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HomeMy WebLinkAbout2015-05-06; Planning Commission; ; SDP 96-02A|CUP 204F|CDP 14-32 – ST. PATRICK PARISH SCHOOL The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: February 23, 2015 P.C. AGENDA OF: May 6, 2015 Project Planner: Greg Fisher Project Engineer: David Rick SUBJECT: SDP 96-02(A)/CUP 204(F)/CDP 14-32 – ST. PATRICK PARISH SCHOOL – Request for the approval of a Site Development Plan Amendment SDP 96-02(A), Conditional Use Permit Amendment CUP 204(F) and Coastal Development Permit CDP 14-32 to allow for the partial demolition, reconstruction, and remodel of the St. Patrick Parish School Campus on property located at 3820 Pio Pico Drive, just north of Tamarack Avenue, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 “In-Fill Development Projects” of the State CEQA Guidelines and will not have any adverse significant impact on the environment. The project site is not located within the appealable area of the California Coastal Commission. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7098 APPROVING Site Development Plan Amendment SDP 96-02(A), Conditional Use Permit Amendment CDP 204 (F) and Coastal Development Permit CDP 14-32, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND St. Patrick Parish School is requesting a Site Development Plan Amendment, Conditional Use Permit Amendment and Coastal Development Permit to allow several improvements to be made to the school campus that include the construction of a new two story permanent classroom building, administration building addition, removal of the temporary modular buildings, remodel of the existing school buildings, rebuilding of the Guadalupe Chapel, and redesign of the sports field/hard court play areas and existing shared parking between the school and St. Patrick Parish Church. The project site is generally located north of Tamarack Avenue, south of Magnolia Avenue, east of Pio Pico Drive, and west of Adams Street. The school occupies the western portion of the site, approximately 3.2 acres, with the church and worship areas located in the eastern portion of the site. As discussed below in Section “E” of the Staff Report, the school and church have an approved joint use parking arrangement to allow shared parking between St. Patrick Parish School and St. Patrick Parish Church as the private school campus and church facility uses have different hours of operation. St. Patrick Parish School is a private Catholic elementary and secondary school (grades K through 8) located at 3820 Pio Pico Drive. The school has been in operation at this location since the early 1960’s. Current enrollment is 463 students with 32 staff positions. The existing campus includes a 15,635 SF of school buildings, nine temporary modular buildings with a total of 9,523 SF used for classrooms and administration, a sports field, striped parking for 46 vehicles, landscaped common areas and a 420 SF Guadalupe Chapel. The campus is used Monday through Friday between the hours of 7:50 a.m. and 2:30 p.m. for instructional activities and up to 6:00 p.m. for after school day care. 2 SDP 96-02(A)/CUP 204(F)/CDP 14-32 - ST. PATRICK PARISH SCHOOL May 6, 2015 Page 2 The campus renovation will include the removal of a 4,070 SF school building (“B”) and all nine modular buildings (“C” and “D”) which currently provide classroom and administration space and replacing them with the construction of a new 16,498 SF two-story school building (“M”) and a new 1,291 SF school administration building addition (“L”), and rebuilding of the existing Guadalupe Chapel to 618 SF. Other associated improvements include reconfiguring the drive-aisle to accommodate 43 new parking spaces for a total of 89 onsite school parking spaces providing a grand total of 273 shared parking spaces (233 spaces available during school hours) between the school and church, reconfiguring the sports field and outdoor court play areas, new concrete flat work including sidewalks, curb and gutter, new site retaining wall, new outdoor enclosed patio, and new landscaping. All of the proposed improvements are located on the school portion of the site only. When complete, the architectural theme for the project is to have the school campus buildings (both existing and proposed) integrate with the colors, materials, massing and forms of the existing Church and Parish Hall buildings. The use of light colored stucco, solid forms with deep openings, contemporary sloping roofs are all themes implemented on the new and remodeled school buildings. As mentioned, with the approval of this project, the applicant proposes to replace the temporary modular buildings with permeant school buildings and modernize the school campus site. Since the CUP no longer includes the continued use of temporary structures (which are required to have a 5 year expiration date), staff recommends approval of the CUP without an expiration date. Table A below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site RLM/P (Private School) R-1/C-T-Q St. Patrick Parish School North TR/O/RLM C-T-Q/R-1 Pacific Breeze Baptist Church South TR C-1 Village Kitchen & Pie Shop Restaurant & Service Station East RLM R-1 St. Patrick Parish Church & Single-Family Residential West TC T-C Interstate 5 III. ANALYSIS The recommendation for approval of this Site Development Plan Amendment, Conditional Use Permit Amendment and Coastal Development Permit was developed by analyzing the project’s consistency with the applicable City regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below: A. Residential Low-Medium Density and Private School General Plan Land Use Designations (RLM & P); B. R-1 Zoning Designation, One-Family Residential Zone (Chapter 21.10 of the Carlsbad Municipal Code); C. C-T-Q Commercial Tourist Zoning Designation – Qualified Development Overlay Zone (Chapters 21.29 & Chapter 21.06 of the Carlsbad Municipal Code); D. Conditional Use Permit Regulations (Chapter 21.42 of the Carlsbad Municipal Code); SDP 96-02(A)/CUP 204(F)/CDP 14-32 - ST. PATRICK PARISH SCHOOL May 6, 2015 Page 3 E. Parking (Chapter 21.44 of the Zoning Ordinance); F. Mello II Segment of the Local Coastal Program, Coastal Development Permit Procedures, and Coastal Resource Protection Overlay Zone (Chapters 21.201 and 21.203 of the Zoning Ordinance); and G. Growth Management Ordinance (Chapter 21.95 of the Carlsbad Municipal Code). A. Residential Low-Medium Density (RLM) and Private School (P) General Plan Land Use Designations The site has a General Plan Land Use designation of Residential Low-Medium Density (RLM) and Private School (P). The Saint Patrick Parish School proposal to remodel the existing school campus is consistent with the applicable policies and programs of the General Plan as seen in Table B below: TABLE B – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Land Use Property is designated for residential (RLM) and private school (P) uses. Private schools are conditionally allowed in residential areas and the private school is a designated use for the property. The private school use continues to be consistent with the applicable policies and programs of the General Plan. Yes Circulation Requires new development to provide safe, adequate, and attractively landscaped parking areas. The redesigned drive-aisle and parking area is consistent with the Fire Department circulation standards as well as in accordance with the City’s Landscape Manual requirements. Yes Public Safety Design all structures in accordance with the seismic design standards of the California Building Code (CBC) and State building requirements. Review new development proposals to consider emergency access, fire hydrant locations and fire flow requirements. The new school building, administrative addition, and Guadalupe Chapel are required to be designed in conformance with all seismic design standards. The proposed project is consistent with all of the applicable fire safety requirements. Yes Open Space & Conservation Utilize Best Management Practices for control of storm water and to protect water quality. The project will conform to all National Pollution Discharge Elimination Standards (NPDES) and has been designed to include Low Impact Design (LID) elements. SDP 96-02(A)/CUP 204(F)/CDP 14-32 - ST. PATRICK PARISH SCHOOL May 6, 2015 Page 4 TABLE B – GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Noise Non-Residential interior noise standard of 45 CNEL for schools. A noise study is required prior to the issuance of building permits to ensure that the proposed building design will adequately attenuate the interior noise level to 45 CNEL. Yes The subject site has two zoning designations, One-Family Residential (R-1) and Commercial Tourist (C-T- Q). Both zoning designations are discussed separately in Sections B and C below. B. R-1 One-Family Residential Zone Regulations Pursuant to Chapter 21.10 of the Zoning Code, private schools are conditionally permitted uses in the R- 1 zone. The northeastern most portion of the Saint Patrick Parish School site is zoned One Family Residential (R-1) and is, therefore, subject to the development standards contained in Chapter 21.10 of the Zoning Ordinance unless modified through the CUP. The majority of the improvements proposed within this area are considered at grade and consist of the redesigned drive-aisle, parking area improvements and the relocation of the sports field and hard court play areas. A small storage building and refuse bin are the only proposed structures located in this area. Both structures comply with all development standards contained within Chapter 21.10 of the CMC which include setbacks and building height. C. Commercial-Tourist Zone & Qualified Development Overlay Zone The majority of the subject site is zoned Commercial Tourist (C-T). The C-T Zone allows for private school uses subject to the approval of a Conditional Use Permit. The proposed construction and modifications located within the portion of the site zoned Commercial-Tourist will comply with the development standards contained in Chapter 21.29 of the Zoning Ordinance. Table C below summarizes the project’s consistency with the C-T zone. The site is also located within the Qualified Development Overlay Zone (Q) which states that no building permit or other entitlement shall be issued for any use in the Q zone unless there is a valid Site Development Plan approved for the property. The original SDP for St. Patrick Parish School was approved in 1996. The proposed project represents the first amendment to the Site Development Plan. Specifically, the proposed project includes the redevelopment of the existing school campus site by constructing a new two story, 16,498 square foot classroom building, a single story 1,291 square foot administration building addition, and the construction of a new 618 square foot Guadalupe Chapel to replace the existing Chapel. Also included in the request are changes to the drive- aisles, shared parking area and a reconfiguration of the recreation sports field/hard court play areas. As demonstrated in the attached Planning Commission Resolution No. 7098 all of the required findings for the Site Development Plan Amendment can be supported. In summary, the proposed project is consistent with the goals and objectives of the General Plan and the proposed project will not adversely impact the site or its surroundings, nor will it adversely impact traffic circulation. Further, the subject property is adequate in size and shape to accommodate the use, adequate setbacks are provided and the street system can accommodate the proposed use. SDP 96-02(A)/CUP 204(F)/CDP 14-32 - ST. PATRICK PARISH SCHOOL May 6, 2015 Page 5 TABLE C – C-T ZONE COMPLIANCE STANDARD REQUIRED PROPOSED COMPLY Placement of Buildings: On any lot where the side or rear lot line abuts property in any R zone, no building shall be erected closer than ten feet to such lot line. 10 Feet from side (northern) lot line. 15 Feet (Existing building A) from side lot line. Yes Maximum Building Height 35 Feet 32 Feet (Building M/Two Story School Building); 22 Feet (Building L/Administration Building); and 20 Feet (Building E/Guadalupe Chapel) Yes Yes Yes D. Conditional Use Permit Regulations As discussed in Sections B & C above, pursuant to the One-Family Residential Zone (R-1) and Commercial Tourist Zone (C-T), a Conditional Use Permit is required to be processed for the private school pursuant to Chapter 21.42 of the Carlsbad Municipal Code. Uses subject to a Conditional Use Permit (CUP) possess characteristics of such unique and special form as to make impracticable their being included automatically in any land use class. In granting a CUP, certain safeguards to protect the health, safety and general welfare of the public may be required as conditions of approval. In addition, CUPs may only be granted when the appropriate findings of fact can be made. Staff has reviewed the proposed amendment to the Conditional Use Permit to allow the modifications and additions to the St. Patrick Parish School Campus and found that all the necessary findings can be made. The required findings and satisfaction of these findings are included in Planning Commission Resolution No. 7098 for this report. In summary, the proposed use continues to be desirable for the development of the community, is in compliance with the General Plan, is not detrimental to existing or proposed permitted uses, the site is adequate to accommodate the use, includes adequate development features to integrate it into the neighborhood, and the street system is adequate to properly handle all traffic generated by the use. E. Parking (Chapter 21.44 of the Zoning Ordinance) Background: In 1996, the Planning Commission approved CUP 204(C) for a joint use parking arrangement to allow shared parking between St. Patrick Parish School and St. Patrick Parish Church as the private school campus and church facility uses have different hours of operation. The school operates primarily during weekday daytime hours while the church’s largest parking demand in on the weekend. That project, which includes both the school and church uses was conditioned to have a minimum of 234 total parking spaces, 50 of which are unstriped spaces located within the schools paved play areas. The 50 unstriped spaces are used by the church on weekends as overflow when the school is closed. Currently, there are a total of 240 on-site parking spaces which exceeds the minimum number required by CUP 204(C).