FROM:
Planning Department
TITLE:
Title
Master Case (MCN) No. 23-0095: Conditional Use Permit (CUP) No. 23-0025, and Administrative Site Plan (ASP) No. 23-039 - A request for the establishment of a private school within an existing (church) building and a request for site and architectural review for the modifications to the building and associated on-site improvements, on an existing 2.9 acre parcel located at 17487 Arrow Boulevard, pursuant to a Categorical Exemption in accordance with CEQA Guidelines Section 15301.
End
RECOMMENDATION:
Based on the information contained in this staff report and subject to the attached Conditions of Approval, staff recommends that the Planning Commission adopt Resolution No. PC 2025 - ____, and;
1. Determine that the project is categorically exempt pursuant to Section No. 15301 (Class No. 1, Existing Facilities), and Section No. 3.22 (Categorical Exemption) of the Local 2019 Guidelines for Implementing the CEQA, and direct staff to file a Notice of Exemption, and;
2. Approve Conditional Use Permit (CUP) No. 23-0025, and;
3. Approve Administrative Site Plan (ASP) No. 23-0039.
APPLICANT:
Ben Wu
WYF Architecture
40 E. Huntington Drive
Arcadia, CA 91206
LOCATION:
The project site is located on the southwest corner of Arrow Boulevard and Tamarind Avenue, at 17487 Arrow Boulevard (APN: 0192-221-38).
REQUEST:
Conditional Use Permit (CUP) No. 23-025 - A request to establish a private school within an existing (church) building to be converted to a school facility.
Administrative Site Plan (ASP) No. 23-039 - A request for site and architectural review and approval for the minor modifications to the building and the associated on-site improvements.
PROJECT PLANNER:
Alexia Barberena, Associate Planner
BACKGROUND INFORMATION:
Land Use Table:
|
|
General Plan |
Zoning/Specific Plan |
Existing Use |
|
Site: |
Medium Density Residential (R-M) |
Medium Density Residential (R-2) |
Vacant church building |
|
North |
Medium Density Residential (R-M) |
Medium Density Residential (R-2) |
Commercial Center, Single-Family and Multi-Family Residential |
|
South |
Medium Density Residential (R-M) and Single Family Residential (R-SF) |
Medium Density Residential (R-2) and Single-Family Residential (R-1) |
Single-Family and Multi-Family Residential |
|
East |
Community Commercial (C-C) and Public Facilities (P-PF) |
Community Commercial (C-1) and Public Facilities (P-PF) |
Retail Store and Tamarind Elementary School |
|
West |
Medium Density Residential (R-M) |
Medium Density Residential (R-2) |
Multi-Family Residential |
PROJECT DESCRIPTION:
A. Site Area: 120,470 square feet (approximately 2.9 acres total)
B. Parking:
Total Required: 23 spaces
Provided: 23 spaces
ANALYSIS:
The applicant, Ben Wu, WYF Architecture, is requesting that the Planning Commission review and approve Conditional Use Permit No. 23-0025, a request to establish a private school within an existing building (former church building to be converted), and Administrative Site Plan No. 23-0039, a request for the site and architectural review for the proposed associated on-site improvements, on approximately 2.9 acres.
Conditional Use Permit No. 23-0025
Pursuant to the Zoning and Development Code Section 30-430(a) private schools are permitted in the R-2 zoning district with the approval of conditional use permit. The Applicant proposes to establish a private school to be located within an existing 15,593 square foot former church building. Stoneridge Preparatory School is a private school that specializes in providing educational opportunities to international students. The school emphasizes small classroom sizes as well as various fieldtrips for an enriching cultural experience.
The school will start off with five (5) teachers, 12 classrooms, an auditorium/dining area, lab, library, and a multipurpose room. A maximum of 32 students will be enrolled in the school. As the school grows, a condition of approval requires that the applicant amend the CUP, including revising the site to provide additional parking (Condition No. 11). The school will be open from 8:00am-5:00pm, and the school classroom hours will be 8:30am-3:30pm.
The establishment of the proposed school will meet Chapter 16 - Goal 3 of Economy, Education, and Workforce Development of the General Plan (Page 16.55) by creating additional educational amenities. The private school specializes in providing educational services to international students which will bring a qualified workforce to support local businesses. The project further meets Chapter 16 - Goal 1 of Economy, Education, and Workforce Development of the General Plan (Page 16-54), by promoting a diversified economy that retains future job-creating sectors.
Administrative Site Plan No. 23-0039
The Project will convert an existing former church building into a private school use. No physical changes, expansion or structural changes to the building are proposed. On-site improvements to portions of the site include a new concrete driveway and widening the driveway apron along Arrow Boulevard, restriping parking spaces, new exterior decorative fencing, new landscape uplighting, new landscape installation, and a new trash enclosure. The applicant will also renovate the existing building which includes repairing and repainting damaged paint and stucco, replacing broken/missing roof tiles, replacing broken windows, repairing and repainting the wood staircase, and repairing the rain gutters.
The project site is physically suitable in size and shape to support the development of the proposed project. The site will have a one-way entrance along Tamarind Avenue that will lead to a one-way drive aisle that exits onto Arrow Boulevard. There are designated drop off and pick up parallel parking spaces on the south side of the building. Applicable building codes, zoning codes, and fire codes and standards will be met and make for a safe, attractive, project.
Grading/Walls:
The Project Site is L-shaped with a topography that is relatively flat. A five (5) foot high new cast iron fence will be installed along Arrow Boulevard (north) and along Tamarind Avenue (east). A five (5) foot high cast iron fence will also be installed along the westerly driveway that leads to Arrow Boulevard. Additionally, an eight (8) foot high CMU wall will be installed along the southern property line.
Site Access/Circulation/Parking:
The site will have a one-way entrance along Tamarind Avenue that will lead to a one-way drive aisle that exits onto Arrow Boulevard. The Project design will incorporate safety measures for students, automobiles and pedestrians in the project site by providing adequate lighting throughout the site, new paving and striping to clearly identify parking spaces and drive aisles, and the continued proper maintenance and management of the property.
Environmental:
This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section No. 15301 (Class No. 1, Existing Facilities) of the CEQA Guidelines and Section No. 3.22 (Categorical Exemption) of the City of Fontana’s Local Guidelines for Implementing CEQA, as the project proposes to operate out of an existing structure, with only minor interior or exterior alterations proposed, and no expansion of the building floor area. Furthermore, none of the exceptions in CEQA Guidelines section 15300.2 apply to the Project.
MOTION:
Approve Staff’s Recommendation
ATTACHMENTS:
Attachment No. 1 - Vicinity Map
Attachment No. 2 - Project Plans
Attachment No. 3 - Planning Commission Resolution, Findings, and Conditions of Approval
Attachment No. 4 - Notice of Exemption
Attachment No. 5 - Public Hearing Notice