CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

June 14, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, AICP, Community Planning and Building Director

Subject: Consideration of a Use Permit Amendment (UP 17-172) application to

allow the elimination of a 8-space parking facility currently used for the
First Church of Christian Scientist so that the lot can be used for the
development of a single-family residence. The project site is located in
the Single-Family Residential (R-1) Zoning District.

Application: UP 17-172 APN: 010-212-017

Block: 54 Lots: 5 & 7
Location: th
Lincoln Street, 3 SW of 5 Ave
Applicants: Mark Blum, Attorney Property Owner: First Church of Christ Scientist

Executive Summary: The First Church of Christ Scientist is requesting to amend their use
permit to allow the elimination of an 8-space parking facility so that the lot can be developed
with a single-family residence.

Recommendation:
Approve the Use Permit Amendment (UP 17-172) application subject to the attached findings.

Background and Project Description:

The First Church of Christ Scientist is a religious facility located in the Single-Family Residential
(R-1) Zoning District. The facility is located on 8 individual lots of record and is developed with a
7,250-square foot main church building, a 2,768-square foot Sunday school building, a 1,600-
square foot reading room, and two parking lots with a total of 24 spaces (all built circa 1960s).
The main parking lot contains 16 parking spaces and the smaller parking lot, which is associated
with the reading room, contains 8 parking spaces. The main church building and Sunday school
front Monte Verde Street, while the reading room and two parking lots are located off of
Lincoln Street.

217
UP 17-172 (First Church of Christ Scientist)
June 14, 2017
Staff Report
Page 2

On October 31, 1966, the First Church of Christ Scientist submitted a Use Permit (PC 2-144)
application to construct a 1,600-square foot reading room and 8-space parking lot. The reading
room was contained on Lot 7 and the parking lot on the adjacent Lot 5. The Use Permit for the
reading room was approved first and a use permit for the parking lot was approved a few
months later because Lot 5 had to first be re-zoned to allow for the parking facility. The zoning
of Lot 5 has since reverted back to Single-Family (R-1) Residential. A separate Design Review
application was later approved for the design of the combined reading room and parking lot
project.

The applicant has submitted a letter indicating that church membership had decreased
significantly over the past 30 years, and that there are currently approximately 30 members.
For this reason, the Church is proposing to sell Lot 5, so that the 7-space parking lot can be
eliminated, so that the site can be developed with a single-family residence. The Citys General
Plan classifies churches in the R-1 District as a Public or Quasi-Public use and Policy P1-56
states the following:

Require use permits for all public and quasi-public uses in the R-l district and only allow
modifications to these uses through use permit amendments. Limit the physical
expansion of any existing structures and the construction of new facilities and uses to
those that will not materially increase traffic, noise, parking demand, and or create
other adverse impacts on surrounding R-l neighborhoods.

Although the single-family residences are permitted by the underlying R-1 Zoning District, the
General Plan indicates that a use permit amendment is required for any modification back of
land use. The applicant has applied for an amendment to the original Use Permit (PC 2-144)
issued in 1966, in order to revert the use to single-family residential.

Staff analysis:

Parking Facility Conversion: Staff has included a list of pertinent General Plan policies that
address Public or Quasi-Public uses in the R-1 Zoning District. In summary, the policies
encourage the continuation of such uses, but only in a manner that limit their expansion and
minimize impacts on surrounding R-l neighborhoods. Policy P1-58 states an objective to
establish criteria for the intermixing and replacement of public and quasi-public uses on
existing sites, such as school use at a church, etc. In staffs opinion, the proposal to replace the
parking facility with a single-family residence is consistent with General Plan policies that
preclude expansion. However, the Planning Commission should consider whether the proposal

218
UP 17-172 (First Church of Christ Scientist)
June 14, 2017
Staff Report
Page 3

to eliminate the parking lot would adversely impact the surrounding neighborhood, more
specifically parking.

Staff has observed that both parking lots devoted to the church facility are seldom used and
often vacant. Based on current circumstances, the proposal to replace the smaller parking lot
with a residence will likely not create immediate parking impacts to the surrounding
neighborhood. Furthermore, a single-family residence would be more compatible with the
surrounding neighborhood than a parking lot. Staffs only concern is that if Church membership
increases in future years or if the buildings are occupied by a new church, there would likely be
an increase in parking demand. Nevertheless, the potential for a large increase in membership
in the near future seems relatively low and the site would still retain its larger 16-space parking
lot.

Environmental Review: The application qualifies for a Class 3 Categorical Exemption from the
provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the
State CEQA Guidelines. Class 3 exemptions include projects involving limited new construction
projects and conversion of small structures. The proposed project does not present any unusual
circumstances that would result in a potential significant environmental impact.

ATTACHMENTS:

Attachment A Site Photographs

Attachment B Findings for Approval
Attachment C Applicant Request
Attachment D General Plan Policies

219
ATTACHMENT A SITE PHOTOGRAPHS

Main Church Building Facing East on Monte Verde

Main Parking Lot Facing West on Lincoln

220
Reading Room and Small Parking Lot Facing West on Lincoln

View from back porch of existing residence

221
Attachment B Findings for Approval

CITY OF CARMEL-BY-THE-SEA

DEPARTMENT OF COMMUNITY PLANNING AND BUILDING

FINDINGS FOR APPROVAL

UP 17-171
First Church of Christ Scientist
Block: 54, Lots: 5 & 7
APN: 010-212-017

CONSIDERATION:

Consideration of a Use Permit Amendment (UP 17-172) application to allow the elimination of a 8-
space parking facility currently used for the First Church of Christian Scientist so that the lot can be
used for the development of a single-family residence. The project site is located in the Single-
Family Residential (R-1) Zoning District.

FINDINGS OF FACT:

1. The First Church of Christ Scientist is a religious facility located in the Single-Family
Residential (R-1) Zoning District. The facility is located on 8 individual lots of record and is
developed with a 7,250-square foot main church building ( built circa 1960s), a 2,768-
square foot Sunday school building, a 1,600-square foot reading room, and two parking lots
with a total of 24 spaces.

2. On October 31, 1966, the First Church of Christ Scientist submitted a Use Permit (PC 2-144)
application to construct a 1,600-square foot reading room and 8-space parking facility. The
reading room is contained on Lot 7 and the parking facility is contained on the adjacent Lot
5. The reading room and parking facility were approved by the City.

3. The Citys General Plan classifies churches in the R-1 District as a Public or Quasi-Public
and precludes expansion of such uses. General Plan Policy (P1-56) requires a use permit
amendment for modifications to Public or Quasi-Public uses in the R-1 District.

4. On May 24, 2017, the First Church of Christ Scientist submitted a Use Permit Amendment
(UP 17-172) application to eliminate the 8-space parking facility on Lot 5 that is associated
with the reading room, so that it can be developed with a single-family residence.

5. The application qualifies for a Class 3 Categorical Exemption from the provisions of the
California Environmental Quality Act (CEQA) pursuant to Section 15303 of the State CEQA
Guidelines. Class 3 exemptions include projects involving limited new construction projects
and conversion of small structures.

222
UP 17-172 (First Church of Christ Scientist)
June 14, 2017
Findings for Approval
Page 2

FINDINGS FOR DECISION:

1. The proposal to construct a single-family residence is permitted by the underlying R-1

Zoning District

2. The proposal to revert Lot 5 back to single-family residential use is consistent with General
Plan policies regarding Public or Quasi-Public uses in the R-1 District; specifically that the
existing use not be expanded and that modifications in land use not materially increase
traffic, noise, parking demand, and or create other adverse impacts on surrounding R-l
neighborhoods.

3. The granting of the Use Permit will not set a precedent for the approval of similar uses
whose incremental effect will be detrimental to the City, or will be in conflict with the
General Plan.

4. The proposed use will not make excessive demands on the provision of public services,
including water supply, sewer capacity, energy supply, communication facilities, police
protection, street capacity and fire protection.

5. The proposed use will not be injurious to public health, safety or welfare and provides
adequate ingress and egress.

6. The proposed use will be compatible with surrounding land uses and will not conflict with
the purpose established for the district within which it will be located.

7. The proposed use will not generate adverse impacts affecting health, safety, or welfare of
neighboring properties or uses.

223
Attachment C - Applicant Request

HORAN I LLOYD HORAN LLOYD

A PROFESSIONAL CORPORATION
ATIORNEYS AT LAW
Tel: 831.373.4131
Fax: 831.373.8302
horanlegal.com
ANTHONY T. KARACHALE 26385 Carmel Rancho Blvd., #200
STEPHEN W. DYER Carmel, CA 93923
MARK A. BLUM
JAMES J. COOK
ELIZABETH C. GIANOLA Mark A. Blum
JEROME F. POLITZER mblum@horanlegal.com
PAMELA H. SILKWOOD
JACQUELINE M. PIERCE File No. 7665.01
BIANCA KARIM
JENNIFER M. PAVLET

Of Counsel May 30, 2017

FRANCIS P. LLOYD
ROBERT ARNOLD, INC.
VIRGINIA E. HOWARD
DEBORAH S. HOWARD

LAURENCE P. HORAN
(1929-2012)

VIA EMAIL: mwiener@ci.carmel.ca.us

VIA U.S. MAIL:

City of Carmel Planning Department
Community Planning & Building Director
Atten: Marc Wiener
P. 0. Box CC
Carmel-by-the-Sea, CA 93921

Re: Use Permit Amendment Up 17-172, APN 010-212-017

Dear Mr. Wiener,

This letter addresses the level of use of the First Church of Christ Scientist facilities, particularly
the Reading Room and the adjoining parking lot on Lot 5, Block 54.

The First Church of Christ Scientist, Carmel has approximately 30 members. Unfortunately,
many of them are not able to attend services. Current membership is probably down from 40-50
members in the past decade (and down from at least 200 members 30 years ago).

The reading room hours are limited to M-Th 10:30-3:30, and Sat 11-3. Only a very small handful
of church members use the Reading Room, which is 90% used for walk-ins. Normally, the only
vehicle parking associated with the Reading Room is for an attendant and the attendants usually
park in the main church parking lot during the operating hours. The same applies for the
occasional member using the Reading Room.

The church is actively considering the sale of Lot 7 for single family residential use and that
scenario is considered very likely. One of the reasons the church decided to sell Lot 5 was
because of its de minimis use.

26385 Carmel Rancho Boulevard, Suite 200, Carmel, California 93923

224
 HORAN LLOYD A PROFESSIONAL CORPORATION

May 30,2017
Page 2

Ver~~~~
Mark A. Blum

MAB/anb
Cc: Kent Wadsworth
Janet Fluehr

26385 Carmel Rancho Boulevard, Suite 200, Carmel, California 93923

225
Attachment D General Plan Policies

O1-9 Recognize the contribution of existing public and quasi-public land uses in the
R-l district that serve local needs. Allow these existing uses to continue, but limit
their expansion and minimize impacts on surrounding R-l neighborhoods. (LUP)
P1-55 Limit public and quasi-public uses in the R-l district (such as schools, churches,
clubs and foundations) to those sites already established. Prohibit the establishment of
new sites and the enlargement of existing sites. (LUP)

P1-56 Require use permits for all public and quasi-public uses in the R-l district and only
allow modifications to these uses through use permit amendments. Limit the physical
expansion of any existing structures and the construction of new facilities and uses to
those that will not materially increase traffic, noise, parking demand, and or create other
adverse impacts on surrounding R-l neighborhoods.
(LUP)

P1-57 Require design modifications to existing public and quasi-public uses in the R-1
district to be reviewed by the Planning Commission. Apply design standards to such
modifications that are consistent with R-1 design regulations applying to residential
property.

P1-58 Establish criteria for the intermixing and replacement of public and quasi-public
uses on existing sites, such as school use at a church, etc.

226