HomeMy WebLinkAbout1977-12-14; Planning Commission; ; CUP 146 - CHURCH OF JESUS CHRIST OF LATER-DAY SAINTSSTAFF REPORT
December 14, 1977
TO:
FROM:
CASE NO:
PLANNING COMMISSION
PLANNING DEPARTMENT
CUP-146
APPLICANT: OTTO KORVER
SUBJECT: A CONDITIONAL USE PERMIT FOR THE CONSTRUCTION AND OPERATION OF
A CHURCH IN THE R-1 ZONE.
SECTION I: BACKGROUND
Location and Description of Property
The subject property is located on approximately 3 acres at the South West
corner of Chestnut and Monroe. The property is irregular in shape and contains
a leg which fronts on Magnolia between Valley and Monroe. The property is
generally flat and the church will be centered on the portion of land nearest
the intersection of Chestnut and Monroe.
Existing Zoning
Subject Property:
North:
South:
East:
West:
Existing Land Use
Subject Property:
North:
South:
East:
West:
R-1
o-s & R-1
R-1 & o-s
R-1
R-1
Vacant
High School & Church
SFR & Elementary Schol
SFR
SFR
History and Related Cases
CUP-41 (Resolution 556) -At subject site, the Planning Commission, on May 28,
1968, granted a Conditional Use Permit for the Construction of a church. The
permit expired 18 months after the date of approval because of a failure by
the applicant to act upon the permit. Conditions on the permit were concerned
with improvements, a street tree easement, submittal of a grading permit,
installation of monuments, landscaping and irrigation, and the distance of
parking from the side setbacks.
.1
CUP-139 (Resolution 1398) -On August 24, 1977, the Planning Commission
approved a conditional use permit for St. Elizabeth Seton Parish Community
at the south west corner of Alga Road and El Fuerte Street (different site).
Conditions on the CUP included provisions regarding improvements, signing,
erosion control, trash pick-up areas, energy and water saving devices, sub-
mittal of a landscaping and irrigation plan and recreation of a valid sewer permit.
CUP-103 (Resolution 1125) -On January 14, 1975, the Planning Commission
approved a conditional use permit for the Nazarene Church at 2675 Highland
Drive (different site). Conditions of approval included provisions for parking,
signs, trash enclosures, solid fencing, landscaping plans, improvements and a
timetable for the various phases of the project.
Other churches have been approved through the CUP process but did not contain
any relevant conditions.
Environmental Impact Information
This project meets the requirements of the Carlsbad Environmental Protection
Ordinance because a Negative Declaration has been issued for the following
reasons:
1) The project will take place in an urbanized area.
2) There is no significant wildlife or vegetation on the site.
General Plan Information
The Land Use Element of the General Plan indicates Residential Low-Medium
Density (RLM). The Land Use Text does not contain any criteria for churches.
Public Facilities
1) The first phase sewer allocation system reserves sewer capacity for
community facilities such as churches.
2) Half-street improvements are required on Chestnut and Monroe.
3) All other public facilities are existing or can be met.
Major Planning Considerations
1) What impact will the church have on the surrounding neighborhood?
2) Is the circulation and parking design presented in the plans adequate for
the site?
.2
SECI'ION II: DISCl.JSSION
The subject church site is an irregular shaped parcel accarpanying various lots
and ha$ frontage on Chestnut, M:mroe and Magnolia. The church building will
front on Chestnut with access £ran all three fronting streets. The facility
will be used only for church services and related activities, such as Sunday
School and church association neetings. A full schedule of the church activities
is attached, letter from Otto Korver, Architect, dated November 4, 1977.
The site is at an intersection of two collector streets, and therefore has good
off-site traffic circulation and is in an area already serving conmuni.ty facilities.
Carlsbad High School is directly across the street on Chestnut, and there is an
Elementary School directly across the street on Magnolia. There are existing
single-family dwelling units to the west and south, adjacent to the site. Also,
there are single-family units directly across funroe.
Generally the design of the church facility fits well into the area. There is
proposed buffers to the residential units by parking and larrlscaping, especially
along Chestnut, and around the church itself. In addition, 6 ft., high masonry
walls will be placed between the parking lots and the residential uses. However,
there will be 5 dwelling unit lots on Ma.gnolia that will beccrre isolated from
the rest of the block on Magnolia. One of these 5 lots, one is owned by the church
arrl is set aside as future parking. Therefore, there will be four houses sit-
uated between the schook, church parking, and funroe as an island.
The site design is good. There is good circulation, adequate parking and rrore
than adequate landscaping. The church facility has at least four entrances
giving uniform access from four points with good relationships to the
parking areas, thereby reducing the desire for on-street parking.
There is, however, one problem with the design as submitted. The parking area
on the east side of the church has an access very close to the intersection of
Chestnut and M:mroe. The City Traffic Engineer believes that this is a dangerous
situation, and has suggested that the driveway be noved southerly, at least 50 ft.,·
This unfortunately will create a dead end :EX)rtion of the parking lot. However,
this can be overcare by either eliminating this parking, or putting in a backup
to allow autos to exit in a forward manner.
Staff calculated that the use YK>uld require 148 spaces with the gym considered
as assembly. The plans as sul::mi tted contain 225 spaces with roan for expansion
of parking. Therefore there appears to be sufficient parking provided.
Neightors' have indicaterl a concern about autos going through the church grounds
between Chestnut and Magnolia; this could be a particular problem from the High
School students after school. It has been suggested that through traffic be
prohibited when the church is not in use. Fepresentatives of the church have
:i.ndicaterl that such a barier is acceptable.
The site plan calls for a 58' freestanding tower located in front of the church
along Chestnut. The elevation of the tower contains an additional pole for a
total of 77 ft. The applicant has indicated that the 19' pole will not be
placed on the site.
The zone code is not clear as to the nethod of regulating such towers. The
height limit in the R-1 zone is 35 1 for buildings, but by definition (21.04.060),
buildings must have a roof. Therefore the tower is not a building. Section
21.16.020 reflects height of roof structures and permits towers above the height
!:imitation of the zone.
A tower could be interpreted as a sign (which would not be penni tted in the R-1
zone at this height) . Havever, the City has traditionally pe,nnitted spires
and towers as architectural accruements to churches, although none in Carlsbad
to our knowledge exceed the 35' height limitation.
Section 21.44.040 provides that the Planning Ccmni.ssion may interpret ambiguties
such as height requirenents. Therefore, staff is recarmerrli.ng that the
Planning Ccmnission determine the appropriateness of a 58 freestanding tc:Mer
on this site. Attached is Exhibit B that shows the tower and how it relates to
the church facility. The tower appears to be in pro:i;ortion with the church
building with the elimination of the 19' :i;ole.
The City has received a letter fran the Pilgrim Congretional Church giving their
support to the approval of this OJP. This church is on the opposite corner to
the subject church.being on the north east comer of ~.onroe and Chestnut.
SECI'ICN III. RECO-ffil'IDATICN
Staff recarmends approval of CUP-146 based on the following findings and subject
to the following conditions:
1. The requested use is essentially in harnony with the various elanents and
onjectives of the General Plan, and is not detrimental to existing uses or
to uses specifically pennitted in the zone in which the pro:i;osed use is to
be located because:
a) The General Plan recognizes the need and provides for the location of
this type of special use.
b) The proposed building design, parking and landscaping will be compatible
with the surrounding single-family development.
2. The site for the intended use is adequate in size and shape to accommodate
the use because:
a) The three acre site is adequate in size to accommodate the facility and
required parking.
3. All yards, setbacks, walls, fences, landscaping and other features necessary
to adjust the requested use to existing or permanent future uses in the
neighborhood will be provided and maintained because:
a) There is adequate separation between the building and existing residential
use for proper protection, noise and other nuisances.
b) The ·6 ft., high masonry wall will give added protection to the surrounded
uses.
4. The street system serving the proposed use is adequate to properly handle
all traffic generated by the proposed use because:
a) Chestnut and Monroe Street are both collector streets with adequate
width and capabilities to handle the anticipated traffic to the site.
5. The subject application has complied with the requirements of the Carlsbad
Environmental Protection Ordinance of 1972 because:
a) A Negative Declaration has been issued for the proposed project.
6. The subject application is consistent with applicable City Public Facilities
Policies and Ordinances because:
a) The first phase allocation system reserves capacity for ccmnunity
facilities such as churches.
b) Half-street improvements are required on Chestnut and Monroe as part of
this approval.
c) All other public facilities are existing or can be met.
Conditions
1. Approval is granted for the land described in the application and with the
attachments thereto, and as shown on the plot plan submitted, labeled
Exhibit "A"• dated, October 27, 1977. IDcati.011 of all l:cild~, parkirll,
landscaping and other facilities shell. ~-ltX',c!ted. s.1Jh-stn:ttl;:.i;.i.l.J..:11 as sba·:n on
the plot plan, except as provided herein. ••
2. Tower as indicated .bn Exhibit "A" is approved as shown on Exhibit "B", dated
December 6, 1977, except that the pole shall not be placed on the ta,,er. The
total height of the tower shall not exceed 58 feet.
3. The plans shall contain a trash pick-up area. The location and construction
of such trash pick area shall be to the satisfaction of the Planning Director.
4. The northerly driveway along M:mroe shall be shifted at least 50 ft., to the
south, and the parking stalls north of the driveway shall either be eliminated
or proper turnaround shall be provided so that all vehicles will exist in a
forward manner.
5. A raroveable barier shall be placed across the accesses to Magnolia and Chestnut
at all tines when the church facilities are not being used. This barier shall
consist of rretal poles, chain or similar materials to the satisfaction of the
Planning Director and Fire Marshall.
6. The location of handicapped parking spaces shall be provided to the satis-
faction of the City Engineer.
7. The applicant shall dedicate an additional right-of-way along -the frontage of
Chestnut Avenue on the basis of a 68 foot right-of-way. 'I.he right-of-way
dedication shall include property line return with a radius of 20 feet.
8. The applicant shall improve the half street inprovenent of r-bnroe Street on
the basis of 60 foot street section. The sidewalk location at MJnroe Street
as shown on the site plan shall be contiguous with the curb per City standards.
9. The applicant shall improve 30 feet half street improvemants along the frontage
of Magnolia Avenue.
10. The applicant shall construct a wheelchair ranp at the corner return.
11. The applicant shall be responsible for relocating the existing pc:Mer pole
in the comer return in order to be clear of the sidewalk.
12. The existing street light on a wooden :EX)le at the southwest corner shall
be placed by an ornairental street light per City standards.
13. 'Ihe ai;:plicant shall install an ornarcEntal street light on Magnolia Avenue
as per the City Engineer.
14. The fire hydrant requirenents shall be ai;:proved by the Fire Cheif.
15. Street trees shall be provided on Chestnut and~ to the satisfaction
of the Parks and Recreation Director.
16. Landscaping and irrigation plans shall be suJ:::rnitted, prior to building
permits and to the satisfaction of the Director of Parks and Recreation.
Irrigation systems shall contain autanatic timing devices for water
conservation.
17. Energy and water saving devices shall be required to the satisfaction of
the City Engineer and Building Official.
18. In order to provide for reasonable fire protection during the ronstruction
period, the applicant shall maintain :EX)Ssible vehicular access to all
buildings.
Attachnents
Exhibit "A", dated October 27, 1977, Plot Plan.
Exhibit "A", dated December 6, 1977, Elevation of TcMer
Location Map
Letter from Otto Korver, dated November 4, 1977.
BP:ar
12/7/77
·cuP-146
KORVER
11-9.-_77
-~..__-__,;.._---:::::---\ \_
AVE .. CHESTNUT
CaseNo.Cu?-\"t.b Date Rec'd: ,0-1.0-,1 DCCOate: 1l-\-71PCDate ll-C\--11
Description of Request:_~G:.=-i.:1J.;.1..;.u.J..L..-.c.a--'-"'....u~~~.&.!w.l.~--=-+-.ul..l......l..i:.w.4--J,-w,.Ql>..;l..----1
ngr. · or Arch. _____________________________ --1
Brief Legal: i\l\A;P 165\
Assessor Book: :20~ Page: 2-30 Parcel: t-:z., 7,'::i --,-------) General Plan Land Use Description: -~""--'-'-'------,,......,...----------------:-t Existing Zone: f\-1 Zone: R-1 ---~----,,-,....------'--''---·---=,.,....,..._-----c----t Acres: s No. of Lots: 2... DU's __ _..__ ___ DU/Acre o-•
School District: c. -...=c..-----
Water Sanitation District: ___:-.i..~~-'=-'-------------...----,-..,.----------1 Hi thin Coast Plan Area: No Coast Permit Area: »o __ ......... _________ --~;;.._----t
FORM PLANNING 52
J. KORVER,, A. I. A.
A R C H I T E C T
1110 SOUTH ROBERTSON BOULEVARD, LOS ANGELES, CALIFORNIA 90035, (213) 276-7539
NOVEMBER 4, I 977
CITY PLANNING DEPARTMENT
1200 ELM AVENUE
CARLSBAD, CALIFORNIA
RE: LATTER-DAY SAINTS CHURCH
CHESTNUT AVENUE & MONROE STREET
GENTLE MU;:
THE FOLLOWING IS A SERVICE SCHEDULE FOR THE PROPOSED LATTER-DAY
SAINTS CHURCH AT CHESTNUT AVENUE AND MONROE STREET.
NO REGULAR SCHOOL OR FULL NURSERY SCHOOL MEETINGS ARE HELD IN
LATTER-DAY SAINTS CHURCHES. MAXIMUM USE OF CLASSROOMS LESS THAN
12 HOURS PER WEEK FOR RELIGIOUS PURPOSES ONLY.
EARLY SUNDAY MORNING+ 8:00 PRIESTHOOD MEETING. ALL ACTIVE MALE
MEMBERS (± 100-150) MEET FOR± 45 MINUTES IN THE SUNDAY SCHOOL
CLASSROOMS.
SUNDAY SCHOOL SERVICE FOR ALL AGES,+ 300-350. FIRST THE ENTIRE
CONGREGATION MEETS IN THE CHAPEL FOR 45 MINUTES. THEN THEY DIVIDE
IN CLASSES FOR RELIGIOUS INSTRUCTIONS ACCORDING TO THEIR AGES
AND/OR KNOWLEDGE OF THEIR RELIGION. CLASS SERVICES LAST 45 MINUTES.
SUNDAY AFTERNOONS -I½ HOUR REGULAR WORSHIP SERVICE. ± 300-350
PERSONS OF ALL AGES. No CLASSES.
\IJEEKDAYS
TUESDAY NIGHT -THE MUTUAL IMPROVEMENT ASSOCIATION MEETS IN THE
CHAPEL FOR A SHORT TIME. THEN IN THE CLASSROOMS AND SOCIAL HALL
FOR+ 45 MINUTES FOR RELIGIOUS INSTRUCTIONS AND/OR SOCIAL ACTIVITIES.
AGE s I 2 TO I 9 t ± I 00 p ER s ON s.
WEDNESDAY AFTERNOONS -4 TO 5:00 THE CHURCH PRIMARY ORGANIZATION
MEETS FOR RELIGIOUS INSTRUCTIONS. AFTER A SHORT MEETING IN THE
CHAPEL THEY MEET IN THE CLASSROOMS FOR 45 MINUTES. AGES 3 THRU 12,
ABOUT 50 CHILDREN PLUS THEIR TEACHERS.
THURSDAY MID-AFTERNOONS -THE RELIEF SOCIETY (woMEN 1 S ORGANIZATION)
MEETS FOR RELIGIOUS INSTRUCTION FOR+ I½ HOURS. MAXIMUM 40 TO 50
ADULT WOMEN. LOCATION IN A SPECIAL ROOM SET ASIDE FOR THIS PURPOSE.
-1-
CITY PLANNING DEPARTMENT
RE: LATTER-DAY SAINTS CHURCH
CHESTNUT AVENUE & MONROE STREET
NO FRIDAY MEETINGS
NO SATURDAY MEETINGS
NOVEMBER 4, 1977
PAGE 2.
EACH MORNING ABOUT 40 CHILDREN OF HIGHSCHOOL AGE MEET IN 2 SPECIAL
CLASSROOMS FOR I HOUR FOR RELIGIOUS INSTRUCTIONS. MEETING TIME
6 TO 7:00 A.M. d MONTHS ONLY.
OTTO Jo KORVER, A. I .A.
ARCHITECT & REPRESENTATIVE OF
CHURCH BUILDING DIVISION
-2-
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