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HomeMy WebLinkAbout2014-06-18; Planning Commission; ; CUP 14-02 - MIRA COSTA COLLEGE TECH INSTITUTEThe City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION ltemNo.Q P.C. AGENDA OF: June 18, 2014 Application complete date: May 6, 2014 Project Planner: Chrisler Westman Project Engineer: Steve Bobbett SUBJECT: CUP 14-02 -MIRA COSTA COLLEGE TECH INSTITUTE -Request for a Conditional Use Permit to allow Mira Costa College to operate the Mira Costa College Tech Institute in a vacant 22,410 square foot building on property located at 2075 Las Palmas Drive, in the P-M Zone and in Local Facilities Management Zone 5. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) per Section 15301, "Leasing of Existing Facilities," of the State CEQA Guidelines and will not have any adverse significant impact on the environment. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7061 APPROVING CUP 14- 02, based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND This application is a request for a Conditional Use Permit to allow for the operation of the Mira Costa College Tech Institute in a vacant 22,410 square foot building on property located at 2075 Las Palmas Drive, in the P-M Zone. The building is owned by the City of Carlsbad and was used up until January 2000 to house the City's Community Development Departments. Only tenant improvements are proposed for this project and there are no proposed improvements to the exterior of the building, parking lot, or landscaping. The General Plan Land Use designation for the site is Planned Industrial (Pl) and the Zoning designation for the site is Planned Industrial (P-M). The building interior is currently improved for office use and occupancy. According to the project description, Mira Costa College intends to 1) develop the North San Diego Technology Career Institute (TCI) in this building, 2) use the building for the administrative needs of the Community Services and Business division and 3) provide administration and classrooms for the Small Business Development Center (SBDC). The TCI is a training facility for advanced manufacturing programs that will serve the industry needs of Carlsbad and North San Diego County. The TCI will expand Mira Costa's Machining Technology certificate program and add an Engineering Technician certificate. Other work skill programs will also function from this space, with additional programs added as space and feasibility permit. The staff for the facility includes one program manager, a secretary, and work skills navigator, plus 12 instructors. The classes will hold 8 -24 students at a time, running two to four programs simultaneously. TCI will have no more than 75 people in the building at any one time including staff and students, with some of the students being transported by instructors from an off-site location. The Mira Costa College Community Services and Business division will maintain their offices in the building while classes run by this department are held at another location. The 5 staff members include the director of the department, one full-time assistant, and three part-time clerks. 0 CUP 14-02 -MIRA COSTA COLLEGE TECH INSTITUTE June 18, 2014 Pa e 2 ______________ _ The Mira Costa SBDC runs small classes on occasion and meets with individuals. The 6 staff members include a clerk, two full-time employees, and several part-time trainers. The SBDC is expected to have no more than 12 persons (6 staff and 6 students) in the building at any one time. Table A below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A-GENERAL PLAN, ZONING AND LAND USE Locati on General Plan Designation Zoning Current Land Use Site Planned Industrial -Pl Planned Industrial -PM Office, (Vacant) North Planned Industrial -Pl Planned Industrial -PM Office, Manufacturing, Warehousing South Open Space -OS Open Space -OS Open Space East Planned Industrial -Pl Planned Industrial -PM Office, Manufacturing, Warehousing West Planned Industrial -Pl Planned Industrial -PM Former Equipment Rental Yard, (Vacant) Ill. 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 (Planned Industrial Land Use Designation) The site has a General Plan Land Use designation of Planned Industrial (Pl) and the project complies with the General Plan. Carlsbad General Plan Land Use Element, Industrial Implementing Policy C.9, states the following: "Include provisions in the Planned Industrial (P-M) zone for ancillary commercial/retail, office, places of worship, recreational, and other service uses. These include, but are not limited to, commercial/retail services which are accessory to the primary use, conference facilities, churches, daycare centers, recreational facilities, educational facilities and short-term lodging". The Tech Institute is an educational facility and is allowed by a Conditional Use Permit (CUP) in the Planned Industrial zone. B. Planned Industrial (P-M) Zone {C.M.C. Chapter 21.34) The proposed project site is zoned Planned Industrial (P-M) and is therefore subject to the provisions of Chapter 21.34 of the Zoning Ordinance. Educational facilities are permitted in the P-M Zone subject to approval of a Conditional Use Permit. The proposed Tech Institute will occupy an existing building and does not propose any additions or exterior improvements. Parking compliance is discussed in section C below. CUP 14-02 -MIRA COSTA COLLEGE TECH INSTITUTE June 18, 2014 Pa e 3 C. Parking Ordinance (C.M.C. Chapter 21.44} The primary site parking lot has 69 parking spaces. There is an adjacent secondary parking lot that is available to the primary site with 66 parking spaces. Combined there are 135 parking spaces available. Based upon the required parking ratio of 1 parking space per employee, (there are 26 employees), plus 1 space for every three students (there are 66 students), the use requires 48 parking spaces. The site has sufficient onsite parking spaces to meet the demand established by the Parking Ordinance. D. Conditional Use Permit Regulations (C.M.C. Chapter 21.42} 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, including, if applicable, the certified local coastal program, specific plan or master plan, in that the proposed adjunct educational facility for Mira Costa College will provide local industry with a skilled work force pool. Furthermore, per Industrial Implementing Policy C.9 of the General Plan Land Use Element, educational facilities are compatible land uses in the Pl land use designation and are conditionally permitted in the implementing P-M zone. 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 adjunct educational facility is compatible with the surrounding office/industrial park and the proposed site has adequate parking that is consistent with the city's parking requirements. The existing site has been designed to accommodate all required parking on-site and provides for adequate traffic circulation. Furthermore the adjunct educational facility is proposed to be located within an existing building 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 features prescribed in this code and required by the City Planner, planning commission or city council, in order to integrate the use with other uses in the neighborhood, in that the adjunct educational facility will occupy 22,410 square feet in an existing building with existing onsite landscaping and parking 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 22,410 square foot space is adequate in size and shape to accommodate the proposed adjunct educational facility operations, as shown on Exhibits "A- C." The Tech Institute requires 48 parking spaces. The primary parking lot has 69 parking spaces which is an excess of 21 parking spaces and therefore meets all parking requirements. In addition, there is an adjoining parking lot available to the building with 66 parking spaces which the City lease will make available to the Mira Costa Tech Institute resulting in a total of 87 extra parking spaces. CUP 14-02 -MIRA COSTA COLLEGE TECH INSTITUTE June 18, 2014 Pa e 4 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 Las Palmas Drive, a collector street which is currently operating at an acceptable level of service. The 538 average daily trips associated with this proposed educational facility can be accommodated by the existing street system. E. Growth Management Ordinance (C.M.C. Chapter 21.90) The proposed project is located within Local Facilities Management Zone 5 in the southwest 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 B below: TABLE B -GROWTH MANAGEMENT STANDARD IMPACTS COMPLIANCE? City Administration N/A N/A Library N/A N/A Waste Water Treatment 13 EDU Yes Parks N/A N/A Drainage N/A N/A Circulation 538 ADT Yes Fire Station No. 5 Yes Open Space N/A N/A Schools N/A N/A Sewer Collection System 13 EDU Yes Water 5154 GPD Yes IV. ENVIRONMENTAL REVIEW The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) per Section 15301, "Leasing of 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. 7061 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Exhibits "A" -"C" dated June 18, 2014 LMAS D $ J ct fl I /Jj TOBRIA,-; SITE MAP • N NOT TO SCALE Mira Costa College Tech Institute CUP 14-02 _______ __,;;.;:;...._ ________ . _________ _ <<~ ~ CITY OF DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 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 .M.Yfil 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 Tom Macias =------Corp/Part Mira Costa College Title Director of Facilities Title see separate page for Trustees Address One Barnard Drive Address One Barnard Drive Oceanside, CA 92056 Oceanside, CA 92056 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 Joe Garuba -------Corp/Part City of Carlsbad Title Municipal Property Manager Title _____________ _ Address 4 o 5 Oak Ave . Address ----------- Carlsbad, CA 92008 Page 1 of 2 Revised 07/10 • • 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. See attached list. Non Profit/Trust.________ Non Profit/Trust~--------- 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 ~ 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 the best of my knowledge. Siareofowner/date cllM/,(' #1 Joe Garuba for the City of Carlsbad Print or type name of owner Gha.-les Ng ~or Mira Costa College Print or type name of applicant Signature of owner/applicant's agent if applicable/date Ann Gunter, The Lightfoot Planning Group Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 07/10 • MIRA COSTA COLLEGE BOARD OF TRUSTEES For Mira Costa College Technology Career Institute CUP, APN: 213-061-19 David Broad, 2014 Board President Jeanne Shannon, 2014 Board Vice President George McNeil Leon Page William C. Fischer Ron Rudd Jacqueline Simon Alex Seger, Student Trustee • MJK ARCHITECtuae P.O. BOX 1120 VISTA, CA 92095--1120 (7601941-<647 ,' / I I I I I ' ' 111 1 I 1 1 11 1 111 1 ---------- TECHNICAL CAREER INSTITUTE MiraCosta College PAAJQNQ ltJIMilARY FOR MAIN LOT ~ OI PISlNJ ,.Nl!UNa SI' ,UI . JIIQC(-.tll'~.,-.uAl<MAlO ' AOCl:-..:l"Al'tll.NlSTIIUS~ . 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