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Home My WebLink About2011-09-07; Planning Commission; ; CUP 11-04 - HOLY CROSS EPISCOPAL CHURCHThe City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. ( 2 ) P.C. AGENDA OF: September 7, 2011 Application complete date: June 30, 2011 Project Planner: Greg Fisher Project Engineer: Clyde Wickham SUBJECT: CUP 11-04 - HOLY CROSS EPISCOPAL CHURCH - Request for approval of a Conditional Use Permit to allow Holy Cross Episcopal Church to operate and hold worship services in an existing 5,208 square foot vacant office/industrial building (building "E") on property located at 2510 Gateway Road within the Bressi Ranch Master Plan in the Planned Industrial (P-M) Zone, in Local Facilities Management Zone 17. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6800 APPROVING CUP 11-04 for a period of 10 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 Holy Cross Episcopal Church to operate and hold worship services in an existing 5,208 square foot vacant office/industrial building (building "E") on property located at 2510 Gateway Road within the Bressi Ranch Master Plan, Planned Industrial (P-M) Zone, and in Local Facilities Management Zone 17. Tenant improvements fon the building include a 1,763 square foot assembly area with 62 fixed seats and Sunday school facilities for children. No exterior improvements are proposed to accommodate the church use. The projects parking requirement is satisfied through the 20 parking spaces allotted to this building. A joint use of parking facilities is not necessary as there are a sufficient number of on-site parking spaces. All findings can be made to recommend approval of this conditional use permit at this location. III. PROJECT DESCRIPTION AND BACKGROUND The project site is located within the Ocean Collection business park within Planning Area 3 of the Bressi Ranch Master Plan. The General Plan Land Use designation for the site is Planned Industrial (PI) and the Zoning designation for the site is Planned Industrial (P-M). The applicant is requesting to locate a church in an existing 5,208 square foot vacant office/industrial building (building "E") within an existing five building office park on property located at 2510 Gateway Road, between Campbell Place and Alicante Road. The existing building "E" (approved under CT 07-12/PUD 07-07/PIP 06-11) is one of five constructed buildings on the project site. Currently operating within this office park are two existing office uses. However, most of the buildings remain vacant. The existing office/industrial building is surrounded by office/industrial uses to the north, vacant land to the east and west, and vacant land and residential uses to the south. The proposed church will consist of tenant improvements including CUP 11-04 - HOLY CROSS EPISCOPAL CHURCH September?, 2011 PAGE 2 a 1,763 square foot assembly area with 62 fixed seats, social gathering area, dressing room, storage room, break room, two restrooms, two offices, Sunday school room, and a nursery room. The proposed church is an allowed use in the Bressi Ranch Master Plan, Planned Industrial (P- M) Zone, and McClellan-Palomar Airport Land Use Compatibility Plan subject to approval of a Conditional Use Permit (CUP). All findings required for approving a CUP can be made with this project. The church's hours of operation are as follows: Monday - Office hours 9:00 a.m. to 4:00 p.m. Tuesday - Office hours 9:00 a.m. to 4:00 p.m. Wednesday - Currently closed, future office hours 9:00 a.m. to 4:00 p.m. Thursday - Office hours (9:00 a.m. to 4:00 p.m.); Bible study class (10:00 a.m. to noon) 6-10 attendees. Friday - Currently closed, future office hours 9:00 a.m. to.4:00 p.m. Saturday - Closed except for special days of worship (i.e., Christmas and occasional classes and programs for the community not to exceed 75 attendees including children). Sunday - Worship services and classes for congregation: (8 a.m. to 12:30 p.m.) 25 - 75 attendees including children. Occasional assemblies of the congregation may occur at other times such as Christmas Eve, Easter Sunday or for memorial services. These assemblies shall not occur on weekdays during normal business hours 8:00 a.m. to 5:00 p.m. except for holidays. The Planning Division is recommending that the Conditional Use Permit (CUP 11-04) be approved for a period of 10 years from September 7, 2011 through September 6, 2021. However, if building permits are not issued within 24 months from approval, a Conditional Use Permit Extension must be submitted prior to the end of the 24 month period. The proposed church 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. IV. ANALYSIS The proposed project is subject to the following plans, ordinances, standards, and policies: A. Planned Industrial (PI) General Plan Land Use Designation; B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34); C. Bressi Ranch Master Plan, MP 178; D. Parking Ordinance (C.M.C. Chapter 21.44); E. Conditional Use Permit Regulations (C.M.C. Chapter 21.42); and F. 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. CUP 11-04 - HOLY CROSS EPISCOPAL CHURCH September?, 2011 PAGE 3 A. General Plan Compliance The project complies with the General Plan. The site has a General Plan Land Use designation of Planned Industrial (PI). Per the Carlsbad General Plan Land Use Element, church uses are encouraged by the General Plan Land Use Element in that they create diversity in land uses within the city. No changes are being proposed to either the General Plan or Zoning. The project complies with all elements of the General Plan as illustrated in Table 1 below. TABLE 1 - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Land Use USE: Site is designated for Planned Industrial (PI) GOAL: Provide for a variety of community facilities uses (including churches) that are available to residents in Carlsbad. The General Plan encourages Church uses in any Land Use Designation where needed. Churches are a conditionally permitted use in any zone for the convenience of the surrounding residents. The proposed church will create diversity in land uses within the city and provides for adequate onsite parking facilities. Yes Circulation To provide an adequate circulation infrastructure concurrent with or prior to the actual demand for such facilities. To provide safe, adequate and attractively landscaped parking facilities. All public facilities, including curb, gutter, sidewalk and roadways exists along the southern and westerly property line on Gateway Road and Campbell Place. The project is not adding additional driveway cuts, intersections, or conflicting traffic movements. The project site has an existing onsite parking lot which is fully landscaped and has adequate parking stalls available to serve all existing and proposed uses. Yes Noise Utilize noise standards contained in the Airport Land Use Compatibility Plan (ALUCP) for McClellan- Palomar Airport. Based on the noise/land use compatibility matrix of the CLUP, the proposed land use is compatible with the airport since the project site has a noise level of less than 60 dBA CNEL in which the CLUP identifies as compatible with church uses. Yes CUP 11-04 - HOLY CROSS EPISCOPAL CHURCH September?, 2011 PAGE 4 TABLE 1 - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY 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) as well as the City's most up-to- date Stormwater Management Regulations. Yes Public Safety Enforce the Uniform Building Code and Fire Codes adopted by the City to provide fire protection standards for all existing and proposed structures. The project requires the issuance of a building permit prior to any building construction activity (tenant improvements), whereby the building is reviewed against the Uniform Building Code and Fire Codes to ensure that all applicable fire protection measures are appropriately incorporated into the final building design. Yes 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. Churches are permitted in the P-M Zone subject to approval of a Conditional Use Permit. The proposed church will occupy an existing office/industrial building and does not propose any additions, only minor interior tenant improvements to the existing building. The existing building complies with all setbacks, lot coverage, and height requirements. Parking compliance is discussed in Section D below. C.Bressi Ranch Master Plan - MP 178 The planning area is currently designated (Land Use and Zoning) as Planned Industrial in the Master Plan. In addition, general development standards and design guidelines were established for the development of the Bressi Ranch Planning Area 3. The existing five building office park was designed and approved by the Planning Commission (CT 07-12/PUD 07-07/PIP 06-11) to meet all standards. The Holy Cross Episcopal Church is proposing only interior tenant improvements for this project. D. Parking Ordinance (C.M.C. Chapter 21.44) The proposed church will occupy an existing office/industrial building within the Ocean Collection office park and with a parking lot consisting of a total of 205 parking stalls. The building was allotted 20 parking spaces for the site based on the assumption that the building (building "E") would consist of 100 percent office land use. Based on this building use assumption, the total number of parking spaces allocated to the building is 20 spaces consistent CUP 11-04 - HOLY CROSS EPISCOPAL CHURCH September?, 2011 PAGES with the approved Planned Industrial Permit (PIP 06-11). Pursuant to Chapter 21.44 of the CMC, the parking requirement for a church facility is 1 space per 5 fixed seats or 1 space per 100 square feet of assembly area (whichever is greater). Therefore, the proposed church's 1,763 assembly area will require a total of 18 parking spaces (1,763/100 = 17.6 rounded to 18). Additionally, a portion of the building will be used for Sunday school (including the nursery room); however, the children's attendance will not result in an increase in demand in church parking since these children will be driven to the facility by their parents who are attending the church assembly services concurrently. Therefore, the total amount of parking required during peak hours on Sunday's would be 18 parking spaces which is two less parking spaces than what was originally allotted to the building. The 18 parking spaces are also adequate to accommodate the church's weekday office hours and Thursday bible study class. E. 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 in that church uses are encouraged by the General Plan Land Use Element and permitted by Conditional Use Permit in any zone in the city for the convenience of residents. The City's General Plan recognizes the need for this type of use and the proposed church use is consistent with the General Plan (Refer to Section "A") regarding the availability of community facility uses (including churches) for residents of Carlsbad. 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 in that the proposed church is compatible with the residential development to the south and the existing office/industrial uses located on-site and within the surrounding P-M zone. The project has been designed to accommodate all required parking on-site and provides for adequate traffic circulation. Additionally, the church's primary hours of operation (occasional Saturdays and each Sunday) are essentially different then the neighboring office/industrial uses. The differing peak hours of operation will reduce or avoid potential conflicts with the existing approved permitted office/industrial uses and the proposed church use. The 18 parking spaces allocated to building E are also adequate to accommodate the church's weekday office hours and Thursday bible study class. 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 features 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 in that the Holy Cross Episcopal Church will occupy a 5,208 square foot existing office/industrial building with existing onsite landscaping as previously approved under Planned Industrial Permit (PIP 06-11) and the proposed tenant improvements are in compliance with Fire Code regulations for public assembly use. Furthermore, the project complies with all of the required development standards of CUP 11 -04 - HOLY CROSS EPISCOPAL CHURCH September?, 2011 PAGE 6 the P-M Zone and the proposed 5,208 square foot building space is adequate in size and shape to accommodate the proposed Holy Cross Episcopal Church, as shown on Exhibit "A". 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use in that the project is provided access from Gateway Road, a local street, which intersects with El Camino Real, a prime arterial to the west and Innovation Way, a collector street to the east, and are currently operating at acceptable levels of service. The Ocean Collection office project was previously analyzed for traffic generation and the street system was designed to properly handle all traffic generated by the office park. The 45 average daily trips (ADTs) on weekdays and 188 ADTs on weekends (specifically Sunday) associated with this proposed Holy Cross Episcopal Church can be accommodated by the existing street system. F. 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. TABLE 2 Growth Management Compliance STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water IMPACTS N/A N/A 1.33EDUs N/A N/A Mon-Fri: 45 ADT Sat-Sun: 188 ADT Station No. 5 N/A N/A <1EDU 550 GPD COMPLIANCE Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes V.ENVIRONMENTAL 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. 6800 2. Location Map CUP 11-04 - HOLY CROSS EPISCOPAL CHURCH September?, 2011 PAGE 7 3. Disclosure Statement 4. Background Data Sheet 5. Local Facilities Impact Assessment Form 6. Reduced Exhibit 7. Exhibit "A" dated September 7,2011 NOT TO SCALE SITE MAP Holy Cross Episcopal Church CUP 11-04 ,x * DISCLOSURE Development Services STATEMENT Planning Division CITY OF p_ «I/A\ 1635 Faraday Avenue DAp\ * ' (760)602-4610 U*»l—' www.carlsbadca.gov 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.) Holy Cross Title VAc*y (pr-ip^f^ _ Title _ Address UsLL, CcnrK r\» \ C* A^ Address 6066 Corte del Cerro <U-rM>«L<J. C^ 12.0 U Carlsbad, CA 92011 2. OWNER (Not the owner's agent) 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 DM^iz^L £T 1:^A Corp/Part Title P<z firs t D fc. /^TiA-jeT K) E-£— Title Address P- ^ •r^>^ \S~g0 _ Address p-°- Box CA "UO'S-S' Vista, CA 92085 NE. P-1(A) 0 Q.TBs^y I5S"I Page 1 of 2 Revised 07/10 \).s-TA 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 Profit/Trust HolY Cross Episcopal ChurchNon Profit/Trust Title Address Title Address 6066 Corte del Cerro Carlsbad, CA 92011 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? Yes No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary. I certify that all the above ition is true and correct to the best of my knowledge. Sigr/ature of owner/date S of applicant/date %W-,cU Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent Page 2 of 2 Revised 07/10 BACKGROUND DATA SHEET CASE NO: CUP 11-04 CASE NAME: HOLY CROSS EPISCOPAL CHURCH APPLICANT: Holy Cross Episcopal Church REQUEST AND LOCATION: Request for approval of a Conditional Use Permit to allow Holy Cross Episcopal Church to operate and hold worship services in an existing 5,208 square foot vacant office/industrial building (building "E") on property located at 2510 Gateway Road within the Bressi Rancho Master Plan in the Planned Industrial (P-M) Zone, in Local Facilities Management Zone 17. LEGAL DESCRIPTION: Parcel "A" in the City of Carlsbad, County of San Diego. State of California, according to certificate of compliance recorded December 20, 2006 as document No. 2006-0902548 of official records. APN: 213-261-15-00 Sq. Ft: 5,208 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Existing Land Use Designation: PI Proposed Land Use Designation: N/A Density Allowed: N/A Density Proposed: N/A Existing Zone: P-C . Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: ZoninR General Plan Current Land Use Site North South East West P-M P-M P-M & P-C P-M P-M PI PI PI&RM PI PI Office/Industrial Offi ce/Industri al Vacant & Residential Vacant Vacant LOCAL COASTAL PROGRAM Coastal Zone: I I Yes IXI No Local Coastal Program Segment: N/A Within Appeal Jurisdiction: I I Yes [X] No Coastal Development Permit: | [ Yes [x] No Local Coastal Program Amendment: I I Yes [X] No Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A Existing LCP Zone: N/A Proposed LCP Zone: N/A Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): N/A "Existing" ENVIRONMENTAL IMPACT ASSESSMENT 1X1 Categorical Exemption, Class 1, Section 15301 "Existing Facilities" I I Negative Declaration, issued N/A Certified Environmental Impact Report, dated N/A Other, N/A Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Holy Cross Episcopal Church - CUP 11-04 LOCAL FACILITY MANAGEMENT ZONE: 17 GENERAL PLAN: PL ZONING: P-C DEVELOPER'S NAME: Holy Cross Episcopal Church ADDRESS: 6066 Corte del Cedro. Carlsbad. CA 92011 PHONE NO.: 760-213-4445 ASSESSOR'S PARCEL NO.: 213-261-15-00 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 5,208 SO. FT. ESTIMATED COMPLETION DATE: December 2011 A. B. C. D. E. City Administrative Facilities: Demand in Square Footage = N/A Library: Demand in Square Footage - N/A Wastewater Treatment Capacity (Calculate with H Sewer) 1.33 EDUs Park: Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin = San Marcos/ N/A N/A Batiquitos F. (Identify master plan facilities on site plan) Circulation: Demand in ADT =Mon-Fri: 45 APT Sat-Sun: 188 ADT G. H. I. J. N/A N/A K. L. (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. Open Space: Acreage Provided = Schools: (Demands to be determined by staff) Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = The project does not impact the Growth Management Dwelling unit allowance. <1EDU H 550 CAUTION: IF THIS SHEET IS NOT J0"x42" IT IS A REDUCED PRINT SITE PLAN NOTES VICINITY MAP FLOOR PLAN CUP 11-04 HOLY CROSS EPISCOPAL CHURCH 2510 GATEWAY ROAD CARLSBAD, CA PROJECT DATA PROJECT DESCRIPTION PROJECT NME PROJECT TEAM APPLICANT *XY doss £««WAL om»o< EXISTING « PROPOSED GENERAL fvW nl n>A ncvsnul PLANNING CONSULTANT- »0<CS mOEP * «SSOC1*1H __—M 1 ^««- Typjcd Strgci Section - Fr-xistiny, Gateway Road CC j Olai I .Jlfif III! s. O; n LJJ A1.0