title
PL22-0033 (Site Approval), PL22-0034 (Special Conditional Use Permit),
and PL23-0121 (Tentative Parcel Map No. 20806)
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LOCATION MAP
PROJECT NO.: PL22-0033 (Site Approval), PL22-0034 (Special Conditional Use Permit), and PL23-0121 (Tentative Parcel Map No. 20806)
APPLICANT: CDA Plus PDG
REQUEST: A request for approval of the following applications in the RD1 (Residential/Agricultural 1du/ac) zoning district located at 11910 S. Benson Avenue (APN: 1014-581-05):
• PL22-0033 (Site Approval) and PL22-0034 (Special Conditional Use Permit) - A request to construct a faith-based campus totaling 42,664 square feet on 4.7 acres of land, to be constructed over five phases consisting of a temple, dining hall, community education center and two residential units. The request includes a Special Conditional Use Permit to establish the campus as a regional scale place of worship. The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332, Infill Development Projects.
• PL23-0121 (TPM 20806) - A request to subdivide a 9.5-acre parcel of land into two parcels consisting of 4.7 and 4.63-acre lots with a street dedication of 0.17 acres. The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315, Minor Land Divisions.
LOCATION: 11910 S. Benson Avenue (APN 1014-581-05)
RECOMMENDATION
recommendation
1) Adopt Planning Commission Resolution No. PC2024-022, approving PL23-0121 (Tentative Parcel Map No. 20806), based upon the findings and subject to the departmental conditions of approval; and 2) Adopt Planning Commission Resolution No. PC2024-023 approving PL22-0033 (Site Approval) and PL22-0034 (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 |
|
Project Site - |
Vacant |
RD1 (1 du/acre) |
RD1 (1 du/acre) |
|
North - |
Vacant |
RD1 (1 du/acre) |
RD1 (1 du/acre) |
|
East - |
Residential |
City of Ontario |
City of Ontario |
|
South - |
Medical Offices and Residential |
GC (General Commercial) and City of Ontario |
CG (Commercial General) and City of Ontario |
|
West - |
Residential |
RD1 (1 du/acre) |
RD1 (1 du/acre) |
BACKGROUND
The applicant, Los Angeles Chong de Culture and Education Foundation acquired a vacant 9.5-acre property located at the north end of the City, west of Benson Avenue and north of Philadelphia Street in February 2018 with the intent of constructing a faith-based facility. Subsequently, the applicant submitted applications for a Tentative Parcel Map (TPM), Site Approval (SA) and Special Conditional Use Permit (SCUP) to subdivide the property into two parcels to construct a 42,664 square foot, faith-based campus consisting of five buildings. The faith-based campus is proposed on the northerly parcel, and at this time, there are no plans to develop the southerly parcel.
The organization, Chong De Culture and Education Foundation, is a faith-based, all volunteer and non-profit organization. The Heavenly Tao religion embraces the idea of an all-encompassing universal truth and the unity of all religions. It blends and integrate elements of Taoism, Buddhism, Christianity, Islam, and a traditional behavioral philosophy. Heavenly Tao believes in one God, and practices like a typical church, where services consist of a group lecture from a Tao master or senior member, then members proceed to a quiet worship ritual. Later, the congregation breaks into smaller groups for discussion and learning. Practice is inward reflective, usually involves study, meditation, and contemplation.
Heavenly Tao religion is practiced worldwide, and Chong De Culture and Education Foundation currently has Temples in Taiwan, Vancouver, New York, Boston, Charlotte, Seattle, Irvine, Baldwin Park and El Monte.
ISSUES/ANALYSIS
Site Design
The project site is designed as a campus consisting of five buildings totaling 42,664 square feet, organized around a central courtyard. The project will be developed in five phases, as funding allows. Phase 1 consists of a faith center located in the central portion of the site, with a courtyard plaza located in front of the main entrance to the faith center. This building will have a maximum seating capacity of 350 people. Phase 2 will include the dining/multi-function hall located to the rear of the courtyard. The education/community center will be built in Phase 3 and is located in front of the courtyard plaza, visible from Benson Avenue. The final two phases include two guesthouses located to the east and west of the faith center. All buildings are designed to be single story, except for the faith center, which includes a small mezzanine area above the main seating area to be used for audio and translation during services.
Access to the project will be provided from two points of access from Benson Avenue, leading to parking areas located around the facility. A large landscape and parking area will be provided adjacent to Benson Avenue, providing a 130-foot setback from the Benson Avenue to the education/community center building.
Project statistics are as follows:
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Item |
Proposed |
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Project Area |
Parcel 1 - 4.7 acres (to be developed) Parcel 2 - 4.63 acres (to remain vacant) |
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No. Lots Proposed- |
Two |
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Lot Area - |
9.5 acres total |
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No. of Buildings - |
Five |
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Building Area - |
42,664 square feet |
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Lot Coverage (Parcel 1 only) - |
23.62% |
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Landscape Coverage (Parcel 1 only) - |
18% |
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Parking (proposed/required) - |
171/123 (48 surplus parking spaces) |
Parking and Circulation
The parking required for the proposed use has been calculated per the requirements of Chapter 20.18, Parking, of the Chino Municipal Code. Consistent with how parking demand has been determined for other religious facilities, the required parking is based on peak demand of the different facilities on site. The total number of parking spaces required per the code is 123 spaces, and the project provides a total of 171 parking spaces and 4 garage spaces for guest housing. Therefore, the number of parking spaces provided exceeds the required number of parking by providing a surplus of 48 parking spaces.
A parking analysis was also prepared for the project by The Ganddini Group, which analyzed the parking need based on each use at the facility, schedule and operation. The parking analysis included special events held during the year that create the greatest demand for the site, and at peak operation during special events, the conclusion was that 123 parking spaces adequately served the proposed use. The analysis also broke down parking need by phase to ensure each phase provided adequate parking. Parking provided with each phase exceeds the required parking demand associated with each phase.
Landscape, Walls and Amenities
Various landscape elements and planting is provided throughout the project site. A large landscape area is located between the buildings and Benson Avenue which features organic gardens, a seating area, children’s play area, and a tall columnar statue as well. The landscape installation will be phased with the project phases one through five as shown on the Phase Site Plan (sheet AS-106). Organic gardens and temporary landscape treatments will be provided in the undeveloped portions of the project. Landscape in the parkway will be installed along the frontage of the developed portion of the project with Phase 1.
There is an existing fence along the rear property line shared with existing residential properties to the west of the project site. At the southerly border of Parcel 2 there are various fences and walls along said boundary. With the development of Parcel 1 a full sized, block wall with decorative pilasters will be constructed between the development and the existing residential properties to the west along with landscaping to create a buffer between the faith center and the existing residential properties. A combination wall with be installed along the north property line. A 6-foot wrought iron fence is proposed along the southerly portion to secure the property. Typically, this would be a block wall since the adjacent property is zoned residential, however the applicant owns both parcels so a condition of approval has been placed on the project requiring a block wall be constructed in the future if Pacel 2 is developed with a residential land use (Condition of Approval No. 7.10.2).
Architecture
The buildings are designed with a Prairie style architecture, but with some stylistic variation. The primary body is stucco with horizontal lattice wood siding and brick accents. Metal awnings are featured at main entries. The three main buildings, which include the faith center, dining hall and education/community center (Buildings 1, 2, and 3) feature large, covered patio areas that face the central courtyard area. Large windows with decorative mullion patterns are provided throughout and the buildings feature brick red concrete tile roofing.
Special Conditional Use Permit
The proposed faith-center is classified as a community scale place of worship and is proposed to have a maximum seating capacity of up to 350 people in the main activity/assembly area. The RD1 zoning district allows community scale places of worship with the approval of a SCUP.
Chong de Temple is open to members and invited guests. Office hours are held from 9:00 AM to 6:00 PM Monday through Friday and from 9:00 AM to 10:00 PM Saturday and Sunday. Classes are held during weekdays and on weekends, with the larger attendance being on the weekends. Average attendance during weekday classes is 40 members, while weekend classes generally will host 120 members. Vegetarian meals are served to members on weekends after classes. The facility will host four retreats and up to six other events on campus during the year. The retreats and events will have the largest attendance. A full description of activities associated with the proposed use is attached to the Resolution as Attachment A.
Tentative Parcel Map No. 20806
An application for a Tentative Parcel Map is included with the project to subdivide the 9.5-acre property into two parcels. The parcels are very similar in size being 4.7 acres and 4.63 acres (Parcel 1 and 2 respectively), with development proposed on Parcel 1 only. At this point, there are no plans to develop Parcel 2. An 11-foot-wide street dedication is required along Benson Avenue, which will facilitate street improvements, including a public sidewalk along the project frontage. Additionally, all street improvements and an interim sidewalk will be completed along the undeveloped property frontage (Parcel 2) as part of the construction of the facility.
Public Outreach
A neighborhood meeting was held February 7, 2024, and residents of both Chino and Ontario were in attendance, as well as City staff and members of the congregation. The primary concerns raised included traffic generated by the proposed use, compatibility with the existing residential neighborhood, and construction impacts such as dust. The attendees were concerned with what improvements would be made to Benson Avenue to accommodate traffic generated by the use and where those improvements would occur since the west side of Benson Avenue is under Chino control and the east side is within Ontario. Prior to adjourning the meeting, staff committed to studying the issues and having a second neighborhood meeting. A second neighborhood meeting was held on Thursday, September 5, 2024, where City staff and the applicant informed the attendees on modifications to the project to address the concerns. These modifications include a dual turn lane, adding temporary sidewalk improvements along Parcel 2 and in front of the parcel to the north (which is under separate ownership and not a part of this project) for connectivity to existing sidewalks to the north and south. Also, Benson Avenue will be widened to ultimate conditions for the boundaries of the TPM. Staff has also committed to proactively coordinating with the City of Ontario separately to address safety concerns that were brought up by the Ontario residents to the east.
Public Noticing
A 10-day notice was mailed to all property owners within an expanded 300-foot radius of the project site that included properties up to Francis Avenue and additional residential properties between Philadelphia and Francis Avenues. 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, staff received one letter of opposition, attached as Exhibit A. The notice exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
PL23-0121 (Tentative Parcel Map No. 20806) has been determined to be exempt from the California Environmental Quality Act (CEQA) Guidelines pursuant to Section 15315 - Minor Land Divisions. The Project qualifies as being categorically exempt from CEQA and will have no significant impact on the environment. Furthermore, none of the exceptions to the categorical exemptions set forth in the CEQA Guidelines 15300.2, apply to this project.
PL22-0033 (Site Approval) and PL22-0034 (Special Conditional Use Permit) have been determined to be exempt from 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. Furthermore, none of the exceptions to the categorical exemptions set forth in the CEQA Guidelines 15300.2, apply to this project.
Exhibit A - Opposition Letter