CONDITIONAL USE PERMIT FOR
THE EXPANSION OF A PREVIOUSLY PERMITTED
CHURCH USE AT 1341 EAST 8TH ST. SUITES A, B & C.
2011-14 CUP
Rancho de la Nacion Professional Center on the north side of
East 8th Street near N Avenue.
557-092-17
Assistant Planner — Martin Reeder
International Church of Praise
Juan and Ceferina Ruiz
Limited Commercial (CL)
20,000 square feet
Single and two-family residential uses / RT
Palm Plaza shopping center / CL
Single-family residential use across 8th Street / RS-2 & CL
Apartment complex / CL
Exempt pursuant to CEQA Section 15303 (New Construction
or Conversion of Small Structures)
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BACKGROUND
Site Characteristics
The project site is a 20,000 square -foot property developed with a 5,400 square -foot strip
commercial center and 31 off-street parking spaces. There are six suites in the center,
which is located on the north side of East 8th Street in the Limited Commercial (CL) zone.
Each of the suites is approximately 1,092 square feet in size. There is a single two-way
driveway from 8th Street that provides access to the property.
Other uses in the center include an employment agency (out of business), a travel agency,
a dental office and a tax/notary service. The remaining suites are vacant. Posted operating
hours for the tax/notary service is 9:30 a.m. to 8:30 p.m. Monday through Friday and 10
a.m. to 9 p.m. on Saturday and Sunday. There are residences to the north and northeast of
the project site, separated by a steep embankment, as well as to the west (Patio
Apartments) and across 8th Street to the south. Palm Plaza shopping center is located
adjacent to the east of the site.
History
A Conditional Use Permit (CUP-2001-17) was approved in November of 2001 for a
church within the 1,092 square -foot suite B at this location. Conditions of Approval of
this CUP limited the congregation to 50 people.
Proposed Use
The applicant is proposing to start a new church and to utilize suite B as well suite C
next door and Suite A, which is closest to 8th Street. Suites B & C would be the worship
area and Suite A the office area. The new church area would be approximately 2,100
square feet and the office approximately 1,100 square feet. The maximum number of
attendees could be as high as 120 (Sunday morning) according to the applicant's
request, although there are approximately 130 members in the existing congregation.
The International Church of Praise has been operating in San Diego since 1995 and is
looking to relocate to National City.
Proposed service times and average number of attendees are as follows:
Activity Time Attendees
Sunday - morning service 9 a.m. to 1 p.m. 120
Sunday - evening service 6:30 p.m. to 8:30 p.m. 40
Wednesday - midweek service 7 p.m. to 9 p.m. 70
Friday - bible study 7 p.m. to 9 p.m. 20
Saturday - worship practice 6 p.m. to 8 p.m. 15
In addition to the services and associated activities, the church offices would be open on
site from 10 a.m. to 5 p.m. Tuesday through Friday. Three staff members would be present
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during these hours. A Condition of Approval has been added to limit service times to those
stated above (Condition No. 11).
Analysis
Churches are permitted in the CL zone with the issuance of a Conditional Use Permit.
The previously approved CUP for Revival Lighthouse Church has been discontinued
for more than 12 months and has since expired (see attached Resolution 36-2001).
Traffic/Parking
The hours of operation for the church are generally outside of peak traffic times. Although
one of the businesses is open on weekends, church activities are not expected to affect the
other business provided that some parking spaces are available. A Condition of Approval
has been included to require minimum of three spaces be left for the other business during
their normal business hours (Condition No. 12). The additional trips generated by the
proposed use should have little impact on the traffic flows in the area, since the capacity of
East 8th Street is 25,000 ADT (average daily trips). According to the "Brief Guide to
Vehicular Traffic Generation for the San Diego Region" published by SANDAG in 2002, the
proposed use would add approximately 72 ADT on days services are held.
Since the proposed use is in an existing center there is generally no requirement to provide
additional parking beyond the existing 31 spaces. However, if the church were the only use
on the site it would require 24 to 59 parking spaces. Depending on how the Code
requirement is interpreted. The pertinent code section requires:
1 space for each 5 fixed seats, plus 1 space for every 35 square feet of area available for
seating within the main auditorium where there are no fixed seats.
Although there are no fixed seats in the `auditorium' area, there is a condition limiting the
maximum number of people to 130 people at any one time (Condition No. 13). If there were
130 fixed seats, 26 parking spaces would be required; therefore, staff is of the opinion that
there is adequate parking for 130 people on a Sunday morning. There will also be more
space on adjacent streets for parking due to the off-peak hours.
Noise
The nearest residences to the site are the Patio Apartments immediately west of the site.
However, there are no windows or doors on the west side of the church space, so there is
no direct link to the apartments. The next closest residences are over 100 feet to the
northeast and up a small hill. The doors and windows of the church face directly east
towards the parking lot and Palm Plaza shopping center beyond. In order to reduce any
potential noise impacts, Condition No. 14 requires compliance with Title 12 of the Municipal
Code (Noise Control) and No. 15 requires that all doors and windows be kept closed during
services.
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Comments
Comments were received from the Building Division and Fire Department. Comments
pertain to current Building and Fire Codes as well as minimum clearances in
ingress/egress areas and from fire equipment.
Summary
Churches are permitted with a CUP in the commercial zones; there was an existing
church at this location that has since expired. The applicant has an existing
congregation that wishes to relocate to National City to a mostly vacant commercial
shopping center. Although the maximum expected attendance of the church on Sunday
mornings (130) may be somewhat of a burden the center's facilities, the off-peak nature
of service times should allow the church to operate without seriously affecting
neighboring uses. Additionally, it is likely that the average numbers (based on the
existing San Diego congregation) will go down, thus reducing impacts associated with
the use. Furthermore, Conditions of Approval are designed to reduce any deleterious
effects on area uses.
RECOMMENDATION
1. Approve 2011-14 CUP subject to the conditions listed below, based on attached
findings; or
2. Deny 2011-14 CUP based on findings to be determined by the Planning
Commission; or
3. Continue the public hearing to a specific date.
ATTACHMENTS
1. Recommended Findings for Approval
2. Recommended Conditions
3. Location Map
4. Site Photos
5. Notice of Exemption
6. Public Hearing Notice (Sent to 49 property owners)
7. PC Resolution 36-2001 (granted original approval)
8. Applicant's Plans (Exhibit A, case file no. 2011-14 CUP, dated 3/29/2011)
MARTIN REEDER
Assistant Planner
MARYAM BABAKI
Development Services Director
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RECOMMENDED FINDINGS FOR APPROVAL OF
THE CONDITIONAL USE PERMIT
1. That the site for the proposed use is adequate in size and shape, since the use will
take place in an existing commercial center with 31 dedicated off-street parking
spaces, which satisfies minimum Code requirements.
2. That the site has sufficient access to streets and highways that are adequate in
width and pavement type to carry the volume and type of traffic generated by the
proposed use, since the site is accessed from East 8th Street, an arterial road with a
capacity able to handle the 72 ADT generated by the use, and since church services
will occur at times of lesser traffic at the shopping center and on adjacent roads.
3. That the proposed use will not have an adverse effect upon adjacent or abutting
properties, since the use will take place in a commercial center, its doors face other
commercial uses and conditions require doors and windows to be kept closed during
services; therefore, there would be negligible noise issues.
4. That the proposed use is deemed essential and desirable to the public convenience
and welfare, since it will provide opportunities for its members and their guests to
attend religious services.
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RECOMMENDED CONDITIONS OF APPROVAL
General
1. This Conditional Use Permit authorizes a 2,100 square -foot church use at an existing
shopping center at 1341 East 8th Street. Except as required by conditions of approval,
all plans submitted for permits associated with the project shall conform with Exhibit A,
case file no. 2011-14 CUP, dated 3/29/2011.
2. Within four (4) days of approval, pursuant to Fish and Game Code 711.4 and the
California Code of Regulations, Title 14, Section 753.5, the applicant shall pay all
necessary environmental filing fees for the San Diego County Clerk. Checks shall be
made payable to the County Clerk and submitted to the National City Planning
Department.
3. This permit shall become null and void if not exercised within one year after adoption of
the Resolution of approval unless extended according to procedures specified in
Section 18.116.190 of the Municipal Code.
4. This permit shall expire if the use authorized by this resolution is discontinued for a
period of 12 months or longer. This permit may also be revoked, pursuant to provisions
of the Land Use Code, if discontinued for any lesser period of time.
5. Before this Conditional Use Permit shall become effective, the applicant and the
property owner both shall sign and have notarized an Acceptance Form, provided by
the Planning Division, acknowledging and accepting all conditions imposed upon the
approval of this permit. Failure to retum the signed and notarized Acceptance Form
within 30 days of its receipt shall automatically terminate the Conditional Use Permit.
The applicant shall also submit evidence to the satisfaction of the Development
Services Director that a Notice of Restriction on Real Property is recorded with the
County Recorder. The applicant shall pay necessary recording fees to the County. The
Notice of Restriction shall provide information that conditions imposed by approval of
the Conditional Use Permit are binding on all present or future interest holders or estate
holders of the property. The Notice of Restriction shall be approved as to form by the
City Attorney and signed by the Development Services Director prior to recordation.
Building
6. Plans submitted for construction shall comply with the 2010 editions of the Califomia
Building, Electrical, Mechanical, Plumbing, Energy, Fire, Residential and Green Codes.
Fire
7. The project shall be built to code. The National City Fire Department utilizes the
2010 edition of the California Fire Code and the 2010 edition of NFPA.
8. All exits shall meet Fire and Building Code requirements. No exits and/or hallways
shall be blocked at any time.
9. Fire alarm and sprinkler control valves shall not be obstructed at any time. A
minimum clearance of 30 inches wide by 78 inches high shall be maintained with
clear access to all aisles to be required.
10. No storage is permitted to be stacked closer than 24 inches from the ceiling (a
minimum of 18 inches below sprinkler heads).
Planning
11. Hours of church services shall be limited to Wednesdays between 7:00 p.m. and 9:00
p.m., and Sundays between 9 a.m. and 1:00 p.m. and between 6:30 p.m. and 8:30 p.m.
12. A minimum of three parking spaces per business shall be maintained for use by other
businesses that are open on Sundays during normal service times.
13. There shall be no more than 130 persons in the church at any time.
14. Noise levels shall not exceed those allowed in Title 12 of the National City Municipal
Code.
15. All doors and windows are to be kept closed during church services.
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