HomeMy WebLinkAboutPRE 2024-0014; NORTH COAST CHURCH CUP; Admin Decision LetterApril 30, 2024
Jamie Looney
Unite Pacific, Inc.
993-C S. Santa Fe Avenue, PMB #130
Vista, CA 92083
City of Carlsbad
APR 3 0 2024
Planning Division
SUBJECT: PRE 2024-0014 (DEV2024-0030) -NORTH COAST CHURCH CUP
APN: 209-050-30-00
Ccicyof
Carlsbad
Thank you for submitting your preliminary review for the relocation of North Coast Church to an existing
building located at the southeast corner of El Camino Real and Faraday Avenue within the Industrial and
Qualified Development Overlay Zones (M-Q). The project site is one of seven buildings originally
developed as a larger industrial campus under Site Development Plan (SDP) 97-08(8). Six of the buildings
fronting El Camino Real share parking and access while the eastern building, occupied by "FedEx'', is a
standalone parcel and does not share parking. The focal point of the project site is a 76,693-square-foot
building situated on a 5.57-acre lot, identified as "Building A" pursuant to SDP 97-08(B). The church would
occupy 39,140-square-feet of the building, while the remainder would continue to be occupied by the
existing tenant, Aptera.
The original approved project designed and parked for a combination of office and warehouse uses.
Pursuant to SDP 97-08(8), the parking provided and approved for the overall site is 859 parking spaces.
"Building A" currently provides 302 parking spaces, with access from Faraday Avenue to the north and
Orion Street to the southeast via a service road. The proposal involves relocating North Coast Church from
its current location at 2310 Camino Vida Roble in the Planned Industrial (P-M) Zone to 5818.EI Camino
Real in the Industrial and Qualified Development Overlay Zones (M-Q). Since 2009, North Coast Church
has operated within the P-M zone under the approved Conditional Use Permit (CUP) 09-03. The proposed
church facility will include a 600-seat multi-purpose room, 10 children's classrooms, 4 administrative
offices, and a small cafe and juice bar.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans. policies. and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal. new plans. policies. and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0014 (DEV2024-0030) -NORTH COAST CHURCH CUP
April 30, 2024 • -
Page 2
a. General Plan: Planned Industrial (Pl)
b. Zoning: Industrial and) .Qualified Development Overlay (M-Q)
c. Airport Land Use Compatibility Plan (ALCUP) for McClellan-Palomar Airport
d. El Camino Real Corridor Development Standards
2. The project requires the following permits:
a. Conditional Use Permit (CUP); AND
b. Amendment to SDP 97-0S(B). If parking falls below the minimum number of required parking
stalls for the entire site an amendment to condition number 20 of SOP 97-0S(B) will be
required. Please note that the amendment to SDP is a Planning Commission-level decision.
c. Building Permit
The Planning Commission will be the decision-making authority on the CUP and SOP Amendment.
3. Industrial (Ml Zone. Pursuant to Carlsbad Municipal Code (CMC) Section 21.32. Churches are
conditionally permitted in the M Zone subject to approval of a Conditional Use Permit. The proposed
church will be occupying an existing office/industrial building and does not propose any additions or
exterior improvements to the existing building which complies with all setbacks, lot coverage, and
height requirements.
4. Qualified Development Overlay (Q) Zone. Pursuant to CMC Section 21.06, the proposed project is
subject to the additional regulations for development in the Q overlay zone. No development or use
shall be permitted unless the Planning Commission finds the following:
a. That the proposed development or use is consistent with the general plan and any applicable
master plan or specific plan, complies with all applicable provisions of this chapter, and all
other applicable provisions of this code;
b. That the requested development or use is properly related to the site, surroundings and
environmental settings, will not be detrimental to existing development or uses or to
development or uses specifically permitted in the area in which the proposed development or
use is to be located, and will not adversely impact the site, surroundings or traffic circulation;
c. That the site for the intended development or use is adequate in size and shape to
accommodate the use;
d. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to
adjust the requested development or use to existing or permitted future development or use
in the neighborhood will be provided and maintained;
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0014 (DEV2024-0030) -NORTH COAST CHURCH CUP
April 30, 2024
Page3
e. That the street system serving the proposed development or use is adequate to properly
handle all traffic generated by the proposed use; and
f. The proposed development or use meets all other specific additional findings as required by
this title.
5. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). The project site is located within the
McClellan-Palomar Airport Influence Area (AIA). New development within the AIA must be reviewed
for consistency with the adopted land use compatibility plan for the airport. Review of the project
against the ALUCP revealed the following:
a. Exhibit 111-1-Compatibility Policy Map: Noise. The project site is located within the 65-70 dB
CNEL noise exposure range. Pursuant to the ALUCP Section 3.3.3{c), page 3-19, "compatibility
of new nonresidential development with noise levels generated by the Airport is indicated in
Table 111-1." Table 111-1 on page 3-23 identifies places of worship as a conditionally compatible
use within the 65-70 dB CNEL noise exposure range. Specifically, to be compatible, the building
structure must be designed to attenuate exterior noise to the indoor CNEL of 45 CNEL.
Please submit a noise study with the application demonstrating how the project complies with
the ALUCP. The noise analysis shall describe the exterior noise environment and the acoustical
design features required to achieve the interior noise standards. Evidence shall also be
provided which indicates that the specified sound attenuation measures have been
incorporated into the design of the project.
b. Exhibit 111-2 -Compatibility Policy Map: Safety. The project site is located within Safety Zone 6.
Pursuant to Table 111-2 {Pgs. 3-45 through 3-52), places of worship are considered compatible
in Safety Zone 6 and indoor major assembly rooms with a capacity greater than or equal to
1,000 are conditionally compatible. The project proposes a 7,331-square-foot assembly hall
with a stated occupancy of 1,047 persons and 600 total assembly seats. Per Table 111-2,
conditional uses for indoor major assembly rooms require enhanced exiting capabilities with
the following requirements:
i. Indoor: Structural elements surrounding indoor assembly rooms may at least partially
protect occupants from a small aircraft accident. The ability of large numbers of occupants
to exit the space is a concern. Therefore, enhanced exiting capabilities must be
demonstrated on the plans that sufficiently meet the requirements for Safety Zone 6.
ii. Indoor major assembly rooms (capacity of 1,000 or more people) are "incompatible" in all
safety zones except Safety Zone 6. In Safety Zone 6, this use is "conditionally compatible."
One additional exit is required for every 1,000 people in Safety Zone 6.
As proposed, there is potential alignment with the ALUCP for McClellan-Palomar Airport
safety criteria. Please refer to the comments provided by the Fire Department for further
details regarding assembly use and egress calculations. Please also see Policy 3.4.5(d){l) of
the ALUCP for additional information.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0014 (DEV2024-0030) -NORTH COAST CHURCH CUP
April 30, 2024
Page 4
6. Conditional Use Permit: Pursuant to CMC section 21.42.030, four findings must be made to approve
a conditional use permit. These findings listed below:
a. 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;
b. 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;
c. 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;
d. That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use.
While church uses are encouraged by the General Plan Land Use Element and permitted by
Conditional Use Permit and the proposal does not include any exterior site alterations and thus
conforms with the required development standards of the M zone, additional parking analysis is
needed to determine the above findings can be made and will be completed with a formal submittal
and accompanying technical studies and documents. Please refer to Planning Comment No. 7 below
and the comments provided by the Land Development and Engineering Department and Public Works
Traffic & Mobility Division.
7. Parking. Pursuant to Site Development Plan SDP 97-08(8), parking at the project site is shared
between 6 of the 7 buildings (Buildings A-F). The building occupied by "FedEx" on the eastern portion
of the project site does not share parking and functions on its own as it relates to parking and access.
Per the approved plans for SDP 97-08(8), Buildings A-F total 255,360-square-feet and a total of 859
parking spaces are shared between Buildings A-F. The resulting parking ratio is approximately 1 space
per 293 SF of building area.
The building in question is Building "A" and is 76,693-square-feet. Please see site plan and parking
calculation from SDP 97-08(8) below for reference.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0014 (DEV2024-0030) -NORTH COAST CHURCH CUP
April 30, 2024
Page 5
PARKING REQUIRED
OtllcoUee.
ReHel'dl & Dev. Bto, lnclust R A. D
Manufacturing:
warehouse.
Sl.DG. C (9.404 GSF) 10091, o~.. 38 Spaces
BLDC3. D (43,1580SF) 75'6 Office: 129 Spaces 25'6 WarahoUso. n Spaces
1 SP /260 GSF (4 /1000}
1 SP/250GSF(4/15 1 SP/SOOGSF(S.3/100
1 SP/ 400 OSF (2,5 / 100
1 SP/ 1000 GSF (1 / 1000)
BLDG E (23,897 GSF) 75'. Office. 72 Spacn 25'. Warehouse: 6 Spacos
BLOG F (28,730 OSF}
100% Ollce: ns Spaces
TOTAL PARKtNG AEQ'O• 371 SpBIC08
PARKING PROVIDED
ProJeGt Site (Bldgs C,O,E & F) 371 Spaci:ts
standard• 306 !;paeos (82")
Com;>act. 56 Spaces (16'6)
Accessible (HC): 9 si>aces (029')
Ovensll Sile (Al Bldos) 859Spaces
Pursuant to Condition No. 19 of Planning Commission Resolution No. 4205 for SOP 97-0S(A) and No.
20 of Planning Commission Resolution No. 5744 for SOP 97-0B(B), the following condition was
included for both projects:
20. The owner shall record a deed restriction on the property prior to the issuance of
building permits indicating that manufacturing and warehouse standards have been
used in the determination of adeq~acy of parking, these uses will be retained and no
other uses or combination of uses creating a need for additional parking will be
permitted unless more parking is provided to meet City standards on a cumulative
basis.
Please see link below to the Planning Commission staff report for additional discussion as it relates to
parking.
https:ljrecords.carlsbadca.gov/Weblink/DocView.aspx?id=4873599&dbid=O&repo=CityofCarlsbad
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0014 {DEV2024-0030)-NORTH COAST CHURCH CUP
April 30, 2024
Page 6
To support the church use, an amendment to SOP 97-0B(B) may be required to amend Condition No.
20. In addition, a site-wide parking study for Buildings A-F will be required to analyze the adequacy
of the parking shared between the six existing buildings. As part of the parking analysis, the current
uses, and the area (square footage) of each use in each of the six existing buildings will need to be
determined so an updated parking count for the development can be completed. Additionally, more
information is needed regarding the proposed church operation, including hours of operation of
assembly services and the school.
a. Pursuant to Carlsbad Municipal Code Section 21.44.020, the required parking ratio for
churches are as follows:
i. Assembly: 1 space per 5 seats, or 1 space/100 square feet of assembly area, whichever is
greater
ii. Office: 1 space per 250 square feet of gross floor area
iii. Cafe and juice bar: 1 space per 250 square feet of gross floor area
iv. Classrooms: There are different parking requirements for preschools, elementary and high
schools. Additional information is needed regarding the proposed classrooms. Will they be
used in conjunction with church service? How many teachers and students? What are the
ages?
• Preschools/nurseries: 1 space per employee plus one space per 10 students
• Elementary Schools: 1 space per employee
• High School: 1 space per employee plus one space per 10 students
b. Please provide a parking calculation for all other uses on the plans.
c. Please provide a count of existing off-street parking spaces and number the parking spaces
on the site plan. A total of 859 parking spaces were originally constructed/required. This
number and the breakdown of uses within each building will need to be verified.
d. On the site plan, please identify the number of parking spaces that were assigned to the
project suite and any applicable owners association.
e. On the site plan, please provide a parking unit allocation for all suites in the building and
office park with corresponding uses that demonstrate sufficient parking is available for the
proposed change of use.
f. Please provide a summary of operations for the proposed church, any additional uses, and
activities and also include summary of operations of the existing tenant, Aptera, who is
remaining.
g. If there are less off-street parking spaces available site-wide than required for the change
of use per the parking calculation, please provide a parking study. The parking study shall
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0014 (DEV2024-0030) -NORTH COAST CHURCH CUP
April 30, 2024
Pa e 7
be prepared by a traffic engineer or parking engineer to justify that enough spaces exist to
meet the parking demands of the office park with the proposed church use.
h. If there is an existing reciprocal access and parking agreement within the development,
please submit a copy of the agreement with the application.
8. Employee Eating Area. Pursuant to CMC Section 21.32.060, the employee outdoor eating requirement
is three hundred square feet for every five thousand square feet of building area, or more specifically
for the comprehensive project site, 15,322-square-feet. A formal submittal of this project will need to
demonstrate that the applicant is providing or maintaining adequate outdoor employee eating area.
Please be advised that the outdoor eating area is distributed throughout the six lots of the
comprehensive development pursuant to SOP 97-08(8).
9. Climate Action Plan (CAP). New requirements related to the city's goals to reduce greenhouse gas
(GHG) emissions will likely impact development requirements of this project. A formal application
submittal will need to include a completed Climate Action Plan Checklist (Form P-30) to determine
what requirements will apply to the project. New GHG reduction requirements are related to energy
efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management
requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal
Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address:
http://www.gcode.us/codes/carlsbad/view.php?topic=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for grading
or building permits, the project will be required to comply with the effective requirements even if
different than what is proposed in the project's planning approvals. GHG reduction requirements may
impact, but are not limited to, site design and local building code requirements. If incorporating new
GHG reduction requirements results in substantial modifications to the project after planning
approvals are obtained, then prior to issuance of grading or building permits, the applicant may be
required to submit and receive approval of a Consistency Determination or an Amendment
application for the project through the Planning Division.
10. Plans.
a. Please provide a fully dimensional site plan drawn to scale for the development associated
with SOP 97-08(8).
b. Show: North arrow, property lines, easements, existing and proposed structures, streets,
existing street improvements, right-of-way width, dimensional setbacks and existing
topographical lines (including all side and rear yard slopes). Provide legal description of
property and assessor's parcel number.
c. Provide floor plans drawn to scale.
d. Provide a scope of work and indicate the square footage of each use within the portion of the
building to be occupied by the church.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0014 {DEV2024-0030) -NORTH COAST CHURCH CUP
April 30, 2024
Page 8
e. Provide vicinity map showing major cross streets.
f. Provide a land use summary table of the following items as applicable:
i. Street address, assessor's parcel number(s), and legal description.
ii. Site acreage.
iii. Existing land use designation and zoning.
iv. Existing and proposed land use activities or classification of lots as to intended residential,
commercial, industrial or other uses. If applicable, provide occupancy type and occupancy
loads. An occupancy load certification required for assembly uses, restaurants, bars,
theaters, gyms, etc.
g. Show and label all exterior site boundaries scaled and dimensioned.
11. Title Report/Deed Restriction. Please provide a title report for the project site. The title report must
be dated within the last 6 months. Please ensure the owner's signature on the project application is
consistent with what is shown in the title report. In addition, please submit a copy of the deed
restriction and any other agreements on title regarding use and/or parking.
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
https://www.carlsbadca.gov/departments/community-development/planning. You may also access the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please
review all information carefully before submitting.
Land Development Engineering:
Land Development Engineering Division staff has completed a preliminary review of the above-referenced
project. Prior to formal application for the project permit submittal, the following items must be
adequately resolved/addressed, unless otherwise noted:
1. Contact Nick Gorman in the Traffic Division at Nick.Gorman@carlsbadca.gov, a division of the Public
Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are used
to determine if a Local Mobility Analysis is required and the scope of analysis. Submit either an
approved Scoping Agreement or correspondence from the Traffic Division indicating one is not
required. Provide ADT and peak hour trips per generation rates from SAN DAG Brief Guide of Vehicular
Traffic Generation Rates for the San Diego Region on the site plan/tentative map.
2. If a Local Mobility Analysis is required, refer to the Transportation Impact Analysis Guidelines at
https://www.carlsbadca.gov/home/showpublisheddocument/328/637425982502330000.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0014 (DEV2024-0030) -NORTH COAST CHURCH CUP
April 30, 2024
Page9
a. Depending on the CEQA determination, which is determined after the application for
discretionary permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required
per the Vehicles Miles Traveled Analysis Guidelines available at
https://www.carlsbadca.gov/home/showdocument?id=312.
b. A Transportation Demand Management (TDM) plan may be required depending on the
number of employee vehicle trips the project will generate. Calculate the gross employee ADT
using the generation rates from Table 2-2 of the TDM Handbook at
https://www.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000.
Show calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TDM
plan with your application for discretionary permits.
3. Complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide you and
the city in determining what type of reports and storm water mitigation must be completed to satisfy
state and City storm water quality requirements. The questionnaire is located on the City of Carlsbad
website. Based on a preliminary analysis, and assuming that all the improvements remain inside the
building, this project will likely not be a 'development project' and therefore will not be subject to the
requirements of the BMP Design Manual.
4. Based on this project's general land use of Pl, this project would be subject to the City of Carlsbad
trash capture requirements if more than 250 square feet of impervious area is created or replaced
with the proposed project. If the project qualifies, incorporate trash capture measures on the project
plans and prepare a preliminary trash capture storm water quality management plan, form e-35a.
5. Provide a Preliminary Title Report (current within the last six (6) months).
6. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report
on the site plan. If any vacations or quitclaims are planned with this development annotate on the
site plan.
7. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Building:
1. Change of occupancy use and improvement value of work would be addressed through application of
building code.
1. To accommodate the addition of the Assembly use, a change of occupancy/use would be necessary.
A complete tenant improvement plan must be submitted to Fire for approval, detailing the use as an
assembly, along with egress calculations.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0014 (DEV2024-0030) -NORTH COAST CHURCH CUP
April 30, 2024
Page 10
2. Tenant improvement plans for fire sprinkler and fire alarm systems must also be submitted to Fire for
review.
Public Works Mobility & Traffic:
1. Please submit a Scoping Agreement per the latest City of Carlsbad Transportation Impact Analysis
Guidelines. The scoping agreement is provided in Appendix A of the TIA guidelines.
2. Project Trip Generation.
a. Provide average daily and peak hour traffic generated by the project. For the proposed land
use trip generation calculation, due to the unique land use, a site-specific trip generation study
based on a similar site within San Diego County is recommended. The applicant shall reach out
to nick.gorman@carlsbadca.gov to schedule a meeting prior to proceeding with a trip
generation study.
b. For the existing land use trip generation calculation, provide a description of the existing land
use that will be removed with the project and any associated trip generation.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Alex Alegre at the number below. You may also contact each department individually as follows:
• Planning Division: Alex Alegre, Assistant Planner, at (442) 339-5268
• Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781
• Fire Department: Randy Metz, Fire Marshal, at (442) 339-2661
• Building Department: Mike Strong, Building Official, at (442) 339-2721
• Public Works Traffic & Mobility: Nick Gorman, Project Engineer, at (442) 339-2793
ERIC LARDY, AICP
City Planner
EL:AA:cf
c: David Rick, Project Engineer
Fire Prevention
File Copy
Data Entry
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600