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HomeMy WebLinkAbout2010-09-01; Planning Commission; ; CUP 10-07 - PACIFIC RIDGE SCHOOL GYM ANNEXThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION ItemNo. 0 P.C. AGENDA OF: September 1, 2010 Application complete date: July 6, 20 I 0 Project Planner: Christer Westman Project Engineer: Tecla Levi SUBJECT: CUP 10-07 -PACIFIC RIDGE SCHOOL GYM ANNEX -Request for a Conditional Use Permit to allow the Pacific Ridge School to operate a temporary gym while their permanent onsite gym facility is being constructed, in 11,683 square feet of vacant suites located within an existing 23,823 square foot office/industrial building on property located at 6194, 6196, and 6198 Innovation Way, building "P," in the P-M Zone, in Local Facilities Management Zone 17. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6725 APPROVING CUP 10-07 for a period of 2 years, based upon the findings and subject to the conditions contained therein. II. INTRODUCTION This application is a request for a Conditional Use Permit to allow Pacific Ridge School to operate a temporary gym in space comprised of three vacant suites within an existing office/industrial building on property located in the Towers at Bressi Ranch while their permanent onsite facility is under construction. This use will serve the Pacific Ridge School which is located in the Bressi Ranch community for approximately two (2) years. All findings can be made to recommend approval of this conditional use permit for a temporary use at this location. III. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting to locate a temporary gym for the Pacific Ridge School in 11,683 square feet of vacant suites within an existing 23,823 square foot office/industrial building (building "P") on property generally located on Innovation Way in the Towers at Bressi Ranch industrial development within the P-M zone. The existing building (approved under PIP 05-24) is one of the seven constructed buildings on the project site and one of thirteen total buildings approved. The project site is surrounded by office/industrial uses to the north, east, and west and is bordered by Palomar Airport Road to the north, and Gateway Road to the south. The proposed temporary gym will be located within Suites P5, P6, and P7 and will consist of two sports courts, restrooms, weight training area, spectator area, and storage. Only interior tenant improvements are proposed for this project and there are no proposed improvements to the exterior of the building. The proposed temporary gym, which is a school use, is an allowed use in the P-M Zone subject to approval of a Conditional Use Permit (CUP). All findings required for approving a CUP can be made with this project. Pacific Ridge School representatives have l' -~ CUP I 0-07 -PACIFIC RIDGE SCHOOL GYM ANNEX September I, 2010 PAGE2 indicated that the permanent school gym should be constructed and occupied within a two year time frame. Accordingly, the Planning Department is recommending that the Conditional Use Permit (CUP I 0-07) be approved for two years (2) from September I, 20 IO through September I, 2012. IV. ANALYSIS The proposed project is subject to the following plans, ordinances, standards, and policies: A. Planned Industrial (Pl) General Plan Land Use Designation; B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34); C. Parking Ordinance (C.M.C. Chapter 21.44); D. Conditional Use Permit Regulations (C.M.C. Chapter 21.42); and E. Growth Management Ordinance (C.M.C. Chapter 21.90). The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in the sections below. A. General Plan Compliance The site has a General Plan Land Use designation of Planned Industrial (PI) which is generally intended for industrial development including manufacturing, warehousing, storage, research and development, and professional offices. The proposed temporary school gym is consistent with this designation since the underlying Planned Industrial zone allows schools with the approval of a Conditional Use Permit. The Zoning Ordinance implements the General Plan by regulating the distribution and intensity of land uses in such categories as residential, commercial, and industrial. The use supports the greater Bressi Ranch master plan area which was developed as a mixed use community which includes community facilities. B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34) The proposed site is zoned Planned Industrial (P-M) and is therefore subject to the provisions of Chapter 21.34 of the Zoning Ordinance. Schools and commercial gyms are permitted in the P-M Zone subject to approval of a Conditional Use Permit. The proposed temporary school gym will occupy an existing office/industrial building and does not propose any additions or exterior improvements to the existing building. The existing building complies with all setbacks, lot coverage, height requirements, and applicable development standards of the Planned Industrial zone. Parking is discussed in the following section below. C. Parking Ordinance (C.M.C. Chapter 21.44) The proposed temporary school gym will occupy Suites PS, P6, and P7 of building "P" in the Towers at Bressi Ranch industrial park. The number of parking spaces allocated to these three suites according to the Towers at Bressi Ranch CC&Rs is 34. Typically, an ancillary use such as a gym on a school campus is not required to have dedicated parking. However, because of its off-site location and temporary nature, staff has determined CUP 10-07 -PACIFIC RIDGE SCHOOL GYM ANNEX September 1, 2010 PAGE3 that there will be a parking demand, separate from the main school campus, and that the parking required for this temporary school gym should be based on a "Public Assembly" use. Pursuant to the Parking Ordinance, 1 space is required for every 100 square feet of assembly area. This proposed gym assembly area, not including the sport courts, is 1,223 square feet, generates a peak demand for 13 spaces. Use of the gym for physical education is during typical school hours of 9:30 a.m. to 3 :00 p.m. and no students are allowed to drive to the gym facility. Student access to the gym will be either by school bus or van, driven by school faculty or on foot and therefore there will not be a significant parking demand during those hours. Between 3:30 -7pm, the gym annex will be used for after school sports practice and middle school games. The greatest demand for required parking will be generated by the attendance at games by parents, faculty, and officials. Games do not occur every day but up to three times a week and only one game is played at a time. As shown in Table 1 below, peak parking demand is therefore identified as 25 spaces including 13 for game spectators (parents), 10 for faculty parking (which includes vans for student transportation), and 2 for game officials. Since there are 34 parking spaces allocated to the three suites per the Tower at Bressi Ranch CC&Rs, there will be a surplus availability of parking spaces. TABLE 1 Parkin~ Demand Time # of Students # of Faculty # of Officials # of Parents Total Parking Demand 9:30-11:30 70 5 0 0 Parking 0 5 0 0 5 demand 11 :30-3:00 65 5 0 0 Parking 0 5 0 0 5 demand 3:30-7:00 50 10 2 20 Parking 0 10 2 13 25 demand D. Conditional Use Permit Regulations The proposed project is a use which is allowed in the Planned Industrial Zone (P-M) subject to the approval of a CUP. Chapter 21.42 of the Carlsbad Municipal Code requires that four findings be made in order to approve a conditional use permit. All of these findings can be made for this project as discussed below: 1. That the requested use is necessary or desirable for the development of the community, and is in harmony with the various elements and objectives of the General Plan. The Pacific Ridge School is necessary and desirable to the Bressi Ranch community and the City as a whole in that the school provides an alternative to the public school system and provides community facility services in close proximity to the residents and employees of the businesses within Bressi Ranch. The main Pacific Ridge School campus is approximately CUP 10-07 -PACIFIC RIDGE SCHOOL GYM ANNEX September 1, 2010 PAGE4 2/3 of a mile southeast of the proposed temporary gym facility. The temporary school gym facility allows the school to provide physical education curriculum, and is within walking distance of the main gym, during the period of time that the onsite permanent gym facility is under construction. The use is consistent with the General Plan in that the Planned Industrial land use designation does not preclude the development of a temporary school gym. 2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located. The proposed temporary school gym is not detrimental to the ex1stmg surrounding office/industrial, commercial or residential uses or to uses specifically permitted within the Planned Industrial zone in that the temporary gym does not require more parking than the suite has been allotted by the Towers at Bressi Ranch and access to the site by the students is primarily provided by van transport from the main campus and will therefore not have a significant impact on the surrounding roadways. Furthermore the temporary gym is proposed to be located within three existing building suites and only tenant improvements to the interior are required for the use. 3. That the site for the proposed conditional use is adequate in size and shape to accommodate the yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other development fe~tures prescribed in this code and required by the Planning Director, Planning Commission or City Council, in order to integrate the use with other uses in the neighborhood. The temporary gym will use 9,005 square feet at ground level of the existing 11,683 square feet of suite area. The remaining 2,678 square feet is mezzanine that will not be used by the school. The suites are located in a previously approved 23,823 square foot office/industrial building with existing onsite parking and landscaping, and requires no site alterations or additional amenities. Furthermore, the project complies with all of the required development standards of the P-M Zone and the proposed 11,683 square foot tenant space is adequate in size and shape to accommodate the proposed temporary school gym operations, as shown on Exhibits "A" -"C." 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. The project is provided access from Gateway Road, Innovation Way, and Colt Place all of which are currently operating at an acceptable level of service. The project was previously analyzed for traffic generation and the street system was designed to properly handle all traffic generated by the office/industrial park. The ADT associated with the building suites when they were constructed was 187. Based on the double court configuration of the temporary gym, 80 average daily trips are associated with this proposed temporary gym, which are fewer than assumed for the existing vacant suites, and can therefore be found to be accommodated by the existing street system. CUP 10-07-PACIFIC RIDGE SCHOOL GYM ANNEX September 1, 2010 PAGES E. Growth Management Ordinance The proposed project is located within Local Facilities Management Zone 17 in the southeast quadrant of the City. The impacts on public facilities created by the project and its compliance with the adopted performance standards are summarized in Table 2 below. TABLE2 Growth Management Compliance Standard Impacts Compliance City Administration NIA Yes Library NIA Yes Waste Water Treatment 2.34 EDU Yes Parks NIA Yes Drainage NIA Yes Circulation 80ADT Yes Fire Station No. 5 Yes Open Space NIA Yes Schools NIA Yes Sewer Collection System NIA Yes Water 1,287 GPD Yes V. ENVIRONMENT AL REVIEW The Planning Director has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) per Section 15301, "Existing Facilities," of the State CEQA Guidelines and will not have any adverse significant impact on the environment. A Notice of Exemption shall be filed with the County Clerk upon approval of this project. ATTACHMENTS: 1. Planning Commission Resolution No. 6725 2. Location Map 3. Disclosure Statement 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Reduced Exhibits 7. Exhibit "A" -"C" -dated September 1, 2010. D PALOMAR AIRPORT RD ,,...---------- >-3: z 0 ~ SLATER PL~ z ~ GATEWAY RD DISCOVERY RD SITE MAP • N NOT TO SCALE Pacific Ridge School Gym Annex CUP 10-07 ---~ "\,"~ ~ CITY OF DISCLOSURE STATEMENT P-1(A) Development Services Planning Department 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov CARLSBAD Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person __________ _ Title ___________ _ Address __________ _ Corp/Part Pacific Ridge School Title _____________ _ Add 6269 El Fuerte Street ress_-=---,---=---=.,,.-----c---------carlsbad, CA 92009 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person __________ _ Corp/Part Palomar Airport Road, LLC Title ___________ _ Title ___ c_io_R_y_a_n_c_om_p_a_n_ie_s_u_s_, l_nc_. __ _ One North Central Avenue, Suite 1300 Address _________ _ Address ____________ _ Phoenix, Arizona 85004 Page 1 of 2 Revised 04/09 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non ProfiUTrust________ Non ProfiUTrust. _________ _ Title ___________ _ Title _____________ _ Address __________ _ Address ____________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes 0 No If yes, please indicate person(s): ___________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to t ~~ Signature of owner/date John Strittmatter, Vice President Print or type name of owner Print or type name of applicant 1~1 ~ %K l/il,r;un fo/417flt~ Signature of owner/applicant's agent if applic le/date l-1 ,-nn,,,,,...., ·c Wett1h~mer) Pri gent P-1(A} Page 2of 2 Revised 04/09 BACKGROUND DATA SHEET CASE NO: CUP 10-07 CASE NAME: Pacific Ridge School Gym Annex APPLICANT: Pacific Ridge School REQUEST AND LOCATION: Use of 11,683 square feet of vacant suites in a 23,823 square foot building as a temporary school gym. Located within the Towers at Bressi Ranch (suites PS, P6, and P7) 6194, 6196, 6198 Innovation Way. LEGAL DESCRIPTION: An undivided fee simple interest as tenants in common in and to the common area within the module in which the unit described below is located, equal to the reciprocal of the number of units within the module in which the unit described below is located, on shown on the Towers at Bressi Ranch -Phase III Condominium plan, recorded in the Office of the County Recorder of San Diego County, State of California, on October 17, 2007 as instrument No. 2007-0667830 (Condominium Plan), which is located with Lot 2 of Carlsbad Tract CT 06-02 The Towers at Bressi Ranch, in the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 15630 filed in the office of the County Recorder of San Diego County on October 11, 2007, as instrument No. 2007-0655142 (Map). All defined terms used herein shall have the same meanings set forth in the declaration of covenants, conditions and restrictions and grant of easements for the Towers at Bressi Ranch recorded in the office of the County Recorder of San Diego County, State of California, on October 12, 2007 as instrument No. 2007-0660042 (Declaration) and in the condominium plan APN: 213-262-14 Acres: 11,683 sq.ft. Proposed No. of Lots/Units: --'N=--'-'-=-/A-=--------- GENERAL PLAN AND ZONING Existing Land Use Designation: -=-P=la=nn~ed~ln~d~u=s=tr~ia=l _______________ _ Proposed Land Use Designation: _N"--"-'/A'-=--------------------- Density Allowed: --'N'-"-"-/ A-=-------- Existing Zone: Planned Industrial Density Proposed: _N~/ A'-=----------- Proposed Zone: _N~/A ___________ _ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site PM PI Industrial North PM PI Industrial South RD-M RMH Residential East PM PI Vacant West PM PI Industrial Revised O I /06 LOCAL COASTAL PROGRAM Coastal Zone: D Yes C8J No Local Coastal Program Segment: ~N~I A~---- Within Appeal Jurisdiction: □ Yes C8J No Coastal Development Permit: 0 Yes C8J No Local Coastal Program Amendment: D Yes C8J No Existing LCP Land Use Designation: NIA Existing LCP Zone: NI A Proposed LCP Land Use Designation: NIA Proposed LCP Zone: _N_I A _____ _ PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad ---===-"'=------- Equivalent Dwelling Units (Sewer Capacity): _O~n~e _______________ _ ENVIRONMENTAL IMPACT ASSESSMENT ~ Categorical Exemption, --"-'15'"""3---'0_1_-_E=x=i=st=in=g.;,....c....F~ac~i~lit_y _____________ _ D Negative Declaration, issued ____________________ _ D Certified Environmental Impact Report, dated ______________ _ D Other, ____________________________ _ Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: CUP 10-07 -Pacific Ridge School Gym Annex LOCAL FACILITY MANAGEMENT ZONE: _lL GENERAL PLAN: --=P=--=I _____ _ ZONING: -=...cPM=-=------------------------ DEVELOPER'S NAME: "'-P=ac=ifi=1c~R=id=g'-='--e-=S-=ch=o'-"o-"-l _______________ _ ADDRESS: 6269 El Fuerte Street Carlsbad CA 92009 PHONE NO.: 760-448-9830 ASSESSOR'S PARCEL NO.: _21_3_-2_6_2-_1_4 ______ _ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): _11~,6_8_3_sg~.ft_. ___ _ ESTIMATED COMPLETION DA TE: --=A=S=A-=P'----------------- A. City Administrative Facilities: Demand in Square Footage= NIA B. Library: Demand in Square Footage= NIA C. Wastewater Treatment Capacity (Calculate with J. Sewer) 2.34 D. Park: Demand in Acreage = NIA E. Drainage: Demand in CFS = NIA Identify Drainage Basin = NIA F. Circulation: Demand in ADI = 80 G. Fire: Served by Fire Station No.= 5 H. Open Space: Acreage Provided = NIA I. Schools: NIA J. Sewer: Demands in EDU One Identify Sub Basin = NIA K. Water: Demand in GPD = 1 287 __ j) PROPERT'I' ""' iZl 25' ScZ>' 100' I...J"'i...... SCALE: I'. w,·.e,• CUP 10-07 VICINITY MAP NORTH EB PROJECT PLANNING DATA ll'!'I.Ol!l /OHR: P.0.Ct7CROCESCHOOl 62ll9lLHXRlE STRUl CARL$,l0,CA 92009 (877) &4~ «2• CONTACT: PHLIP ~•TO, ~Rl~IR~~• Cl,\.ru.£ SANDl[GO,C,t,t.ffCRNIA921ffi (619) 239 2ID CONTACT . .l.tl0R£Wr.lOt.••.H1;1<0 N'Pl(;l,.QS!IJSl,ITTED: CCIOTIOH,lLU'lPCllilT(Ol'I0-07) PR0.{(1 .IID(55: 619•. 6196, 6191!1 INNOVATION ~y 113-211-U-18 EllSIN,lNl[ll/S[: PIUl'OSOll.lHJust: [IISll!C~(: 71}---212-14-19 1u-212-1•-20 ~JIIOJSJRW./ITTl(l som.~l!WTI:CIM) ,. ,. Pl (Pl.AllfiDUSTIIII..) -~~~~ PROJECT SITE FOR CUP 10-07 -----22 PARKING SPACES INCL 2 HC AVAILABLE NORTH EB m a: ::::, I !:::; ::::, (.) + J C: !I 0 en C: H .c: i{ 0 ·.::-i Q) ·;:: ! ... 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