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PL23-0140 (Site Approval) and PL23-0141 (Special Conditional Use Permit)
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LOCATION MAP
PROJECT NO.: PL23-0140 (Site Approval) and PL23-0141 (Special Conditional Use Permit)
APPLICANT: Bergman Development Services for Calvary Chapel Chino Hills
REQUEST: A request for approval to construct a 46,300 square foot building for the operation of a private school located on the Calvary Chapel Chino Hills campus and a five-story, 558 space parking structure to serve the school and existing church on 3.62 acres of the 12.1-acre site. The request includes a Special Conditional Uses Permit (SCUP) to establish the private school use, located within the Commercial (C) land use designation of the Eucalyptus Business Park Specific Plan (EBPSP).
LOCATION: 4201 Eucalyptus Avenue (APN 1025-101-10)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2024-025, approving PL23-0140 (Site Approval) and PL23-0141 (Special Conditional Use Permit), based upon the findings and subject to the departmental conditions of approval.
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SURROUNDING ZONING AND LAND USE:
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Existing Land Use |
General Plan |
Zoning District |
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Project Site - |
Church |
Commercial (C) |
Eucalyptus Business Park Specific Plan |
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North - |
LA Fitness Gym, Industrial |
Regional Commercial (RC), General Industrial (GI) |
Majestic Spectrum Specific Plan |
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East - |
Industrial Building |
Business Park (BP) |
Eucalyptus Business Park Specific Plan |
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South - |
Flood Channel, Church |
Commercial Office (CO) |
Eucalyptus Business Park Specific Plan |
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West - |
State Route 71 |
State Route 71 |
State Route 71 |
BACKGROUND
On September 17, 2001, the Planning Commission approved Site Approval No. 2000-15 and Special Conditional Use Permit No. 2000-09 to construct a 120,449 square foot church facility for Calvary Chapel and conditionally permit the operation of the church and a private school for kindergarten through 12th grade (K-12). The church was constructed, and the church use was established following the approval, but the private school was never established. The applicant, Bergman Development Services for Calvary Chapel is now applying for a new Special Conditional Use Permit (SCUP) to establish a K-12 private school. In addition, the applicant has submitted a developer modification to Site Approval No. 2000-15 for the construction of a 46,300 square foot building for the school and a five-story, 558 space parking structure to serve the school and existing church.
ISSUES/ANALYSIS
Developer Modification to Site Approval No. 2000-15
Site Plan
The project site is located within the Eucalyptus Business Park Specific Plan (EBPSP) at the current location of Calvary Chapel Chino Hills and is accessible from Eucalyptus Avenue. The applicant is modifying the original site approval to include the construction of a new school building and a parking structure. Both structures will be situated to the east of the existing church buildings. The three-story school building will have a gross floor area of 46,300 square feet, comprised of 6,500 square feet of administrative office space and 28 classrooms. The five-story parking structure will be 192,527 square feet in size, containing 558 parking stalls. The structure will contain three staircases and one elevator to allow pedestrian access. Two vehicular entrances and exits will be located on the north and east sides of the structure. Two pedestrian bridges are provided at the second floor that connects the school building and parking structure, allowing accessibility between the two structures.
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
3.62 acres |
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Lot Area - |
12.1 acres |
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No. of Buildings - |
2 |
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Building Area - |
46,300 square foot school building 192,527 square foot parking structure 238,827 square feet overall |
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Lot Coverage - |
29% |
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Landscape Coverage - |
15% |
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Parking (proposed/required)- |
1,137 spaces / 1,059 spaces |
Parking
The total required parking is based on the existing and proposed uses on the project site. The existing church requires 862 parking spaces, as determined by the original approval (Site Approval No. 2000-15), and the proposed school requires 197 parking spaces, resulting in a total of 1,059 required parking spaces. Currently, the project site has 853 parking spaces; however, with the proposed parking structure 289 of those spaces will be removed to construct the 558-parking space structure. In addition, 15 surface parking spaces will be added to the site. After construction, a total of 1,137 parking spaces will be provided, which exceeds the required 1,059 spaces parking spaces.
Architecture/Floor Plans
Both buildings are designed to match the Mediterranean architecture of the existing buildings on the site by incorporating arched entries, tower features, wrought iron metal railing, and decorative wooden posts. Matching shades of beige and brown hues will be used to further create a visual cohesion between the proposed and existing buildings. The ground floor of the parking structure will be enhanced with decorative metal fencing and trellis plantings. The stair and elevator shafts will be topped with a tile roof and the roofline will have decorative wrought iron accents on all sides of the structure.
Landscaping, Walls and Amenities
The overall project site meets the minimum landscape coverage of 15%. New landscaping provided throughout the proposed development will be comprised of a drought tolerant design, primarily located around the perimeter of the parking structure and the main walkway between the existing church and proposed new development. A courtyard area is proposed west of the school building provided with decorative paving, tables, seating areas, and a shade sail, enhanced by palm trees lining the path. Additionally, amenities will be provided to serve the private school that include a full basketball court, pickleball court, two playgrounds, a green house, a butterfly and hummingbird garden, and a water feature. A 6-foot-high wrought iron fence and gate, along with a 6-foot-high chain link fence, are proposed along the east and south property lines to secure the side and rear of the site and located in an area where the fence will be completely screened from public view by the placement of the proposed building and parking structure.
Special Conditional Use Permit
Calvary Chapel is proposing to operate a private school for K-12 grades within a newly proposed 46,300 square foot building. The school will operate Monday through Friday from 7:00 AM to 4:00 PM and have a maximum attendance of 943 students. The school will employ approximately 50 full time and 10 part time staff members. Before and after school activities will be offered to students, and occasionally Saturday activities will be offered (see Exhibit A). The classes and school related activities are primarily scheduled from Monday to Friday with occasional activities on Saturday. Calvary Chapel Church services are scheduled on Sundays only. In addition, church activities are scheduled at 5:00 PM on weekdays, one hour after school instruction ends; therefore, no conflicts are anticipated between the proposed uses.
A designated drop off and pickup area for the school will be provided towards the southern end of the project site. Parents will be directed to drop off and pickup their children by entering the northeast driveway off Eucalyptus Avenue and proceed east. The drive aisle then turns right (south), and then right again (west), and a drop off and pickup area is designated at the south end of the main walkway between the existing building 3 and the school building (see Exhibit B). Circulation is designed to be one-way to minimize conflicts between vehicles and students. During drop off and pickup, students will be directed to exit and enter on the passenger side door to ensure student safety and to manage drop off and pick up efficiently. Once parents have picked up their child, they can then proceed to exit the campus either onto Appian Way or Pipeline Avenue. In addition, the City Transportation Engineer has reviewed the school’s proposed operation and determined there will be no traffic impacts to the roadways and the queuing of cars will be contained on-site.
Public Noticing
A 10-day notice was mailed to all property owners within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on November 9, 2024, and the City sent information out on the City’s social media platforms. In response to the public notice, no comments have been received. The notice exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
The proposed Project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to section 15332, In-Fill Development projects. The exemption applies to infill projects that are consistent with the General Plan and Zoning Requirements; are located on a project site of no more than 5 acres substantially surrounded by urban uses; are located on a site that has no value for habitat for endangered, rare or threatened species; will not result in significant effects relating to traffic, noise, air quality, or water quality; and are located on a site that can be adequately served by utilities and public services. The proposed Project is located on 3.62 acres of a developed 12.1-acre site and fully surrounded by existing development. Furthermore, none of the exceptions to the categorical exemptions set forth in the CEQA Guidelines 15300.2, apply to this project.
Attachments:
Exhibit A - School Operations and Schedule
Exhibit B - Student Drop Off and Pickup