THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF LOS ANGELES, CA M E M O R A N D U M DATE: DECEMBER 18, 2008 WS 6990

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1 THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF LOS ANGELES, CA M E M O R A N D U M 16 DATE: DECEMBER 18, 2008 WS 6990 TO: FROM: RESPONSIBLE PARTIES: SUBJECT: CRA/LA BOARD OF COMMISSIONERS CECILIA V. ESTOLANO, CHIEF EXECUTIVE OFFICER BARRON MCCOY, ACTING REGIONAL ADMINISTRATOR SANDERS ISHISAKA, PROJECT PLANNER APPROVAL OF NON-PROFIT/INSTITUTIONAL USE ON A HIGHWAY ORIENTED AND LIMITED COMMERCIAL DESIGNATED PARCEL LOCATED AT 5221 SOUTH WESTERN AVENUE, WESTERN/SLAUSON RECOVERY REDEVELOPMENT PROJECT SOUTH LA REGION (CD 8) RECOMMENDATION That the CRA/LA Board of Commissioners ( Board ) approve a nonprofit/institutional use on a Highway Oriented and Limited Commercial parcel to allow the demolition and reconstruction of a church thereon, pursuant to Section of the Redevelopment Plan for the Western/Slauson Recovery Redevelopment Project Area ( Redevelopment Plan ). SUMMARY 1. The Proposed Institutional Use On The Site This action recommends approval of a nonprofit/institutional use on a parcel designated Highway Oriented and Limited Commercial. Such approval would allow the demolition and reconstruction of King s Chapel Church of Christ ( Church ) on that parcel. Because of the expanding needs and growth of the Church s congregation, the existing 1,200 sq. ft. building is now obsolete and consists of only a sanctuary and fellowship hall. The demolition and reconstruction work will develop a 4,340 sq. ft. building consisting of a sanctuary, multi-purpose/dining/conference room, lobby, pastor study, classroom and office space, with 44 on-site parking spaces ( Project ). The parcel is located at 5221 South Western Avenue, is generally bounded by 52 nd Street on the north, Manhattan Place on the west, 54 th Street on the south, and South Western Avenue on the east ( Site ), and is within the Western Slauson Recovery Redevelopment Project Area ( Project Area ). A Site Location Map is on Attachment A and the Site Plan is on Attachment B. The Project s Floor Plan is on Attachment C and its Building Elevations on Attachment D. The Church was established in August of 1960 and was originally located on 1105 East 21 st Street, Los Angeles. In March of 1985, the Church relocated to its current location. The Church is known for closing drug houses, feeding the homeless, and closing underground

2 2 walkways to combat drugs and prostitution. The Church is a recipient of awards for its community work from Mayor Bradley, Councilman Lindsey, Councilman Parks, Councilman Ridley-Thomas and numerous other political figures. 2. The Existing Land Use Designations Of The Site The Site has an underlying zone of C2-1-VL, and is located in the City s South Los Angeles Community Plan area. That Plan designates the Site as General Commercial with corresponding zones of CR, C1.5, C2, P, and RAS3. Thus, both the underlying zone and Community Plan land use designations allow the proposed Project on the Site with the institutional use and parking described above. In contrast, the Redevelopment Plan designates the Site as Highway Oriented and Limited Commercial which allows only commercial uses on the Site, thus necessitating the Board s discretionary approval of the proposed institutional use (see Section 3 below). The Project s Floor Plan is shown on Attachment C and the Building Elevations are shown on Attachment D hereto. 3 The Board Has Discretionary Authority To Approve Institutional Uses On The Site Redevelopment Plan Section states In any area of the Project, the Agency is authorized to permit the establishment, alteration or enlargement of public, semi-public, institutional or nonprofit uses, including park and recreation facilities, libraries, hospitals, education, fraternal, employee, philanthropic, religious and charitable institutions. All such uses shall conform, so far as possible, to provisions of this Plan applicable to the uses in the specific area involved. The Board may impose such other reasonable restrictions upon such uses as are necessary to protect development and use of the Project Area. The Board shall give special consideration to participation in such projects by qualified nonprofit organizations which have a special understanding of the needs and concerns of the community. Section views nonprofit-institutional uses (e.g. church uses) as conditional uses, and allows the Board to approve them on a site notwithstanding a different use designation given by the Plan. However, such an approval: (i) requires the Board to assure that such use conforms as far as possible to the Plan s use provisions for the specific area involved; (ii) authorizes the Board to impose reasonable restrictions on such use to protect development in the Project Area; and (iii) tells the Board to assess favorably non-profit applicants with an understanding of community needs. Accordingly, under this Section, the Board has the discretion to approve the proposed Project if the described conformity finding can be made, and reasonable restrictions are imposed (if needed). 4. The Board Should Exercise Its Discretion To Approve The Proposed Institutional Use First, the requisite conformity between the proposed Project s uses and its surrounding uses is present here. Specifically, the rebuilding of the 1 story Church is in harmony with the existing built form of 1 and 2 story single family and commercial developments adjacent to the Site. Additionally, there are 37 church uses within a 1 mile radius of the Site, thus making the Project consistent with the many institutional religious uses in the area. A map of these churches is on Attachment E. Also, the surrounding area contains numerous other institutional uses including the South LA Middle School currently under construction, Garr Charter Schools, and the Mary Fagen and Powell Academy child care facilities. Equally important, there have been several recent commercial closings in the

3 3 area as it transitions to a trend of institutional uses along the Western Avenue corridor between Vernon Avenue on the north and Slauson Avenue on the south. Second, the Project will protect and enhance development of the Project Area such that it needs only the modest conditions listed in the BACKGROUND below. Specifically, the Church s rebuilding will augment the City s transformation work along one of the Project Area s neglected corridors where it recently closed down nuisance businesses known for drugs, prostitution, illegal dumping, and gang activities. Additionally, the Project meets the Redevelopment Plan s objective of supporting development of community based efforts to serve the homeless, senior citizens, and other social needs such as gang prevention and interventions, counseling and programs for teenagers. The proposed Project will allow the Church to keep and expand its many community based activities such as: (i) its adopt-ablock program in which parishioners work with property owners to keep the neighborhood safe, and alleys free of illegal dumping: (ii) its Poor Saints Fund where a portion of parishioners donations are used to assist people with bus fares, meals, or other incidentals and (iii) its sporting program which unites athletics and academics to facilitate building of self-esteem in neighborhood youth. Third, the requisite special community understanding of a non-profit applicant is present here. The Church is a non-profit, 501c3 tax-exempt entity with over a half century of service to the community. In addition to its social service programs outlined above, it also specializes in assistance to senior citizens through its transportation and other services. Accordingly, staff recommends that the Board approve the requested Institutional use on the Site based on the three Findings listed above. RE: Initial Action. SOURCE OF FUNDS No funding is required for this action. PROGRAM AND BUDGET IMPACT The proposed actions will not require CRA/LA funds except for staff working on the Project. There is also no fiscal impact to the City s General Fund as a result of the recommended actions. ENVIRONMENTAL REVIEW The proposed Project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA ) pursuant to Article VII, Sec. 1 c (15) of CRA/LA s CEQA Guidelines. BACKGROUND Staff has reviewed the submitted Schematic Design Drawings for the Project and recommends approval of its proposed institutional use with the following conditions:

4 4 1) Owner shall submit of Final Construction Documents to CRA/LA staff for review and approval, 2) Owner shall executive and record an Owner s Acceptance of CRA/LA Conditions and appended Schedule of Performance. The Owner s Acceptance document will define the scope of work, and obligate the Owner to construct the Project in accordance with the Approved Documents and Schedule of Performance, and 3) Owner shall construct the Project in compliance with CRA/LA approved Landscape Plan and Final Construction documents. On October 15, 2008, the Western/Slauson Community Advisory Committee ( CAC ) reviewed and concurred with the proposed Project with the condition that the building design and landscaping reviewed by the CAC be re-submitted to CRA/LA staff for approval and remains consistent throughout construction. Council District 8 Office also supports the requested reconstruction of the existing Institutional church use on the Site. Cecilia V. Estolano Chief Executive Officer By Glenn F. Wasserman Chief Operating Officer There is no conflict of interest known to me, which exists with regard to any CRA/LA officer or employee concerning this action. Attachments: A - Site Location Map B Site Plan C Floor Plan D Building Elevation E Map/List of Churches within a one mile radius of Site

5 5 ATTACHMENT A SITE LOCATION MAP SITE

6 6 ATTACHMENT B SITE PLAN EXISTING SITE PLAN PROPOSED SITE PLAN

7 7 ATTACHMENT C FLOOR PLAN Western Avenue

8 8 ATTACHMENT D BUILDING ELEVATIONS EXISTING BUILDING PROPOSED

9 9 ATTACHMENT E MAP AND LIST OF CHURCHES WITHIN A ONE MILE RADIUS OF KING S CHAPEL OF CHRIST 1. Tabernacle of Praise Baptist 2. Jehovah s Witness 3. Church of the Nazarene 4. Word of God Baptist Church 5. Saint Brigid Catholic Church 6. Property #2 Catholic School 7. Greater Ebenezer Baptist Church 8. Property #2 Great Ebenezer Academy th Street Seventh Day Adventist Church th Street Seventh Day Adventist House 11. Ashanti United Church 12. Christ Temple Church 13. St. Cecilia Church 14. Brookins Community AME Church 15. Free Methodist Church LA 2 nd 16. Greater True Friendship Church 17. Greater New Jerusalem Baptist Church 18. New Greater Hope Baptist Church 19. Greater New Vision Missionary Baptist Church 20. On The Right Road Deliverance 21. Church of Apostolicity 22. House of God Apostolic Church, Inc. 23. Lighthouse Christian Ministries 24. Liberty Baptist Church 25. St. Matthew Baptist Church 26. Agape Missionary Baptist 27. Testimonial Christian School 28. Testimonial Church of God in Christ 29. Holy Trinity Church of God in Christ th Episcopal Church 31. Christian Fellowship Church 32. Faith Reliable Construction 33. Faith In Christ Ministries 34. Rock of Faith Baptist Church 35. Prayer Faith Deliverance 36. Mt. Aaron Christian Center 37. Mt. Tabor Missionary Baptist