CITY OF MURRIETA - File #: 25-1324

Date	Ver.	Action By	Action	Result	Action Details	Meeting Details	Video
5/21/2025	1	Planning Commission	approve	Pass	Action details	Meeting details	Not available
4/9/2025	1	Planning Commission			Not available	Meeting details	Video

TO: HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION

FROM: Carl Stiehl, City Planner

PREPARED BY: Nicholas Thiessen, Assistant Planner

SUBJECT:

title

Revised Conditional Use Permit (CUP-2024-00030) for a 4,680 Square Foot Assembly Building (Youth Center) for the Calvary Chapel

end

RECOMMENDATION

recommendation

Staff recommends the Planning Commission:

1. Consider and Approve the Notice of Exemption for New Construction or Conversion of Small Structures (Class 3 New Construction or Conversion of Small Structures) pursuant to California Code of Regulations Title 14, Section 15303 of the Guidelines for Implementation of the California Environmental Quality Act (CEQA); and

2. Adopt the RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MURRIETA APPROVING REVISED PERMIT (CUP) 2024-00030 FOR THE CONSTRUCTION AND OPERATION OF A 4,680 SQ. FT. BUILDING TO BE USED FOR ASSEMBLY - NOT ASSOCIATED WITH CHURCH SERVICES (YOUTH CENTER) ON 0.31 ACRES OF NET DISTURBANCE AREA WITH ASSOCIATED ON-SITE LANDSCAPING WITHIN A PREVIOUSLY DEVELOPED CHURCH FACILITY (CALVARY CHAPEL MURRIETA) LOCATED AT 24225 MONROE AVENUE (APN: 949-090-038), based on the Findings and subject to the Conditions of Approval in Exhibit A and the Operations Statement in Exhibit B (see Attachment 1).

body

PRIOR ACTION/VOTE

On November 9, 1994, the City of Murrieta Planning Commission voted to approve Public Use Permit 94-047, for construction of a 972-seat church complex with a 760-student private school. The project provided site landscaping in accordance with Ordinance 348, Section 18.12. Twenty-one percent of the net site area was landscaped, including 10% for parking lot landscaping. The project provided three hundred and twenty-four (324) parking spaces, including six (6) accessible spaces.

On August 14, 2002, the City of Murrieta Planning Commission voted to approve Revised Permit 02-121, which approved seven relocatable schoolroom units with support services, landscaping, and other site amenities along the westerly edge of an existing playground area to the rear of the project site, with the rear of the buildings facing Interstate -15.

BACKGROUND

Application Type:	Revised Conditional Use Permit (CUP-2024-00030)
Applicant:	Fausto Reyes, LandArq Inc.
Property Owner:	Jennifer Bursch, Calvary Chapel Murrieta
Site Area:	8.63-acres gross, 8.1-acres net (Disturbed acreage area 0.31)
Project Location (Property):	24225 Monroe Avenue, Murrieta, CA 92562. Southwesterly corner of Monroe Avenue and Troyes Lane - Parcel 4 and a portion of Lot 5 of Tract No. 26097. APN: 949-090-038

Site General Plan/Zoning:	Civic and Institutional/Civic/Institutional (C/I)
Adjacent Zoning/Land Use:
North:	Single-Family Residential 1 / Existing Residences
South:	Open Space (OS) / Parks and Open Space
East:	Open Space (OS) / Parks and Open Space
West:	I-15 Freeway

The Applicant is requesting approval of a Revised CUP pursuant to Chapter 16.52 of the Development Code . The Revised CUP would authorize a new 4,680 square foot single-story, 18.5 foot tall metal assembly building, referred to as the “Youth Center” , for the purposes of classroom and office space to serve existing Middle School and High School age members of the Calvary Chapel on a previously developed church facility, hereinafter the Project. Vehicular access is provided by two (2) existing access points from Monroe Avenue. These access points lead to the internal drive aisles with a main parking field located towards the front of the Property with parking provided along the perimeter of the project site as well. The Property has a total of 315 existing parking spaces which include eight (8) accessible spaces made up of six (6) standard accessible spaces and two (2) accessible van spaces. Approval of the Project is conditioned to provide two (2) EV stations- one (1) for an accessible van, and one (1) for a standard accessible parking space. In total, the Project will provide over 13,000 square feet of landscaping which is over 50% of the project site and includes one (1) WQMP basin and underground storm drain which will collect and manage onsite runoff. The Project will connect to onsite utilities including water, natural gas, electricity, sewer, and telecommunications. See Figure 2 - Site Plan, below and Attachment 3 for the project plans.

Figure 2 - Site Plan

The proposed youth center will offer a dedicated, flexible space consisting of two assembly rooms each approximately 1,450 sq. ft., and approximately 1,780 sq. ft. consisting oflobby, reception area, offices, and restrooms for the current middle school and high school-age kids. The proposed building will provide space that will be programmed for spiritual and educational growth by providing the youth who attend a place to have ministry events, worship nights, and bible teaching for church ministries. In addition, the church has a school ministry, Calvary Murrieta Christian Schools, that will also use the building for worship, bible teaching, and youth events intermittently. The church and school will operate the youth center at different times as follows:

Church Youth Ministries:

o Weekday (Intermittently Monday - Friday): 6:00pm - 8:30pm

o Weekend (Sunday): 7:30am - 1:30pm

School Youth Population:

o Weekday (Intermittently Monday - Friday): 8:00am - 3:00pm

See Exhibit B of Attachment 1 for the applicant's Statement of Operations. As proposed, the Project will not increase the originally permitted maximum number of seats for attendance, which allowed a 960-seat church complex with a 760-student private school.

ANALYSIS

Zoning / General Plan Consistency:

Zoning - The Property has a Civic/Institutional (C/I) zoning designation which is applied to parcels appropriate for a variety of public uses, including civic centers, educational facilities, general aviation airports, government offices, hospitals, libraries and public agency facilities which may require appropriate buffering from adjacent residential uses. The C/I zoning district is consistent with the Civic/Institutional land use designation of the city’s General Plan.

Chapter 16.14 “Civic/Institutional District” of the Murrieta Municipal Code (MMC) requires an application for a CUP for the operation of Churches, Places of Worship. With this specific use for the operation, the objective of the CUP analysis is to confirm that the proposed use will not have an impact or effect on the neighborhood surrounding the subject site. When changes are made to a prior approved CUP, MMC Section 16.80.070(D)(2) requires that an application for a revised permit shall be approved, conditionally approved, or disapproved in compliance with the procedures for processing the original permit, including any requirements for notice of hearing, public hearing, and all rights of appeal, in compliance with MMC Chapter 16.78 (Appeals). A Revised Permit shall be subject to the development standards applicable to the approval of the original permit.

As designed, the Project meets the development standards as defined in MMC Section 16.14.010, Table 16.14-2 Special Purpose Districts General Development Standards, in terms of meeting setbacks, maximum height limits, and minimum landscape requirements.

Current Zoning Regulations		Consistent?
Use Regulation:	Civic/Institutional (C/I)	Yes, with the approval of a Revised CUP
Density:		N/A
Lot Size:	None	Yes
Building Height:	50 feet	Yes- Maximum building height proposed for the assembly building is 18’ - 6”
Setback:	25 feet (street); Interior - 20 feet; 15 feet Interior setback when abutting Residential District.	Yes- The building is setback a minimum of 135 feet from the nearest property line which far exceeds the minimum 25 feet from street side property lines, 20 feet from interior property lines, and 15 feet from abutting Residential Districts.
Landscape % min.	There are no minimum standards for landscape coverage.	Yes - 50% landscape coverage within the area of disturbance.

General Plan - The Civic and Institutional General Plan land use designation provides for public and quasi-public uses such as hospitals, government offices, schools, museums, libraries, public safety facilities, water and sewer treatment plants, and publicly or privately owned places intended for public assembly. The proposed assembly building as an accessory use to a previously approved use as a church, place of worship is consistent with the General Plan Civic and Institutional designation and the Land Use Element’s Goal and Policies as described below.

The Project implements various land use goals and policies, including General Plan Goal LU-1 which looks to provide a complementary balance of land uses throughout the community that meets the needs of existing residents and businesses by providing an additional service-related use within the city. The Project is also consistent with Policies LU-1.2, LU-1.4, and LU-1.5, which encourage a wide variety of complementary land uses, both residential and non-residential in appropriate locations. The Project proposes a youth center that is consistent with the development of the existing church facility and nearby properties that will continue to serve the local community and region.

The Project is consistent with General Plan Policy ED-3.1, which supports a diverse range of business activities, including professional/technical, information, technology-focused manufacturing, research and development, medical research and research institutions, educational services, medical/health services, and financial services. The Project will provide a youth center that will provide middle school and high school-aged kids with ministry-based educational services and spiritual guidance that can have a positive effect on their well-being and mental health by providing a sense of purpose, connection, and community.

The Project is consistent with General Plan Policy CIR-2.1, which ensures the efficient and safe access for emergency vehicles by providing minimum drive aisle widths throughout a project for emergency vehicles.

Architecture/Aesthetics

The Project’s design approach for this building is simple and utilizes a pre-manufactured metal farm building to meet the church’s programming needs. The color palette was smartly chosen to consist of existing colors found throughout the church and school facilities, trim, and structural elements to tie the Project within the existing campus. Extensive water-wise landscaping has also been proposed to further enhance the building’s exterior and present a beautiful Agrarian vernacular aesthetic, as shown in Figure 3 - Conceptual Drawing, located below.

Figure 3 - Conceptual Exterior Drawing

While exterior signage and wayfinding will help tie the new building into the main campus, Figure 4 shows how the enhanced interior, utilizing warm woods, high-end design elements, and energy-efficient lighting alongside large window treatments, will connect the inside to the outside and provide a modern learning environment meant to inspire and cater to the diverse needs of the Middle School and High school-aged youth who will utilize these spaces.

Figure 4 - Conceptual Interior Drawing

Signage:

All proposed signage shall be subject to a separate permit and comply with the MMC Section 16.38.140-4 Sign Standards-Civic/Institutional, as required by Condition of Approval number 26.

Parking:

The newly proposed 4,680-square-foot youth center would provide a new location for existing middle school and high school-age kids who attend both the church and the private school. Parking was analyzed considering the demand based on the church, which requires 320 parking spaces, and the demand based on the school, which requires 223 parking spaces. In this instance, the addition of the youth center resulted in an additional requirement of 24 spaces for a total of 247 parking spaces required by the school, but because the church is the more intensive use, no additional parking is required. The peak parking demand will be during church services on Sundays, which require 320 parking spaces based on the approved 960-seat church located on Assessor’s Parcel Number (APN: 949-090-038). No new parking spaces are required for the Project. However, previous approvals noted the site currently provides 315 parking spaces, which is a shortage of 5 parking spaces. MMC Section 16.34.050(A) allows the approval of a project with a shared parking agreement if there is sufficient evidence that there is no substantial conflict in the principal hours or period of peak demand of the structures or uses for which the shared use is proposed. The private school, located on Assessor’s Parcel Number (APN: 949-090-036) provides 184 parking spaces and operates primarily between 7:15 am to 3:15 pm Monday through Friday. Since church and school parking areas are not used simultaneously, and the proposed youth center is to be utilized by existing middle school and high school-aged kids, then the 499 combined parking spaces will be sufficient and will meet the number of parking spaces required by the City’s parking codes contained in MMC Chapter 16.34.

Traffic:

The Project has access from two main drive aisles located on Monroe Avenue. These access points are designed to allow for full ingress and egress for customers and employees. The Project will be located within an existing church and educational facility. The use is not expected to have an impact on traffic as the Project is intended for existing site users, since the school would not be adding additional students. The proposed use is considered consistent with the General Plan since traffic generated by the use is consistent with traffic levels anticipated when the facility was developed. The Project was reviewed by the City’s Traffic Engineer for level of service (LOS) and vehicle miles traveled (VMT) and was found to have a less than significant effect as it would contribute to fewer than 100 peak-hour trips.

Landscaping:

There is no minimum landscape requirement for projects located in the Civic/Institutional zone. Prior development of the site was approved with 21% of the net site area to be covered with landscaping through PUP 94-047. The Project proposes additional landscaping to include 50% or 13,811 square feet of the net disturbed area. Landscaping for the Project is generally located around the proposed building including items such as the addition of 48 trees, numerous shrubs, raised planters, and flatwork such as colored concrete paving, cast-in-place concrete seat walls, and six-foot-high wrought iron fencing.

Stormwater / Drainage:

Drainage flow patterns will generally remain the same in the pre and post-construction conditions. In the existing condition, project site drainage generally flows from a high point located on the west side of the Project, heads easterly through the area of the proposed Youth Center, then southeasterly along the back of the existing baseball field, and ultimately down an existing sloped concrete ditch, through an under-sidewalk parkway culvert, and into the west gutter on Monroe Street, and then southerly along Monroe Street into the local storm drain system. In the post construction condition, the drainage flows from the west side of the project site and will be directed around the new MPR along the south side of the building, then into a proposed water quality basin. When the basin reaches a certain volume, some flows will be directed to the existing condition drainage path along the backside of the existing baseball field and some flows will enter into a riser located in the water quality basin, then into an underground storm drainpipe running under the baseball field and will outlet into the existing sloped concrete ditch.

The project-specific drainage plan follows the requirements of the Riverside County Hydrology Manual as seen in the approved Drainage Study. A project-specific Preliminary Water Quality Management Plan (P-WQMP) has been prepared and approved. Given the analysis, the proposed project site meets the requirements of the City of Murrieta, Riverside County Flood Control, and California standards and guidelines. Construction of the proposed MPR building and related improvements is not anticipated to impact the area’s hydrology.

Revised Conditional Use Permit:

The City’s Development Code requires an application for a Revised CUP for the expansion of the existing church facility to include the construction of additional assembly buildings. With this specific use for the operation, the objective of the CUP analysis is to confirm that the proposed business will not have an impact or effect on the neighborhood surrounding the subject site. In addition, a review of the location, design configuration, and potential impact(s) is also conducted by comparing the Project to established standards. This review shall determine whether the proposed use should be allowed by weighing the public need for and the benefit derived from the service against any adverse impact(s) it may cause. Ultimately the granting of a Revised CUP is determined by consistency with the City’s Development Code, General Plan, and whether or not the Project has any significant impacts as defined by CEQA. This determination is made by affirming the findings required for the granting of a CUP found in Development Code section 16.52.040.

The Project has been designed consistently with the standards of the C/I zone, the applicable standards of the Development Code as noted above and the applicable requirements for this use. Conditions of Approval (Attachment 1, Exhibit A) have been prepared, and provided they are fully complied with, the construction and operation of the Project is anticipated to meet required standards and regulations. Therefore, findings like “all fire access drive aisles shall be kept clear of any vehicles or other obstructions at all times,” and “all landscaping shall be maintained in a healthy living condition for the life of the permit” may be made to support the CUP. See Attachment 1 for the Resolution including the findings and Exhibit A for the CUP Conditions of Approval. As stated previously, the approval of this Revised CUP is not increasing the originally permitted maximum number of seats for attendance, which allowed a 960-seat church complex with a 760-student private school.

FINDINGS

In accordance with Section 16.52.040 of the Development Code, and based upon the facts and statements of public and city staff, and information of record provided on the public hearing in this matter, the Planning Commission makes the following findings regarding the application for Revised Permit (CUP) 2024-00030:

1. The proposed use is conditionally allowed within, and would not impair the integrity and character of, the subject zoning district and complies with all applicable provisions of this development code;

FACTS: The City of Murrieta Development Code Section 16.14.010, Table 16.14-1 allows the proposed expansion of Churches, Places of Worship and private schools, subject to the issuance of a Revised CUP. The Project, as described in the staff report, is a compatible use to the surrounding zoning within the area. The Project complies with applicable requirements identified in the Development Code for parking, noise, and waste management.

2. The proposed use is consistent with the objectives, policies, general land uses, and programs of the general plan, and any applicable specific plan;

FACTS: The Project is consistent with General Plan Goal LU-1 which looks to provide a complementary balance of land uses throughout the community that meets the needs of existing residents and businesses by providing additional service-related use within the city. The Project is also consistent with Policies LU-1.2, LU-1.4, and LU-1.5, which encourage a wide variety of complementary land uses, both residential and non-residential in appropriate locations. The Project proposes a youth center that is consistent with the development of the existing church facility and nearby properties that will serve the local community and region.

The Project is consistent with General Plan Policy ED-3.1, which supports a diverse range of business activities, including professional/technical, information, technology-focused manufacturing, research and development, medical research and research institutions, educational services, medical/health services, and financial services. The Project will provide a youth center that will provide middle school and high school-aged kids with ministry-based educational services and spiritual guidance that can have a positive effect on their well-being and mental health by providing a sense of purpose, connection, and community.

The project is consistent with General Plan Policy CIR-2.1, which ensures the efficient and safe access for emergency vehicles by providing minimum drive aisle widths throughout the project for emergency vehicles.

The Project is not located within any applicable Specific Plan.

3. The approval of the CUP for the proposed uses is in compliance with the requirements of the California Environmental Quality Act (CEQA) and there will be no potentially significant negative impacts on environmental quality and natural resources that could not be properly mitigated and monitored;

FACTS: The Project has been reviewed for compliance with the California Environmental Quality Act (CEQA), Class 3 exemption for new construction or conversion of small structures, pursuant to Section 15303 of the CEQA Guidelines. The proposed Project would not have the potential to cause a significant effect on the environment in that the project is consistent with the applicable general plan designation and all applicable general plan policies, as well as with applicable zoning designation and regulations. The Project meets the criteria set forth in CEQA Section 15303(c) (New Construction or Conversion of Small Structures) which addresses the construction and location of limited numbers of new, small facilities. This project is an assembly structure that is less than 10,000 square feet and does not involve the use of significant amounts of hazardous substances and all necessary public services and facilities are available, and the surrounding area is not environmentally sensitive. Furthermore, the exceptions listed in 15300.2 would not apply.

4. The site is suitable for the type and intensity of use or development that is proposed.

FACTS: The project expansion involves a modification to the existing facility impacting approximately 0.31 acres within the existing church facility site, which will be developed with a new 4,680 sf youth center with associated landscaping. Vehicular and public access to the site is provided via two (2) existing drive aisles located off Monroe Avenue which is a General Plan Circulation Element Street. Additionally, the lot size is adequate to accommodate the proposed use while complying with the City’s development standards.

5. There are adequate provisions for sanitation, water, and public utilities and services to ensure public convenience, health, safety, and general welfare.

FACTS: The Project will be served by the Eastern Municipal Water District, which provided a signed Project Facility Availability Form for Sewer and Water services, stating that facilities to serve the project are available. Electricity is provided by Southern California Edison Company and gas by the Southern California Gas Company. Waste Management provides residential and commercial waste disposal services in the City of Murrieta. The project site is located in an area where existing public safety and services are readily available.

6. The proposed use would not create significant noise, traffic, or other conditions or situations that may be objectionable or detrimental to other allowed uses in the vicinity or adverse to the public convenience, health, safety, or general welfare, or materially injurious to properties and improvements in the vicinity of the subject property.

FACTS: The Project will not have an adverse impact on the surrounding areas because the proposed site improvements, which include a new 4,680 square-foot assembly youth center and associated landscaping located within the interior of the site (115-foot setback) can be implemented without creating a significant impact on neighboring land uses. The expansion of the youth center to the existing church facility will not create any significant long-term impacts related to noise, traffic, air quality, or other resources since the project will not be increasing the originally permitted maximum number of seats for attendance, which allowed a 960-seat church complex with a 760-student private school as allowed by the original permit.

ENVIRONMENTAL DETERMINATION

The Project is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15303 - Class 3 New Construction or Conversion of Small Structures, based on the following findings:

The proposed Project meets the requirements for an exemption under CEQA pursuant to CEQA Guidelines Section 15303 (c) as the proposed Project involves the construction and location of limited numbers of new, small facilities. This Project is an assembly structure that is less than 10,000 square feet and does not involve the use of significant amounts of hazardous substances and all necessary public services and facilities are available, and the surrounding area is not environmentally sensitive. Furthermore, the exceptions listed in CEQA Guidelines Section 15300.2 would not apply. (See Attachment 4 for more information).

NOTICING

The Project was noticed in compliance with Chapter 16.76 of the Development Code. The City posted a sign on the Property, mailed notices to property owners within a 300-foot radius, and advertised in the newspaper a minimum of 10 days before the hearing.

ATTACHMENTS

1. Resolution

Exhibit A - CUP-2024-00030 Conditions of Approval

Exhibit B - Statement of Operations

2. Vicinity Map

3. Project Plans

4. Notice of Exemption

Legislation Details