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Home My WebLink AboutRP 87-06; Unity Church; Redevelopment Permits (RP)APPLICiAoN SUBMITTAL DATE MAY 27. 1987 STAFF REPORT DATE: NOVEMBER 25, 1987 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP/CUP 87-6 - UNITY CHORCH - Request for a 1600 square foot church and joint use parking at the State Street Plaza at 2562 State Street. The proposal is within Subarea 6 of the Village Redevelopment Area, and within Local Facilities Management Zone 1. I. RECOMMENDATION That the Design Review Board APPROVE the Negative Declaration issued by the Planning Director and ADOPT Resolution No. 107 APPROVING RP/CUP 87-6 based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND There are two parts to this RP/CUP. The first part is a conditional use permit for an approximately 1,600 square foot church in suites F and G of building No. 2562 of the "State Street Plaza". The second part is the request for a joint- use parking facility for the "State Street Plaza". Joint use parking facilities allow the City's minimum parking standards to be superceded on a case by case basis that defines a site's potential land use type, intensity, and time of occupancy to assure parking demand will not exceed supply. The "State Street Plaza" was constructed in the mid-1970's in what is now the Village Redevelopment Area (See Exhibit 2) . "State Street Plaza" incorporates approximately 14,300 square feet of space in two separate single story 52 • x 152 • buildings (See Exhibits "A" and "B") . The buildings are located on the north end of a .93 acre rectangular lot that spans from State Street to Roosevelt Street south of Laguna Drive. Forty-eight diagonal parking spaces are provided at an approximate ratio of one space per 298 square feet. Access to these spaces are through three driveways on Roosevelt Street. The design of this parking facility does not meet current City Standards. A variety of businesses with various hours of operation presently use the site (see Exhibit "C"). As shown on that Exhibit there is a current minimum parking demand of 53 spaces, creating a five space shortage. Furthermore, there is additional 2,958 square feet of vacant space, 20% of the "Plaza" that was not included in the current parking demand. IV. ANALYSIS Plannina and Redevelopment Issues A. 1600 Square Foot Church Facility 1. Can the necessary findings for issuance of a conditional use permit for the church be made; Specifically: a) That the proposed church is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the V-R zone in which the proposed church is to be located; b) That the site for the church is adequate in size and shape; c) That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the proposed church to existing or permitted future uses in the neighborhood will be provided and maintained; d) That the street system serving the proposed church is adequate to properly handle all traffic generated by the church. B. Joint Use Parking Facility 1. Does the joint use parking facility fulfill the intent, purpose and specific requirements of the V-R zone and subsequently the Redevelopment Area Plan, Village Design Manual and applicable City Standards? 2. Does the joint use parking facility assure the parking demand will be adequately handled onsite at all times with no negative impacts to surrounding land uses? 3. Can the necessary findings for approval of a joint use parking facility be made. Specifically: a) That there is no substantial conflict in the principle operating hours of the land uses in the joint use parking facility. b) That the joint use parking facility will provide a proper legal instrument to evidence the agreement and joint use parking facility. 4. Are the public facility impacts of the church use consistent with the adopted Zone 1 Local Facilities Management Plan? Discussion 1600 Square Foot Church Facility The Unity Church proposes to occupy Suites F and G in Building No. 2562 of "State Street Plaza". Village Redevelopment Subarea 6 of the V-R zone which includes "State Street Plaza" is planned as a "buffer zone" between residential uses to the north and east, and office and professional uses to the south and west. A church use, typically is an appropriate "buffer use" between these two land use districts due to its typical land use impacts and hours of operation. "State Street Plaza" through it's joint use parking facility will assure adequate parking for the church use and the suites appear adequate to accommodate the congregation of 50-60 people. The church is proposed in an area of predominately non-residential commercial and office uses. These surrounding land uses should pose no significant incompatibilities since those uses are typically vacant at the time the church is primarily in use. Additionally, due to the church's hours of operation there will be no significant impact to the surrounding street system, which experiences it's heaviest demand during weekday business hours. Joint Use Parking Facility The Redevelopment Area Plan, Village Design Manual, and City Standards require a minimum amount of off-street parking. This is of particular concern due to the intensification of land use on the many smaller parcels in the Village Area . The Area Plan and the Village Design Manual call for innovative mechanisms to assure the minimum parking standards are maintained. A joint use parking facility is one such mechanism. The joint use parking facility assures that a parking facility that is used by a variety of separate uses is adequate to meet the needs of those uses. As shown on Exhibit "D" the proposed parking demand for "State Street Plaza" varies by the day of the week (Monday - Friday, Saturday, Sunday) and by the hour of the day. As shown on Exhibit "D" the peak parking demand of 38-42 spaces would occur Monday-Friday between 8:30 a.m. to 4:30 p.m. This demand is 6-10 parking spaces less than the 48 provided. However, there is still 2,958 square feet of vacant space at "State Street Plaza" which if occupied by similar land uses as are presently there, would increase the parking demand by 10-30 spaces. This demand could be 4-24 spaces over the parking supply at "State Street Plaza". By requesting a joint use parking facility (See Exhibit "E") the owner of "State Street Plaza" will be required as a part of the joint use parking facility to assure through a proper legal instrument that parking demand of his tenants will not exceed 48 spaces. The City would also monitor the joint use parking facility by reviewing Redevelopment Permits, tenant improvements, and business licenses issued in the "State Street Plaza". Such a program will assure adequate parking will be provided on the site to the benefit of the owner, tenants of "State Street Plaza" and surrounding land uses. As a part of this joint use facility there is a condition to accept a reciprocal access agreement with adjacent properties to provide for, in the future, more parking spaces for the site according to current design standards. In summary, the proposed church would appear to be an appropriate use in this particular case. V. GROWTH MANAGEMENT The proposed church is within the Zone 1 Local Facilities Management Plan (City Council Resolution No. 9221). That Plan identified an existing land use impact from the proposed church of a commercial/office nature. The proposed church changes this impact. The magnitude of this change is fairly small and in the particular case would most likely serve to lessen existing public facility demands overall. The primary change in public facility demands created by the proposed church is estimated to slightly decrease the amount of traffic generated at typical peak times in Zone 1 (Monday- Friday, 7 a.m. - 7 p.m.) and to increase traffic during typically off-peak times (during worship on Tuesday and Thursday, 7-9 p.m. and Sunday, 9 a.m. - 12 p.m.). This traffic impact change is considered minor and will be analyzed in the yearly Zone 1 monitoring and update program. The adopted Zone 1 Local Facilities Management Plan identifies one condition which must be met prior to this permit being issued. That condition is restated as Condition No. 15 of Design Review Board Resolution No. 107. VI. ENVIRONMENTAL REVIEW The Planning Director has determined this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on October 23, 1987. VII. ATTACHMENTS 1) Design Review Board Resolution No. 107 2) Location Map 3) Background Data Sheet 4) Disclosure Form 5) Environmental Document 6) Exhibits "A" - "C", dated May 28, 1987; Exhibit "D", dated September 1, 1987 and Exhibit "E", dated September 17, 1987 LBS:bj n 10/7/87 SITE GENERAL PLAN ItESIDINTIAL Rl. LOW DENSITV (0-1.5) RLM LOW-MEDIUM DENSITY (0-4) RM MEDILM DENSITY(4-8) RMH MEDILM HIGH DENSITV (8-15) RH HIGH DENSITV (15-23) COMMIRCIAL RRI INTENSIVE REGIONAL R£TA1L (eg. Plaza Camino Real) RRE EXTENSrVH REGIONAL RJETAIL (eg. Car Country Carlsbad) RS REGIONAL SERVICE C COMMLNITV COMMERCL\L N NEIGHBORHOOD COM.MERCL\L TS TRAVEL SERVICES COMMERCIAL O PROFESSIONAL RELATED CBD CENTRAL BUSINESS DISTRICT PI PLANNED INDLSTRUL G GOVERNMENT FACILITIES U PUBLIC UTILITIES RC RECREATION COMMERCLAL SCHOOLS E ELEMENTAilY J JUNIOR HIGH H HIGH SCHOOL P PRIVATE OS OPEN SPACE NRR NON RESIDENTIAL RESERVE ZONINQ RISIOINTIAL P C PLANNED COMMUNITV ZONE R A RESIDENTLU. AGRICLTTLRAL ZONE R-E RURAL RESIDENTIAL ESTATE ZONE R l ONE-FAMILY RESIDENTIAL ZONE R 2 TWO FA.MILY RESIDENTTAL ZONE R- 3 .MULTIPLE FAMILY RESIDENTIAL ZONE R-3L LIMITED MULTI-FAMILY RESIDENTIAL ZONE RD- M RESIDENTIAL DENSITV MULTIPLE ZONE RD- H RESIDENTIAL DENSITY- HIGH ZONE RMHP RESIDENTIAL MOBILE HOME PARK ZONE R-P RESIDENTIAL PROFESSIONAL ZONE RT RESIDENTIAL TOURJST ZONE RW RESIDENTIAL WATERWAY ZONE COMMIRCIAL O OFFICE ZONE C-1 NEIGHBORHOOD COM.MERCLU. ZONE C- 2 GENERAL COMMERCLVL ZON'E C-T COMMERCLAL-TOURIST ZONT C M HEAVY COMMERCLAL-UMITED INDUSTRIAL ZONE M INDUSTRLU ZONE P M PLANNED INDUSTTUAL ZONE OTHIR F-P FLOODPLAIN OVERLAY ZONE L-C LIMITED CONTROL OS OPEN SPACE P-U PUBUC UTIUTY ZONE i City of Carlsbail UNITY CHURCH RP/CUP 87-6 BACKGROUND DATA SHEET CASE NO: RP/CUP 87-6 APPUCANT: UNITY CHURCH REQUEST AND IDCATIC»I: A 1,600 Square foot church on an existincf "ccammercial/ office" site at 2562 State Street. LEGAL DESCKEPTiaT: Lot 21 of Seaside Lands in the City of Carlsbad, Countv of San Diego, State of Califomia, according to the Map thereof No. 1722, filed in the Office of the County Recorder of San Diego County July 28, 1921 AIN: 203-101-29 Acres .93 Prcposed No. of Lots/Units N/A GENERAL PLAN AND ZONING Land Use Designation EMH/O Densiliy Allcwed N/A Density Prc^xDsed N/A Existing Zone V-R Proposed Zone V-R Surrounding Zoning and Land Use: ZonincT Site V-R North V-R South V-R East R-3 West V-R Land Use Older Commercial/Office Center Vacant Land SFD Hoane SFD Home State Street HJBLIC FACIIilTIES School Dist:rict Carlsbad Water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, Date May 27, 1987 ENVERCMIENTAL IMPACT ASSESSMENT X Negative Declaration, issued Octcber 23, 1987 E.I.R. Certified, dated Other, APPLICANT % Name (individual, partn* DISCLOSURE FORN AGE^7^: MEMBERS: , corporation. syndication) Business Address '\ Telephone Nunber Name Business Address Telephone Number , joint Nafne (ijjraividual, ^'rtner venture, corporation, Syndication) Hocne Address Business Address Telephone Number ^ Telephone Number ^{r/bfe CA-ftoSL Name Home Address Business Address 7^7- 7 Telephone Number Telephone Number (Attach more sheets if necessary) The applicant is required to apply for Coastal Commission Approval if located in the Coastal Sone. I/We declare under penalty of perjury that t:he information contained in this disclosure is true and correct and that it will remain true and correct and may be relied upon as being tirue and correct until amended. CX^ner, Partner 2075 LAS PALMAS DRIVE CARLSBAD, CALIFORNIA 92009-4859 PLANNINGDEPARTMENT WH^Ji^ (619)438-1161 Citp of Carl^bab NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: 2562 & 2564 State Street between State and Roosevelt Streets south of Laguna Drive. PROJECT DESCRIPTION: A request for a joint use parking facility and a request for a 1600 square foot church facility. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Planning Department. A copy of the Negative Declaration with supportive documents is on file in the Planning Department, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of date of issuance. DATED: 10/23/87 MICHAEL J. HCTCZMi: CASE NO: RP 87-6 Planning Director APPLICANT: Plaza Flores Association & Unity Church of Light PUBLISH DATE: 10/23/87 EXHIBIT "D" OCCUPANTS OF STATE STREET PLAZA HOURS QF OPERATION A3 QF 9/1/3? Square Parking Req'd Suite Feet Use/Occupant Ratio Spaces HON TUE viED THU FRI SAT SUN Bidg No. 2564: A 1200 Chiropractor 1\300 4 3AH-5PH 8AH-6pfl 8AH-6PN 8Af<-6PH 3AM-6Fi1 8AM-10PH B 1200 Psychologist 1\300 4 8:30Af1- 3:.30Af1- 3:30AH- a:.30AH- 4:30PI1 4:30PH 4:30Pf1 4:30Pf1 C,D 1800 Modeling 1\300 6 9A!1- 9AN- 9AH- 9AI1- 10A«- 9Af1- 9:l5Pi1 9:15PH 9: ISFM 9:15F!1 3PH 4:15PI1 F 1200 Doiainas r\300 4 4PI1-12AH 4F-i1-i2A?1 4F«-l2Ai1 4Pf1-12AM UAM-IAH IIAK-IAM 11AH-12AI1 (RP Ofi-l?) E,6 1800 Salon 1/300 J_ BAii-SPM BAH-SPH OAH-BPM 3AH-8PH BAM-SPH 9AH-5PH 7200 24 Bidg No. 2562: A 1066 Deli 1/100 11 7AI1-4PH 7AN-4PH 7AI1-4PH 7AH-4PH 7AN-4PH 8Ai1-3PH B 1310 Vacant C 1088 Vacant D 560 Vacant E 1876 Doctor 1/300 7 9AH-6PH 9AH-6Pi1 9AM-6FI1 9AH-6PH F 746 Chapel ' 1/100 3 7P!1-9Pii 7PM-9PH 9AH-12PM G 864 Unity Office 1/300 _J 9:3CAH- 9:30AH- 9:30AI1- 9:30AH- 9:30AH- 7510 29 3:30PH 3:30PH 3:30PH 3:30Pt1 3:30P« 14,710 53 + 2,958 sq. ft. of potential demand from vacant space NOTES: 1. Square footage was supplied by Mr. Glocker, owner of State Street Plaza. 2. Hours of operation fcr each use was derived froa a written survey cf occupants. state Street Plaza Occupants as of 9/2/87 #2564 #2562 A B Chiropractor Psychologist 1200 sq. ft. 1200 sq. ft. C,D Modeling 1800 sq. ft. E,G F lhe Salon Dominos 1200 sq. ft. 1800 sq. ft. Deli 922 sq. ft. 1088 sq. ft. B Vacant 1310 sq. ft. D Vacant 560 sq. ft}. E Doctor 1876 sq. ft. Unity Office 864 sq. ft. Unity Chapel 746 sq. ft. 09/02/87 Suite Occupant STATE STREET PLAZA HOURS QF OPERATION/ PARKING DEMAND: MQN - FRI Hours of Operation I AM PM : File No. 7 81 9 10 11 12 I 2 3 4^ 5 6 i 7 Parking Req'd 9 10 11 12 Sq. Ft. Ratio Spaces BIdg No. 2564: A Chiropractor B Psychologist C,D Hodeling F Doftinos RP 86-17 E,S Salon 1200 1/300 4 1200 1/300 4 1300 1/.300 6 1200 1/300 4 1800 1/300 6 Bidg No. 2562: A Deli B Vacant C Vacant D Vacant E Doctor F Chapel G Unity Office 1066 1/100 11 1310 1088 560 1876 1/300 7 746 i/IOO a 864 1/300 3 Spaces Available: Conpact Standard Total Deisand Surplus Note: 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 48 48 48 48 43 48 48 48 48 43 48 48 48 43 43 48 48 48 43 48 43 43 48 48 48 43 43 48 48 43 48 48 48 48 48 48 1125 38 41 41 4i 41 41 41 42^27 23 24 24 18 4 4 4 37 23 10 7 7 7 7 7 7 6 21 25 24 24 30 44 44 44 1. Square footage was supplied by Mr. Glocker, owner of State Street Plaza 2. Hours of oparation for each use was derived froa a written survey of occupants. 09/02/87 STATE STREET PLAZA HOURS OF OPERATION/ PARKING DEMAND: SATURDAY Hours of Operation AM PH Parking Req'd Suite Occupant File No. 7 8 9 10 11 12 1 2 3 4 5 61 7 8 9 10 11 12 Sq.Ft. Ratio Spaces Bidg No. 2564: A Chiropractor 1200 1/300 4 B Psychologist 1200 1/300 4 C,D Modeling 1800 1/300 6 i F Doffiinos RP 86-17 1200 1/300 4 E,G Salon 1800 1/300 6 Bidg No. 2562: A Deli 1066 1/100 11 B Vacant 1310 C Vacant 1088 D Vacant 560 E Doctor 1876 1/300 7 F Chapel 746 1/100 8 G Unity Office 864 1/300 3 Spaces : Available: Compact 000 0 0 00 0 00000 0 0 0 0 0 Standard 48 48 48 48 48 43 48 48 43 48 48 48 48 48 43 48 43 48 Total 43 43 43 48 48 43 48 48 48 48 48 48 43 43 48 48 48 48 Deisand 0 15 27 27 27 27 27 27 27 16 16 4 4 4 4 4 4 4 Surplus 48 33 21 21 21 21 21 21 21 32 32 44 44 44 44 44 44 44 Note: 1. Square footage was supplied by Mr. Glocker, owner of Stata Street Plaza 2. Hours of operation for each use was derived from a written survey of occupants. 09/02/87 Suite Occupant STATE STREET PLAZA HOURS OF OPERATION/ FARKING DEMAND: SUNDAY Hours of Operation AM PM ; Parking Req'd File No. 7 8 9 10 li 12 I 2 3 4 5 6 7 a 9 10 ll 12 Sq.Ft. Ratio Spaces Bidg No. 2564: A Chiropractor 1200 1/300 4 B Psychologist 1200 1/300 4 C,D Modeling 1800 1/300 6 F DoRjinos RP 86-17 ^ 1200 1/300 4 E,G Salon 1800 1/300 6 Bidg No. 2562: A Deli 1066 1/100 11 B Vacant 1310 C Vacant 1088 D Vacant 560 E Doctor 1876 1/300 7 F Chapel 746 1/100 8 S Unity Office 864 1/300 3 Spaces Available: Compact Standard Total Deiaand Surplus 000 0 0 OOOOOOO'OOO 0 0 0 48 48 48 48 48 43 48 48 48 43 43 48 48 43 43 48 48 48 48 43 43 48 43 43 48 48 48 48 48 48 48 43 48 48 48 48 OOB 8 12 4 4 4 4 4 4 4 4 4 4 4 4 4 48 48 40 40 36 44 44 44 44 44 44 44 44 44 44 44 44 44 Note: 1. Square footage was supplied by Mr. Glocker, owner of State Street Plaza 2. Hours of operation for each use was derived fro(a a written survey of occupants. ;XHIBIT E THE WILLIAM N. HOFMAN COMPANY Planning Project Management Environmental September 17, 1987 Lance Schulte Associate Planner City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009 SUBJECT: Joint-Use Parking Request between State Street Plaza and Unity Church. Dear Lance: Per Section number 21.44.050(4) of Parking Ordinance No. 9804, the owner of the State Street Plaza hereby makes a formal request for joint use parking to accommodate the Unity Church. The joint use arrangement shall be based on the information previously sent to you contained in the letter of September 2, 1987. I have reviewed the request as raade herein and concur. Herrmann Glockler, Property Owner of State Street Plaza 6994 El Camino Real • Suite 208-G • Carlsbad • CA 92009 • (619) 438-1465